Fairway Villas, AIDA — Detached 4 and 5-Bedroom Golf-Front Villas from OMR 572,280 in Muscat, Oman

Fairway Villas at AIDA: Detached 4 and 5-Bedroom Golf-Front Villas From OMR 572,280 in Muscat

Fairway Villas are the standalone golf-course villas of AIDA by DarGlobal, the cliff-top community at Yiti, east of Muscat, and they sit in the middle of the community’s price ladder: dearer than the attached villas and apartments, a good deal cheaper than the Trump Golf Villas and a fraction of the oceanfront villas by Fendi Casa. DarGlobal’s price lists, which call the collection “AIDA Oceana”, cover 16 detached villas, six with four bedrooms from OMR 572,280 (about $1,488,386) and ten with five bedrooms from OMR 686,900 (about $1,786,490), the dearest being OMR 822,660 (about $2,139,574). This page sets out the 16 units, what separates one from another, and what a buyer should ask before paying the OMR 4,000 reservation token. For the community as a whole see our page on AIDA Oman by DarGlobal.

Every figure comes from the developer’s two Fairway price lists (four-bedroom and five-bedroom) and the AIDA brochure. The lists give each unit’s code, bedrooms, built-up area, plot area, view and price. They do not give a payment plan, a service charge, a handover date, a specification or a floor plan, and we say so wherever it matters. Dollar figures convert the developer’s rial prices at the peg of 2.6008 and are rounded.

Fairway Villas at a Glance

The brochure describes the collection as “exquisitely designed 5-bedroom residences” with “front-row access to the Trump Championship Golf Course” and “unrivaled private access to the game”. Two details deserve notice. The brochure speaks of five bedrooms, but the price lists also include six four-bedroom villas, so there are two sizes of home in the collection and not one. And “front-row access” is a claim about position that the lists qualify unit by unit, since their view column reads “sea and golf” for four villas and “sea and golf, partial sea view” for the other twelve.

All 16 Listed Villas

The unit codes read as developer, type and plot: OC-V41A-1126 is a V41A villa on plot 1126, and OC is the “Oceana” prefix. That is our reading of the pattern, and the developer can confirm it. The table gives every unit.

Three Types, Three Price Points

The four-bedroom V33B is the smallest and cheapest, at 3,398.70 sq ft. The five-bedroom V41 is 759 square feet larger and is priced about 20% higher, and the five-bedroom V41A is a further 183 square feet larger and priced a further 12% higher. The brochure and the list give no explanation of what separates the V41 from the V41A beyond its size and its position, and we have not seen floor plans for either.

What Each Step Up Buys

The simplest way to see what the developer is charging for is to price each step in the ladder against the extra area it brings.

The first step is straightforward: you pay about OMR 151 per extra square foot, below the collection’s average of about OMR 170, and you get a fifth bedroom. The second step is not, and it is the finding that matters most for a buyer choosing between the two five-bedroom types. Moving from the V41 to the V41A adds only 183 square feet of built area but costs OMR 84,340, or about OMR 461 for each extra square foot, nearly three times the average rate. So the premium is not for size. It is for something the list does not spell out, and the most likely candidates are position within the golf frontage and the partial sea view that the V41A units carry and the V41 units do not. Before choosing the V41A over the V41, ask exactly what the extra OMR 84,340 buys, and look at the two plots on the site plan.

The third row of the table looks forward to the Trump Golf Villas: the step from a V41A to a Trump villa adds 26 square feet and OMR 132,080. That is a price for the Trump name, specification and position, and the page on those villas looks at it in detail.

Plots, Views and Why Neighbouring Villas Differ

On plot size the Fairway lists are generous: from 4,133 sq ft (384 m²) for the four-bedrooms to 6,432 sq ft (598 m²) for the largest five-bedroom plot. Within each type, however, price follows plot only loosely, and the V41A group shows the clearest pattern.

Three of the six V41A villas, 1135, 1136 and 1137, are listed at an identical OMR 771,240 although 1137’s plot is 13 square feet smaller. The other three carry higher prices, and the price per extra square foot of plot swings from OMR 61 to OMR 180, so the extra money is not buying land at a steady rate. Unit 1128 is the extreme: it adds 238 square feet of plot over unit 1135 and costs OMR 42,850 more, almost three times the rate of unit 1127. Something other than plot is being priced, and likely candidates are the orientation, the quality of the golf view and the proximity to the clubhouse or the road.

The same applies to the V33B four-bedrooms. Five of the six are listed at OMR 572,280 on identical plots and areas. The sixth, unit 1223, is listed at OMR 611,060, which is OMR 38,780 or 6.8% higher for the same house on the same plot size. That gap is the clearest case on either list of a price difference that the paperwork does not explain. For a buyer it is useful: it tells you which unit the developer thinks is special, and it is a good place to start the conversation about what the price includes.

Price Per Square Foot Against the Rest of AIDA

At OMR 165 to 190 per square foot (about $430 to $493), the Fairway villas cost roughly 30% to 45% more per square foot than the attached villas in the Amour Sans Détour cluster, 15% to 25% less than the Trump Golf Villas, and well under half the rate of the Fendi Casa oceanfront villas. They are, in short, the value end of the detached villas at AIDA, and the question is what you give up for the lower rate: the Trump brand and a more exclusive position in the first case, and the sea frontage in the second.

What It Costs to Hold a Fairway Villa

The price lists do not give a service charge, and for a large villa it is a number that can change the economics. Earlier DarGlobal material for AIDA, which our previous main page quoted, gave the villa service charge as AED 40 per square foot a year, billed in dirhams. We cannot tell whether it applies to this collection and we do not present it as current, but the table shows how much it could matter.

On that earlier rate the annual bill would be roughly $37,000 to $45,000, about 2.5% of the entry price each year, which is above the 1% to 2% that Gulf service charges commonly run. Over ten years with no increase that would add roughly a quarter of the purchase price to the cost of ownership. It could also be that the charge for this collection is much lower, or higher. Either way it is the figure to get in writing first, per collection, in the billing currency and with the period stated. Our guide to service charges in Oman sets out what a charge should include.

Living at the Fairway: Amenities and Distances

A detached villa is the kind of home in which you use the community less, but AIDA’s amenities are a large part of the proposition. The Residence Club, described in the brochure as the owners’ social anchor, has a pool, gym, steam and sauna, padel court, restaurants, a pharmacy and clinic, a nursery and a prayer room, with “complimentary access” for owners. The Trump International Golf Club is a members’ club with an 18-hole championship course, and the brochure’s own club page says applications are open to AIDA owners and external guests. Nothing in the brochure says that a Fairway villa comes with a golf membership, and the earlier statement that membership comes with ownership should be treated as unproven until you see the terms. The brochure’s map gives these journey times, which we read as minutes by car: Yitti Beach 2, Yenkit Beach 5, Muscat Bay 7, the Ritz-Carlton 10, Downtown Muscat 20 and Muscat International Airport 25. Other DarGlobal material gave longer airport times, so check it yourself.

Ownership and Residency

AIDA is sold freehold to buyers of any nationality, and our guide to freehold property in Oman explains the regime; read the title wording for your plot in the sale and purchase agreement. Every Fairway villa clears the OMR 200,000 single-property threshold for Oman’s 10-year Golden Residency, since the cheapest is OMR 572,280, nearly three times the threshold. That is only useful if the community qualifies as an Integrated Tourism Complex, which is a question for the developer and the authority, so ask for the zone status in writing and check it against the current rules. Our comparison of Golden Residency and the Owner Visa sets out both routes. The brochure’s “lifetime residency visa” is not a route we have documented, and its tax and ownership benefits are marked “for special economic zone/free zone”, which we have not seen applied to AIDA.

Buying Off-Plan: What Protects You

The purchase follows the standard off-plan path: reserve with the OMR 4,000 token, sign a sale and purchase agreement, pay on its schedule and take handover on completion. Oman’s Real Estate Law 79/2025 provides for escrow and preliminary registration of off-plan sales, and our guide to the law for off-plan buyers explains what is protected and where money is still exposed. For a villa at this price the amounts at risk are large, and the questions deserve proper answers: where the escrow account is held, who certifies each construction milestone, what the delay remedy is and whether there is a long-stop date with a refund. Our guide to Oman payment plans shows what other developers ask, so you can judge whatever DarGlobal proposes for this collection.

Paying in Rials and Building on a Cliff

The lists are in Omani rials, pegged to the dollar. A dollar buyer has no exchange-rate risk, but at a ticket of OMR 686,900 the euro cost has swung by hundreds of thousands of euros over five years without the rial price changing, and our guide to the Omani rial peg measures it. If you plan to borrow, see mortgage in Oman for foreigners; the brochure mentions a mortgage programme and we have not seen its terms. AIDA stands 130 metres above the sea, so storm surge is not the risk it is on the seafront, but wind, runoff down the slope and the performance of drainage on a hillside still are, and our guide to cyclone and flash-flood risk for Oman property buyers lists the documents to ask for.

Rental and Resale

The brochure promotes AIDA for short-term rental, and describes the homes as approved for platforms such as Airbnb and Doormat. A five-bedroom detached villa is a family or group product, with a price that makes a yield calculation unforgiving: at an illustrative 5% gross, the V41 at OMR 686,900 would need to earn about OMR 34,000 a year before the service charge, management, utilities and tax. We have no occupancy or rate data for AIDA and will not invent any. Our guide to rental yields in Oman shows what operating projects earn. On exit, the collection’s strength is that detached golf-front villas are a scarce product in the Muscat market, but we have no resale history for AIDA, so we would not underwrite capital growth; see selling property in Oman.

Who Fairway Villas Suit

The collection suits a buyer who wants a large detached villa on the golf course in a resort community, who has priced the service charge, and who would rather pay the Fairway rate than the Trump rate for a house of nearly the same size. It suits a family or a multi-generational buyer, and a buyer for whom Golden Residency matters, since every unit clears the threshold. It suits less well a buyer who wants the sea in front of the door, for whom the Fendi Casa oceanfront villas are the AIDA choice, or one who wants the lowest entry price, for whom the Amour Sans Détour villas are the alternative.

Space and Plot: What 4,133 to 6,432 sq ft Means

The plots on the Fairway lists run from 4,133 square feet (384 m²) to 6,432 square feet (598 m²), and the villas are 3,399 to 4,341 square feet (316 to 403 m²) of built-up area. Because the built area is given for the whole house and not per floor, the plot-to-house ratio only tells us so much, but it suggests a footprint of perhaps half the plot or less for a two-storey house, which would leave a garden, a pool and parking of a few hundred square metres on the larger plots and rather less on the smaller ones. The largest plot, unit 1211’s 6,432 sq ft, is 38% larger than the plots of its three neighbours of the same type, and that unit is priced at OMR 710,010, only 3.4% above their OMR 686,900, so for a buyer who wants land the 1211 plot is the cheapest large plot on the list by a wide margin. The point to check is where each plot sits: a larger plot that is oddly shaped, steeply sloped or exposed to the road can be worth less than a smaller regular one, and the price list cannot show that.

Two Buyers, Two Decisions

It helps to run two realistic cases through the numbers. The first buyer wants a family villa on the golf course and is deciding between the four- and five-bedroom plans. The four-bedroom V33B at OMR 572,280 gives 3,399 sq ft; the five-bedroom V41 at OMR 686,900 gives 4,158 sq ft. The extra OMR 114,620, about $298,100, buys 759 square feet and a bedroom, at OMR 151 a foot, which is below the average rate and so reasonable value. For a family that will use the fifth bedroom, the V41 is the efficient choice.

The second buyer is choosing between two five-bedroom types and a view. The V41A costs 12% to 20% more than the V41 for 4.4% more area, and the lists suggest that most of that premium is position and view. If the buyer would be content with a golf view and no sea glimpse, the V41 at OMR 686,900 saves at least OMR 84,000 on the V41A’s entry price. If the sea glimpse is the reason to buy in AIDA at all, the premium is the price of that decision and should be weighed with the plot in hand. Neither buyer should decide before seeing the plot, a plan and a specification.

Design and Specification: What Is Known and What Is Not

The Fairway lists give area, plot, view and price and nothing about how the villas are built or finished. The brochure’s renders of the collection show two-storey contemporary villas with large glazed openings, pools and terraces facing the fairway, but renders are indicative and the brochure’s own disclaimer, in common with most developers’, says that images, layouts and finishes may change. What a buyer needs, and what the developer should supply before a token is paid, is a written specification: floor and wall finishes, kitchen layout and appliances, bathroom fittings, air conditioning, windows and glazing, the pool and its heating, smart-home systems, landscaping and parking.

The V33B, V41 and V41A are described only by bedroom count and size. How many storeys each has, whether there is a maid’s room, a lift, a basement or a roof terrace, and how the bedrooms are distributed are all unknown. They matter because the extra OMR 84,340 for a V41A over a V41 might be paying for exactly such a feature, and without a plan you cannot tell. A dimensioned plan for each type is a fair request.

Step by Step: From Enquiry to Handover

1. Choose the unit, not just the collection. Ask for the current availability of the Fairway Villas units and the plot or floor plan for the one you want, since the list shows that neighbouring units are priced differently.
2. Reserve with the token. The price list shows OMR 4,000 (about $10,403) against every unit; ask in writing what it secures, for how long, and under what terms it is refundable.
3. Read the sale and purchase agreement before you sign. Check the seller, the price, the payment schedule, the specification, the handover date, the delay remedy and the title wording.
4. Confirm the escrow. Under Oman’s Real Estate Law 79/2025, off-plan payments should be protected; ask for the escrow account details and check them independently.
5. Pay on milestones, and verify them. Ask who certifies that each construction stage has been reached before the next payment falls due.
6. Arrange currency and insurance. Decide how you will convert from your own currency, and ask what insurance covers the building and what you need for the contents.
7. Inspect at handover. Check the villa or apartment against the specification, record defects and ask about the defects-liability period.
8. Register the title and set up running costs. Complete the registration, open the utility accounts and agree the service-charge billing.

What We Can and Cannot Confirm

Delivery: What We Know About Timing

The price lists carry no completion date. The only dated statements we can point to are a June 2024 announcement that AIDA Phase 1 was set for completion in 2027, and earlier DarGlobal material that phased villa completions between Q1 2027 and Q4 2028. We cannot tell where the Oceana villas fall in that range, or whether the dates still hold. For a buyer the useful discipline is to treat any date as provisional until it is written into the agreement with a remedy, and to ask for site photographs and the current construction programme. Our handover calendar for Oman shows how other developers’ announced dates have compared with delivery.

Questions to Ask Before You Reserve

• Is the villa primary stock from DarGlobal or a resale, and which entity signs the sale and purchase agreement?
• What are the payment plan, handover date and long-stop date for the Oceana cluster?
• What is the service charge per square foot, in which currency, and what does it cover?
• What is the specification at handover: finishes, kitchen, appliances, pool, air conditioning, smart-home systems?
• What distinguishes the V41A from the V41 beyond 183 square feet, and what does OMR 84,340 buy?
• Why is unit 1223 OMR 38,780 dearer than its identical neighbours, and why does unit 1128 cost OMR 42,850 more than unit 1135?
• What is the exact position of the plot on the site plan, and what could be built in front of the view?
• What does Trump golf membership include, what does it cost each year, and does it pass to a buyer on resale?
• Does the community qualify as an Integrated Tourism Complex for Golden Residency?
• Where is the escrow account, and who certifies milestones before payments fall due?

Frequently Asked Questions

How much does a Fairway Villa cost?

On the developer’s price lists, from OMR 572,280 (about $1,488,386) for a four-bedroom villa and from OMR 686,900 (about $1,786,490) for a five-bedroom villa, up to OMR 822,660 (about $2,139,574).

How big are the villas?

3,398.70 sq ft (about 316 m²) for the four-bedroom V33B, 4,157.78 sq ft (about 386 m²) for the five-bedroom V41 and 4,340.76 sq ft (about 403 m²) for the five-bedroom V41A, on plots of 4,133 to 6,432 sq ft.

What is the difference between the V41 and the V41A?

The V41A is 183 sq ft larger and costs 12% to 20% more. The lists do not say what else separates them; ask the developer.

Do Fairway Villas qualify for Golden Residency?

Every listed villa is above the OMR 200,000 single-property threshold, provided the community qualifies as an Integrated Tourism Complex. Confirm that in writing.

Is Trump golf membership included?

The brochure lists a social membership as a reason to invest, and the golf club page says applications are open to owners and external guests. It does not say a Fairway villa includes membership. Ask for the terms.

What is the reservation amount?

OMR 4,000 (about $10,403) against every unit.

When will the villas be ready?

The price lists give no date. A June 2024 announcement said AIDA Phase 1 was set for completion in 2027, and earlier material phased completions between Q1 2027 and Q4 2028. Ask for your cluster’s date in writing.

Request the Fairway Villas price lists and availability

Sources: DarGlobal unit price lists for AIDA Oceana Fairway Villas (4 and 5 bedrooms) and the DarGlobal AIDA brochure, as supplied to UInvest; developer information at darglobal.co.uk/aida. Dollar conversions use the peg of 2.6008 and are rounded. Reading of unit codes and all comparisons and calculations are our own. Areas, prices, availability and specifications are indicative and subject to the sale and purchase agreement. This page is general information, not legal, tax or investment advice.