Muscat Hills Oman: Projects, Prices and Ownership (2026)

Muscat Hills Oman: Projects, Prices and Ownership (2026)

This guide was checked on 24 October 2026. Muscat Hills Oman is a hillside community in Madinat Al Irfan, Muscat, built around an 18-hole golf course that now trades as La Vie Club. Four residential and mixed-use projects on our site sit in it: Golf Hills by Al Osool, Opal Residences by Al Nama, The Pearl shops and apartments by Al Osool Properties, and Dar Muscat Hills by Dar Arabia Development. Entry prices on our listing pages run from OMR 62,900 ($163,600) for a one-bedroom in Golf Hills to price-on-request shops and offices, with handovers between Q4 2028 and the beginning of December 2029 according to the developers.

The article explains how the Muscat Hills Oman site grew out of a 2000s golf estate and sits inside a much larger city plan, then takes each project in turn with its sizes, prices, payment schedules and service charges, compares shops with apartments using worked arithmetic, and sets out what each product means for freehold title, the OMR 200,000 Golden Residency line and the Owner Visa. Prices are shown in Omani rials (OMR) with US dollars in brackets, converted at the pegged 2.6008 dollars per rial, and every figure carries the source or date it comes from.

Muscat Hills Oman at a Glance

The table below puts the four projects side by side as they stood on 24 October 2026. Scale figures come from launch reports in the press where one exists, and prices, sizes and handover targets come from our listing pages, which in turn quote each developer. Prices that a developer issues only on request are shown that way rather than estimated.

Two things stand out. The projects are close neighbours but not like-for-like: Golf Hills faces the course, Opal is a single block roughly 760 m away, The Pearl is a boulevard building with retail at street level, and Dar Muscat Hills is a mixed-use block with a rooftop amenity deck. And only two of the four publish entry prices, so price comparisons in this guide use Golf Hills and Opal for apartments and arithmetic thresholds for the shops and offices. For the wider golf picture, including Al Mouj Golf and Jebel Sifah, see our golf property in Oman guide.

Where Muscat Hills Sits: Madinat Al Irfan and Its Master Plan

Muscat Hills Oman is one neighbourhood inside Madinat Al Irfan, the planned urban district beside the Oman Convention and Exhibition Centre near Muscat International Airport. The district has been reported with different figures at different dates, so each figure below is tied to its date. In November 2018 the Oman Observer reported that Oman Tourism Development Company (OMRAN) and Majid Al Futtaim would develop the western area of Madinat Al Irfan: more than 4.5 million m², a planned investment of RO 5 billion over 20 years in three stages, more than 11,000 residential units, about 100,000 m² of retail and 700,000 m² of office space, and more than 30,000 direct and indirect jobs. The same paper reported that the foundation stone was laid on 14 November 2018.

By October 2026 the descriptions had moved on. The Oman Observer of 15 October 2026 describes Madinat Al Irfan as a destination whose masterplan envisages 10,000 residential units across 7 million m², already home to almost 3,000 employees, with the convention centre drawing about 1.8 million visitors a year. The same report covers two residential agreements worth RO 44.5 million (RO 29 million for a residential neighbourhood and RO 15.5 million for a branded residences project) between OMRAN and Hassan Allam Holding, through its real estate arm Grova Developments, with Hassan Allam Construction as builder. That is the first housing phase in the wider masterplan and is separate from the four Muscat Hills projects in this guide. Zawya carried the same agreements and noted a hospitality and nature-based component in the masterplan.

Why does this matter for a buyer in Muscat Hills? The district plan is what sits around the building: offices, schools in discussion, Wadi Park under construction and a planned International Financial Centre of Oman, according to the October 2026 report. None of that is owned by a Muscat Hills buyer, and none of it carries a date for completion in the report. It is context for location, not part of any purchase contract. For how the airport corridor compares with other Muscat addresses, our guide to areas for buying property in Muscat sets out the districts one by one.

From Golf Estate to La Vie: How the Muscat Hills Oman Site Developed

The name Muscat Hills predates every apartment in this guide. Golf Business News reported on 18 March 2008 that the Muscat Hills course would be an 18-hole, par 72 championship layout designed by Paul Thomas of Dave Thomas Associates, with Larsen and Toubro Oman building the villas, apartments and infrastructure. The first phase at that time was 80 villas and 25 apartment blocks along the course, which the report described as already sold, with a boutique resort hotel as one of four components.

A Gulf News report on an InterContinental Hotels Group management agreement (page last updated September 2018) gave the site as 1.2 million m² on a hillside with views over the Gulf of Oman, a 250-room hotel, upscale villas and apartments, and an investment of about $90 million (35 million Omani rials). That is the figure for the golf estate as a whole, and it is where the 1.2 million m² number quoted for Muscat Hills comes from. The Golf Hills, Opal and Dar Muscat Hills buildings are individual plots within or beside that estate and are not measured against the 1.2 million m² figure.

The course opened in 2009 and closed in 2020, according to Gulf News. On 29 March 2023 Troon Golf announced the reopening as La Vie Club. The owner is ORIS, the real estate arm of ominvest, which according to the Troon release funded a golf cart fleet, course machinery and a new clubhouse. The club has the first TopTracer range in Oman. The announced future phases are an 80-room boutique hotel managed by Tivoli with an Anantara-run spa, 100 serviced apartments, eight villas, 22 apartments and about 2,800 m² of retail. The club website lists a Tivoli hotel, La Vie Residences and a shopping and dining gallery. Our golf property guide goes deeper on the course and membership; the point for a Muscat Hills buyer is that the course owner and the apartment developers are different companies.

The table also shows that two older buildings in the neighbourhood, The Links and Boulevard Tower, appear in press reports but are not on our site. They are listed so the timeline is complete, not because they are offered by us.

Golf Hills: Al Osool’s Three Towers Beside the Course

Golf Hills was launched by Al Osool in February 2026. TradeArabia dated its report 13 February 2026 and described three towers with 366 apartments on a site of over 11,000 m² in Al Irfan, offered on a freehold system for Omanis and expatriates; Gulf Construction Online reported the same figures and an infinity pool, fitness facilities, yoga and relaxation areas and landscaped walkways, with the launch held under the patronage of the Minister of Heritage and Tourism.

According to our listing page, the apartments are one, two and three-bedroom, from 60 m² (644 sq ft) to 200 m² (2,151 sq ft), fully finished but not furnished, with underground parking of one space per home and two for a three-bedroom. Handover is targeted for Q4 2028 per the developer. The entry one-bedroom is OMR 62,900 ($163,600) for 60 m², which is OMR 1,048 per m². The three-bedroom of 155 m² starts at OMR 195,200 ($507,700), which is OMR 1,259 per m². Two-bedroom prices and the price of the 200 m² layout are issued on request, so no per-m² figure is given for them here.

The service charge on the developer’s price list is OMR 6.5 per m² a year. Multiplied out, that is OMR 390 for the 60 m² one-bedroom (0.62% of its price), OMR 1,007.5 for the 155 m² three-bedroom (0.52%) and OMR 1,300 for the 200 m² layout. Over five years the one-bedroom charge comes to OMR 1,950. The billing period and the services covered are set out in the sale agreement’s service-charge schedule, according to the page; for how such charges are assessed generally, see our guide to service charges in Oman real estate.

The course is next door, but golf membership and playing rights are not part of the purchase. Buyers arrange membership directly with the club, per our listing page. The full details, unit mix and tower layouts are on the Golf Hills listing.

Opal Residences: Al Nama’s Single Block

Opal Residence was launched by Al Nama Real Estate on a Monday in early May 2025, and the Times of Oman of 7 May 2025 described it as the company’s largest project for 2025. The paper reported a 41,000 m² site, 279 residential and 23 commercial units, a building with two basement levels, a ground floor and seven upper floors, a 400-metre overhead walkway, a swimming pool described as the largest in Muscat Hills, and a gym, sauna and relaxation area. The launch was held under the patronage of Sayyid Marwan bin Turki Al Said, Governor of Dhofar.

Our listing page gives studios from 40 m², one-bedroom apartments from 82 m² (883 sq ft), two-bedrooms from 112 m² (1,206 sq ft) and larger study-and-maid’s-room layouts up to 155 m² (1,668 sq ft). The one-bedroom is OMR 74,631 ($194,100) and the two-bedroom OMR 104,160 ($270,900). Those work out to OMR 910 and OMR 930 per m². Moving from the one-bedroom to the two-bedroom adds 30 m² and OMR 29,529, or OMR 984 for each extra m². Studio and larger-layout prices are on the sales-office list. Handover is Q4 2028 per the developer, units are finished but not furnished, and each apartment has one underground parking space.

The service charge is also OMR 6.5 per m² a year: OMR 260 for a 40 m² studio, OMR 533 for the 82 m² one-bedroom (0.71% of its price), OMR 728 for the 112 m² two-bedroom and OMR 1,007.5 for 155 m². Amenities listed include a rooftop jogging track, landscaped garden and barbecue zones, separate adult and children’s pools, a gym, sauna and steam room, and a children’s playroom. The page lists keyless entry, European kitchen cabinetry with integrated appliances and a laundry area in every layout. Details are on the Opal Residences listing.

The Pearl: Shops Beneath 298 Apartments

The Pearl is the oldest project of the four. The Oman Observer reported on 11 July 2018 that Al Osool Properties, part of MJS Group, had shown a mock-up apartment at Muscat Hills Boulevard for a mixed-use project of 298 one, two and three-bedroom apartments and a commercial area of about 4,000 m² for dining and shopping. Prices then started at OMR 59,600 for a 74 m² one-bedroom, and the managing director said nearly 60% of the project had been sold. That 2018 launch price works out to OMR 805 per m² ($155,008 for the unit); it is a launch-year figure, not a current price.

Our listing page counts 37 ground-floor shops in the gallery. Dividing 4,000 m² by 37 gives an average of 108 m² a shop, a simple division that ignores corner units and frontage differences. Shop prices are on request and depend on size, frontage, corner position and proximity to entrances and car-park access. A basement car park of 366 spaces serves residents, shoppers and staff. The commercial service charge differs from the residential rate and is set in the sale paperwork, so none is assumed here. The Pearl listing has the gallery description.

For commercial buyers, the tax treatment differs from apartments. Deloitte’s summary of the Oman Tax Authority’s real-estate VAT guide says the sale and rental of commercial property is standard-rated at 5%, while resale and rental of residential property are exempt. A hypothetical OMR 150,000 shop would therefore carry OMR 7,500 of VAT on top, whereas a resale apartment would not. The treatment of a shop in a particular building should be read from the invoice and sale agreement, and our commercial property guide for foreign investors covers the wider rules on leases, registration and costs.

Dar Muscat Hills: 207 Apartments, 15 Shops and 4 Offices

Dar Muscat Hills is the newest listing in the group. The developer is Dar Arabia Development, the main contractor named in the brochure is Al Fayafi, and the project is described as registered with the Ministry of Housing. The brochure gives a total area of 31,979 m² and a delivery target of the beginning of December 2029. The developer’s own site calls the project Dar Irfan, Muscat Hills. Prices, payment schedule and service charge are issued with the reservation documents, so the table below shows sizes only.

The last column is arithmetic, not a price: OMR 200,000 divided by the smallest floor area in each type. It shows how far each type sits from the Golden Residency line if priced at the per-m² rates that Golf Hills and Opal publish (OMR 910 to OMR 1,259). Ground-level units numbered 20 to 40 print a garden or terrace on top of the flat area; for example, unit 20 is a two-bedroom of 122.91 m² plus 65.92 m² of garden, a printed total of 188.83 m².

The commercial part is small and mixed: 15 shops of 28.98 to 55.35 m² (607.08 m² in total, an average of 40.47 m²) and four offices of 61.46 to 152.52 m² (460.26 m² in total, an average of 115.06 m²), 1,067.34 m² of commercial space across 19 units. The amenity list in the brochure includes a rooftop pool with jacuzzi, sauna and steam room, separate gyms, a cinema, three parking levels with electric-vehicle spaces and six lifts, and the apartments are described as fully furnished. Our listing page measures straight-line distances from an approximate map pin: the Muscat Hills golf club about 1.2 km, the Military Technological College about 1.9 km and Muscat International Airport Terminal 1 about 2.8 km. These are not driving times. See the Dar Muscat Hills listing for the unit schedule and the Dar Arabia developer profile.

Shops Versus Apartments in Muscat Hills Oman

A shop and an apartment in Muscat Hills Oman are different purchases in size, tax and use. Start with scale: Golf Hills’ entry apartment is 60 m² and Opal’s is 82 m², while the Pearl’s average shop is about 108 m² and Dar Muscat Hills’ average shop is 40.47 m². The smallest Dar shop (28.98 m²) is half the size of the smallest Golf Hills apartment.

Then tax. The 5% VAT on commercial sales and rentals (Deloitte, summarising the Tax Authority guide) is added to the shop price, and Deloitte also notes that residential resale and residential rental are exempt. Personal income tax is the other difference. Royal Decree 56/2025 introduces a 5% personal income tax from 1 January 2028 on net annual income above OMR 42,000 ($109,234), according to Deloitte, and our property tax guide explains how rental income is treated. As an illustration of the mechanics only: a person with net taxable income of OMR 50,000 would owe 5% of the OMR 8,000 above the threshold, which is OMR 400.

Finally, the Golden Residency arithmetic differs. A single ITC property of at least OMR 200,000 is the line in our reading of the programme; a shop of 108 m² would need a price of OMR 1,850 per m² to reach it, a figure above both Golf Hills’ entry rate (OMR 1,048) and Opal’s (OMR 910). The table shows the same threshold for each Dar commercial extreme.

These are thresholds, not forecasts. They show that a small shop would need a very high rate to cross the line alone, while a 200 m² Golf Hills layout crosses it at any rate above OMR 1,000 per m², below the OMR 1,048 per m² of the entry one-bedroom. For rental logistics once a unit is bought, see our guide to renting out Oman property from abroad.

Prices, Payment Plans and Service Charges Side by Side

The two apartment projects with published prices use very different payment structures, and the difference changes how much cash is committed before handover. Golf Hills uses six calendar instalments: 20% on booking, 15% at months 6, 12, 18 and 24, and 20% on completion, per our listing page. Opal uses ten construction milestones with 90% due before completion.

Reading the table: the Golf Hills plan asks for OMR 16,848 less in cash before handover on the entry unit than Opal’s (OMR 67,168 minus OMR 50,320), and it spreads payments evenly over two years from booking. The Opal plan is tied to construction progress, so the dates move with the building programme. Both are paid into escrow accounts, per our listing pages; the legal basis for escrow is discussed in the section on off-plan rules below. Our payment plan comparison places these schedules next to those of other Muscat and Salalah projects, and our price per square metre ranking shows where OMR 910 to OMR 1,259 sits among 29 projects.

A second comparison is size against price. Golf Hills’ one-bedroom is OMR 11,731 ($30,500) cheaper than Opal’s but 22 m² smaller (60 m² against 82 m²). On a per-m² basis, Opal’s one-bedroom at OMR 910 is about 13% below Golf Hills’ OMR 1,048. The sizes are the listed sizes on the two pages; whether they measure the same thing (internal area, gross area including balcony) is shown on the price lists in the reservation documents, and it is worth reading before comparing the two. Mortgage availability for foreigners is a separate matter covered in our mortgage guide.

Ownership, ITC Status and Residency in Muscat Hills Oman

The legal basis for foreign freehold in an Integrated Tourism Complex (ITC) is Royal Decree 12/2006, as amended by Royal Decree 76/2010, with the executive regulation in Ministerial Decision 191/2007 as amended by Ministerial Decision 109/2022. The Times of Oman published a summary on 25 July 2026: Omanis and non-Omanis may own built units or plots designated for construction or exploitation in an ITC, and an owner who registers a plot has four years to build on it, extendable by up to two years. That plot rule matters for land, not for apartments in a finished tower.

What each Muscat Hills project says about its own status differs, and the table keeps those statements apart.

The Golden Residency, as we use the term across this site, is the 10-year renewable residency whose investor threshold Gulf News reported on its launch as OMR 200,000 (about $520,000), with purchase of property in an ITC listed among the qualifying routes. Our reading is that the property route needs a single ITC property worth at least OMR 200,000, decided by the Royal Oman Police; two cheaper units do not add up to it. The Golden Residency versus Owner Visa guide sets out both routes.

The Owner Visa is separate. Royal Oman Police Decision 87/2026, published in Official Gazette issue 1653 and reported by the Oman Observer on 25 June 2026, allows a sponsor-free property owner visa and residency for a foreigner who owns a registered real estate unit or one whose registration is not yet complete, with the spouse and first-degree relatives covered. The property-linked entry visa for a buyer of such a unit is valid for six months to a year, renewable, with stays of up to three months per entry. Residency ends if title to the unit is transferred. The Observer’s summary names no minimum property value, which is why a Golf Hills or Opal one-bedroom is in the Owner Visa conversation but not in the Golden Residency one. Whether a particular unit qualifies depends on the title designation and registration status in the sale documents, so those documents decide the question, not a brochure. Family rules are covered in our guide to Oman residency for family members.

Location and Drive Times From Muscat Hills Oman

The two apartment listings carry the developers’ off-peak drive-time estimates, and the figures differ slightly because the buildings sit about 760 m apart. They are developer estimates, not measured journeys, and peak-hour traffic on the main roads will lengthen them.

Two points follow from the table. The airport is 14 minutes from both buildings, close to the roughly 10-minute figure Gulf News gave in 2023 for the club itself, and the convention centre is the closest large facility. And Opal’s own list shows Al Mouj Golf as a 10-minute drive, which means Opal is not a fairway-front product even though it sits in Muscat Hills. Schools are covered in more depth in our international schools guide, and the future effect of rail on this part of town is in our Muscat Metro analysis. For coastal alternatives within the same governorate, our sibling guide to Muscat Bay covers Bandar Jissah, the Al Mouj guide covers the waterfront community, and the ITC comparison sets the main complexes against each other. Muscat Hills is inland and has no beach or marina frontage, so the course and the club are the nearby amenity rather than the shoreline.

Buying Off-Plan in Muscat Hills Oman: Escrow, Documents and Registration

All four projects are sold before or during construction, so Royal Decree 79/2025 governs how money is held. According to decree.om, the decree was issued on 10 September 2025, published in Official Gazette 1613 on 14 September 2025 and comes into force 180 days after publication, which is mid-March 2026. The same text repeals the older real-estate brokerage law, the apartments and floors ownership system and the earlier escrow system, and requires the Minister of Housing and Urban Planning to issue executive regulations within a year of entry into force. Our listing pages for Golf Hills state that payments go into the project escrow account under the decree, and our guide to Law 79/2025 explains the buyer protections in detail. Our companion explainer on the off-plan marketing threshold sets out what a developer must hold before selling.

A practical checklist for any of the four, drawn from what the listing pages say each reservation pack contains:

• The price list showing area, floor, orientation and parking allocation, and the currency of the price.
• The sale and purchase agreement with the payment schedule and the handover date.
• The title or ITC designation and the land-registry reference for the plot.
• The project registration, project licence and advertising licence numbers.
• The escrow account details.
• The service-charge rate per m², billing period and what it covers.
• The furnishing or finishing specification.

Registration of the unit afterwards is the step that turns the contract into title, and our sibling guide to property registration in Oman walks through it. When the building is complete, the snagging inspection is the buyer’s last check, covered in our snagging guide. If a developer misses its date, the sibling article on developer delay and buyer rights applies. A buyer who intends to hold through a company should also read the sibling guide on buying Oman property through a company, and one valuing a unit after handover can use the sibling guide to property valuation in Oman.

Developers Behind the Muscat Hills Oman Projects

Each project has a different developer, and the profiles available on our developer directory give the company-level background. Al Osool is behind Golf Hills, and Al Osool Properties, the development arm described by the Oman Observer as part of MJS Group, is behind The Pearl; Hassan Juma was quoted as managing director in the 2018 report. Al Nama Real Estate is behind Opal Residences; its chief executive, Sheikh Is’haq bin Abdullah Al Hoqani, spoke at the May 2025 launch. Dar Arabia Development is behind Dar Muscat Hills. The golf club is owned by ORIS, the real estate arm of ominvest, and operated by Troon Golf. The wider Madinat Al Irfan plan is led by OMRAN with partners, and the first housing phase has Hassan Allam Holding’s Grova Developments as development partner.

Developer profiles on our site are at the Al Osool, Al Nama Real Estate and Dar Arabia pages, all reachable from the Oman developers hub. Our developer guide compares delivery records across the market. Because every project here is being built by a different company on a different programme, the Q4 2028 and December 2029 handover targets are separate commitments and should be read from each sale agreement. The calendar of Muscat deliveries, including these, is in the ready property and handover calendar, and newly launched projects are tracked in our 2026 launches guide.

Frequently Asked Questions

What is Muscat Hills Oman?

Muscat Hills Oman is a neighbourhood of Madinat Al Irfan in Muscat built around an 18-hole golf course that reopened as La Vie Club in March 2023. Apartment and mixed-use projects such as Golf Hills, Opal Residences, The Pearl and Dar Muscat Hills sit in and around it.

Can foreigners buy in Muscat Hills Oman?

Press reports on Golf Hills describe freehold for Omanis and expatriates, and our listing pages describe Golf Hills, Opal and The Pearl as freehold and open to all nationalities. The designation of each plot is stated in the reservation documents, which should be read before paying a deposit.

How much does a one-bedroom in Muscat Hills Oman cost?

Per our listing pages on 24 October 2026, a Golf Hills one-bedroom of 60 m² starts at OMR 62,900 ($163,600) and an Opal Residences one-bedroom of 82 m² at OMR 74,631 ($194,100). Prices can change and are confirmed in the sale agreement.

Does buying in Muscat Hills Oman give residency?

Not automatically. The Golden Residency needs a single ITC property worth at least OMR 200,000, decided by the Royal Oman Police, which the entry apartments do not reach. The Owner Visa under ROP Decision 87/2026 has no minimum value, is sponsor-free and ends if title is transferred.

Is there a Golden Residency option in Muscat Hills Oman?

Only for a single unit priced at OMR 200,000 or more. Golf Hills’ three-bedroom from OMR 195,200 is OMR 4,800 short, while the 200 m² layout, shops and offices are priced on request.

What are the service charges in Muscat Hills Oman?

Golf Hills and Opal both list OMR 6.5 per m² a year, which is OMR 390 for the 60 m² Golf Hills one-bedroom and OMR 533 for the 82 m² Opal one-bedroom. Commercial rates in The Pearl and Dar Muscat Hills are set in the sale paperwork.

When will Muscat Hills Oman projects be handed over?

Golf Hills and Opal Residences target Q4 2028 according to the developers, and Dar Muscat Hills targets the beginning of December 2029 per its brochure. The date that binds the developer is the one in the sale agreement.

Are shops in Muscat Hills Oman subject to VAT?

Deloitte’s summary of the Tax Authority’s real-estate guide says the sale and rental of commercial property is standard-rated at 5%, while residential resale and rental are exempt. A shop in The Pearl or Dar Muscat Hills would be a commercial supply.

Is golf club membership included with a Muscat Hills Oman apartment?

No. Our Golf Hills listing page says membership and playing rights are not included in the purchase; buyers arrange membership directly with the club.

How far is Muscat Hills Oman from the airport?

The developers’ off-peak estimates for Golf Hills and Opal Residences are 14 minutes by car to Muscat International Airport. Our Dar Muscat Hills page gives a straight-line distance of about 2.8 km from its approximate map pin.

Last checked: 24 October 2026. Sources: TradeArabia on Golf Hills; Gulf Construction Online on Golf Hills; Times of Oman on Opal Residence; Oman Observer on The Pearl; Oman Observer on Boulevard Tower; Gulf Construction Online on The Links; Oman Observer on Madinat Al Irfan (2018); Oman Observer on Al Irfan housing phase (2026); Zawya on OMRAN agreements; Troon Golf on La Vie; Gulf News on La Vie Club; Gulf News on the IHG agreement; Golf Business News (2008); La Vie Club; Times of Oman on the ITC legal framework; Oman Observer on ROP Decision 87/2026; Gulf News on the Golden Residency; decree.om, Royal Decree 79/2025; Deloitte on personal income tax; Deloitte on the real-estate VAT guide.