Who Builds Property in Oman? The 2026 Developer Guide

Want one developer in depth? See our directory of real estate developers in Oman, with ten sourced profiles.

Oman’s freehold market is spread across more than twenty developers — state-backed joint ventures, Gulf groups, Egyptian groups that have recently entered Oman, and Omani companies. 33 of the 38 residential projects we list are currently under construction.

This guide maps who they are, which projects each one is behind, which projects are completed and which are under construction, and how the buying process works with any of them. Every fact below comes from the listings and developer material we hold, checked in September 2026.

The Developer Map

One feature of the map: the state is a shareholder in several of the projects.

OMRAN: the State Partner in Several Projects

OMRAN Group, Oman’s state tourism-development company, appears as a partner in several schemes on the list: Muscat Bay through Saraya Bandar Jissah, The Sustainable City – Yiti through SDIC, AIDA alongside Dar Global, and Azura Beach Residences in the Al Mouj joint venture with Majid Al Futtaim and Tanmia.

A state partner is a shareholder or partner in the project company. The land position, the tourism licence, handover dates, build specification and service charges are set out in each project’s sale documents.

Muriya: Projects and Role

Muriya is behind these entries in our Oman inventory: Solaris, Raya and Olive Farms at Jebel Sifah, The Beachfront, Amazi and Lubana Island at Hawana Salalah, plus both land releases. It is also the master-developer of those two Integrated Tourism Complexes, which is a different role from building a single tower inside someone else’s community.

At Jebel Sifah and Hawana Salalah the marina, golf course, hotels and retail already exist and operate, so a buyer is adding a home to a working resort. Muriya’s own presentation cites more than 33 years of experience.

Muriya’s payment pattern is 10% on booking, then 7.5% every quarter. Because the quarterly rate is fixed, the share you pay before handover is simply a function of how long the build runs — ten quarters reaches 85%, twelve reaches 100%. Our guide to Oman property payment plans works through what that costs in present-value terms.

Mira Developments, a Dubai company founded in 2023, builds Mira Ocean Estates inside Muriya’s Hawana Salalah ITC, where the resort infrastructure around the project is already in place.

Egyptian Developers in Oman

Two Egyptian developers have entered Oman recently. Talaat Moustafa Group, founded in 1970, is behind Yamal at Al Seeb with Al Muhaidib, and Jood inside Sultan Haitham City. Al Ahly Sabbour, founded 1994, is building Wadi Zaha, also in Sultan Haitham City.

Both report completed homes in Egypt. Their Omani handovers fall in 2028, 2029 and 2030, per the developers.

Branded Residences: Brand and Developer

Four projects carry a consumer brand, and in each case the brand and the builder are different companies:

A brand adds services and standards. For how project prices compare per square metre, see our price per square metre comparison. The terms of the brand agreement and of any included privilege, such as Trump golf membership at AIDA, are set out in each sale contract.

Developer Types in Oman: Who Plays Which Role

The map lists companies, but the companies do different jobs. A developer builds the homes, signs the sale and purchase agreement and is responsible for handover. A master developer provides the land context, the infrastructure and the community rules, and may or may not build anything itself. A sub-developer is a company that a master developer appoints, or lets in, to build one scheme on a plot inside the community. A brand licensor lends a name, a design signature or a management service and is usually not the party that delivers the building.

By origin, the developers on the map fall into four groups:

• State-backed companies, such as OMRAN Group, which usually enters a project as a shareholder or joint-venture partner.
• Regional groups from the Gulf and Egypt, such as Alfardan Group, Majid Al Futtaim and Talaat Moustafa Group.
• International and listed companies, such as Dar Global, which trades in London.
• Omani companies, from contractors to single-project developers.

In each case the contract is with the developer or project company named in the sale documents, which can differ from the brand shown on the brochure.

Sultan Haitham City: Six Developers in One City

Oman’s new capital district differs from the other communities on this map because no single company is building it. Six of the developers listed above hold plots inside it: Dream Villa at Al Ahlam District, Al Abrar Real Estate at Hay Al Wafa, Adanté Realty at Yenaier Residences, Al Ahly Sabbour at Wadi Zaha, Sarooj Development across both Sarooj Oasis releases, and Talaat Moustafa Group at Jood. Their handovers run from Q1 2027 through to Q1 2030.

The roads, substations, sewerage and parks are part of the government’s programme rather than any individual developer’s. Our Sultan Haitham City guide tracks the published build percentages for that programme.

Projects in Sultan Haitham City come from developers of different backgrounds: a plot from an Omani contractor with roots going back to 1976 and a plot from an Egyptian group sit a few streets apart.

The Muscat Mid-Market Developers

Away from the resort communities, several Omani companies are building single projects: Al Osool Group at Golf Hills and Al Nama Real Estate at Opal Residences, both inside Muscat Hills; Wujha Real Estate Development at Uptown Muscat in Knowledge Oasis; Zen Development and Investment at Zen Residences in Muscat Bay; and Alargan Towell, a Kuwaiti–Omani joint venture, at Telal Al Qurm and Alef Qurum in central Muscat.

Each is a single-project development, so the payment plan and the milestone schedule in the contract are the main documents to review.

Telal Al Qurm, by Alargan Towell, is planned to hold more than 1,500 apartments, 46 townhouses and a hotel component.

Dhofar: Tenure at Taqah

The two Taqah buildings on the Dhofar coast come from the same company, Al Zaid Real Estate & Development, and sit about three kilometres apart on the same beach. The Sea Front Residences is offered on a 99-year renewable lease, per its brochure. Taqah Long Beach Boutique asks for 50% at reservation.

A 99-year lease and ITC freehold — as sold at Al Mouj, Muscat Bay or Hawana Salalah — are different forms of tenure, with different rules on inheritance, resale and the property route to residency. The tenure document is provided by the developer at reservation; our guide to what foreigners cannot buy in Oman sets out the three-question test.

Residency, Eligibility and Returns

Several points are decided by the state or the market rather than by a sales office:

• Residency. The Golden Residency requires a single ITC property worth OMR 200,000 or more and is decided by the Royal Oman Police; the Owner Visa has no minimum value. See the Golden Residency and the Owner Visa compared.
• Eligibility. Whether a specific unit is open to a foreign buyer depends on the land and its designation.
• Rental returns. Yields depend on the market — our rental yields guide sets out how to compute a net figure.
• Short-term letting. Holiday letting in Oman needs a tourism licence and can be restricted by community rules.
• Handover date. Handover dates are targets per the developer; the contractual date is set in the sale and purchase agreement.

Developers and Resale

Oman’s secondary market is concentrated in completed communities, as most schemes are still under construction. A finished community with an operating resort around it — Muscat Bay, Al Mouj, Jebel Sifah — gives a future buyer something to walk through.

Assignment terms, transfer fees and the developer’s resale process are set out in the sales documents for each project. Our guide to selling property in Oman covers the exit side in detail.

The Ten Profiled Developers in Brief

Our directory of real estate developers in Oman holds ten researched profiles, each with sources and a last-checked date of 9 October 2026. A brief summary of each follows, with a link to the full profile.

• Muriya. The master developer of Jebel Sifah and Hawana Salalah, established in 2006 and owned 70% by Orascom Development and 30% by OMRAN. According to Muriya, it has delivered hotels, a marina and more than 1,900 homes. Read the Muriya profile.
• Dar Global. A London-listed developer, founded in 2017 and headquartered in Riyadh, that is a subsidiary of the Saudi group Dar Al Arkan. Its Oman work is AIDA at Yiti, built with OMRAN Group, with handover targets from Q4 2027 per the developer. Read the Dar Global profile.
• OMRAN Group. Oman’s state tourism developer, set up in 2005 and described as a subsidiary of the Oman Investment Authority. It is a partner or shareholder in AIDA, The Sustainable City – Yiti, Al Mouj Muscat and Muscat Bay. Read the OMRAN Group profile.
• Muscat Bay. The trading name of Saraya Bandar Jissah, a partnership of OMRAN Group and Saraya Oman formed in 2007. It announced 255 homes complete in Q2 2019, a 206-room Jumeirah hotel opened in 2022, and Luma Residence is under construction. Read the Muscat Bay profile.
• Eagle Hills Muscat. A partnership of Abu Dhabi’s Eagle Hills, founded in 2014, and Oman’s Izz International. It built the Mandarin Oriental hotel and 156 branded residences at Shatti Al Qurum; the hotel opened in June 2024. Read the Eagle Hills Muscat profile.
• Al Mouj Muscat. The master developer of the Al Mouj waterfront, set up in 2006 and owned by Majid Al Futtaim (50%), OMRAN (40%) and Tanmia (10%). The company reports more than 3,300 homes delivered, alongside a golf course and a 400-berth marina. Read the Al Mouj Muscat profile.
• Diamond Developers. A Dubai subsidiary of SEE Holding, behind The Sustainable City – Yiti through a 2022 joint venture with OMRAN Group. Its completed communities are in Dubai and Sharjah, and the Plaza handover is targeted for December 2027, per the developer. Read the Diamond Developers profile.
• Talaat Moustafa Group. An Egyptian developer founded in 1970 and listed on the Egyptian Exchange since 2007, known for Madinaty and Al Rehab. It entered Oman in December 2025 with Yamal and Jood, backed by Saudi partner Al Muhaidib. Read the Talaat Moustafa Group profile.
• Alargan Towell. A Kuwaiti–Omani joint venture founded in 2003 and based in Qurum, Muscat. Its profile covers Telal Al Qurm, a 164,900 m² masterplan between Wattayah and Qurum, and Alef Qurum Residence. Read the Alargan Towell profile.
• Mira Developments. A Dubai developer founded in 2023. Its Oman project is Mira Ocean Estates at Hawana Salalah, with 263 residences and handover stated for Q4 2028. Read the Mira Developments profile.

Completed Projects in Oman

Completed projects and operating resorts:

The other projects on the map are under construction; our handover calendar shows when each project is due.

Payment Plans by Project

Payment plans are set project by project. Across our Oman list, the share paid before handover runs from 30% to 100%, as published by each developer.

Plans are set per scheme, so a project’s current price list is the reference for its terms.

A Payment Plan in Numbers

To see how a plan turns percentages into amounts, take an illustrative purchase price of OMR 100,000. This is a round figure for arithmetic, not a listed price. On Muriya’s pattern of 10% on booking and 7.5% every quarter, the booking payment is OMR 10,000 and each quarterly instalment is OMR 7,500. After ten instalments the buyer has paid OMR 10,000 plus OMR 75,000, which is OMR 85,000 or 85%, and the remaining OMR 15,000 falls due on completion. With twelve instalments, as on Olive Farms, the instalments add up to OMR 90,000 and, with the booking payment, reach the full OMR 100,000 before handover.

A milestone plan reads differently. At The Sustainable City – Yiti the schedule is 5% on reservation, 5% within a month, 10% within four months, 10% within eight months and 70% on handover. On the same OMR 100,000 that is OMR 5,000, OMR 5,000, OMR 10,000 and OMR 10,000, a total of OMR 30,000 before handover, with OMR 70,000 due at handover.

To convert a rial amount into dollars, multiply by 2.6008, the fixed peg. OMR 100,000 is $260,080, and each OMR 7,500 instalment is $19,506. The schedule in the sale and purchase agreement remains the reference for dates and amounts.

What the New Law Requires of Developers

Since March 2026 the sector has been governed by Royal Decree 79/2025, which replaced the 1986 brokerage law, the 1989 joint-ownership system and the 2018 escrow rules with one framework. For developers it requires a licence from the Ministry of Housing and Urban Planning before selling off-plan, an independent escrow account for each project with money released against verified construction progress, financial guarantees for completion, and periodic disclosure — with administrative and criminal penalties, fines and licence revocation available to the ministry. Our guide to Oman Real Estate Law 79/2025 covers what it changes for buyers.

In practice, a buyer can request the licence number, the project escrow account details and confirmation of the completion guarantee when reserving.

What to Prepare When Reserving

These are the documents and details a buyer normally receives or confirms when reserving:

1. Developer licence. The licence number and the ministry that issued it; the licence can be confirmed with the ministry.
2. Escrow account. The project escrow account into which payments are made, named for this project in the sale agreement.
3. Instalment triggers. What triggers each instalment — a construction milestone verified by an engineer or a calendar date.
4. Handover date. The contractual handover date, the grace period and the remedy provided in the agreement.
5. Completion guarantee. The guarantee and the body that issued it.
6. Service charge. The charge per square metre, stated as monthly or annual.
7. Developer stock or resale. Which units are developer stock and which are resale; the commercial terms differ, and at several schemes both are on sale at once.
8. Brand agreement. For branded schemes, the term of the brand agreement and what transfers on resale.

The answers are normally set out in writing and attached to the contract.

Developer and Main Contractor

A developer sells the home; a main contractor builds it. In Oman the two roles are often held by different companies, and occasionally by the same one. Sarooj Development is a contractor by origin, with a group history going back to 1976, now selling its own homes at Sarooj Oasis. Ideal Building brings construction experience to Bellevue.

The sale contract is with the developer, who appoints the main contractor for each phase.

A developer that is also the contractor, as Sarooj Development is at Sarooj Oasis, manages the build programme directly; where the two roles sit with different companies, the developer coordinates the contractor.

Reserving from Abroad

Buyers of Omani freehold often live in another country, so the reservation process works remotely. A licensed developer provides the developer licence number, the commercial registration, the project escrow account named in the sale agreement, and the completion guarantee. Each of those is a document, and each can be emailed.

The licence can be confirmed with the ministry itself. A finished community has photographs, reviews and, often, owners posting about service charges. Where a resort operator runs the amenities, that operator is a further source on how the community functions. A buyer who cannot visit can send a representative.

Written confirmations about dates, tenure and escrow are kept alongside the contract.

How to Read a Developer’s Project Page

Every project page on our site follows the same pattern, and each part answers a different question:

• Developer line. Names the developer and, where different, the master developer and any brand, so you know which company signs the contract.
• Unit and price table. Gives the unit type, the area and the price in rials. Areas are measured on different bases, so price per square foot is a like-for-like figure only within one project.
• Payment plan. Shows the split between booking, instalments and completion, and therefore the share paid before handover.
• Handover date. Stated as a quarter and year and attributed to the developer; the contractual date is the one in the sale and purchase agreement.
• Service charge. Quoted in rials per square metre per year; the published figures include OMR 8.27 at Luma Residence and OMR 4.5 at Telal Al Qurm.
• Residency line. Compares the contract price with the OMR 200,000 threshold for Golden Residency.

Prices, areas and dates can change, so note the date of the page you read and confirm the figures with the developer in writing.

How Off-Plan Sales Work, Step by Step

Buying off-plan follows one sequence with every developer:

1. Reservation. You sign a reservation form and pay the reservation fee; the receipt shows the unit, the price and the legal name of the seller.
2. Sale and purchase agreement. The agreement sets out the payment schedule, the handover date and the escrow details.
3. Escrow. Under Royal Decree 79/2025, instalments go into the project escrow account, and money is released against approved construction phases.
4. Instalments. Each payment follows the schedule, either on a calendar date or on a construction milestone verified by an engineer.
5. Registration. A foreign buyer registers the freehold at the Ministry of Housing and Urban Planning; the Eagle Hills Muscat page, for example, quotes a 3% transfer fee.
6. Handover and snagging. At handover buyers normally agree a snagging period and a written defects liability term, and receive a list of what is included in the unit.
7. Title. The title or registration extract showing the registered owner is kept with the contract.

Residency Routes and Currency

The two residency routes read the price differently. Golden Residency looks at a single ITC property at or above OMR 200,000, about $520,160 at the peg, and the Royal Oman Police decides each application; two smaller purchases do not combine. The Owner Visa has no minimum value. Against that line, the one-bedroom at The Residences at Mandarin Oriental (OMR 169,986) sits below it and the two-bedroom (OMR 292,833) above it, while Amazi’s three-bedroom (OMR 214,000) is above it.

Prices on our pages are in rials, with dollar figures converted at OMR 1 = $2.6008; Mira Ocean Estates is quoted as AED 550,000, listed at OMR 57,574. A buyer abroad pays into the escrow account named in the agreement, and the licence number, commercial registration and completion guarantee arrive as documents by email.

Glossary: Terms Used in This Guide

• ITC. Integrated Tourism Complex, a designated zone under Royal Decree 12/2006 in which foreigners may own freehold.
• Freehold. Ownership of the unit without a lease term, as opposed to the 99-year leases at Taqah and Duqm.
• SPA. The sale and purchase agreement, which names the seller and sets the payment schedule and handover date.
• Escrow account. A separate account in the project’s name from which money is released against approved construction phases.
• Snagging. The inspection of a finished unit at handover, when finishing items are noted for completion.
• Service charge. The recurring charge for community upkeep and management, quoted in rials per square metre per year.
• Handover. The delivery of the unit to the buyer; target dates are per the developer, and the contractual date is in the SPA.
• Golden Residency. The residency route for a single ITC property at or above OMR 200,000, decided by the Royal Oman Police.
• Owner Visa. The sponsor-free residency route for ITC property owners, with no minimum value.

Frequently Asked Questions

Which developers are behind the projects we list in Oman?
Muriya is behind six residential schemes plus both land releases, and it master-developed the Jebel Sifah and Hawana Salalah resorts they sit in; the other developers are on the Developer Map above.

Which projects are already completed?
Muscat Bay (Saraya Bandar Jissah), The St. Regis Residences (Alfardan with Marriott), The Residences at Mandarin Oriental (Eagle Hills) and Residence One in Duqm (Maysan Properties), together with the operating resorts at Jebel Sifah and Hawana Salalah (Muriya).

Do branded residences mean the hotel company built it?
No. The brand is licensed and usually provides services or management; a separate developer builds and sells the homes.

How do I check a developer is licensed in Oman?
Ask for the licence number and verify it with the Ministry of Housing and Urban Planning. Since Royal Decree 79/2025 a licence is required before any off-plan sale.

What is the difference between a master developer and a sub-developer?
A master developer provides the land context, infrastructure and community rules; a sub-developer builds one scheme on a plot inside the community and signs the sale contract for it.

Does a state shareholder such as OMRAN sign the sale contract?
The contract is with the project company named in the sale documents. OMRAN is a shareholder or partner in four of the projects we list and the sole developer of none.

How do I convert a rial price into dollars?
Multiply the rial amount by 2.6008, the fixed peg. OMR 200,000, the Golden Residency threshold, is $520,160.

The Bottom Line

Oman’s freehold market brings together more than twenty developers — state-backed ventures, Gulf and Egyptian groups, and Omani companies — across completed communities and projects under construction. Buying off-plan under Royal Decree 79/2025 comes with a licensed developer, a project escrow account, a completion guarantee and a contractual handover date.

Browse every current property in Oman, see what is finished today on our resale page, see what each project costs for the space in the price per square metre comparison, or read how the resorts themselves differ in our comparison of Oman’s Integrated Tourism Complexes. If you are still checking whether a project is open to you at all, start with Oman property foreigners cannot buy.