Amazi, Hawana Salalah, Oman

Amazi, Hawana Salalah — freehold beachfront villas in Dhofar, Oman

Amazi is the villa and chalet quarter of Hawana Salalah, the Integrated Tourism Complex on Oman’s Dhofar coast about 8 km west of Salalah city. It is built around Amazi Bay, a man-made saltwater lagoon that threads between the plots so that the community’s villas front either the bay or the Arabian Sea. The masterplan divides into three named districts — Amazi Cove, Amazi Islands and Amazi Beach — and the product is one, two, three and four-bedroom villas, each with a private terrace and its own swimming pool.

Two points frame this listing. First, Hawana Salalah is a designated ITC, so the title is freehold — the same footing as Al Mouj or Jebel Sifah. Second, the resort around it is already operating, and Amazi’s first phase is under construction. Muriya said in September 2026 that the first phase is close to 80% complete, with handover due in Q1 2027. The resort — marina, hotels, water park, beach club — has been operating for years.

Key facts

Prices

The developer’s price sheet gives the entry price by bedroom count; the price of a specific villa or plot is confirmed on request. All conversions use 1 OMR = 2.6008 USD:

Transfer fee and VAT

The payment terms list additional costs: a 3% property transfer fee plus 5% VAT on a first supply.

The 3% property transfer fee is payable to the Ministry of Housing and Urban Planning on registration of the title deed.

VAT depends on the type of purchase. In Oman, residential property sales are generally VAT-exempt, with the significant exception of a first supply — a new-build sold by the developer — which is standard-rated at 5%. So a first purchase directly from Muriya would carry the 5%, while a resale villa from an existing owner would normally not. On a first-supply purchase that is roughly 8% on top of the headline price: on the 3-bedroom villa at OMR 214,000, about OMR 17,100 (around $44,500).

Confirm the VAT position for your specific villa before budgeting — whether it is a first supply or a resale changes the figure by 5% of the purchase price.

Freehold ownership and residency

Foreign freehold in Oman derives from Sultani Decree 12/2006, which permits non-citizen ownership inside approved Integrated Tourism Complexes. Hawana Salalah is one of the country’s ITCs, alongside Al Mouj Muscat, Muscat Hills, Barr Al Jissah and the same developer’s Jebel Sifah. Title at Amazi is freehold: registrable in your name, inheritable, and sellable on the open market to another foreign buyer.

On residency, the property route to a ten-year renewable Golden Residency has been unified since August 2025 at OMR 200,000 — roughly $520,000. The permit is decided by the Royal Oman Police, and the Owner Visa has no minimum.

Three practical points follow:

• The threshold applies to the value of your property, not the status of the development. At Amazi the three and four-bedroom villas are at or above OMR 200,000; the one and two-bedroom villas are below it.
• Fees do not count toward the threshold. The qualifying figure is assessed against the registered property value. The 3% transfer fee, 5% VAT, legal costs and furnishings sit outside it.
• A three-year payment plan and a residency application do not run in parallel. The permit follows registered ownership, which follows completion of payment and title transfer. If you buy on the instalment plan, plan for the residency to come at the end of it, not the start.

Verify title registration with the Ministry of Housing and Urban Planning and take independent Omani legal advice on your specific unit. Our full explainer sets out the process in detail: Oman Golden Visa through property investment.

Golden Residency and the Owner Visa at Amazi’s price points

Golden Residency asks for a single ITC property worth at least OMR 200,000, and the Royal Oman Police decides each application. At Amazi the three-bedroom villa at OMR 214,000 (107% of that level) and the four-bedroom villa at OMR 321,000 (160.5%) are at or above it, while the one-bedroom villa at OMR 78,000 (39%) and the two-bedroom villa at OMR 169,000 (84.5%) are below it.

The Owner Visa has no minimum property value, is sponsor-free and lapses if the property is sold, and its terms are set by the Royal Oman Police. It is the route open to the one- and two-bedroom villas, and a larger villa can use either. The rule looks at a single property, so two villas’ prices are not added together.

The villas

Amazi’s product is single-storey and low-rise, in white stone with glass terrace balustrades and floor-to-ceiling glazing. Every villa gets a private terrace and its own pool; the larger types sit on plots with direct frontage onto Amazi Bay or the beach.

The published size range is 624 – 8,859 sq ft (58 – 823 m²). Built-up area and plot area are two separate figures for each villa, and on this product the plot is a large part of the purchase — on the sister community Lubana Island, for example, a two-bedroom villa is 110 m² built on a 545 m² plot.

Handover finish

Villas are delivered finished, with the following specification:

The serviced villa option

Amazi offers a serviced tier . Per the sales material, villas taken with hotel service receive cleaning and gardening, access to a five-star beach, and a discount on the water park. For an owner who visits seasonally, that turns a private villa into something closer to a managed second home, with the maintenance burden of a garden and a private pool in a monsoon climate handled for them. The cost of the serviced tier, whether it is optional or attached to specific villas, and how it relates to the service charge are confirmed with the sales team.

The price ladder, villa by villa

The developer’s price sheet gives one entry price for each bedroom count. The one-bedroom villa starts at OMR 78,000 ($202,862) and is the reference point for size: at 624 sq ft (58 m²) the entry price works out at about OMR 125 per sq ft, or $325. The page gives one size range for the whole community, 624 to 8,859 sq ft (58 to 823 m²), so figures for the other types follow from each villa’s own built area.

Each step up the ladder adds a different amount. The two-bedroom entry price is OMR 91,000 above the one-bedroom, the three-bedroom is OMR 45,000 above the two-bedroom, and the four-bedroom is OMR 107,000 above the three-bedroom. Every row carries the same extras on top, the 3% transfer fee and, on a first supply, 5% VAT, so a buyer can use the entry price for the property value and the all-in column for the cash budget.

Availability and build-to-order

Availability is upon request. Amazi appears in the Autumn 2026 portfolio catalogue with a price and a payment plan, and the catalogue adds: “You can choose a completed villa or select a plot and have it built to your specifications by the developer.” Muriya’s September 2026 update puts the first phase at about 80% complete, with handover due in Q1 2027.

Availability therefore comes in three forms: completed villas, resale stock, and serviced plots on which Muriya will build to order. That is a different transaction from buying off a price list, and it changes three things:

• Price is unit-specific. The bedroom-count ladder is a guide to entry levels; the price of a particular villa or plot is confirmed on request.
• VAT treatment may change. A resale from a private owner is normally VAT-exempt; a build-to-order from the developer is a first supply and standard-rated.
• Timelines differ. A completed villa could transfer in weeks; a build-to-order plot follows a construction programme set out in the contract.

If the plot route interests you, the related land offering is listed separately as Salalah land plots by Muriya. The number of completed villas available, their prices, and the split between resales and developer stock are provided on request.

Payment plan

The same structure — 10% on booking and 7.5% every three months — applies on Lubana Island, so it is Muriya’s standard plan. The full schedule, with dates, amounts and the trigger for the final payment, is set out in the sale agreement.

The three-year plan is construction-linked, and Muriya describes the first phase as under construction and about 80% complete. For a villa described as finished, the sales team confirms whether the three-year plan or shorter terms apply. Omani banks lend to non-residents at roughly 70% loan-to-value at around 6.00% a year, with benchmarks published by the Central Bank of Oman.

A worked example of the instalments

The figures below are illustrations built from the entry prices on this page, and the schedule in the sale agreement sets the actual amounts. On the three-bedroom villa at OMR 214,000 the 10% booking payment is OMR 21,400 ($55,657). Each 7.5% instalment is OMR 16,050 ($41,743), and eleven follow, one every three months. The twelve listed payments total OMR 197,950, or 92.5% of the price, and the remaining 7.5% follows the schedule in the sale agreement.

Payments are in rials, which the fixed peg of OMR 1 = USD 2.6008 ties to the dollar, so each instalment has the same dollar equivalent on any date.

Service charge and running costs

The service charge at Amazi depends on the unit and is quoted villa by villa. In Oman it is normally stated in rials per square metre per year, and its budget sets out the rate, the area billed and what is covered, including the upkeep of private pools and community areas.

How buying at Amazi works, step by step

The route from enquiry to keys follows the usual sequence for Omani developer sales.

• Enquiry and selection. You choose the bedroom count and confirm whether the villa is developer stock, a resale or a plot built to order, with its price and areas.
• Reservation. The reservation form names the villa, its price and the seller, and the 10% booking payment is made.
• Sale and purchase agreement. The SPA sets out the payment schedule, the contractual handover date and the escrow details.
• Escrow payments. Under Royal Decree 79/2025 a licensed developer holds off-plan payments in a project-specific escrow account, with withdrawals tied to verified construction progress.
• Registration. The title deed is registered in the buyer’s name, and the 3% transfer fee is payable at this point.
• Handover and snagging. The villa is handed over finished, and any small items found in the walk-through are listed and completed.
• Utilities and moving in. Electricity and water connections are arranged for the new owner.

Location and the resort around it

Hawana Salalah runs along about 7 km of white-sand beach west of Salalah city, with the Indian Ocean on one side and the Dhofar mountains behind. The infrastructure is built and running.

Why Dhofar

Dhofar’s climate follows a monsoon cycle. From roughly June to September the khareef — the Indian Ocean monsoon — turns the mountains behind Salalah green, drops temperatures into the low twenties, and brings hundreds of thousands of Gulf visitors escaping the summer heat. It shapes demand in the regional property market, and is the reason a villa here has a seasonal letting argument that inland Oman does not.

Wadi Darbat, about 47 km east, fills with waterfalls and lakes during and after the khareef. Al Husn Palace — the 18th-century Sultan’s palace in Salalah, now housing a documentation and research centre — stands behind thick stone walls near the old port. Sumhuram at Khor Rori forms part of the UNESCO “Land of Frankincense” inscription. Regional tourism information is published by Experience Oman and policy by the Ministry of Heritage and Tourism.

Getting around from Amazi

The drive-time table reads as a series of rings. Within three minutes are the Fanar Hotels & Residences and the Juweira Boutique Hotel, six minutes reaches Simba’s Kids Club, Good Source Market and Marina Mart, and seven minutes reaches Breakers Restaurant, Cocos Bar and Zanzi Bar. Beyond the resort, Salalah city centre is about 7.9 km away, Salalah International Airport about 8.7 km and Wadi Darbat about 47 km.

Amenities

Every villa has its own pool — not a shared facility, a private one — on top of full access to the resort’s communal water. Combined with the private terrace and garden, that makes it a villa product rather than apartment stock.

The developer

Muriya is the developer of record: the joint venture between Orascom Development and Oman’s government-backed Omran Group, created to build the Sultanate’s integrated tourism destinations. Its two ITCs are Hawana Salalah in Dhofar and Jebel Sifah near Muscat.

Orascom Development has built integrated resort destinations since 1989. Its footprint spans Europe, the Middle East and North Africa, with a land bank above 100 million m² and a hospitality portfolio of 34 hotels and over 7,000 rooms. Destinations include El Gouna in Egypt, Andermatt in the Swiss Alps and Luštica Bay in Montenegro.

At Hawana Salalah, Muriya has delivered more than 1,000 homes across the resort. You can see the same developer’s other work at Rihanna, Solar Residences and Olive Farms at Jebel Sifah, and in the Jebel Sifah land plots.

Muriya and its shareholders

According to Muriya, the company was established in 2006, with Orascom Development Holding holding 70% and OMRAN, a subsidiary of the Oman Investment Authority, holding 30%. At Hawana Salalah the Salalah Rotana opened in April 2014, and handovers at Hawana Lagoons began in August 2019. Amazi was unveiled in January 2023, and in February 2025 Muriya described its first phase as 150 villas. The history and sources are on the Muriya developer profile, and the developer directory sets it alongside nine other developers in Oman.

Amazi and Lubana Island: how they relate

These are two separate purchases inside the same community, and the distinction confuses buyers regularly.

In short: Amazi is the villa product, due for handover in Q1 2027 according to Muriya; Lubana is the newer lagoon community being built inside it. If you want a house with a private pool in an operating resort, this listing. If you want a newer waterfront apartment or chalet and can wait, Lubana.

How it compares

Within Dhofar, Amazi and Lubana are Hawana Salalah ITC freehold communities. Muriya puts Amazi’s first phase at about 80% complete, while the developer gives 2029 for Lubana, and every Amazi villa has a private pool and plot. The one-bedroom entry price is OMR 78,000.

Muriya’s projects side by side

The two land-plot products are plots of at least 1,000 m² with a villa built by the developer, so their price covers land and building together.

Who Amazi suits

• Families. The three- and four-bedroom villas give multi-generational groups space, each with a private pool and terrace, and the resort adds Simba’s Kids Club, a children’s playground and walking paths.
• Second homes. A seasonal owner can look at the serviced tier, which includes cleaning, gardening and a water-park discount, with Salalah International Airport about 8.7 km away.
• Investors. ITC freehold, the OMR 200,000 line for the larger villas and the rental points below are the factors to weigh.
• Retirement. The Owner Visa has no minimum value, and the resort has a spa, a wellness centre, a beach club and concierge service.

Rental outlook

Amazi’s letting case rests on a simple point: it sits inside an operating resort, with a serviced-villa option and a management infrastructure already in place, and its first phase is due for handover in Q1 2027 according to Muriya. Nothing can be let before handover.

The khareef drives it. June to September fills Dhofar with Gulf families, and short-let rates in the Salalah area rise sharply. A three or four-bedroom villa with a private pool and a garden is a format that suits multi-generational family groups staying a week or more, for whom a hotel room does not work and a private pool is the point.

Two points shape the numbers. The season is concentrated into roughly a quarter of the year, while the service charge (“depends on unit”) runs for twelve months. Running costs on this product differ from an apartment: a private pool and garden in a monsoon climate need maintaining, which is what the serviced tier addresses. Net rent is best modelled after service charge, management, voids and seasonality rather than from peak nightly rates. Oman levies no personal income tax on rental earnings; statistics come from the National Centre for Statistics and Information and investor incentives from Invest Oman.

Why Oman

Oman makes a quieter proposition than its Gulf neighbours, and Dhofar lies in its south. The Sultanate appears in Numbeo‘s crime and safety indices, living costs run below neighbouring Gulf states, and there is no personal income tax on rental earnings. Salalah International Airport, under 9 km away, connects the region to the Gulf and to seasonal international routes. General country information is published at oman.om and current affairs by the Times of Oman.

What to prepare when reserving

• Availability and price: the current price list by bedroom count in riyals, the price of the specific villa or plot, and whether it is developer stock or a resale.
• Areas and title: built-up area and plot area for the specific villa, and confirmation that the plot sits inside the ITC with title registered in your name.
• Golden Residency: the registered value of the villa against the OMR 200,000 threshold; fees do not count toward it.
• VAT: whether the purchase is a first supply from the developer (5% applies) or a resale (normally exempt).
• Service charge and serviced tier: the figure for your villa, what it covers, and the cost and availability of hotel service.
• Reservation documents: the reservation form, the sale and purchase agreement, the payment schedule with dates and amounts, the escrow account details and the contractual handover date (Muriya says Q1 2027 for the first phase).
• Build-to-order: for a plot, the construction programme and the escrow arrangement.
• Letting: whether a resort rental programme is offered, and its charges.

Glossary of terms used on this page

• ITC (Integrated Tourism Complex): an area approved under Sultani Decree 12/2006 in which non-citizens may own property.
• SPA: the sale and purchase agreement, which carries the payment schedule and the handover date.
• Escrow account: the project account in which off-plan payments are held and released against verified construction progress.
• First supply: the first sale of a new building by its developer, which carries 5% VAT.
• Snagging: the inspection of a finished villa to list small items for correction.
• Golden Residency: a ten-year renewable permit decided by the Royal Oman Police for a single ITC property worth at least OMR 200,000.
• Owner Visa: a sponsor-free residency route for property owners with no minimum value.

Frequently Asked Questions

Can foreigners buy freehold at Amazi?

Yes. Hawana Salalah is a designated ITC under Sultani Decree 12/2006, so the title at Amazi is freehold: registrable in your name, inheritable and sellable on the open market to another foreign buyer.

How is the Amazi payment plan structured?

The plan is 10% on booking and then 7.5% every three months across three years. On the three-bedroom villa at OMR 214,000 that is OMR 21,400 on booking and OMR 16,050 for each quarterly instalment.

Which Amazi villas are at or above the Golden Residency level?

The three-bedroom villa from OMR 214,000 and the four-bedroom villa from OMR 321,000 are at or above OMR 200,000, while the one-bedroom villa from OMR 78,000 and the two-bedroom villa from OMR 169,000 are below it. The Royal Oman Police decides each application.

When is the first phase of Amazi due for handover?

Muriya said in September 2026 that the first phase is close to 80% complete, with handover due in Q1 2027. The resort around it is operating.

Enquire about Amazi, Hawana Salalah

UInvest Group works directly with developers across Oman. On Amazi we can provide current availability across villas, resales and build-to-order plots; the current price by bedroom count in Omani riyals; built-up and plot areas for the specific villa; the service charge and serviced-tier cost; the VAT treatment of your particular purchase; and written confirmation of whether your villa is at or above the OMR 200,000 Golden Residency threshold on registered value.

If you want the newer waterfront product inside the same community, see Lubana Island. If you want the same developer’s Muscat-side ITC, see Rihanna at Jebel Sifah and Olive Farms.