Yamal, Al Seeb — TMG Waterfront ITC Residences in Muscat, Oman

Yamal, Al Seeb — TMG’s 2.21 Million m² Waterfront ITC on the Muscat Coast

Yamal is 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 launch in 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 the title basis: 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 footing as Alef Qurum Residence or Al Mouj. The second is a practical point: availability. Of those roughly 6,200 units, our current data shows 4 available, and we will confirm current availability in writing before you plan a viewing.

Yamal at a Glance

Ownership and Residency

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 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:

An entry-level purchase here supports the Owner Visa, which has no minimum value. The ten-year Golden Residency applies to a single ITC property at or above OMR 200,000 and is decided by the Royal Oman Police (ROP). Yamal’s masterplan runs up to 663 m² and eight bedrooms, and larger units can sit at or above that line, so the price of the specific unit determines the route. The title designation can be confirmed at the Ministry of Housing and Urban Planning.

The Masterplan

Yamal is organised into four distinct zones, and the difference between them matters because they offer different products.

The villa section follows a different layout. 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.

The Four Residential Formats

• Standalone villas — on the lagoon peninsulas, up to eight bedrooms.
• Beach cabins — a smaller waterside format, sitting alongside the villas in the same section. Worth asking about specifically.
• Apartments — overlooking either the lagoons or Al Naseem Park, from one to three bedrooms.
• Hotel-serviced apartments — within mixed-use buildings, with hotel-style services attached. For an owner who wants the unit managed and let while absent, this is the format to ask about.

Layouts

The developer publishes four representative layouts. All four include a terrace, and the larger plans include service space:

The 4-bedroom villa is arranged over three levels. The ground floor holds a reception, dining room, kitchen, entrance lobby, guest toilet, a service cabinet and 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.

The annex level 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.

Size Range

The size range depends on whether you look at the whole masterplan or at the units currently offered:

The currently offered range runs from the 69 m² one-bedroom apartment to the 263 m² four-bedroom villa, which are the four units in our data feed. The masterplan itself ranges from 51 m² up to 663 m².

Prices

The published entry price is from $165,800, about OMR 63,750, per the sales sheet.

The price list against named unit numbers, in Omani rials, for each of the four units in our data feed, with the format and floor area of each, is available from UInvest Group on request. All conversions on this page use 1 OMR = 2.6008 USD.

Payment Plans — Four Options

TMG publishes four payment plans, 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 Q4 2029 handover, making them post-handover plans.

Applied to the $165,800 entry figure, the 4.5-year plan, where every step is expressed as a fixed percentage, works out as follows:

For the 6-year and 8-year plans, each instalment is determined according to the developer’s payment schedule for the unit, which UInvest Group can request in writing with dates and amounts.

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.

Location: Al Seeb

The plus code decodes to 23.7127° N, 58.0641° E, on the Batinah coast west of Seeb town. Al Seeb is a coastal district of Muscat, 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.

Drive times from the developer brochure and the sales sheet are shown below:

The airport is a regular journey for an overseas owner. The developer’s figure is about 30 minutes (27 km), and our own measurement puts the site about 26 km from the airport.

Amenities

The marina and yacht club are a central part of the masterplan. Berthing is also offered at Al Mouj and Barr Al Jissah, which appear in the comparison table below. 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.

Specification

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.

The Developer

Talaat Moustafa Group is an Egyptian 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 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, a Saudi Arabian conglomerate (the two groups announced the launch of both Yamal and Jood jointly in December 2025; TMG’s own press release puts Al Muhaidib’s stake at 40% of TMG Saudi Arabia, the arm that secured the Omani land), 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.

TMG reports a delivery record of more than 130,000 properties. Yamal is one of TMG’s two projects in Oman, and a 2.21 million m² masterplan is built out in phases over many years, so each unit sits in a specific phase with its own handover date per the developer.

How Yamal Compares

Compared with the ITC communities at Al Mouj and Barr Al Jissah, Yamal’s site is 2.21 million m² and its formats include beach cabins and hotel-serviced apartments. Against Alef Qurum, the trade is a 32-unit building in the centre of the capital versus a coastal destination on the Al Seeb coast with a marina attached — different propositions for different buyers.

Muscat’s Western Corridor

To read Yamal properly it helps to understand the stretch of coast it sits on. Between the capital and Barka runs the Batinah — a 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 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 sits on that axis and adds 1,760 metres of its own shoreline plus a lagoon structure that creates a second, internal waterfront. For an owner this means the location reflects not only the scheme itself but the city’s westward shift — the schools, roads and employment arriving in this corridor regardless of any single developer.

Investment Outlook

The rental case rests on three legs. The marina and yacht club are aimed at leisure and 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 — is part of a developing residential corridor west of the capital.

Handover is targeted for Q4 2029 per the developer. The site is about 30 minutes from the airport, which suits leisure and second-home demand. Model net rent after service charges, agency fees, voids and management, not gross yield. Oman levies no personal income tax on rental income; official statistics are published by the National Centre for Statistics and Information and investor incentives by Invest Oman.

Why Muscat

Oman’s capital makes a quieter case than its Gulf neighbours, which for a certain buyer is the entire appeal. Muscat is covered in Numbeo’s crime and safety indices, 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.

Unit-by-Unit Walkthrough

The four units in our data feed follow the four layouts the developer publishes, each larger than the last. The 1-bedroom apartment measures 69 m² (743 sq ft) and carries the published entry price of $165,800 (about OMR 63,750), which is about $223 per square foot or roughly OMR 924 per square metre. The 2-bedroom apartment measures 106 m² (1,141 sq ft), the 3-bedroom apartment 155 m² (1,668 sq ft) and the 4-bedroom villa 263 m² (2,831 sq ft). The rial price of each named unit is available from UInvest Group on request.

The step from one bedroom to two adds 37 m², the step to three adds 49 m², and the villa is 108 m² larger than the 3-bedroom apartment. The 3-bedroom plan adds a maid’s bedroom with its own bathroom and a separate laundry, while the villa is arranged over three levels with a guests’ majlis, an annex floor and two covered parking spaces.

Against the Golden Residency threshold of OMR 200,000 (about $520,160), the entry price of OMR 63,750 is below the line, and the Owner Visa, which has no minimum value, is the route it supports. A unit priced at or above OMR 200,000 as a single ITC property meets the Golden Residency value requirement, and the rial price list shows where each of the four units falls.

Payment Plans Worked Through

The four plans can be compared on the same $165,800 entry figure, which is OMR 63,750 once divided by 2.6008. The first two payments are fixed percentages in every plan, so they compare directly.

On the 4.5-year plan the five 15% instalments together make 75% of the price, or $124,350 (5 × $24,870), so 95% ($157,510) is settled before the final 5% on completion. These are illustrative calculations; the dated schedule attached to the sale and purchase agreement is the reference, and our guide to payment plans in Oman shows how other developers structure instalments.

How Buying Works, Step by Step

1. Availability and reservation. UInvest Group confirms in writing which unit is available, and the buyer pays the booking amount of the chosen plan, between 1.5% and 2.5% on Yamal’s four plans.
2. Sale and purchase agreement (SPA). The contract names the selling company, the price, the handover date and the payment schedule, and buyers commonly have an Omani lawyer of their choice review it before signing.
3. Escrow account. Under Royal Decree 79/2025 a licensed developer opens a separate escrow account for each project, with buyer payments released against verified progress. Buyers can request the escrow bank, the account number and confirmation that the reservation is on the preliminary register.
4. Title. The ITC designation of the specific unit is confirmed in writing and checked at the land registry.
5. Handover and snagging. Per the developer, handover is targeted for Q4 2029. The buyer inspects the finished unit against the published specification and records any finishing items for completion.
6. Utilities. Electricity, water and the service charge account are typically arranged around handover, and the developer can say which of these steps it handles for you.

According to our guide to Royal Decree 79/2025, the decree took effect on 10 March 2026. Before completion, the usual way to transfer a purchase is assignment, meaning the contract is sold to another buyer under the developer’s assignment policy.

Residency Routes in Detail

The Owner Visa has no minimum property value, is sponsor-free, runs for 6 months to 1 year with renewal, and covers the owner’s spouse and first-degree relatives. It is tied to ownership of the property and is described on our listing as covered by Royal Oman Police Decision 87/2026.

Golden Residency requires a single ITC property worth at least OMR 200,000 and gives 10-year renewable residency. Two smaller purchases do not combine to reach the value, and the Royal Oman Police decides each application. At Yamal, larger units can sit at or above that line, so the price of the specific unit determines the route. The Golden Residency versus Owner Visa guide sets out the current process.

Getting Around from Yamal

On the brochure, Al-Manumah Beach is 5 minutes away, Seeb Beach and Ashumaysa Beach 20 minutes, and Al Naseem Park 14 minutes, a figure the sales sheet repeats. The sales sheet adds the daily-life destinations: New World International School at 16 minutes, Chinese Landmarks Mall at 18, Al Qout Supermarket at 24 and Grow With Me International Kindergarten at 30.

Higher education lies 25 to 34 minutes away: Oman College of Management and Technology at 25, German University of Technology in Oman at 27 and Sultan Qaboos University at 34. The developer’s brochure gives 30 minutes (27 km) to Muscat International Airport, and the site lies west of the capital in the same corridor as Al Mouj.

Ownership Costs Explained

A service charge is the yearly contribution towards upkeep of the shared parts of a community, such as landscaping and common facilities. In Oman it is quoted in rials per square metre per year, so a unit’s charge is its area multiplied by the rate; for the 69 m² apartment, that is 69 times the rate. The Yamal rate comes in the service charge schedule for your format, which UInvest Group can request in writing.

Yamal is sold in US dollars, while the Omani rial is pegged at OMR 1 = USD 2.6008, which is why $165,800 divides to OMR 63,750. Our guide to the rial peg explains it. The 3% transfer fee for foreign buyers works out at OMR 1,912.50 (about $4,974) on the entry price.

About the Developer and Its Partners

According to its own website, Talaat Moustafa Group began in 1970 as a construction enterprise run by Talaat Moustafa and his sons and moved into real estate from the mid-1980s. The holding company, based in Giza, has been listed on the Egyptian Exchange since 25 November 2007. TMG reports 3,196 units delivered in Egypt in FY 2025.

The Al Muhaidib partnership began in Saudi Arabia with a 5 March 2024 announcement for the Banan city in Riyadh. TMG Saudi Arabia, established in September 2023, is 60% owned by TMG Holding and 40% by Al Muhaidib, and it secured the 4.9 million m² Oman land bank in May 2025. The full Talaat Moustafa Group developer profile sets out the sources, and the directory of Oman developers places it alongside nine others.

Who Yamal Suits

• Families. The villa has a guests’ majlis and an annex floor, the 3-bedroom apartment includes a maid’s bedroom, and New World International School is 16 minutes away.
• Second-home owners. Hotel-serviced apartments can be managed while the owner is away, and the airport is about 30 minutes away.
• Investors. The 6-year and 8-year plans ask for 12% and 8.5% in the first month, and net rent is modelled after service charges.
• Retirement. The Owner Visa is sponsor-free, and walking trails and cycling paths support an active daily routine.

Yamal and Jood Side by Side

Yamal is the coastal scheme, while Jood sits inside Sultan Haitham City, with nearly half of its site landscaped, according to our Jood listing.

What to Prepare When Reserving

• Availability: The unit number, its format and floor area; UInvest Group confirms current availability in writing before you travel.
• Price list: The price against the named unit in Omani rials.
• Payment schedule: The chosen plan (4.5, 6 or 8 years) with the dates and amounts of each instalment.
• Sale and purchase agreement: The handover date for your phase (Q4 2029 per the developer).
• Title: Written confirmation of the ITC designation for your specific unit, checked at the land registry.
• Escrow: The details of the regulated escrow account that holds buyer funds.
• Residency: The route being used: the Owner Visa (no minimum value) or the Golden Residency (a single ITC property at or above OMR 200,000, decided by the Royal Oman Police).
• Service charges: The service charge schedule and letting rules for the chosen format: villa, beach cabin, apartment or hotel-serviced.

Frequently Asked Questions

What is the Yamal entry price in rials?
$165,800 divided by 2.6008 gives OMR 63,750, which applies to the 1-bedroom apartment of 69 m² (743 sq ft).

How much is paid in the first month on the 6-year plan?
The plan asks for 2% on booking and 10% within one month, which is 12% of the price: $19,896, or OMR 7,650, on the entry price.

Which residency route applies at the entry price?
The Owner Visa, which has no minimum value. Golden Residency applies to a single ITC property at or above OMR 200,000.

Who is Talaat Moustafa Group’s partner in Oman?
Al Muhaidib Group, which holds 40% of TMG Saudi Arabia, the arm that secured the Oman land bank.

Enquire About Yamal

UInvest Group works directly with developers across Oman. For Yamal we can establish exactly what remains from the four units in our data feed, 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 Q4 2029 handover.

If nothing suitable remains, 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.