Al Mouj is Oman’s flagship freehold waterfront community in Muscat, built around a 6km beachfront, a 400-berth marina, and an 18-hole golf course. It’s the country’s most established Integrated Tourism Complex (ITC), giving foreign buyers full freehold ownership and access to Oman’s Golden Residency programme.
What Is Al Mouj?
Al Mouj — Arabic for “The Wave” — sits on Muscat’s coast between the international airport and the city centre, around 15 minutes from each. Developed in phases since the mid-2000s, it’s Oman’s largest and most mature freehold masterplan, combining residential districts, a retail and dining strip (The Walk), a golf course designed with input from Greg Norman’s team, and the 400-berth Marsa Al Mouj marina.
Life At Al Mouj
- 6km of beachfront and a dedicated marina promenade
- Al Mouj Golf, an 18-hole championship course
- The Walk, Al Mouj’s retail, cafe, and restaurant strip
- The W Muscat and other hotels within the community
- International schools and healthcare facilities nearby
Property For Sale In Al Mouj
Al Mouj offers freehold apartments, townhouses, and villas across several residential districts, including Shatti Al Mouj, Qantab-facing plots, and Zaha. Unit sizes and pricing vary significantly by district and building age, with newer waterfront developments commanding a premium over earlier-phase inventory. See our current Al Mouj listings for available units, or read our full Al Mouj Muscat investment guide for a district-by-district breakdown.
Investing In Al Mouj: Residency And Returns
Foreign buyers can own property at Al Mouj on a full freehold basis, with zero annual property tax anywhere in Oman. A qualifying purchase of OMR 200,000 or more can secure a renewable 10-year residency for you and your family through Oman’s official Invest Oman platform. Al Mouj’s marina, golf course, and beach amenities support strong long-term rental demand from Muscat’s expatriate community, and UInvest Group offers furnishing and property management for owners seeking rental income.
Frequently Asked Questions
Where Is Al Mouj Located?
Al Mouj sits on Muscat’s coast, roughly 15 minutes from both Muscat International Airport and the city centre.
Can Foreigners Buy Property In Al Mouj?
Yes. Al Mouj is one of Oman’s original freehold ITCs, open to buyers of all nationalities.
Does Buying In Al Mouj Qualify For Oman Residency?
Yes. A qualifying purchase of OMR 200,000 or more can secure a renewable 10-year residency under Oman’s Golden Residency programme.
Ready to explore Al Mouj? Browse our current listings below, or get in touch with our team for a personalised recommendation.