Eagle Hills Oman: Developer Profile and Projects

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• Starting from $447,416

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The Residences at Mandarin Oriental, Shatti Al Qurum — Branded Freehold Homes in Muscat, Oman

• Starting from $447,416

Shatti Al Qurum, Muscat, Oman

• Apartment, Penthouse

Details

2 months ago

2 months ago

Eagle Hills Oman: Who Is Behind the Mandarin Oriental Residences in Muscat

Eagle Hills Oman is the name this page uses for Eagle Hills Muscat, the Oman development vehicle of Abu Dhabi-based Eagle Hills, the private company founded by Mohamed Alabbar. It has one project in the Sultanate, and it is a single, well-defined one: the Mandarin Oriental, Muscat hotel and The Residences at Mandarin Oriental, Muscat, a beachfront scheme at Shatti Al Qurum with 156 branded homes. According to the original 2018 announcements, Eagle Hills Muscat is a partnership between Eagle Hills Abu Dhabi and the Omani company Izz International, and Mandarin Oriental Hotel Group manages the hotel and the branded residences. Prices in this profile come from our own listing data.

The short version of the Eagle Hills Oman record is this. The scheme was announced in May 2018, broke ground in November 2019 and opened its hotel in early June 2024. The residences are now described on our listing page as complete and furnished, with 18 of 156 homes still available. One-bedroom homes start at OMR 169,986 ($442,100), two-bedroom homes at OMR 292,833 and three-bedroom homes at OMR 508,074. The Golden Residency route requires a single ITC property of at least OMR 200,000, so the two- and three-bedroom homes are above that level and the one-bedroom is below it.

Eagle Hills Oman at a glance

Our own page for the scheme is The Residences at Mandarin Oriental, Shatti Al Qurum, and it is the authority for every price quoted in this profile. For how this developer sits among the others we cover, see the Oman developers hub and our guide to Oman property developers.

Ownership, History and Backing of Eagle Hills Oman

Eagle Hills describes itself on its website as a developer of waterfront destinations and master-planned communities, with Mohamed Ali Alabbar as chairman and projects it counts across more than 15 countries on three continents (Eagle Hills). Alabbar is also known as the founder of Emaar Properties, but Eagle Hills is a separate, privately held company; trade coverage consistently calls it a private real estate investment and development company based in Abu Dhabi. Wikipedia puts the founding in January 2014 (Wikipedia: Eagle Hills Properties); several broker and directory pages also give 2014.

Eagle Hills Oman entered the country with an announcement dated 5 May 2018. In it, Eagle Hills chief executive Low Ping said the company was “venturing into the vibrant Omani market for the first time” in partnership with Mandarin Oriental, and the developer was named as Eagle Hills Muscat, a partnership between Eagle Hills Abu Dhabi and Izz International (Oman Observer; Hospitality Net, 7 May 2018). The partner on the Omani side is Izz International, whose chief executive Mohammed Abdul Hameed Al Busaidi was quoted at the April 2019 unveiling of the residences saying the company was committed to “delivering excellence and highest quality property developments in the Sultanate” (MENA Herald).

The names of the two partners are public and have been consistent across announcements from 2018 to 2023. Mandarin Oriental’s own opening release describes the group as owner and operator of hotels, resorts and residences (Hospitality Net, opening release).

Eagle Hills Oman is a project-level partnership, and its delivery milestones are documented in dated releases: a main contractor named in 2019, a hotel that opened in 2024, and residences that our listing page now describes as complete.

Eagle Hills Regional Portfolio: Context Only

The company’s other work is regional context for Eagle Hills Oman. We include it briefly because buyers often ask whether Eagle Hills Oman has done this before.

• Bahrain. Eagle Hills Diyar, a joint venture, developed Marassi Al Bahrain. On 5 February 2019 the Daily Tribune of Bahrain reported that Eagle Hills Diyar had handed over residential units at Marassi Residences to their first owners, with Alabbar congratulating the new homeowners (Daily Tribune, Bahrain).
• Sharjah, UAE. Eagle Hills Sharjah is a joint venture with the Sharjah Investment and Development Authority (Shurooq) developing Maryam Island. A February 2020 report on the launch of phase two described a first building of 87 apartments and six low-rise buildings in the second phase (Invest-Gate). Handover dates for later buildings are reported in broker and press material as running into 2026 and 2027.
• Morocco. In September 2016 MEED reported Eagle Hills Fairmont Residences in Rabat, estimated at $150 million on a 44,000 m² site with 184 hotel rooms and 79 residences, with the contractor TGCC appointed in June 2016 (MEED).
• Saudi Arabia. In January 2024 Alabbar said Eagle Hills planned a SAR 6 billion hotel-resort project with the Public Investment Fund, with an announcement to follow (Argaam).

Eagle Hills’ regional projects are typically waterfront and hotel-linked schemes developed with local authorities or local companies. Eagle Hills Oman follows that model on a small scale: one site, one local partner, one global hotel brand.

Eagle Hills Oman Projects in Oman: The Residences at Mandarin Oriental, Muscat

Eagle Hills Oman lists one project in Oman on our site. The scheme has two parts: the Mandarin Oriental, Muscat hotel, which opened in June 2024, and the 156 branded residences, which share the beachfront site and, according to the sales material, the hotel’s facilities.

What was built and where

The site is on Shatti Al Qurum, the beach district of Muscat. Our listing page puts it 3 minutes from Opera Galleria, 5 minutes from the Royal Opera House, 15 minutes from the Sultan Qaboos Grand Mosque and about 20 minutes from Muscat International Airport, with a private beach and a 235-metre promenade. The 2019 contractor announcement described a 150-key hotel, 156 branded residences and 1,622 square metres of retail areas, podium and basement (Gulf Construction, 4 November 2019). Mandarin Oriental’s opening release gives the hotel as 103 guestrooms and 47 suites, five restaurants and lounges, a spa, a 30-metre outdoor pool and an 800-square-metre ballroom, with interiors by the French designer Xavier Cartron (Mandarin Oriental press centre).

The residences are 1-, 2- and 3-bedroom apartments plus two 4-bedroom penthouses (MENA Herald). The developer’s published size range is 75 to 260 square metres. A broker listing describes the buildings as a north and a south tower (Oman Off Plan, a broker).

Prices and sizes from our listing page

Our listing page shows three unit types with prices converted at the peg of 2.6008. The one-bedroom starts at OMR 169,986 ($442,100) for 823 square feet (76 m²), the two-bedroom at OMR 292,833 ($761,600) for 1,410 square feet (131 m²), and the three-bedroom at OMR 508,074 ($1,321,400) for 1,983 square feet (184 m²). The four-bedroom penthouses are listed as available on request. The broker Whitewill shows similar figures (OMR 170,000, 293,000 and 508,000) and also reports 18 of 156 units available (Whitewill, a broker). We treat our own page as the price authority, as the page states.

The price per square foot, calculated as the OMR price divided by the area in square feet, is about OMR 206 ($537) for the one-bedroom, OMR 208 ($540) for the two-bedroom and OMR 256 ($666) for the three-bedroom. Per square metre the figures are about OMR 2,237, 2,235 and 2,761. Our price per square metre guide explains how averages differ between projects.

Payment terms

Two payment structures appear in the record. When sales opened, press coverage of the sales-centre launch reported a minimum price of OMR 172,083 as of the first quarter of 2023 and a promotional 30/70 plan over three years after handover with a 10% booking fee (Zawya press release listing). A broker listing from the construction period described 50% before completion and 50% in the one to three years after handover. Those were off-plan terms.

Today the stock is complete, and our listing page shows a different structure: a cash price, or deferral priced as an uplift on the cash price. One year adds 3% (OMR 175,086 on the one-bedroom), two years add 5% (OMR 178,485) and three years add 13% (OMR 192,084), plus a 3% transfer fee for foreign buyers. Our payment plans guide covers payment structures offered by Omani developers.

Furnishing, service charges and the hotel link

Our page states that homes are sold fully furnished and ready to move in. It lists an annual service charge of OMR 3.25 per square metre, which works out to about OMR 248 a year for the one-bedroom and OMR 599 for the three-bedroom. Our service charges guide explains how service charges work in Omani communities.

Summary of the Eagle Hills Oman range

Eagle Hills Oman Timeline: From the 2018 Announcement to the June 2024 Opening

The timeline of Eagle Hills Oman can be rebuilt from dated sources. The table below lists the main milestones from the 2018 announcement to the opening of the hotel, with the source for each.

The milestones run from the May 2018 announcement and the September 2019 award of the main works contract to the November 2019 groundbreaking, the March 2023 ITC approval and the June 2024 opening of the hotel.

The residences are described as complete and furnished on our listing page, and the Whitewill listing describes them as “handed over”. A buyer normally receives the building’s completion certificate and the unit’s registration documents as part of the purchase; the steps are set out in the buying section below.

Our handover calendar counts five finished freehold-for-foreigners projects in Oman at this date, and this is one of them.

Mandarin Oriental and Eagle Hills Oman: Roles of the Brand and the Developer

Branded residences involve two companies behind one name, and their roles are documented in outline. Mandarin Oriental Hotel Group announced in May 2018 that it “will manage a new resort and branded residences in Muscat”, and described the developer as Eagle Hills Muscat (Hospitality Net). In the 2019 residence launch, a group executive said the company looked forward to bringing its hospitality to “the owners of these prestigious private homes” (MENA Herald). So the arrangement is that Eagle Hills Oman built and sold the homes, and Mandarin Oriental supplies the name, standards and services under an agreement with the developer. Our developers guide states the same principle: the brand and the builder are different companies.

A branded-residence scheme has three practical features.

• The brand comes by agreement. A brand adds services, standards and recognition, and the right to use the name comes from an agreement between the developer and the operator.
• The brand and the seller are different companies. Eagle Hills Oman sells the homes, and Mandarin Oriental manages the hotel and the branded residences.
• Services are a separate contract. Housekeeping, dining credit, concierge and any rental programme are normally provided under hotel terms that differ from the sale contract. Our page lists 24-hour concierge, security, valet and access to hotel facilities.

How Buying From Eagle Hills Oman Works

Because the building is complete, the buying process differs from the off-plan purchases that dominate the Omani market. The steps below describe the usual sequence for a completed ITC unit.

1. Unit selection and reservation. The buyer picks a unit from the 18 listed as available and pays a reservation deposit. The off-plan launch plan used a 10% booking fee.
2. Sales and purchase agreement. The contract should state the unit number, area, the furniture schedule, the payment schedule if a deferral plan is chosen, and the date title transfers. For a deferral plan, the contract states whether title passes at signing or after the last instalment.
3. Registration. A foreign buyer registers the freehold at the Ministry of Housing and Urban Planning; our page quotes a 3% transfer fee, consistent with our freehold guide, which describes the registration fee as commonly around 3% of value.
4. Handover and snagging. The homes are described as ready, so the inspection happens before payment is complete. Inspection is made against the signed furniture list.
5. Residency application, if wanted. This is a separate process with the government and is covered below.

On escrow, the position is simpler than for off-plan projects. Royal Decree 79/2025, issued on 10 September 2025, replaced the 2018 escrow system and requires dedicated escrow accounts where units are sold off-plan or money is collected before completion (decree.om). Our article on the new law sets out the protections in detail. For a finished building the escrow question mostly falls away, but it comes back if a buyer pays part of the price after the sale agreement: the buyer confirms who holds those funds and whether the unit is registered to the buyer from day one.

For resale, our guide to selling property in Oman covers the mechanics, and the rental yields guide explains how rental yields are calculated in Oman.

Ownership Route and Golden Residency for Eagle Hills Oman Homes

Foreigners can buy freehold in Oman only in designated areas. The relevant regime is the Integrated Tourism Complex system created by Royal Decree 12/2006 of 19 February 2006 (decree.om), under which non-Omanis may own built units or plots for residential or investment purposes (Times of Oman). The Residences at Mandarin Oriental were approved as an ITC, reported on 1 March 2023. Outside ITCs, our guide to what foreigners cannot buy explains the restrictions.

Residency is a separate matter, and it is where the unit mix matters most. On our site’s standard: the Golden Residency needs a single ITC property worth at least OMR 200,000, and the Owner Visa has no minimum; our Golden Residency versus Owner Visa guide explains both. Press in May 2025 described older tiers of OMR 250,000 and OMR 500,000 (Gulf News); our guide says the programme was relaunched on 31 August 2025 with a single OMR 200,000 threshold, so figures older than that date should not be reused.

On a single purchase, the two- and three-bedroom homes are above the OMR 200,000 Golden Residency threshold and the one-bedroom, at OMR 169,986, is below it. The Owner Visa has no minimum. Whether the final application is approved is for the Royal Oman Police, not for the developer.

Prices are in Omani rials, pegged to the dollar at 2.6008, which our rial peg guide discusses for buyers paying in other currencies.

Key Facts About Eagle Hills Oman

• Completed product. The hotel opened in June 2024 and the residences are described as complete and furnished.
• Documented, named partners. The developer, the Omani partner, the hotel operator and the main contractor are all named in dated releases over 2018 to 2024.
• Residency options. Two- and three-bedroom homes are above the OMR 200,000 line on one purchase, and the Owner Visa has no minimum.
• Payment structure. Deferral is priced as a flat uplift on the cash price: 3% for one year, 5% for two years and 13% for three years.
• Parent group’s regional projects. Residential handovers at Marassi Residences in Bahrain were reported in 2019.
• Location. Shatti Al Qurum beachfront in Muscat, with a private beach and a 235-metre promenade.
• Hotel. Mandarin Oriental, Muscat has 103 guestrooms and 47 suites, five restaurants and lounges, a spa and a 30-metre outdoor pool, according to Mandarin Oriental’s opening release.

What to Prepare When Reserving an Eagle Hills Oman Home

These are the documents a buyer normally receives or reviews when reserving a completed ITC unit.

• Title and registration. The unit’s title or registration extract from the Ministry of Housing and Urban Planning, showing the registered owner.
• ITC approval. The ITC approval document and its date, with the unit inside the approved boundary.
• Reservation form and sales agreement. The reservation form and the sales and purchase agreement naming the selling entity, unit number and area.
• Completion certificate. The building’s completion certificate and the occupancy status of the tower the unit is in.
• Hotel services. The terms of the hotel services available to owners under the Mandarin Oriental arrangement.
• Service charges. The current owners’ association budget and the hotel service tariff.
• Furniture schedule. The list of furniture, fittings and appliances, attached to the contract.
• Payment schedule. If a deferral plan is chosen, the instalment schedule, the date title passes and whether the uplifted price is the registered value.
• Residency value. For a Golden Residency application, written confirmation of the registered price and the authority that accepts it.
• Rental programme. If renting through the hotel, the revenue split, the minimum owner-use days and the contract term.
• Resale practicalities. The transfer procedure and any developer approval needed for a sale.
• Escrow details. Where part of the price is paid after the sale agreement, the escrow account details.

Frequently Asked Questions

Who is Eagle Hills Oman?

Eagle Hills Oman is Eagle Hills Muscat, a partnership between the Abu Dhabi developer Eagle Hills and the Omani company Izz International, announced in May 2018. It has one project in Oman, the Mandarin Oriental, Muscat hotel and its 156 branded residences at Shatti Al Qurum. Eagle Hills is privately held and was founded by Mohamed Alabbar, reported as 2014.

What has Eagle Hills Oman built in Oman?

The Eagle Hills Oman project is the Mandarin Oriental, Muscat hotel, which opened in early June 2024, and the 156 branded residences at Shatti Al Qurum, which our listing page describes as complete and furnished with 18 of 156 available.

Is Mandarin Oriental the developer of the residences?

No. Eagle Hills Oman is the developer; Mandarin Oriental Hotel Group manages the hotel and the branded residences under an agreement with the developer.

How much do homes from Eagle Hills Oman cost?

On our listing page, Eagle Hills Oman homes start at OMR 169,986 ($442,100) for a 76 m² one-bedroom, OMR 292,833 ($761,600) for a two-bedroom and OMR 508,074 ($1,321,400) for a three-bedroom. Penthouses are on request. Deferred payment over one, two or three years adds 3%, 5% or 13% to the cash price.

Do Eagle Hills Oman homes qualify for Golden Residency?

Some do. The Golden Residency needs a single ITC property worth at least OMR 200,000, so the two- and three-bedroom homes qualify on one purchase and the OMR 169,986 one-bedroom does not. The Owner Visa has no minimum, and it is a separate, shorter permit. Final approval is a government decision.

Can foreigners buy from Eagle Hills Oman?

Yes, because the scheme was approved as an Integrated Tourism Complex under the framework of Royal Decree 12/2006, which allows non-Omanis to own built units. Foreign buyers pay a registration fee that our page puts at 3%.

Where is the Eagle Hills Oman project?

The Eagle Hills Oman project is on Shatti Al Qurum, the beach district of Muscat. Our listing page puts it 3 minutes from Opera Galleria, 5 minutes from the Royal Opera House, 15 minutes from the Sultan Qaboos Grand Mosque and about 20 minutes from Muscat International Airport.

What does the Mandarin Oriental, Muscat hotel offer?

According to Mandarin Oriental’s opening release, the hotel has 103 guestrooms and 47 suites, five restaurants and lounges, a spa, a 30-metre outdoor pool and an 800-square-metre ballroom, with interiors by the French designer Xavier Cartron. Our page lists 24-hour concierge, security, valet and access to hotel facilities for residence owners.

How do I reserve a home from Eagle Hills Oman?

The buyer selects a unit from those listed as available and pays a reservation deposit, then signs the sales and purchase agreement, which states the unit number, area, furniture schedule and payment schedule. A foreign buyer registers the freehold at the Ministry of Housing and Urban Planning, and our page quotes a 3% transfer fee. The section on how buying works sets out the full sequence.

Who built the Eagle Hills Oman project?

The main works contract was awarded to Larsen & Toubro (L&T) Oman in September 2019, according to the contractor’s press release, and the groundbreaking took place in November 2019, according to Gulf Construction. Mandarin Oriental Hotel Group manages the hotel and the branded residences.

Where can I find other developers in Oman?

Eagle Hills Oman is one of ten profiles in our Oman developers hub, and our developers guide gives an overview of Oman property developers.

Ask us about Eagle Hills Oman projects

Last checked: 9 October 2026. Sources: Eagle Hills, Oman Observer, Hospitality Net 2018, MENA Herald, Larsen & Toubro, Gulf Construction groundbreaking, Gulf Construction ITC, Mandarin Oriental press centre, Hospitality Net 2024, Muscat Daily, CPP-Luxury, TopHotel, Zawya, Whitewill, Oman Off Plan, decree.om RD 79/2025, decree.om RD 12/2006, Times of Oman, Gulf News, Daily Tribune Bahrain, Invest-Gate, MEED, Argaam, Wikipedia (lead only).