Jood vs Yamal: Talaat Moustafa’s Two Oman Communities Compared

Jood vs Yamal: Talaat Moustafa’s Two Oman Communities Compared

Jood vs Yamal is the comparison most people make once they find that Talaat Moustafa Group (TMG) launched two Oman communities together, with the same partner, the same sales agent and the same family of payment plans. The two projects look similar on a brochure but sit in different places and sell different homes: Jood is an inland residential community inside Sultan Haitham City, while Yamal is a coastal development on the Al Manuma shoreline of Al Seeb, west of Muscat. This guide was checked on 16 October 2026 and sets them side by side using our two listing pages for prices, sizes and payment terms, and named official and press sources for everything else.

You will find the setting and site area of each project, the unit counts as the developer and the press reported them, entry prices and sizes with the arithmetic shown, the 4.5-, 6- and 8-year payment plans worked out in rials, the handover quarters stated by the developer, the tenure and Integrated Tourism Complex (ITC) wording, the Golden Residency and Owner Visa position, the partner structure and sales mandate, and the one construction award reported so far. Prices come from our listing pages as of 16 October 2026, are entry points that can change, and use the fixed peg of OMR 1 = $2.6008.

Jood vs Yamal at a Glance

The table below puts the headline facts from our two listing pages in one place. Where a figure is the developer’s own, it is labelled that way, because the sale and purchase agreement (SPA) is the only document that fixes what a buyer is actually owed. Both pages describe the projects as freehold, and the Jood page adds that the title is registered in the buyer’s name.

Two readings of this table need care. The entry units are different sizes and types, so the lower headline price at Yamal reflects a smaller unit, not a lower rate per square foot. And the unit counts are the developer’s planning figures for the whole master plan, not the number of homes currently released for sale.

Who Is Behind Both Projects

TMG is an Egyptian developer founded in 1970 and listed on the Egyptian Exchange. Its Egyptian communities include Madinaty and Al Rehab, and our Jood page cites its own sales material for its delivered area and number of homes. According to the Al Muhaidib Group’s announcement, TMG and the Saudi conglomerate Al Muhaidib Group launched Jood and Yamal together in Oman on 2 December 2025, with a combined investment above $5 billion, a combined area above 4.9 million m2 and more than 15,000 residential and tourism units. The same release says the projects support Oman Vision 2040 and that the event took place under the patronage of a member of the Omani royal family.

The land deal came first. On 19 May 2025, TMG and the Ministry of Housing and Urban Planning signed an agreement for two adjacent plots west of Muscat, which Times of Oman and Daily News Egypt reported as worth about OMR 1.5 billion ($3.9 billion) and about 13,000 residential and hotel units. The agreement was signed by the Minister of Housing and Urban Planning, Dr Khalfan Al Shueili, and by Hisham Talaat Moustafa as chairman of Talaat Moustafa Group Muscat for Real Estate Development, the company named as developer in later reports of Jood contracts. Oman Observer coverage of the December 2025 ceremony cites a combined investment of OMR 1.7 billion, which is about $4.4 billion at the peg. The different totals reflect different dates and scopes of reporting, not a contradiction a buyer needs to resolve.

The launch material presents Jood and Yamal as a partnership between TMG and Al Muhaidib Group, and this guide describes them in those terms. The sources support that both projects share the developer, the partner and the sales channel, which is why the comparison turns on location, product and payment terms rather than on who stands behind the project.

Hamptons International Oman holds the exclusive international sales mandate for Jood and Yamal, announced on 8 February 2026 and reported by Muscat Daily. The report calls Hamptons the exclusive third-party sales agent for both the local and international markets, says it plans roadshows and client outreach through its offices in the GCC, Europe, India and Russia, and lists likely buyers as lifestyle relocators, second-home buyers, long-term investors and family offices. Unit availability and unit-level prices change with each release, so the current developer sheet is the reference for a named unit.

Jood vs Yamal: Setting and Site Area

Jood is part of Sultan Haitham City, the government-planned new city in Al Seeb announced in 2023 and covered in our Sultan Haitham City investor guide. Our Jood page puts the community on 2.7 million m2, with nearly half of the site as green space and buildings covering about 15% of the land, all per the developer’s sales material. The page lists an airport distance of about 24 km and gives developer drive-time estimates to shops, schools, a hospital and two universities, which are compared further below.

Yamal is a different kind of site. The May 2025 agreement described a plot of about 2.2 million m2 on the coast, directly west of Beit al Baraka Palace, about 4 km from Sultan Haitham City, and bordering the 215,000 m2 Al Naseem Heritage and Entertainment Park, according to Times of Oman. Our Yamal page gives 2.21 million m2 and 1,760 m of Gulf of Oman shoreline, and later reports place it on the Al Manuma coastline of Seeb. The coastal frontage is the structural difference: it is what allows the marina, the lagoons and the beach-cabin format that Jood, being inland, does not have.

The two plots together make the 4.9 million m2 quoted at signing: 2.7 million plus roughly 2.2 million. The May 2025 reports also said an electric train would link the two projects, as a plan stated at signing. Both projects were also said to devote more than half their combined area to green and open space.

Scale and Mix: How Many Homes, and of What Kind

Jood’s figure is specific: 7,746 homes, of which 5,352 are apartments and 2,394 are villas. That is a split of about 69% apartments and 31% villas, worked as 5,352 divided by 7,746 and 2,394 divided by 7,746. Across 2.7 million m2 it is about 2,869 homes per square kilometre. Yamal’s planning figure is about 6,200 homes on 2.21 million m2, which is about 2,805 per square kilometre. On the developer’s own figures the two master plans are therefore built to a similar density, even though one is a city district and the other a waterfront.

The mix differs more than the density. Jood’s formats on our page are apartments, quatro villas (semi-detached villas grouped in fours) and standalone villas. Yamal’s page lists villas, beach cabins, apartments and hotel-serviced apartments, with apartment buildings of roughly seven to eight storeys in the renders. Yamal also carries a hospitality component that Jood does not: the launch reports describe Yamal’s total as residential and hospitality units, and the Oman Observer ceremony report says over 6,000 residential and hospitality units, whereas TradeArabia gives over 6,200 residential units. The sensible reading is that about 6,000 to 6,200 is the planned total, with the exact residential share set by phasing.

In the Jood vs Yamal numbers, the first phases are small compared with the master plans. The Oman Observer reported 600 units in Jood’s first phase and 700 in Yamal’s at the ceremony of 1 December 2025. Six hundred is about 7.7% of Jood’s 7,746 homes, and 700 is about 11.3% of Yamal’s 6,200. Everything beyond those first phases depends on later releases, which is a reason to read the SPA for the phase and building a given unit belongs to rather than for the community as a whole.

Jood vs Yamal: What Each Project Sells

Our Jood page lists four entry points by type, each from the smallest size offered in that type. The prices below are as stated on the page on 16 October 2026; the per-square-foot figures are the page’s approximate rates, and the check column recomputes them from the price and size shown.

The Jood page says prices are entry points that vary by floor, orientation, plot and phase availability, and that villas come with two covered ground-level parking spaces while apartments have parking within their block. The community-wide size range on the page runs from about 69 m2 (748 sq ft) for a one-bedroom apartment to about 367 m2 (3,946 sq ft) for a villa.

Yamal’s page offers four layouts, but states an entry price for one of them, the one-bedroom apartment. The table gives the layouts as listed, with the price where the page states it.

One coincidence helps the comparison. Yamal’s two-bedroom apartment and Jood’s two-bedroom apartment are the same size on the two pages, 106 m2 or 1,141 sq ft. Jood’s is OMR 78,437 ($204,000) from our page; Yamal’s price for that layout is set per unit, so a like-for-like price comparison has to come from the unit-level price sheet. The masterplan range on the Yamal page is wider than what is offered, 1 to 8 bedrooms and 51 to 663 m2, with 743 to 2,831 sq ft currently offered.

Price per Square Foot and per Square Metre

The cleanest way to compare entry points that differ in size is a rate per unit of area. Jood’s two-bedroom entry works out at OMR 78,437 divided by 106 m2, which is about OMR 740 per m2. Yamal’s one-bedroom entry works out at OMR 63,750 divided by 69 m2, which is about OMR 924 per m2, matching the OMR 924 shown on the Yamal page. In dollars that is about $179 against about $223 per square foot, so on the entry units Yamal’s rate is about 25% higher (223 divided by 179 is 1.25).

Our price-per-square-metre ranking of 29 Oman projects uses the same entry units and places Jood at OMR 741 per m2 and Yamal at OMR 923 per m2, the small differences being rounding. The ranking reports a Sultan Haitham City range from OMR 414 per m2 at the Hay Al Wafa two-bedroom to OMR 960 per m2 at Wadi Zaha, and Jood sits inside it. Two cautions apply. A rate per square foot from one entry unit says nothing about the rate on a larger or higher-floor unit in the same project; Jood’s own page shows $161 for the four-bedroom apartment and $184 for the three-bedroom. And a rate per area says nothing about what the area includes, because a coastal community, a marina and hotel services are part of what the Yamal rate pays for.

Payment Plans Compared, With the Arithmetic

Both projects use the same opening structure on the 4.5-year plan: 2.5% on booking, 17.5% within one month, 15% at 12 months and 15% at 24 months. Our Jood page then lists three instalments of 15% each, 45% in total, every 6 to 8 months over the following two years, and 5% on completion. The percentages sum to 100: 2.5 plus 17.5 plus 15 plus 15 plus 45 plus 5. Yamal’s page lists the same 4.5-year plan and adds a 6-year plan and two 8-year options with smaller up-front percentages. The plan names are the developer’s; the SPA fixes each due date.

Applied to Jood’s two-bedroom entry price of OMR 78,437 ($204,000), the 4.5-year plan produces these amounts, rounded to the nearest rial:

The first month therefore requires 20% of the price, OMR 15,687 ($40,800), which matches the figure on the Jood page. For the Jood villa entry at OMR 158,567 ($412,400), the same 20% is OMR 31,713 ($82,480), with $10,310 due at booking. The share paid before completion is 95% on this plan, and the last 5% waits for completion, a point our payment-plan comparison makes for every project it covers: the share paid before the keys is more informative than the number of instalments.

Yamal’s four options, applied to the OMR 63,750 ($165,800) one-bedroom entry, show how the up-front commitment changes:

On the 6-year and 8-year plans the remainder is paid in monthly instalments followed by annual or semi-annual ones, according to the structures on our Yamal page. Spread across the instalment counts listed there, the 6-year plan averages about 1.16% of the price per instalment (88% over 76 instalments) and the 8-year options about 0.81% to 0.86% (91.5% over 113 or 106 instalments). Those are averages, not the amounts due; the real amounts and dates sit in the SPA schedule.

Two further points on timing. The plan length is measured from booking, while the handover is a calendar target. Counted from a booking in October 2026, 4.5 years ends in April 2031, whereas the developer’s stated handover quarters are Q4 2029 for Yamal and Q1 2030 for Jood; the SPA schedule shows how the final instalments relate to completion. And the Jood plan has no 6- or 8-year alternative on our page, so a buyer who wants a smaller opening commitment would find the Yamal options only at Yamal.

Handover Dates and What Has Been Built So Far

In the Jood vs Yamal handover comparison, the developer’s stated dates are Q1 2030 for Jood and Q4 2029 for Yamal, the latter phased by unit. Our handover calendar lists the same two quarters and notes that one Yamal sales sheet gives Q1 2030, which is a reason to ask which phase and building a particular unit belongs to. Jood’s units are handed over finished but unfurnished: porcelain stoneware floors, painted walls and ceilings, wooden internal doors, installed sanitary ware and split-system air conditioning, with kitchen units, wardrobes and furniture not included. Our Jood page suggests allowing 8% to 12% of the purchase price for fit-out, which is OMR 6,275 to OMR 9,412 ($16,320 to $24,480) on the OMR 78,437 entry apartment.

The construction record so far is recent. The only Jood contract award reported is the one covered by the Oman Observer on 8 October 2026: a letter of award dated 6 October 2026 from Talaat Moustafa Group Muscat Company for Real Estate Development to Msandh Al-Emdad, a Saudi company wholly owned by the Saudi-listed Al Kathiri Holding, for 160 villas and preliminary site grading under Package V1.1. The value is RO 11.285 million, about $29.35 million, excluding VAT. The paper says the figure was set for award purposes and the final price depends on value engineering and a final agreement; the final contract is expected on 5 November 2026; and works are scheduled for 24 months from a commencement date still to be agreed. The disclosure was made by Al Kathiri to the Saudi Exchange.

Some arithmetic puts that award in proportion. 160 villas are about 6.7% of Jood’s 2,394 villas and about 2.1% of its 7,746 homes. Dividing RO 11.285 million by 160 gives roughly RO 70,500 per villa, but that is an average over a scope that also includes site grading, so it is not a per-villa build cost. For Yamal, the reports describe the December 2025 groundbreaking and the planned marina, with curved piers forming an inner harbour, a yacht club and water-sports centres.

Jood vs Yamal on Tenure, ITC Wording and Who Can Buy

Both pages say the title is freehold. The Jood page adds that the title is registered in the buyer’s name and that the sales agent describes it as an Integrated Tourism Complex development; for Yamal the page describes ITC freehold on the same footing as other Muscat ITC communities. The Muscat Daily report of the Hamptons mandate, dated 8 February 2026, describes both projects as large ITC developments planned in Oman and says foreign nationals can buy freehold residential property in them. A Muscat Daily column of 19 August 2026, written by the Muscat advisor Waleed Al Abri, cites the Ministry of Housing and Urban Planning’s late-June 2026 statement that foreign ownership is not open nationwide and is limited to areas named under existing law, with Sultan Haitham City among the named future cities.

The practical point is that eligibility for foreign ownership is decided by designation and by project, not by the word freehold on a brochure. Our comparison of Oman’s ITCs and our developer guide set out the established ITCs for context, and the developers hub lists the profiles. Neighbouring projects inside Sultan Haitham City have their own tenure wording, so the Jood terms should not be read across to them or the reverse. The Ministry’s statement, as Muscat Daily’s column reports it, also concerned ownership areas; the residency decision discussed next changed residency, not where foreigners may own.

Residency: Golden Residency and Owner Visa

Two different routes are relevant, and they should not be conflated. Golden Residency is a 10-year renewable residency applied for through the Invest Oman platform; for property, our position is that it requires a single ITC property worth at least OMR 200,000 ($520,160), decided by the Royal Oman Police, and our residency guide notes that the property route covers ITC units with a valid title deed. The Owner Visa, introduced by Royal Oman Police Decision 87/2026 and reported by Muscat Daily on 21 June 2026, has no minimum property value, needs no sponsor and is tied to ownership: it is granted on a certificate from the competent authority, lasts six months to one year and is renewable, allows stays of up to three months per entry, extends to a spouse and first-degree relatives, and ends if the property is sold or ownership is otherwise transferred. The Oman Observer, Muscat Daily and Gulf News coverage all describe it as covering buyers whose unit registration is not yet complete, which is the position of an off-plan buyer.

The threshold arithmetic for the entry units on our two pages is below. The gap is the amount by which the entry price falls short of OMR 200,000.

No entry unit on either page reaches OMR 200,000 on its own. Larger layouts could, but the pages do not state their prices, so any threshold test has to be made against a named unit in the price sheet. As an illustration only, at the Jood villa entry rate of about $172 per square foot, OMR 200,000 ($520,160) corresponds to about 3,028 sq ft (about 281 m2), which is inside the 367 m2 upper size of the Jood range; at Yamal’s entry rate of about $223 per square foot it corresponds to about 2,332 sq ft (about 217 m2), which is inside the 263 m2 Yamal villa. Rates change with size and floor, so these are not price estimates. Our Golden Residency vs Owner Visa guide sets out both routes in full.

Facilities, Specification and Drive Times

The facilities lists on the two pages reflect the setting. Jood’s list is neighbourhood-scale: swimming pools with sunbathing terraces, sports courts, children’s playgrounds, walking areas and cycling paths, parks, shops and restaurants, mosques, a retail and services hub and a Sports and Social Club that the page describes as part of the master plan, with separated pedestrian, cycling and vehicle routes. The May 2025 agreement reports gave 190,000 m2 for the club and 140,000 m2 for commercial and service space on the Jood plot, as planned areas at signing. Yamal’s list is resort-scale: an international marina and yacht club, saltwater lagoons and water canals, pools with sun terraces, hotel-style services and sea-view hotel accommodation, a seaside retail promenade with cafes and entertainment venues, sports courts, walking and cycling trails, and landscaped grounds with a central park, lakes and green islands. The Yachting Magazine report of 22 December 2025 describes the Yamal marina as an international marina with curved piers forming an inner harbour and an onshore complex with a yacht club, yacht services and water-sports centres.

Both pages describe a similar handover finish. Jood has sandstone-toned cladding panels, wrought-iron balconies and double-glazed aluminium-framed windows; Yamal has milky and light-grey panels, glass balcony railings and double-glazed aluminium panoramic windows, a fire-rated entrance door and wooden interior doors. Both specify split-system air conditioning, porcelain stoneware surfaces and installed sanitary ware, and both are handed over finished.

Drive times matter for an inland community and a coastal one differently. The table lists the developer’s own estimates from each sales material, so the two columns name different places and are not a like-for-like test.

The two columns point in opposite directions. Jood’s list names services in and around Seeb, so the minutes are short. Yamal’s list is built around the sea and the marina, so its nearest beach is a 5-minute drive while the nearest hospital and university are further. These are estimates for planning, not timetables, and traffic and the opening of the planned retail areas inside each project will change them.

Costs Beyond the Price: Transfer Fee, Service Charges, Tax and Escrow

The Yamal page states a 3% property transfer fee for foreign buyers, which is OMR 1,912.50 (about $4,974) on the OMR 63,750 entry unit. The same rate applied to Jood’s OMR 78,437 entry apartment would be OMR 2,353 ($6,120). Both pages quote service charges in rials per square metre per year; the service charges guide explains how the figure is set and what it covers. Bank financing for non-residents is covered in the mortgage guide, and the Yamal page gives an indicative figure of about 70% loan-to-value, which on the entry unit would be OMR 44,625 ($116,060).

Personal income tax is the new item for owners who rent out. Royal Decree 56/2025, issued on 22 June 2025 and published in Official Gazette No. 1602 on 30 June 2025, starts Oman’s personal income tax on 1 January 2028, at 5% above OMR 42,000 a year; Deloitte’s summary describes the 5% as applying to net taxable income above the threshold, after allowed deductions. Our position is that rental income is in scope. As a simple example, net taxable income of OMR 50,000 would produce 5% of the OMR 8,000 above the threshold, which is OMR 400. Our property tax guide covers the property-level taxes, and the tax applies to whichever of the two projects an owner holds.

The off-plan protection that applies to both is the real estate law. Royal Decree 79/2025, which issues the Law Regulating Real Estate, was issued on 10 September 2025 and published in Official Gazette No. 1613 on 14 September 2025. It takes effect 180 days after publication, which falls on about 13 March 2026, repeals the earlier escrow system of Royal Decree 30/2018, and requires the Minister of Housing and Urban Planning to issue the executive regulation within a year of the law taking effect, according to the decree.om entry. The Jood page states that under this law licensed developers open a separate escrow account for each project, with payments released against verified progress, and our guide to Law 79/2025 covers what it changes for off-plan buyers. Our off-plan marketing threshold article sets out what a developer must have before selling. These are the rules a payment plan sits inside; they are the reason the SPA and the escrow arrangement for the specific phase are the documents to read.

Resale before completion is by assignment under the developer’s policy, according to both pages. The guide to selling property in Oman explains assignment and the costs around it. For a buyer who may change plans within the payment period, the relevant SPA clauses are the assignment fee, the consent required and whether instalments already paid transfer with the unit. TMG’s sales target for the two projects, $4.7 billion over their lifetimes according to EnterpriseAM’s report of the launch, is the developer’s own estimate and is not a resale or market-value figure.

Neighbours in the Same Market

Jood is not the only Sultan Haitham City project, and the neighbouring pages show how its entry points sit in the district. The figures come from our listing pages as of 16 October 2026.

Reading across the rows, the Jood villa entry of OMR 158,567 ($412,400) for 2,400 sq ft sits below the Sarooj Oasis villa entry of OMR 172,178 ($447,800) for 2,307 sq ft, while Hay Al Wafa’s entry apartment is 1,700 sq ft at about $100 per square foot against Jood’s 1,141 sq ft at about $179. The units differ in size and bedroom count, so the table is a map of entry points, not a ranking. The Hay Al Wafa and Sarooj Oasis pages carry their own payment terms and handover dates, which are shorter and different in structure from TMG’s.

Questions to Put to the Sale and Purchase Agreement

Because the two projects share a developer, most of the useful differences come down to wording in the SPA and the price sheet rather than to the marketing. The table collects the points where the Jood and Yamal pages differ, with the question each raises. These are things to read, not instructions.

Frequently Asked Questions

Who develops Jood and Yamal?

Both are developed by Talaat Moustafa Group, which launched them in Oman with the Saudi Al Muhaidib Group on 2 December 2025, according to the Al Muhaidib announcement. The Jood vs Yamal question is therefore about location and product, not about the developer.

How far apart are Jood and Yamal?

Times of Oman’s report of the May 2025 agreement put the tourism plot about 4 km from Sultan Haitham City, where Jood sits. Our pages give airport distances of about 24 km for Jood and 27 km for Yamal.

Which has the lower entry price in the Jood vs Yamal comparison?

Yamal’s stated entry is lower in absolute terms, OMR 63,750 ($165,800) for a 69 m2 one-bedroom, against OMR 78,437 ($204,000) for Jood’s 106 m2 two-bedroom. Per square foot the order reverses: about $179 at Jood and about $223 at Yamal. The units are different, so neither figure is a like-for-like price.

Do the payment plans differ?

Yes. In the Jood vs Yamal payment comparison, both offer a 4.5-year plan with 2.5% on booking and 17.5% within a month. Our Yamal page adds a 6-year plan (2% on booking, 10% within a month) and two 8-year plans (1.5% on booking, 7% within a month). Each due date is fixed in the SPA.

What are the handover dates?

The developer’s stated handover is Q1 2030 for Jood and Q4 2029 for Yamal, phased by unit. These are targets; the SPA states the contractual dates, and Jood vs Yamal handover quarters can differ by phase.

Can foreigners buy freehold in both?

Both pages state freehold open to foreign buyers, and the Muscat Daily report of the sales mandate describes both as ITC developments. Foreign ownership in Oman depends on designation, so the title basis for the specific plot is the document to check.

Does buying in either project give residency?

Not by itself. Golden Residency requires a single ITC property worth at least OMR 200,000, decided by the Royal Oman Police, and no entry unit on our pages reaches that figure alone. The Owner Visa under Royal Oman Police Decision 87/2026 has no minimum value, needs no sponsor and lasts only while the buyer owns the property.

Has construction started?

A cornerstone ceremony took place on 1 December 2025. For Jood, the Oman Observer reported on 8 October 2026 a letter of award of RO 11.285 million, excluding VAT, for 160 villas and site grading, with the final contract expected on 5 November 2026. The Jood vs Yamal build record so far is one reported contract award for Jood and a groundbreaking report for Yamal.

Who sells the two projects?

Hamptons International Oman holds the exclusive international sales mandate, announced on 8 February 2026 according to Muscat Daily. Unit availability and the price list should be read from the developer’s current sheet.

How does the 2028 income tax affect owners?

Under Royal Decree 56/2025, personal income tax starts on 1 January 2028 at 5% above OMR 42,000 a year, and our position is that rental income is in scope. It applies the same way to an owner at either project.

Last checked: 16 October 2026. Sources: Al Muhaidib Group launch announcement; Times of Oman, May 2025 agreement; Daily News Egypt, 19 May 2025; Oman Observer, cornerstone ceremony; TradeArabia via TTN, 25 December 2025; Yachting Magazine, 22 December 2025; EnterpriseAM, 2 December 2025; Muscat Daily, Hamptons mandate; Oman Observer, Jood villa package award; Oman Observer, property-linked visas; Muscat Daily, Owner Visa; Muscat Daily, 19 August 2026 column; Gulf News, sponsor-free visas; decree.om, Royal Decree 79/2025; decree.om, Royal Decree 56/2025; Deloitte Middle East, personal income tax; Invest Oman, Golden Residency.