Yamal is the largest project in our Oman portfolio by some distance: a 2.21 million m² coastal destination stretching along 1,760 metres of Gulf of Oman shoreline in Al Seeb, west of Muscat. It is being delivered by Egypt’s Talaat Moustafa Group (TMG) in partnership with Saudi Arabia’s Al Muhaidib Group — TMG’s first entry into the Omani market — as part of a combined investment of more than $5 billion across Yamal and its sister project Jood in Sultan Haitham City. The masterplan carries around 6,200 residential units across villas, beach cabins, apartments and hotel-serviced residences, plus a marina, yacht club and retail promenade.
Two facts frame everything that follows. The first is genuinely good news: Yamal is an Integrated Tourism Complex, so non-Omani buyers can hold outright freehold title here with the associated long-term residency benefits — the same unambiguous footing as Alef Qurum Residence or Al Mouj, and quite unlike the Surooh citizen-housing schemes we have reviewed recently. The second is a hard practical limit: of those roughly 6,200 units, our current data shows just 4 still available — about 0.06% of the project. Whatever else this page tells you, treat availability as the binding constraint and confirm it in writing before you plan a viewing.
| Project name | Yamal |
| Developer | Talaat Moustafa Group with Al Muhaidib Group |
| Location | Al Seeb, Muscat Governorate — Gulf of Oman coast |
| Coordinates | 23.7127° N, 58.0641° E (Plus Code P377+3JF) |
| Site area | 2.21 million m², with 1,760 m of coastline |
| Total units | ~6,200 (developer) / 6,220 (sales sheet) |
| Available now | 4 |
| Formats | Villas, beach cabins, apartments, hotel-serviced apartments |
| Layouts | 1–8 bedrooms, 51–663 m² across the masterplan |
| Currently offered sizes | 743 – 2,831 sq ft (69 – 263 m²) |
| Entry price | From $165,800 (approx. OMR 63,750) — see the price note |
| Completion | Q4 2029 (developer) / Q1 2030 (sales sheet) |
| Payment plans | Four options: 4.5, 6 and 8 years (two variants) |
| Parking | 2 covered ground-level spaces per villa |
| Title basis | ITC freehold — open to foreign buyers with residency benefits |
Yamal and Jood are both being developed as Integrated Tourism Complexes, the designation under which non-Omani nationals may purchase freehold residential property in Oman with long-term residency benefits attached. That places Yamal in the same clear category as the coastal ITC communities at Muscat Bay, Barr Al Jissah and Jebel Sifah — you are buying a title you can hold in your own name, not a usufruct or a company structure.
On residency, be precise about which permit you are discussing. Oman operates two distinct property-linked routes and they are frequently conflated:
| Route | Requirement | What it gives | Yamal at $165,800 |
|---|---|---|---|
| Owner Visa (ROP Decision 87/2026) | Property ownership, no minimum value | Sponsor-free residency, 6 months to 1 year, renewable; covers spouse and first-degree relatives | Yes |
| Golden Residency | OMR 200,000 (about $520,160) in ITC real estate | 10-year renewable residency | Not at the entry price — OMR 63,750 falls OMR 136,250 short |
So an entry-level purchase here secures the Owner Visa comfortably, but the ten-year Golden Residency needs roughly three times the entry ticket. Given that Yamal’s masterplan runs up to 663 m² and eight bedrooms, larger units would clear the threshold easily — but those are not what remains available. If the ten-year permit is your objective, confirm the specific unit’s price against the OMR 200,000 line before committing, and have an independent Omani lawyer verify the title designation at the Ministry of Housing and Urban Planning.
Yamal is organised into four distinct zones, and the difference between them matters more than in most schemes because they offer genuinely different products.
| Zone | Character |
|---|---|
| Villa section | Standalone villas and beach cabins arranged along scalloped lagoon fingers, each cluster wrapped by water canals and green areas, opening to the beach |
| Apartment section 01 | Apartment buildings along the highway edge of the site |
| Apartment section 02 | Buildings arranged in a long spine either side of a water canal with green islands and walking paths |
| Apartment section 03 | The largest cluster — roughly 50 buildings around a central landscaped park with lakes and sport grounds |
The villa section is the distinctive piece. Rather than a conventional grid, the villas are set on curved peninsulas that push into saltwater lagoons, so a high proportion of plots front water on two or three sides, with the open beach beyond. The apartment sections trade that for a different asset: section 02 places buildings along a continuous canal with planted islands, and section 03 wraps around a large central park with lakes and sports facilities. If you are choosing between them, the question is water frontage versus parkland, not simply price.
Buildings in the apartment sections read as roughly seven to eight storeys in the renders, finished in a pale classical idiom — rusticated bases, cornices and deep balconies — rather than the glass-and-steel language of most Gulf waterfront schemes.
The developer publishes four representative layouts. All four include a terrace, and the larger plans are notably generous with service space:
| Type | Unit area | Key rooms |
|---|---|---|
| 1-bedroom apartment | 69 m² (743 sq ft) | Reception & dining, kitchen, master bedroom with dressing room and en-suite, guest toilet, lobby, terrace |
| 2-bedroom apartment | 106 m² (1,141 sq ft) | Reception & dining, kitchen, master with dressing and en-suite, second bedroom, family bathroom, guest toilet, terrace |
| 3-bedroom apartment | 155 m² (1,668 sq ft) | As above plus a third bedroom, maid’s bedroom with its own bathroom, separate laundry, guest toilet, terrace |
| 4-bedroom villa | 263 m² (2,831 sq ft) | Three levels — see below |
The 4-bedroom villa is arranged over three levels, which is the most interesting plan in the set. The ground floor holds a reception, dining room, kitchen, entrance lobby, guest toilet, a service cabinet and — importantly for the Omani market — a separate guests’ majlis, with two parking spaces in front. The first floor carries the master bedroom with its own bathroom, two further bedrooms (one en-suite) and a bedroom terrace. Above that sits an annex floor with a second living room, a lobby, a maid’s bedroom with bathroom and a further bathroom.
That annex level is the detail worth noticing: it gives the villa a self-contained upper suite that can serve as a guest apartment, a teenagers’ floor or staff accommodation without cutting into the main living area. Very few villas at this size in Oman offer a third level.
Two different size ranges circulate for this project and they are not the same thing:
| Source | Range | Converted |
|---|---|---|
| Developer brochure (whole masterplan) | 51 – 663 m² | 549 – 7,136 sq ft |
| Sales sheet (what is on offer) | 743 – 2,831 sq ft | 69 – 263 m² |
The sales sheet’s range is not the project — it is precisely the span from the 69 m² one-bedroom apartment to the 263 m² four-bedroom villa, which is to say the four remaining units. The masterplan itself goes down to 51 m² and up to 663 m², more than double the largest currently listed. If you have seen Yamal described as topping out at 2,831 sq ft, that is a description of leftover stock rather than of the development.
The only published figure is from $165,800, about OMR 63,750. The sales sheet attaches that price to the label “villas from 743 sq ft,” and those two data points cannot both describe the same unit — 743 sq ft is exactly 69 m², the one-bedroom apartment layout, not a villa.
| Reading | Implied price per sq ft | Plausible? |
|---|---|---|
| $165,800 buys the 2,831 sq ft four-bedroom villa | $59 / sq ft | Very unlikely — that is below inland citizen housing |
| $165,800 buys the 743 sq ft one-bedroom apartment | $223 / sq ft | Plausible for a waterfront ITC |
For context, Alef Qurum Residence in central Muscat runs about $166 per sq ft and Uptown Muscat about $174, while the inland Surooh schemes at Husn Al Zain and Nismat Zain sit at $66 and $56. A beachfront ITC villa by an international developer at $59 per sq ft would be cheaper than subsidised citizen housing 50 km inland, which is not a credible market outcome. The far more likely reading is that $165,800 is the entry price for the smallest available unit, and the “villas” label on the sales sheet is a filing error.
Do not build a decision on either interpretation. Ask for the price list against named unit numbers, in Omani rials, for each of the four remaining units, and confirm which format and floor area each one is. All conversions on this page use 1 OMR = 2.6008 USD.
This is where Yamal is genuinely differentiated. Most Omani developers offer one schedule; TMG publishes four, running from four and a half to eight years. Longer plans mean smaller instalments but a longer commitment; the eight-year options in particular stretch well past the 2029–2030 handover, making them true post-handover plans.
| Plan | Booking | Within 1 month | Structure thereafter |
|---|---|---|---|
| 4.5 years | 2.5% | 17.5% | 15% at 1 year, 15% at 2 years, then 15% × 3 every 6–8 months, 5% on completion |
| 6 years | 2% | 10% | 71 monthly instalments, then 5 annual instalments |
| 8 years (Option 1) | 1.5% | 7% | 99 monthly instalments, then 14 semi-annual instalments |
| 8 years (Option 2) | 1.5% | 7% | 99 monthly instalments, then 7 annual instalments |
Applied to the $165,800 entry figure, the 4.5-year plan — the only one where every step is expressed as a fixed percentage — works out as follows:
| Stage | Share | Amount |
|---|---|---|
| On booking | 2.5% | $4,145 |
| Within 1 month of booking | 17.5% | $29,015 |
| After 1 year | 15% | $24,870 |
| After 2 years | 15% | $24,870 |
| Instalments 5–7 (every 6–8 months) | 15% each | $24,870 each |
| On completion | 5% | $8,290 |
Two things to establish before choosing. First, the 6-year and 8-year plans do not publish instalment amounts — the sheet says each is “determined according to the developer’s payment schedule.” Ask for that schedule in writing, with dates and amounts, because a plan you cannot model is a plan you cannot compare. Second, ask whether the longer plans carry a price premium or profit margin relative to the 4.5-year option; an eight-year plan at the same headline price is a substantially better deal than one priced 15% higher, and developers rarely extend credit for nothing.
If you would rather finance conventionally, Omani banks lend to non-resident buyers at roughly 70% loan-to-value at rates near 6.00% per annum; benchmarks are published by the Central Bank of Oman. Budget separately for the 3% property transfer fee applying to foreign buyers, plus legal and registration costs.
The plus code decodes to 23.7127° N, 58.0641° E, on the Batinah coast west of Seeb town. Al Seeb is among Muscat’s fastest-growing coastal districts, sitting west of the capital alongside Al Mouj and the developing Sultan Haitham City, historically shaped by fishing, shipping and trade, and still carrying traditional markets and harbours alongside newer residential communities.
The two sources disagree on drive times, so both are shown:
| Destination | Developer brochure | Sales sheet |
|---|---|---|
| Al-Manumah Beach | 5 min | — |
| Al Naseem Park | 14 min | 14 min |
| New World International School | — | 16 min |
| Chinese Landmarks Mall | — | 18 min |
| Seeb Beach | 20 min | — |
| Ashumaysa Beach | 20 min | — |
| Al Qout Supermarket | — | 24 min |
| Oman College of Management and Technology | — | 25 min |
| German University of Technology in Oman | — | 27 min |
| Badr Al Samaa Mabelah Medical Centre | — | 27 min |
| Al Noman Zoo | — | 30 min |
| Grow With Me International Kindergarten | — | 30 min |
| Sultan Qaboos University | — | 34 min |
| Muscat International Airport | 30 min (27 km) | 40 min |
The airport gap — 30 minutes versus 40 — is the one that matters, since it is the journey an overseas owner makes most often. Our own measurement puts the site about 26 km from the airport, consistent with the developer’s 27 km, so the 30-minute figure is probably right outside peak hours and the 40-minute figure a realistic allowance with traffic.
One caution about the marketing material. The developer brochure illustrates its “Al Seeb” page with a photograph that is not Al Seeb, and not Oman — it shows a palm-lined beachfront promenade with a skate park backed by coastal mountains and a dense low-rise city, which is Santa Monica, California. The other location photographs in the deck (Al-Manumah Beach, Al Naseem Park, Seeb Beach, Ashumaysa Beach) are genuine and unmistakably Omani. It is a stock-image substitution rather than a claim about the site, but it is a reminder to judge the location on the map and a site visit rather than on brochure photography.
| Category | Provision |
|---|---|
| Marine | International marina and yacht club |
| Water | Saltwater lagoons and water canals, swimming pools with sun-tanning terraces |
| Hospitality | Hotel-style services, premium hotel accommodation overlooking the sea |
| Retail and dining | Seaside retail promenade with shops, cafés and entertainment venues |
| Sport and recreation | Sports courts, walking trails, cycling paths, sport grounds |
| Family | Children’s play areas, open public spaces |
| Landscape | Landscaped grounds, central park with lakes, green islands |
The marina and yacht club are the anchor. Very few Omani communities offer berthing — Al Mouj and Barr Al Jissah are the established comparisons — and a marina materially changes both the lifestyle and the resale profile of waterfront stock. The saltwater lagoons are the other structural feature: they are what allow so many villa plots to front water, and they are the reason the villa section looks the way it does.
Units are handed over finished. The published specification covers milky and light-grey cladding panels with glass balcony railings; panoramic double-glazed windows in aluminium frames; split-system air conditioning; wall-mounted exhaust ventilation in kitchens and bathrooms; porcelain stoneware flooring and wall cladding in kitchens and bathrooms; painted plastered walls and ceilings; a fire-rated entrance door; wooden interior doors; and sanitary ware installed.
Talaat Moustafa Group is Egypt’s largest listed real-estate developer, founded in 1970, with more than 55 years of operating history. It reports having developed over 50 million m² of land and delivered more than 130,000 properties. Its landmark Egyptian destinations include Madinaty, Al Rehab and Noor, and it has expanded regionally with Banan in Riyadh.
In Oman it is building two communities totalling roughly 4.9 million m²: Yamal on the Al Seeb coast and Jood in Sultan Haitham City. The Omani venture is a partnership with Al Muhaidib Group, one of Saudi Arabia’s largest conglomerates, and the two projects together represent a stated investment of more than $5 billion, backed by agreements with the Omani government reported at around RO 1.7 billion. Hamptons International Oman holds the exclusive international sales mandate for both.
The strengths here are scale, capital and a delivery record measured in six figures of completed homes — a different risk profile from the local developers behind most Omani schemes. The caution is that Yamal is TMG’s first project in Oman, so its Omani delivery record is not yet established, and a 2.21 million m² masterplan will be built out in phases over many years. Ask which phase your unit sits in and what that phase’s handover date is, confirm the regulated escrow arrangements, and read the delay-compensation clause.
| Development | Setting | Framework | Handover | Scale |
|---|---|---|---|---|
| Yamal | Al Seeb coast, marina | ITC freehold | Q4 2029 / Q1 2030 | ~6,200 units, 2.21 km² |
| Jood | Sultan Haitham City | ITC freehold | — | Same developer |
| Bellevue, Al Mouj | Coastal, marina | ITC freehold | — | Established community |
| Al Mina, Barr Al Jissah | Coastal, marina | ITC freehold | — | Marina residences and villas |
| Muscat Bay | Coastal coves | ITC freehold | Completed | Boutique |
| Alef Qurum Residence | Central Muscat | ITC freehold | Q2 2029 | 32 apartments |
| Olive Farms, Jebel Sifah | Coastal resort | ITC freehold | — | 46 villas |
| The Sustainable City — Yiti | Yiti valley | ITC freehold | — | Net-zero community |
| Uptown Muscat | Knowledge Oasis | Madayn estate | Q1 2027 | 445 units, unconfirmed title |
| Husn Al Zain | Bidbid, inland | Surooh | Q4 2027 | Citizen housing |
Against the established ITC communities, Yamal’s distinguishing features are scale and format variety. Al Mouj and Barr Al Jissah are mature and proven; Yamal is far larger, still building, and offers beach cabins and hotel-serviced apartments that the others do not. Against Alef Qurum, the trade is a 32-unit boutique building in the centre of the capital versus a resort-scale destination 40 minutes out with a marina attached — different propositions for different buyers.
To read Yamal properly it helps to understand the stretch of coast it sits on. Between the capital and Barka runs the Batinah — Oman’s most populated coastal plain, historically the country’s breadbasket and the line along which its trading ports developed. Over the past decade Muscat’s growth has moved decisively west rather than east: Al Mouj brought a marina and golf course to this corridor, Sultan Haitham City is building a new capital district planned for hundreds of thousands of residents, and both the airport and the Muscat Expressway have been expanded along the same axis.
Yamal fits that logic and adds what its neighbours lack: nearly two kilometres of its own shoreline plus a lagoon structure that manufactures a second, internal waterfront. For an owner this means value is underwritten not only by the scheme itself but by the city’s westward shift — the schools, roads and employment arriving in this corridor regardless of any single developer.
The other side is equally real. The western corridor is, for now, a construction site: Sultan Haitham City, Jood and Yamal are being built simultaneously, and the combined volume of new housing arriving here before the early 2030s runs into tens of thousands of units. That is good for infrastructure and unhelpful for short-term price growth. A buyer with a ten-year horizon benefits; a buyer counting on a quick resale at handover probably does not.
The rental case rests on three legs. The marina and yacht club create a leisure draw that supports short-let demand from Gulf visitors. The hotel-serviced apartment format gives owners a managed route to letting without running the unit themselves. And Al Seeb’s growth — alongside Al Mouj and Sultan Haitham City — points to a strengthening residential corridor west of the capital.
Balance that against three realities. Handover is 2029 or 2030, so you are underwriting a rental market three to four years out. Roughly 6,200 units will complete into that market from this project alone, which is a substantial supply event for one district. And the site is 30 to 40 minutes from the airport and further from central Muscat, so it competes for leisure and second-home demand rather than for the professional tenants who sustain the city-centre market. Model net rent after service charges, agency fees, voids and management, not gross yield. Oman levies no personal income tax on rental income, which materially improves net returns; official statistics are published by the National Centre for Statistics and Information and investor incentives by Invest Oman.
Oman’s capital makes a quieter case than its Gulf neighbours, which for a certain buyer is the entire appeal. Muscat ranks among the safest cities in the world in Numbeo’s crime and safety indices, living costs sit below neighbouring Gulf capitals, and the city has kept its low-rise character and its landscape — the Hajar mountains behind, a long coastline in front. English is used routinely in business, and there is no personal income tax on individuals’ rental income. General information on the Sultanate is published at oman.om, with current affairs coverage via the Times of Oman.
UInvest Group works directly with developers across Oman, and we will give you the same assessment of a project’s weak points as its strengths. For Yamal we can establish exactly what remains from the four available units, the price and floor area of each in Omani rials, the full instalment schedule for whichever payment plan suits you, written confirmation of the ITC title and the residency route it supports, and the phasing behind the 2029–2030 handover.
If nothing suitable remains — a real possibility at 0.06% availability — we will show you the other ITC-designated options in our Muscat portfolio: Alef Qurum Residence in the city centre, the marina communities at Al Mouj and Barr Al Jissah, the resort villas at Jebel Sifah, and TMG’s sister development at Jood in Sultan Haitham City — all open to foreign freehold ownership with residency attached.
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