Azure Oceanfront Villas by Fendi Casa, AIDA — Sea-View Villas from OMR 1,618,700 in Muscat, Oman

Azure Oceanfront Villas by Fendi Casa at AIDA: Detached 4 and 5-Bedroom Sea-View Villas From OMR 1,618,700

Azure Oceanfront Villas by Fendi Casa are the top of the range at AIDA by DarGlobal, the cliff-top community at Yiti, east of Muscat. The developer’s price list shows six detached villas, three with four bedrooms at OMR 1,618,700 (about $4,209,915) each and three with five bedrooms at OMR 1,944,500 to OMR 1,956,710 (about $5.06 to $5.09 million). They are the dearest homes on any AIDA list we hold, at about OMR 444 to 449 per square foot (about $1,154 to $1,169), roughly twice the Trump Golf Villas and well over twice a Fairway villa. This page sets out what the list shows, what the press has reported about the collection, what the premium is for, and the questions to put to the developer before paying the OMR 4,000 token. For the whole community, see our page on AIDA Oman by DarGlobal.

Two kinds of source sit behind this page, and we keep them apart. The unit figures come from the developer’s price list for the collection. The facts about the collection itself, its brand partner and its features, come from a press report of the launch, not from the AIDA brochure we hold, which does not mention these villas by name. The list gives each unit’s code, bedrooms, built-up area, plot area, view and price. It does not give a payment plan, a service charge, a handover date, a specification or a floor plan. Dollar figures convert the developer’s rial prices at the peg of 2.6008 and are rounded.

Azure Oceanfront Villas at a Glance

What the Press Has Reported

Dar Global’s launch of the collection was covered in the trade press, and the facts reported there are the only description of the villas we have beyond the price list.

Treat this as a press summary and not a specification. The most important reported points are the beach access, the private pool and gym in each villa, and the Fendi Casa interiors. They are reported for the collection as a whole, so we cannot say whether every one of the 19 mansions has the same features, or whether the six on our list are the same size as the others. Two things in the reports are worth clarifying with the developer. AIDA stands on a 130-metre cliff, yet the villas are described as oceanfront with direct beach access, so ask where they sit: at clifftop level, partway down, or at the shoreline. The answer decides the storm risk, as we explain below. And ask what “interiors by Fendi Casa” includes: finished and furnished rooms, a design scheme you buy separately, or a furniture package that can be added.

The Six Listed Villas

The list is simple: two types, three villas each. The four-bedroom V33G is 3,601.60 sq ft and all three units are priced at OMR 1,618,700 on plots of 4,377.68 to 4,453.25 sq ft. The five-bedroom V41G is 4,380.91 sq ft and priced at OMR 1,944,500 for units 1106 and 1107 and OMR 1,956,710 for unit 1108, on plots of 4,797.80 to 5,462.47 sq ft. Within each type the price barely varies and does not follow the plot: unit 1106 has a plot 446 square feet larger than unit 1107 and the same price, and unit 1108, with the largest plot, is only OMR 12,210 (0.6%) dearer. So with these villas the buyer is paying for the product and its setting, not for land by the foot.

A Design Family: What the Premium Is Not

One pattern on the lists deserves attention. The built-up areas of the villas in the three detached collections cluster around two sizes, a four-bedroom of about 3,400 to 3,600 sq ft and a five-bedroom of about 4,160 to 4,380 sq ft, and the unit codes use the same type numbers, V33 and V41, in all of them. We read that as a shared design family, with variants for each collection. It is our reading, not a statement from the developer, and it is worth asking about, because if it is right then the villas differ in finish, brand and position, and the table shows how much the market is asked to pay for those differences.

On that reading, a Fendi Casa villa costs about 2.8 times a Fairway villa of the same family, for 6% more area in the four-bedroom and 5% more in the five-bedroom, and about 2.15 times a Trump Golf Villa. The premium is therefore not for space. It is for the sea frontage, the Fendi Casa interiors, the private pool and gym that the press report describes, and the exclusivity of a smaller, more private collection. A buyer should be able to put a price on each of those, and the developer should be able to itemise them; if the answer is “the brand”, the question becomes how well a fashion-house interior will hold its value on resale in a market where there is, by the press report’s own account, no earlier example.

Price Per Square Foot Against the Rest of AIDA

At about $1,154 to $1,169 per square foot the Fendi Casa villas are priced like prime villas in other Gulf markets and not like anything else in Oman that we list. They are about 2.1 times the Trump rate, 2.3 to 2.7 times the Fairway rate and about three times the rate of the Amour Sans Détour attached villas. That makes them a different decision from every other AIDA collection: a buyer here is choosing a luxury branded mansion on a sea frontage and should compare it with similar offers in Dubai, Doha or the Mediterranean as well as with Omani alternatives.

Storms, Beach Access and Elevation

This is the collection where the cyclone question matters most. A villa at clifftop level, 130 metres above the sea, is out of reach of storm surge, though not of wind or runoff. A villa described as having direct beach access may be lower, and the Omani coast has a documented history of cyclones, including Gonu in 2007, which struck the Muscat and Sur coasts, as our guide to cyclone and flash-flood risk for Oman property buyers sets out. The listing says only “sea” for the view. Ask for the finished-floor level of each villa against the shoreline and the highest recorded storm tide, the planning approval and any drainage or sea-defence study, the building insurance certificate and the policy’s storm and flood terms, and a site plan showing where the villa stands in relation to the cliff and the beach path.

What It Costs to Hold an Oceanfront Villa

The price list gives no service charge. Earlier DarGlobal material for AIDA gave the villa service charge as AED 40 per square foot a year, billed in dirhams. We cannot tell whether that applies to this collection and we do not present it as current; the table shows what it would mean.

On that earlier rate the annual bill would be about $39,000 to $48,000, about 0.9% to 1.0% of the price, which is low as a share because the price is high. It is still a large absolute number, and a collection with a private pool, a gym and branded interiors to maintain may carry a higher charge than the community standard, or a lower one if the owners maintain their own. Get the figure in writing, per collection, in the billing currency, and ask what the owner must maintain at their own cost: the pool, the gym equipment, the Fendi Casa furnishings and the garden. Our guide to service charges in Oman sets out what a charge should include.

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 villa here is far above the OMR 200,000 single-property threshold for Oman’s 10-year Golden Residency, by a factor of more than eight, which helps only if the community qualifies as an Integrated Tourism Complex. That is a question for the developer and the authority: 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 AIDA 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.

Paying a Seven-Figure Sum in Rials

The list is in Omani rials, pegged to the dollar. A dollar buyer has no exchange-rate risk, but at this size the exchange rate between your own currency and the dollar matters more than almost any negotiating point. Using the ECB reference rates, the table shows what a euro buyer would have paid for the cheapest and dearest villas on three dates.

The same villa, at the same rial price, cost a euro buyer about €1 million more at the end of September 2022 than at the start of 2021, and about €0.7 million less than that by October 2026. Our guide to the Omani rial peg explains the pattern and the practical tools: staged conversion, forward contracts and a dollar balance. If you plan to borrow, see mortgage in Oman for foreigners; the brochure mentions a mortgage programme and we have not seen its terms.

Living at AIDA: Amenities and Distances

Owners at AIDA have access to the Residence Club, which the brochure describes as including a pool, gym, steam and sauna, padel court, restaurants, a pharmacy and clinic, a nursery and a prayer room. The Trump International Golf Club is a members’ club to which owners and outsiders may apply, so a Fendi Casa villa does not automatically carry membership. 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 the drive yourself.

Buying, Protection and Delivery

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. At seven figures the protections deserve proper attention. 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 covered and where money is still exposed. Ask where the escrow account is held, who certifies construction milestones, what the delay remedy is and whether there is a long-stop date with a refund. The price list gives no handover date, and for a collection that is, by the press report, being launched, we would expect the construction programme to be a long one. Our guide to Oman payment plans shows what other developers ask for.

Rental and Resale

The brochure promotes AIDA for short-term rental, but at a price of $4.2 to $5.1 million a villa is a lifestyle purchase and not a yield play: an illustrative 4% gross yield on the cheapest villa would be about OMR 64,700 a year before costs. We have no occupancy or rate data for AIDA and will not invent any. On resale the market for ultra-luxury villas in Oman is thin, and a branded collection that is the first of its kind in the country has no precedent for resale values, so we would not underwrite capital growth; see selling property in Oman and our guides to rental yields in Oman and renting out an Oman property from abroad.

Who These Villas Suit

The collection suits a buyer for whom the sea frontage, the Fendi Casa interiors and the exclusivity are the point, who is comfortable with a seven-figure ticket, and who has the documents to hand on elevation, specification and service charge. It suits a buyer who values design and a brand over value per square foot. It does not suit a buyer who wants the best return, the lowest price per foot or a straightforward comparison: the Trump Golf Villas and the Fairway Villas offer similar footprints on the golf course at a fraction of the price.

Branded Living at AIDA: The Wider Pattern

The Fendi Casa collection is one of several brand partnerships at AIDA, and the brochure’s description of DarGlobal places it in a pattern. It says DarGlobal has partnered with more than ten luxury brands, among them Trump Organization, Aston Martin, Lamborghini, ELIE SAAB, Marriott Residences, Missoni, Mouawad, Pagani and Versace, and the press report calls the Fendi Casa villas the developer’s first collaboration with the brand and the first development in Oman with interiors by a fashion house’s in-house label. Branded residences are a growing category in the Gulf, and the value of the brand depends on the contract: who owns the licence, how long it lasts, who delivers the interiors and who pays to maintain them. For a buyer, the practical consequence is that the Fendi Casa name is worth no more than the rights and finishes that come with it, and those are to be found in the agreement, not in the name.

Comparing With Other Markets, Carefully

At $1,154 to $1,169 per square foot the Fendi Casa villas invite comparison with prime villas elsewhere, and it is tempting to call the price a bargain against Dubai or the Mediterranean. We would be careful, for three reasons. First, the comparison is only fair like for like: a villa with a private pool, a gym, furnished interiors and beach access in a gated community of this kind, in a market with a liquid resale record, is a different asset from one without a track record. Second, Oman’s market for homes at this price has few precedents, so exit depends on a small pool of buyers; our guide to selling property in Oman covers the process. Third, running costs, fees and taxes differ by country, and what matters is the total cost of ownership and the realistic exit, not the headline rate per foot.

Position, View and Privacy

The list says “sea” for every villa, but a sea view can mean a framed glimpse or an unobstructed panorama, and the press report’s promise of unobstructed views is a claim about each villa’s position. Because the plots on the list vary by up to about 665 square feet within a type, and the price does not follow them, the villas are probably not identical in position. Ask for a site plan that shows the orientation of each villa, the distance to its neighbours, the route of any beach path and whether anything could be built in front of the view, and visit the site if you can. At this price, privacy is part of what you are buying, and it is determined by the layout of the plots.

Design and Specification: What Is Known and What Is Not

For the villas with the highest price on any AIDA list, the documents are the thinnest. The price list gives area, plot, view and price; the press report adds Fendi Casa interiors, a private pool and gym in each villa, beach access and sea views. There is no specification, no floor plan and no description of what “interiors by Fendi Casa” includes. At a price of $4.2 to $5.1 million a buyer should expect, and ask for, a complete written specification before paying the token: structure and storeys, glazing, finishes, kitchen and appliances, bathrooms, the pool and gym equipment, air conditioning, smart-home systems, landscaping, parking, furniture and what is sold with the villa.

The brochure’s renders do not show these villas, so the images on this page show AIDA villas in general and are illustrative; we will add Fendi Casa renders when the developer supplies them. A site plan showing the villa’s position on the cliff and relative to the beach is the most useful single document for a buyer, because position decides view, privacy and storm exposure.

Step by Step: From Enquiry to Handover

1. Choose the unit, not just the collection. Ask for the current availability of the Azure Oceanfront 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 list carries no completion date. The 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; the Fendi Casa collection was launched later than both, so those dates may not apply to it. Treat any date as provisional until it is in the agreement with a remedy, and ask for the current construction programme and site photographs. Our handover calendar for Oman shows how other developers’ announced dates compare with delivery.

Questions to Ask Before You Reserve

• Where exactly does each villa stand: clifftop, partway down or at the shoreline, and what is its finished-floor level against the sea?
• What does “interiors by Fendi Casa” include, and is it furnished at handover?
• Does every villa have the private pool and gym the press report describes, and who maintains them?
• How many of the 19 mansions exist, how many are sold, and why are only six on the list?
• What are the payment plan, handover date and long-stop date?
• What is the service charge, in which currency, and what is left for the owner to maintain?
• What is the specification, and is there a floor plan for the V33G and V41G?
• What is the planning approval, drainage study and insurance for a villa this close to the sea?
• Does the community qualify as an Integrated Tourism Complex for Golden Residency?
• Can I fix the exchange rate for each instalment?

Frequently Asked Questions

How much does an Azure Oceanfront Villa by Fendi Casa cost?

On the developer’s price list, OMR 1,618,700 (about $4,209,915) for a four-bedroom villa and OMR 1,944,500 to 1,956,710 (about $5.06 to $5.09 million) for a five-bedroom villa.

How many villas are there?

A press report on the launch says there are 19 mansions. Six are on the price list we hold.

What does Fendi Casa do in these villas?

The press report says the villas are finished with interiors by the Italian luxury brand Fendi Casa. Ask the developer exactly what that includes.

Do the villas have a pool and gym?

The press report says each villa has a private outdoor pool and a dedicated gym. Confirm this per villa in the specification.

Is there beach access?

The press report says the mansions have direct beach access. The price list says only that the view is the sea; ask where each villa stands relative to the cliff and the beach.

Do the villas qualify for Golden Residency?

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

What is the reservation amount?

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

Request the Azure Oceanfront Villas price list and availability

Sources: DarGlobal unit price list for AIDA Azure Oceanfront Villas by Fendi Casa and the DarGlobal AIDA brochure, as supplied to UInvest; press report of the launch published by PropTech Pulse; developer information at darglobal.co.uk/aida. Euro figures use ECB reference rates retrieved through the Frankfurter public API. Dollar conversions use the peg of 2.6008 and are rounded. The design-family reading and all 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.