Property Prices in Oman (2026): Index, Area Prices and Budgets

Property Prices in Oman (2026): Index, Area Prices and Budgets

As of 26 October 2026, property prices in Oman are rising on every official measure: the National Centre for Statistics and Information (NCSI) reported that its real estate price index was 22.7% higher in the second quarter of 2026 than a year earlier, with residential property up 24.6%, residential land up 28%, apartments up 17.2% and villas up 10.8%. Oman publishes that index rather than one average price, so what a home costs depends on where it stands and who may buy it: on the listing pages of new freehold projects open to foreign buyers, entry prices start at OMR 31,600 ($82,200) for an apartment in Sultan Haitham City, and Savills guide prices for flats in Al Mouj sit between about OMR 1,100 and OMR 2,300 per square metre.

This guide puts the published figures for property prices in Oman side by side and shows how each one is built. It covers the NCSI index and its weights, the 2025 to 2026 rise and the downturn that came before it, land prices by governorate, asking prices for flats and villas in Muscat taken from Savills Oman, the price bands of the Oman projects on our listing pages, what OMR 40,000, 60,000, 100,000 and 150,000 buy, the fees added on top, and how sale prices compare with rents. Every figure carries its source and date, the arithmetic is shown so that you can repeat it, and nothing here is a forecast or an invitation to buy.

Property Prices in Oman at a Glance

The table below collects the figures used in the rest of the guide. The first block comes from official statistics, the second from asking prices, and the third from the project pages and fee rules. Dollar values use the fixed rate of OMR 1 = $2.6008.

How Much Is Property in Oman? Why There Is No Single Average Price

A buyer who types “how much is property in Oman” into a search engine will find index percentages, transaction totals, asking prices and developer price lists, and each one answers a different question. An index percentage says how fast prices moved. A transaction total says how much money changed hands. An asking price says what a seller or a developer wants. None of them is an average price of a house in Oman, and the NCSI releases used in this guide do not contain one.

What the NCSI publishes

The NCSI real estate price index is built from data supplied by the Ministry of Housing and Urban Planning, which is named as the source under the NCSI table for the first quarter of 2026. The index has a base year of 2018, which means the 2018 level is set at 100 and every later reading is a multiple of it. The overall index stood at 121.9 in the first quarter of 2026, so the country’s registered real estate prices, as the index measures them, were 21.9% above the 2018 level. The same table splits the index into residential and commercial real estate, then into land, apartments, villas and other homes, and gives residential land for each governorate. It reports changes against the same quarter a year earlier and against the previous quarter, plus a weight for every line.

Alongside the price index, the NCSI reports real estate trading: the value and number of sales contracts, mortgage contracts and exchanges, and the number of property titles issued. Those series describe activity, not price levels, and the section on transactions below shows what can and cannot be derived from them.

Four kinds of price

Four kinds of figure circulate under the heading of property prices in Oman, and they should not be mixed in one calculation.

• Index change. A percentage against an earlier period, for a basket weighted heavily towards land. It cannot be turned into a price for a particular home.
• Transaction value. The registered value of contracts in a period, which mixes plots, houses, flats and commercial units, large and small.
• Asking or guide price. What a seller wants. Savills Oman calls its figures guide prices. They are not completed sales.
• Developer list price. The price of a unit in a new project, usually before completion, quoted by the developer or by an agent and described on our listing pages as the entry or starting price.

Two markets: designated complexes and the local market

Oman has two overlapping markets. The local market is where Omani citizens and, within limits, citizens of other Gulf Cooperation Council states buy land and houses in ordinary neighbourhoods. The second market is the set of designated developments in which foreign buyers can hold freehold title, mainly the Integrated Tourism Complexes (ITCs) such as Al Mouj, Muscat Bay and Jebel Sifah, together with some newer projects that are sold to buyers of every nationality. Hamptons International, in its first-half 2026 report quoted by the Oman Observer, said foreign-buyer interest was concentrated in Al Mouj Muscat, Muscat Hills, Muscat Bay and Jebel Sifah and described Sultan Haitham City as emerging as a freehold destination. Prices in the second market are usually quoted per unit by a developer, can sit well above prices for comparable floor area in the local market (the Savills sample below shows a gap of more than five times), and are the prices that foreign buyers actually face. Our guide on whether foreigners can buy property in Oman sets out who may buy where, and our freehold property guide explains the ITC route.

The Oman Real Estate Price Index: What the Official Numbers Say

The most recent official release covers the second quarter of 2026. It was reported by Times of Oman on 19 September 2026 from NCSI data and compares April to June 2026 with April to June 2025. The overall real estate price index rose 22.7%. The commercial index rose 12.4%, with commercial land up 19.2% and industrial land down 3.9%, while shop prices fell 12%. The residential index rose 24.6%, led by residential land at 28%, then apartments at 17.2%, villas at 10.8% and other houses at 0.6%.

Four quarters side by side

The table sets the last four releases next to each other, each a change against the same quarter of the previous year. Sources are the Oman News Agency reports carried by Arab News (third quarter of 2025), Times of Oman (fourth quarter of 2025 and second quarter of 2026) and Oman Observer (first quarter of 2026). A dash means the report did not give a figure.

Three patterns stand out. First, residential land in Muscat Governorate has risen by more than 40% a year in each of the four releases, and nothing else in the table moves so steadily. Second, apartments and villas swap places: apartments were up 22.4% in the third quarter of 2025 and 0.6% in the fourth, villas were up 20.6% in the fourth quarter and 9.0% in the first quarter of 2026. Third, shop prices are the only line in the table that has fallen in every release.

Index levels and weights in the first quarter of 2026

The NCSI table for the first quarter of 2026 also prints the index level and the weight of each line, which the press reports do not. The levels below use 2018 as 100. The weight is the share of the whole index that the line carries.

The weights change how the headline should be read. Residential land carries 52.9 of the 100 points, and Muscat residential land alone carries 22.5. Apartments, villas and other homes together carry 15.0. Adding commercial land (25.9) and industrial land (4.5) to residential land, land accounts for 83.3 of the 100 points. The headline number is, in effect, a land index with a thin layer of buildings on top. A reader who sees “prices up 22.7%” and thinks of the price of a flat is reading a different quantity from the one the statistician measured.

The levels show how uneven the movement is from one quarter to the next. Muscat residential land went from 120.9 to 156.5 in a single quarter, a rise of 29.5%, while villas fell 3.6% and apartments rose 11.7% over the same three months. Swings of that size in a quarter suggest the series responds strongly to which plots happen to trade. The NCSI table does not show the number of transactions behind each index point, so there is no way to test that from the published figures; the practical consequence is that one quarter’s change is weaker evidence than the run of four.

The 2025 Surge in Property Prices in Oman Explained

The rise of 2025 and 2026 followed a fall. The NCSI figures for the third quarter of 2024, reported by the Saudi site Amlak on 7 December 2024, showed the residential price index down 1.9% on a year earlier, with residential land down 1.0%, villas up 2.5% and apartments down 12.9%. By the first quarter of 2025, according to Arab News on 15 June 2025, residential prices were up 7.3% on a year, and the quarter-on-quarter change in the residential index was 5.5%. In the third quarter of 2025 the residential index was up 18.7%.

What the numbers show about the cause

The statistics identify where the rise came from even though they do not give reasons. Residential land in Muscat Governorate rose 17.4% on a year in the first quarter of 2025, then 48.3% in the third quarter, and has stayed above 40% since. Because land carries most of the weight, that one line explains much of the headline. Apartments, whose index had fallen almost 13% a year earlier, rose 22.4% in the third quarter of 2025, a rebound that starts from a lower base. Villas were the stronger line in the fourth quarter. Between the first quarter of 2025 and the first quarter of 2026 the overall index went from 105.2 to 121.9.

Several market reports add context on demand, and they should be treated as reported observations rather than proven causes. Savills Oman, in its first-quarter 2026 report of 29 April 2026, put total property transaction value at OMR 678 million for the first three months, up 18.4% on a year earlier. In the half-year report summarised by the Oman Observer on 13 September 2026, Hamptons International put traded value in the first half of 2026 at OMR 1.434 billion, made up of OMR 688.1 million of sales contracts and OMR 740.2 million of mortgage contracts. Mortgage contracts therefore exceeded outright sales in value, so a larger share of the traded value was backed by bank lending than by outright sales.

Transactions through August 2026

The most recent NCSI trading figures, reported by the Oman Observer on 22 September 2026, put the value of sales contracts at about OMR 954.1 million by the end of August 2026, up 14.5% on the same period of 2025, and total traded real estate value at about OMR 1.72 billion by the end of July, up 7.7% from OMR 1.59 billion. An earlier NCSI release for January to May, reported by the Oman Observer on 15 July 2026, gives enough detail to work out an average contract.

Two things follow from the arithmetic. The average sales contract was about OMR 19,800 in January to May 2026, almost unchanged from OMR 19,600 a year earlier, even though the land index rose by more than a quarter. That does not contradict the index, because the average blends plots, houses, flats and commercial units, and the mix of what traded can offset price changes. It does mean the average contract value cannot stand in for the price of a house, which on every listing in this guide is several times larger. The second point is that the number of mortgage contracts rose by about a fifth while the number of titles issued fell, so more of the registered activity involved borrowing even as fewer titles were issued.

Our own Oman real estate market outlook and the question of whether 2026 is a good time to buy property in Oman discuss what this means for different kinds of buyer; the figures above are the data they draw on.

Land and Property Prices in Oman by Governorate

Land is the largest part of the official index, so the governorate breakdown matters more than any other split. The NCSI table reports residential land for each of the eleven governorates. The table below combines the changes reported for the first quarter of 2026 (Oman Observer, 13 June 2026) and the second quarter of 2026 (Times of Oman, 19 September 2026) with the index level and the weight from the NCSI first-quarter table. Each governorate has its own 2018 base of 100, so the levels show growth since 2018 inside one governorate and cannot be compared from one row to another.

What the governorate table shows

Muscat is the only governorate that combines a large weight with a large rise in both quarters. At 156.5, the Muscat residential land index in the first quarter of 2026 was 56.5% above the 2018 base, while the national residential land index stood at 122.9 and Dhofar at 105.2, only 5.2% above its base. Muscat, South Al Batinah and North Al Batinah together carry 39.7 of the 52.9 points given to residential land, so a change in those three drives the national figure.

The small governorates swing widely. North Al Batinah, the governorate that contains Sohar, moved from +0.2% in the first quarter to +29.0% in the second. North Ash Sharqiyah moved from -14.9% to +17.3%, Al Buraimi from +25.9% to +3.1%, and Al Wusta, which contains Duqm, from +2.0% to -16.0%. Governorates with weights of a point or less are probably moved by a handful of registered deals, though the NCSI table does not list transaction counts, so that remains an inference from the size of the swings. A single quarter in a small governorate is not a trend.

Prices per square metre of land

None of the NCSI releases used here states a price per square metre of land, and asking prices for plots vary by location, size and whether they are serviced, so this guide gives no per-metre land figure. The plots on our listing pages are a different product. The Jebel Sifah land plots from Muriya start at 1,000 m² and OMR 500,000 ($1,300,400), and the Salalah land plots in Hawana start at OMR 750,000 ($1,950,600) for lagoon views and OMR 1,000,000 ($2,600,800) for direct sea views. According to both pages the price includes the construction of a three-bedroom-plus-maid’s-room or four-bedroom-plus-maid’s-room villa, with 20% paid at reservation and the rest over three years, so the figure is a land-and-house price and cannot be divided into a land rate. The same community offers a one-bedroom villa on a 260 m² plot in Olive Farms for OMR 75,000 ($195,100) per our listing page, which shows how much the product differs. Our guide on buying land in Oman as a foreigner explains which plots a foreign buyer may hold.

Muscat Property Prices: What Flats and Villas Are Asking

Muscat is where most of the foreign-buyer market sits, and Savills Oman’s property search is a public source of asking prices there. On 26 October 2026 the search listed 119 flats for sale in Oman and 51 villas, all of them in Muscat on the first page. The tables below reproduce the 16 flats and 15 of the 16 villas shown on the first page of each list (the sixteenth villa gives a built area of 2,200 m², which looks like plot area, so it is left out). Savills calls these guide prices. They are asking prices set by sellers and developers, not completed sales, and the first page of a list sorted by most recent is a convenience sample, not a statistical one. The price per square metre is our division of the guide price by the stated area.

Flats on Savills Oman

Fifteen of the sixteen flats are in Al Mouj, and they range from OMR 1,122 to OMR 2,307 per square metre with a median of OMR 1,501. Inside the sample, the lowest rate is the Luban two-bedroom at OMR 129,000 (OMR 1,122 per square metre) and the highest is a 199 m² two-bedroom with a study in ALMAR at OMR 459,103 (OMR 2,307). The ALMAR one-bedroom at OMR 99,131 is the same unit and price as the entry price on our ALMAR Residences listing page, so the developer’s list and the agent’s guide agree at the bottom of the range. Within ALMAR alone the guide prices run from OMR 99,131 to OMR 459,103 and the rates from OMR 1,254 to OMR 2,307 per square metre, which is why a project’s entry price says little about what a family-sized flat costs.

The sixteenth flat is the useful comparison. A three-bedroom flat of 115 m² in Mabailah is guided at OMR 31,999, or OMR 278 per square metre, about one-fifth of the Al Mouj median of OMR 1,501. It sits in the local market, outside the designated complexes, and the difference of 5.4 times between the two sets of asking prices is the clearest single measure in this guide of how much the location and the ownership regime matter. Whether a particular buyer can hold property in Mabailah at all depends on the buyer’s nationality and the rules in force, which are covered in our guide to foreign ownership.

Villas on Savills Oman

The villas run from OMR 396 to OMR 2,150 per square metre with a median of OMR 1,093, below the Al Mouj flat median of OMR 1,501, because the Muscat Bay, Muscat Hills and local-market villas sit lower. Villas in Muscat Bay and Muscat Hills sit near OMR 760 to OMR 1,000, Al Mouj villas near OMR 860 to OMR 2,150, and the one villa in the local market, in Al Mawaleh South, is guided at OMR 396 per square metre for 631 m² built, with six bedrooms, at OMR 250,000. In absolute terms the 14 villas inside the complexes are guided between OMR 220,000 and OMR 1,950,000, all above the OMR 200,000 that the Golden Residency rules look for in a single ITC property, which the Royal Oman Police decides case by case; the residency guide explains the test.

One more comparison is possible between sources. A one-bedroom flat in Al Mina at Barr Al Jissah is guided on a Savills Oman page at OMR 161,000 for 119 m² (OMR 1,353 per square metre), while the Al Mina listing page gives OMR 184,251 for a one-bedroom of 115 m² (OMR 1,602 per square metre). They are different units sold by different sellers, but they show that two asking prices for the same project, on the same day, can differ by about 18% per square metre.

House vs Apartment vs Villa: Price Bands on Our Oman Listings

The Savills sample is dominated by Al Mouj. The projects on our own listing pages cover more of the freehold market: Sultan Haitham City, Muscat Bay, Telal Al Qurm, Yiti, Jebel Sifah and Barr Al Jissah. The table takes one entry-level unit of each type from each project, using the price, built area and handover date on the listing page as of 26 October 2026 and converting at OMR 1 = $2.6008. It does not repeat the full ranking of 29 projects, which is in our Oman price-per-square-metre guide.

Three conclusions follow, each from the table and none from a general rule. First, the cheapest home per square metre is not an apartment. The Al Ahlam District villa at OMR 490 and the Hay Al Wafa villa at OMR 563 cost less per square metre than every apartment in the table except the Hay Al Wafa flat at OMR 415, because the Sultan Haitham City projects price large built areas at lower rates. Second, townhouses form the narrowest band of the three, OMR 632 to OMR 903 per square metre, which is a range of 1.4 times against 3.9 times for apartments and 5.6 times for villas. Third, the ticket price and the price per square metre rank the projects differently. The Telal Al Qurm flat at OMR 76,938 costs 33% less than the Luma Residence flat at OMR 115,541 but only 15% less per square metre (OMR 864 against OMR 1,022), because it is also 21% smaller, 89 m² against 113 m².

Service charges change the comparison after purchase. Hay Al Wafa publishes OMR 300 to 500 a year, Telal Al Qurm OMR 4.5 per square metre, Alef Qurum OMR 5 and Luma OMR 8.27 for apartments, and our service charges guide sets them out project by project. The villa versus apartment comparison works through five years of ownership cost for several of the units above, and the payment plans guide shows how much has to be paid before handover.

New-build and completed prices

New-build and completed homes carry different taxes and different risks. According to Deloitte’s summary of the Oman Tax Authority’s real estate VAT guide, dated 30 September 2021, the first supply of a residential unit is taxed at 5%, the resale of residential property is exempt, and undeveloped land is exempt. A developer’s price list for an unfinished building may therefore be quoted with or without 5% VAT, and a completed home sold by a private owner carries none. Our valuation guide, property valuation in Oman, explains how to put the two on the same basis.

The completed Muscat Bay homes on our Muscat Bay listing page allow a direct comparison with an unfinished neighbour. A two-bedroom flat of 1,238 sq ft (115 m²) is listed from $382,000, which is $309 per square foot and about OMR 1,277 per square metre. The two-bedroom flat in Luma Residence next door, due in Q1 2029, is OMR 1,022 per square metre, so the completed flat is about 25% dearer per square metre. The completed Muscat Bay villa of 309 m² from $897,000 works out at OMR 1,116 per square metre against OMR 899 for the Luma villa, a gap of 24%. The difference buys a home that can be inspected and occupied without waiting, and the Luma payment plan requires 50% before handover, while the Muscat Bay page offers instalments over three or five years on a completed property. Our ready property and handover calendar lists which projects are finished and when the rest are due.

Property for Sale in Oman Cheap: What OMR 40,000, 60,000, 100,000 and 150,000 Buys

Searches for cheap property for sale in Oman usually mean one question: what is the lowest price at which a buyer can hold a home, and on what terms. The answer depends on the title as much as on the price. The table below lists the entry prices on our listing pages as of 26 October 2026 that sit at or below each budget, with the title or eligibility the page states. Entry prices are the lowest unit on each page, many are for studios or one-bedrooms, and prices quoted before VAT and registration fees need about 3% to 8% added on top, covered in the section on costs below.

Up to OMR 40,000 ($104,000)

Four projects open below OMR 40,000, and only two of them combine freehold with a buyer of any nationality. The Sarooj Oasis Azha apartments are priced from about OMR 31,600 and the Plumeria apartments in Sohar from OMR 36,527. The lowest price of all, OMR 29,500 for a studio at Maysan in Duqm, is a 99-year lease, not freehold, and carries the zone terms the page lists: 0% VAT and a 0.5% registration fee, which on that studio is OMR 147.50. Nismat Zain is the fourth project, and its page describes the neighbourhood as built principally for Omani citizens under the Ministry of Housing and Urban Planning’s Surooh programme. A low price on a listing is therefore not an offer to every buyer.

Up to OMR 60,000 ($156,000)

Another seven projects enter the range, and the differences between them are in title more than in price. Uptown Muscat starts at OMR 41,103 for a 409 sq ft studio, but sits in a technology estate that the page says is not a coastal ITC, so the page does not present it as ITC freehold. Alef Qurum Residence starts at OMR 42,987 and is described as a freehold ITC project. The Taqah Sea Front studio at OMR 49,485 is a 99-year lease according to its brochure. Husn Al Zain in Bidbid, at OMR 47,485, is the second Surooh neighbourhood on the list. Solaris at OMR 50,000 and The Beachfront at OMR 55,000 are in the Jebel Sifah ITC, and the Solaris page says current units come from the secondary market. Mira Ocean Estates, at OMR 57,574, is the only project on our Oman pages that prices in dirhams.

Up to OMR 100,000 ($260,100)

This band holds the widest choice of freehold homes open to every nationality: studios and one-bedrooms in Sultan Haitham City, Muscat Hills, Al Mouj and Hawana Salalah, a two-bedroom of 158 m² at Hay Al Wafa for OMR 65,595, and a completed one-bedroom at Muscat Bay for about OMR 90,000. Handover dates run from Q1 2027 to Q1 2030, a spread of three years across prices that differ by less than OMR 40,000, so the date matters as much as the price. The Olive Farms one-bedroom villa, at OMR 75,000, stands on a 260 m² plot with 75 m² built; the Jood two-bedroom flat at OMR 78,437 is due in Q1 2030, the latest date in the band. Payment plans for these projects are compared in our payment plans guide.

Up to OMR 150,000 ($390,100)

Between OMR 100,000 and OMR 150,000 the list shifts towards townhouses and branded or beachfront flats: a Hay Al Wafa townhouse of 160 m², a two-bedroom at Luma Residence, three AIDA units in Yiti and one-bedroom flats in Al Mouj. Several entry prices just above this band, including Al Mina at OMR 184,251, Raya at OMR 189,200 and Al Ahlam District at OMR 191,902, also fall short of OMR 200,000. The Golden Residency route requires a single ITC property worth at least OMR 200,000, a decision that rests with the Royal Oman Police, while the Owner Visa under ROP Decision 87/2026 has no minimum value, is sponsor-free and is tied to ownership. The comparison of the two routes and our residency by property investment guide explain the conditions. A mortgage can fund part of a purchase in a designated complex, as described in our guide to mortgages for foreigners in Oman.

Property Prices in Oman Outside Muscat: Salalah, Sohar, Duqm and Sur

The Muscat figures above are not the whole country. Our listing pages cover Dhofar, North Al Batinah, Al Wusta, South Ash Sharqiyah and Ad Dakhiliyah, and the NCSI land index moves differently in each. The table shows the entry unit of each project outside Muscat, with a price per square metre where the page states an area. Figures are as of 26 October 2026.

In Hawana Salalah the entry rates of OMR 1,345 (Amazi) and OMR 1,485 (Lubana Island) per square metre sit inside the OMR 1,100 to OMR 2,300 range seen for Al Mouj flats on Savills, although both are one-bedroom units of 58 to 67 m², and small units carry higher rates than large ones in the project tables on our pages. Dhofar residential land rose 10.8% in the first quarter of 2026 and 16.4% in the second, below the national 28% and far below Muscat’s 40.6%. Our Muscat versus Salalah comparison sets out the two markets, and the page for Amazi lists its sub-listings by bedroom count.

Outside the resort complexes the prices per square metre fall away. The two Surooh homes are listed at OMR 231 and OMR 274 per square metre, the Taqah homes at OMR 831 and OMR 884. Sohar sits in North Al Batinah, where the residential land index moved from +0.2% to +29.0% between the first two quarters of 2026 and stood at 95.3 against its 2018 base, and our Sohar investment guide describes the port city. Duqm sits in Al Wusta, where the land index fell 16.0% in the second quarter, and the Duqm Special Economic Zone guide explains why the Maysan title differs from an ITC. A low price outside Muscat should be read together with the title, the handover date and whether the buyer is eligible, not as a lower price for the same product.

Property Prices in Oman in Dollars and the Costs on Top

The Omani rial is pegged to the US dollar at OMR 1 = $2.6008, which is OMR 0.3845 per dollar. At a fixed rate, converting a price is multiplication, and the table below gives round figures for the thresholds used in this guide. Dollar prices on our listing pages are converted at the same fixed rate, and the Mira Ocean Estates page prices its units in UAE dirhams, so its rial and dollar values come from a dirham conversion. Our guide to the Omani rial peg explains what the peg does and does not protect.

The 3% fee and 5% VAT

Two charges are set by government rule and apply to most purchases. The Oman Observer reported on 8 November 2020 that the Ministry of Housing and Urban Planning cut the registration fee for sales from 5% to 3% of the asset value from 3 November 2020. Our listing pages for Amazi, Maysan and others describe this as a 3% property transfer fee, and the Maysan page calls it the standard foreign-buyer fee inside ITCs. The second charge is VAT. Deloitte’s summary of the Oman Tax Authority guide states that the first supply of residential property is taxed at 5% and a resale is exempt. The table works through four cases on the assumption that the quoted price excludes VAT and that the 3% fee is charged on that price; the sale agreement is where the real basis is written down.

A budget of OMR 100,000 therefore buys a new unit priced at about OMR 92,600 if VAT and the fee both come out of it (92,600 x 1.08 = 100,008) and a resale priced at about OMR 97,100 (97,087 x 1.03 = 100,000). The Ministry’s service page lists small fixed charges on top, which our property registration guide totals at OMR 42 for a sale form, title deed and related items. After purchase the recurring cost is the service charge rather than an annual property tax, a point covered in our property tax guide. Oman’s personal income tax begins on 1 January 2028 under Royal Decree 56/2025, at 5% above OMR 42,000 of income, and EY’s summary says leasing income is within its scope, so rent from a flat bought now falls under it from that date.

Price Versus Rent: How Sale Prices and Rents Compare

Sale prices and rents are measured separately and have moved differently. The NCSI consumer price report for September 2026, covered by Times of Oman on 17 October 2026, put annual inflation at 3.2% and the housing, water, electricity, gas and other fuels group at +0.1%. The real estate price index, a different basket, rose 22.7% in the second quarter. The two do not contradict each other, because one tracks what households pay each month and the other tracks the registered prices of land and buildings, but over a period in which the second rises and the first stays flat, the ratio of rent to price falls.

Savills Oman’s first-quarter 2026 report gave average monthly rents for two-bedroom flats of OMR 710 in Al Mouj, OMR 491 in Muscat Hills, OMR 385 in Al Khuwair and OMR 350 in Qurum, and its second-quarter report, summarised by the Oman Observer on 29 July 2026, gave an Al Mouj apartment average of OMR 664. Our guide to rent in Oman lays out the rents by area, the 3% lease registration tax and the tenancy rules.

The arithmetic of a gross ratio is simple. At OMR 664 a month, a flat earns OMR 7,968 a year. Set against the Luban two-bedroom guided at OMR 129,000, that is 6.2% of the price; against an ALMAR two-bedroom of 127 m² guided at OMR 171,399, it is 4.6%. Both figures are before service charges, vacancy periods, the 3% lease registration tax that the landlord pays and the 2028 income tax, and the rent is an average for existing flats in the area, not the rent of the unit being priced. They show the shape of the relationship, namely that the ratio falls as the price rises, and are not a forecast of what any owner will receive. For the full calculation with ownership costs included, see our rent versus buy analysis and the guide to rental income in Oman.

What the Property Prices in Oman Figures Do Not Tell You

Every number in this guide has a limit, and most of the limits come from what is being measured.

The headline is mostly land

With 83.3 of the 100 index points on land, a reading of 22.7% describes plot prices far more than the price of a flat or a villa. The line for apartments and villas, which are closer to what most buyers want, moved 17.2% and 10.8% in the same quarter, and the quarterly path of each is irregular.

Asking prices are not sale prices

Savills guide prices and developer lists are what sellers want. Neither Savills nor the NCSI gives the gap between asking and sold prices, and the NCSI table lists neither the number of deals behind each line nor the area of the homes sold.

Two markets, two price levels

The Mabailah flat at OMR 278 per square metre and the Al Mouj median of OMR 1,501 describe different markets, and a foreign buyer’s access to the first depends on the rules in force at the time. Our guide to Omani property that foreigners cannot buy shows how to spot the difference.

Off-plan prices are not completed prices

Most entry prices on our listing pages are for units still under construction, with handover dates from Q3 2026 to Q4 2033. The completed Muscat Bay units are about a quarter dearer per square metre than the unfinished Luma units beside them. Off-plan buyers in Oman are also protected by Royal Decree 79/2025 on escrow and the real estate register, which our Law 79/2025 guide describes.

The data arrives late

The NCSI released the fourth-quarter 2025 index on 17 March 2026, the first-quarter 2026 index on 13 June and the second-quarter index on 19 September, roughly ten to twelve weeks after each quarter ended. The index for the third quarter of 2026 was not yet available on 26 October 2026, so the freshest official reading describes April to June.

For comparison with another market, see our guide to Oman versus Dubai real estate, and for the companies behind the projects named here, the Oman developers hub.

Frequently Asked Questions

How much is property in Oman?

It depends on the market and the unit. On our listing pages, new freehold projects open to foreign buyers start at OMR 31,600 ($82,200) for an apartment in Sultan Haitham City, and villa and townhouse entry prices in the mid-priced projects run from OMR 75,000 to OMR 250,000. On Savills Oman, guide prices for Al Mouj flats were OMR 1,122 to OMR 2,307 per square metre on 26 October 2026. The full range of property prices in Oman runs far wider than either source, up to OMR 1,618,700 for an oceanfront villa at AIDA.

What is the average house price in Oman?

No official average house price exists among the property prices in Oman reported in the NCSI releases used here. The statistics office reports an index and trading values. The average sales contract was about OMR 19,800 in January to May 2026, but it blends plots, flats and commercial units. In a sample of 15 villas on Savills Oman, the median guide price was OMR 450,000, and the median rate OMR 1,093 per square metre, which describes the villas that are advertised, not every house in Oman.

Are property prices in Oman rising in 2026?

According to the NCSI, yes: the real estate price index was 22.7% higher in the second quarter of 2026 than a year earlier, and the residential index was 24.6% higher. The rise followed a fall in 2024, when the residential index was down 1.9% in the third quarter, and it has not been even: apartments rose 0.6% in the fourth quarter of 2025 and 17.2% in the second quarter of 2026. These are past readings, and property prices in Oman are not forecast here. Our outlook guide and the article on whether 2026 is a good time to buy discuss the question in more detail.

What is the price of land in Oman?

The NCSI reports land as an index, not a price per square metre. Residential land was up 28% in the second quarter of 2026, with Muscat Governorate up 40.6%, Dhofar up 16.4% and North Al Batinah up 29.0%. Land is also the largest part of the index, at 83.3 of 100 points. The plots on our pages, from Muriya in Jebel Sifah and Hawana Salalah, start at OMR 500,000 and include a built villa, so they do not show a land rate.

What are property prices in Muscat per square metre?

For property prices in Oman’s capital, the first page of flats for sale on Savills Oman showed 15 Al Mouj flats ranged from OMR 1,122 to OMR 2,307 per square metre with a median of OMR 1,501, and 15 villas had a median of OMR 1,093. A flat in Mabailah, in the local market, was guided at OMR 278 per square metre. Our own median for foreign-buyable freehold across 29 projects, taken in September 2026, was OMR 1,109 per square metre.

What is the cheapest property in Oman for a foreign buyer?

The lowest price on our pages is OMR 29,500 ($76,700) for a studio at Maysan in Duqm, which is a 99-year lease. The lowest freehold price open to buyers of any nationality is OMR 31,600 ($82,200) at Sarooj Oasis Azha, followed by OMR 36,527 ($95,000) at Plumeria in Sohar. Cheap property prices in Oman on a listing should be checked against the title, the handover date and the eligibility rules before they are compared.

How much does a villa cost in Oman?

Villa prices on our pages run from OMR 75,000 ($195,100) for a one-bedroom villa of 75 m² at Olive Farms to OMR 1,618,700 for an oceanfront villa at AIDA. Typical entry prices for larger villas are OMR 191,902 for 392 m² at Al Ahlam District, OMR 242,002 for 430 m² at Hay Al Wafa and OMR 250,000 for 278 m² at Luma Residence. The villas on Savills Oman had guide prices between OMR 220,000 and OMR 1,950,000 inside the complexes.

Do foreigners pay more than locals for property in Oman?

No source in this guide compares what a foreigner and a citizen pay for the same home. What the data show is that foreign buyers mostly buy in designated complexes, where asking prices per square metre are higher than in the local market: Al Mouj flats have a median of OMR 1,501 and a Mabailah flat is guided at OMR 278. Property prices in Oman therefore depend on which of the two markets a buyer can enter.

What costs are added to property prices in Oman?

On top of the quoted price, the two government charges are a 3% registration fee on a sale and 5% VAT on the first supply of a new residential unit, with resales exempt, according to the Oman Observer and Deloitte. On a quoted price of OMR 100,000 that comes to OMR 108,000 for a new unit and OMR 103,000 for a resale. Service charges are paid every year after purchase, and the Maysan page lists 0% VAT and a 0.5% registration fee for the Duqm zone.

How is the Oman real estate price index measured?

The NCSI index uses data from the Ministry of Housing and Urban Planning, with 2018 as the base year at 100. In the first quarter of 2026 the overall index was 121.9. Residential real estate carries a weight of 67.9, residential land 52.9 and Muscat residential land 22.5. Apartments carry 5.8 and villas 7.0. As the weights show, the index is a land index first, and the changes quoted for property prices in Oman should be read with that in mind.

How do property prices in Oman compare with rent?

Rents have moved less than property prices in Oman. Savills Oman gave an average Al Mouj apartment rent of OMR 664 a month in the second quarter of 2026, which is OMR 7,968 a year, or 6.2% of the OMR 129,000 guide price of a Luban two-bedroom and 4.6% of the OMR 171,399 guide price of an ALMAR two-bedroom. The housing group of the consumer price index rose only 0.1% in September 2026. The ratios are gross and are not a forecast.

Why did property prices in Oman rise in 2025?

The NCSI figures show where the rise in property prices in Oman came from but do not state a cause. Muscat residential land rose 48.3% in the third quarter of 2025, apartments rose 22.4% after a fall of 12.9% a year earlier, and villas rose 20.6% in the fourth quarter. Savills Oman reported first-quarter 2026 transactions of OMR 678 million, up 18.4%, and Hamptons reported mortgage contracts worth more than outright sales in the first half of 2026.

Last checked: 26 October 2026. Sources: NCSI real estate price index table, Q1 2026; Times of Oman on the NCSI index, Q2 2026; Oman Observer on the NCSI index, Q1 2026; Times of Oman on the NCSI index, Q4 2025; Arab News on the NCSI index, Q3 2025; Arab News on the NCSI index, Q1 2025; Amlak on the NCSI index, Q3 2024; Oman Observer on NCSI trading to August 2026; Oman Observer on NCSI trading, January to May 2026; Savills Oman market report, Q1 2026; Oman Observer on Savills Q2 2026; Oman Observer on Hamptons International, first half of 2026; Savills Oman, flats for sale; Savills Oman, villas for sale; Savills Oman, Al Mina listings; Oman Observer on the 3% registration fee, 8 November 2020; Deloitte on the Oman Tax Authority real estate VAT guide; Times of Oman on NCSI inflation, September 2026; EY on Oman personal income tax from 2028; decree.om, Royal Decree 56/2025; the listing pages of the projects named above, retrieved 26 October 2026.