Al Mina, Barr Al Jissah, Muscat, Oman — Marina Residences & Beachfront Villas

Al Mina is the current phase of Barr Al Jissah, the 450,000 m² Integrated Tourism Complex set in a protected natural bay between the Arabian Sea and the Al Hajar Mountains. Six low-rise buildings stand in a continuous line along the water, each turned to face the sea, in sand-coloured concrete with elongated horizontal facades that read as a single composed silhouette against the cliffs behind them.

Al Mina has a private 55-berth marina taking vessels up to 40 metres. It sits inside a resort complex whose three hotels have been managed by Hilton since 1 January 2026 (previously Shangri-La), with the clifftop Al Husn due to reopen as Waldorf Astoria Muscat Al Husn in 2027, the year of the Al Mina handover target (per the developer). Homes start from $479,200 for a one-bedroom and from $4,183,000 for a beachfront villa, with a payment plan of 20% plus OMR 10,000 followed by five instalments of 16%.

Al Mina at a glance

Sizes and prices

The rate per square foot differs by home type: $387 for the one-bedroom, $437 for the two-bedroom and $412 for the three-bedroom apartment, $618 for the penthouse and $660 for the beachfront villa. Each figure is the starting price divided by the starting size.

Penthouses are priced at $618 and villas at $660 per square foot, against $387 to $437 for the apartment types. The penthouses have enlarged panoramic terraces and the villas stand directly on the waterfront with private swimming pools, as described in the specification below. The beachfront villa is priced from $4,183,000 for 6,340 sq ft (589 m²).

The six buildings and what their names mean

The masterplan render in the developer’s own deck labels each of the six low-rise buildings, and the names run along the waterfront from the western breakwater to the eastern headland. They are worth knowing before you ask about availability, because “which building” is the first question that narrows 41 available homes down to a shortlist.

The set is deliberate: every name comes from the sea, and three of them — Sadaf, Luluah and Dana — come from Oman’s pearling history specifically. Dana sits at the eastern end nearest the headland, in the section of the render where the beachfront villas with private pools are drawn.

The names are as shown on the masterplan render in the developer’s deck.

The marina

Al Mina has its own marina, with the specification below.

The average depth of about 5 metres and the full breakwater system are what allow the marina to take vessels up to 40 metres. The marina also has a fuel station, 24-hour mooring assistance and security, as listed in the table.

Berth arrangements — allocation to residences, lease or separate purchase, and the rate — are confirmed with the sales team when reserving.

The hotels changed brand in January 2026

Al Mina sits inside Barr Al Jissah alongside three hotels, which the sales material describes as “managed by Hilton Group”. The detail is as follows.

From its opening in 2006 until 31 December 2025, the resort was run by Shangri-La. On 1 January 2026 management passed to Hilton, and the three properties were reflagged:

Al Husn is scheduled for renovation and is due to reopen as Waldorf Astoria Muscat Al Husn in 2027, per the Hilton release — the same year as the Al Mina handover target (per the developer).

Details are on Hilton’s own newsroom and in the resort’s Wikipedia entry. Our guide to branded residences in Oman covers hotel-linked residences.

Al Mina residences are located alongside the hotels and carry the resident privileges listed below.

Resident privileges across the hotels

If the hotel discount or the facility access is part of the offer, the written terms are provided with the reservation documents.

On-site amenities

The development includes a 24-hour clinic and pharmacy on site, together with the gym, squash courts, concierge, laundry service and resident mobile application listed above, so everyday health and household services are within the complex.

What you get inside

The duplexes have double-height living spaces with 7.5-metre ceilings, floor-to-ceiling glazing facing the marina, private access and a concierge service. The penthouses have enlarged panoramic terraces, and the villas stand directly on the waterfront with private swimming pools.

The finish is described as a marine style with high-quality plumbing and finishing materials. The finishes list and floor plan for each specific home are part of the reservation documents.

Parking, scaled by home size

Parking is at ground level, with guest parking for visitors.

The payment plan: everything before handover

The plan is short — a deposit and five instalments.

The plan opens with 20% plus a flat OMR 10,000 and continues with five instalments of 16% each, so the full price is paid before the keys are handed over.

Payments are routed to the project escrow account under Royal Decree 79/2025. Our guide to buying off-plan property in Oman explains how the escrow protections work.

The flat OMR 10,000 is added to the 20% down payment. Because it is a fixed sum rather than a percentage, the effective deposit as a share of the price varies by home type:

The effective deposit ranges from 25.4% on the one-bedroom to 20.6% on the villa, a difference of 5.4 percentage points. The reservation form names the booking amount and the payment method.

What each instalment costs

The handover target is Q1 2027 per the developer, and the five instalments of 16% run until completion. The dated schedule is part of the reservation documents.

Service charge

The service charge is 8 OMR per square metre per year, excluding balconies and terraces.

These figures are calculated on gross size. Balconies and terraces, including the enlarged penthouse terraces, are not charged, so the amount for a specific home depends on its chargeable area.

Our guide to service charges in Omani real estate sets out what these charges normally cover.

The service-charge schedule states the rate per square metre, the area it applies to and the billing dates.

Residency: Golden Residency and the Owner Visa

Oman’s property-linked residency routes follow rules of their own. The Golden Residency requires a single ITC property worth at least OMR 200,000 — about $520,000 at the rial’s dollar peg — and is decided by the Royal Oman Police. The Owner Visa has no minimum. Against the starting prices:

At the starting prices, the two-bedroom at $776,900 and the larger types are at or above OMR 200,000, and the one-bedroom at $479,200 is below it. The exact price of a specific unit determines the position, and the condition is a single property of at least OMR 200,000, so two smaller purchases are not added together.

The two routes have different conditions; our comparison Oman Golden Residency vs the Owner Visa sets them out.

The developer: Barr Al Jissah

Barr Al Jissah is an Omani real estate company operating since 2006, specialising in residential and resort property along the Muscat coastline, and supported by The Zubair Corporation, an Omani business group.

Barr Al Jissah has operated since 2006 and has three hotels running inside its 450,000 m² destination. Al Husn Villas and the Bannenberg & Rowell townhomes are described by the developer as completed and sit on the same site as Al Mina, so the finished collections can be seen on site.

The Bannenberg & Rowell Limited Edition Townhomes were designed by a yacht design practice, a link to the marina at Al Mina, which takes vessels up to 40 metres.

Location and drive times

The table shows a viewpoint three minutes on foot, the bay’s main beaches within walking distance and a 600-metre private beach at the door; the other destinations are reached by car.

Al Mina alongside other Oman listings

The table lists the starting price and the rate per square foot for one home type in each of four other projects on this site, next to the five Al Mina home types. Each project page gives its own details.

Who Al Mina suits

Freehold ownership

Homes at Al Mina are sold freehold to buyers of any nationality, with title registered in the purchaser’s name. Barr Al Jissah is an Integrated Tourism Complex — the designation under which foreign freehold ownership is permitted. Our guide to freehold property in Oman and the ITC framework explains how the zones work and what registration involves.

Letting and resale

Three hotels run inside the complex, the promenade has cafés and retail, and the beach and marina are in place. Waldorf Astoria Muscat Al Husn is due to open in 2027 per the Hilton release, the same year as the Al Mina handover target.

Current rental ranges by property type are in our guide to rental yields in Oman.

The short-let policy for residents, including whether holiday letting is arranged through an approved operator, is confirmed with the sales team in writing.

Resale and assignment conditions before handover are set in the sale and purchase agreement, including the policy, the fee and the earliest permitted date.

Why Muscat

The case for Oman rests on freehold ownership inside designated zones, no annual property tax and no income tax on rental income, with crime statistics published on international crime indices. The rial has been pegged to the US dollar for decades, so prices quoted in dollars convert at a fixed rate. Government context is published by the Ministry of Housing and Urban Planning, with national policy set by Oman Vision 2040 and Invest Oman.

For other areas of Muscat see our guide to areas to buy property in Muscat. On timing, see whether now is a good time to buy, and transaction costs are in our guide to property tax in Oman.

Paying from abroad

Prices are quoted in US dollars and settled in Omani rials. The rial has been pegged to the dollar for decades, so a dollar-based buyer sees a fixed conversion rate. The OMR 10,000 element is denominated in rials rather than dollars, so it is fixed in local terms regardless of your base currency.

Payments are routed to the project’s escrow account rather than a general company account; the bank details are confirmed in writing, and SWIFT confirmations are kept for the registration file. Rates and banking information are published by the Central Bank of Oman.

The home types in detail

The five home types on the price list differ in size, position and specification. The one-bedroom apartment starts at 1,238 sq ft (115 m²) and $479,200, about OMR 184,300. The two-bedroom starts at 1,776 sq ft (165 m²) and $776,900, about OMR 298,700, and the three-bedroom at 2,347 sq ft (218 m²) and $966,100, about OMR 371,500. Every residence is oriented to the marina and bay with floor-to-ceiling glazing, and the duplexes add double-height living spaces and private access.

The penthouse starts at 3,025 sq ft (281 m²) and $1,868,200, about OMR 718,300, with enlarged panoramic terraces. The beachfront villa starts at 6,340 sq ft (589 m²) and $4,183,000, about OMR 1,608,400, directly on the waterfront with a private swimming pool. Parking follows the size of the home: one space for a one- or two-bedroom apartment, two for a three-bedroom apartment or larger and for a villa, plus guest parking.

A worked payment example

The figures below use the three-bedroom apartment at $966,100 and the plan described above; they illustrate the arithmetic and are not a quotation. The 20% element is $193,220. The flat OMR 10,000 is $26,008 at the rial’s peg of 2.6008, which brings the down payment to $219,228. Each of the five instalments of 16% is $154,576, and the five together come to $772,880. The 20% and the five instalments add up to 100% of the price, and the OMR 10,000 is the additional fixed sum named in the plan.

On the one-bedroom at $479,200 the same method gives a down payment of $121,848 and instalments of $76,672 each. On the villa at $4,183,000 it gives a down payment of $862,608 and instalments of $669,280 each. The dated schedule is part of the reservation documents.

Buying under Royal Decree 79/2025

Royal Decree 79/2025, issued on 10 September 2025, promulgated the law regulating real estate in Oman; its text says it takes effect 180 days after publication in Official Gazette issue 1613 of 14 September 2025, which is mid-March 2026. The framework covers off-plan sales such as Al Mina, and instalments are paid into the project escrow account.

In practice the purchase moves through stages. A reservation form fixes the unit and the booking amount. The sale and purchase agreement then states the seller, the unit, the price, the instalment dates, the handover date and the conditions that apply. During construction the developer reports progress, and the Oman Observer reported the development as about 65% complete on 5 January 2026. Before accepting the keys, a buyer normally inspects the home with the developer and records any snags in writing, and title is then registered in the purchaser’s name.

Ownership costs

Beyond the purchase price, the recurring cost is the service charge, which in a community of this kind normally covers the upkeep of shared areas and shared services. At Al Mina it is quoted at 8 OMR per square metre per year, excluding balconies and terraces. For the one-bedroom, 115 m² at that rate is about 920 OMR, or about $2,393; for the villa, 589 m² gives about 4,712 OMR, or about $12,255. Both are upper working figures on gross area, and the current charge for a specific unit is confirmed with the sales team.

About the developer and its partners

Barr Al Jissah is the Omani company that develops the homes of the 450,000 m² destination, and the Zubair Corporation, an Omani family group founded in 1967, is named as developer and owner of the destination in the press and in Hilton’s announcement. The resort opened on 27 February 2006 with three hotels and 680 rooms and suites. The Barr Al Jissah developer profile sets out the history, the completed collections and the sources, and the developers hub lists every profile.

Two partnerships are stated by the developer or its partners. In February 2018 Oman Arab Bank signed a partnership with Barr Al Jissah that lists home loans at preferential rates, a dedicated relationship manager and discounts on events and at the Al Mazaar entertainment centre. In January 2026 Savills Oman was appointed official real estate and relationship management partner for Al Mina. The terms that apply to a specific purchase are in the sale documents.

Glossary

• ITC (Integrated Tourism Complex). A designated zone in which foreign buyers may hold property freehold.
• SPA (sale and purchase agreement). The contract that states the seller, the unit, the price, the instalment dates and the handover date.
• Escrow account. The project account into which instalments are paid under Royal Decree 79/2025.
• Snagging. The inspection before handover at which any defects are recorded in writing.
• Service charge. The annual charge for the shared areas and services of the community, quoted here per square metre.
• Golden Residency. A residency route decided by the Royal Oman Police for a single ITC property worth at least OMR 200,000.
• Owner Visa. A residency route for property owners with no minimum value.

How to buy: step by step

• 1. Get the live list of the 41 available homes. By building, floor, orientation and type.
• 2. Confirm berth arrangements if you own a boat. Whether a berth is allocated, leased or purchased separately, and the rate.
• 3. Receive the dated payment schedule. A deposit and five instalments run towards the Q1 2027 handover target.
• 4. Review the booking amount. The plan opens with 20% plus a flat OMR 10,000, named on the reservation form.
• 5. Visit the site. Al Husn Villas and the Bannenberg & Rowell townhomes are completed on the same site.
• 6. Sign the agreement and pay through escrow. Instalments go to the project escrow account named in the SPA.
• 7. Confirm the hotel privileges and short-let policy in writing, then register title and, for a unit at or above OMR 200,000, apply for Golden Residency if relevant.

What to prepare when reserving

• Reservation form. It names the unit, the price, the booking amount and the payment method.
• Sale and purchase agreement. It states the seller’s legal name, the unit, the instalment dates and the handover date.
• Escrow account details. The bank, the account holder and the project account into which instalments are paid, confirmed in writing.
• Title and ITC documents. The documents confirming that the unit lies within the Integrated Tourism Complex and that freehold title will be registered in the buyer’s name.
• Payment schedule. The dated list of the 20% plus OMR 10,000 payment and the five instalments of 16%.
• Service-charge schedule. The rate per square metre, the area it applies to and the billing dates.
• Floor plan and specification. The plan of the specific unit, its built-up area and the finishes list.
• Written terms of resident benefits. If the hotel discount, facility access or a marina berth is part of the offer, the written terms.

Frequently asked questions

Where is Al Mina?
In Barr Al Jissah, a protected natural bay on the Gulf of Oman coast south-east of Muscat, between the sea and the Al Hajar Mountains. Muscat city centre is about 30 minutes away.

Can foreigners buy at Al Mina?
Yes. Homes are sold freehold to buyers of any nationality, with title registered in the purchaser’s name. Barr Al Jissah is an Integrated Tourism Complex, the designation that permits foreign freehold ownership.

How much does a home cost?
One-bedroom apartments from $479,200 (1,238 sq ft), two-bedrooms from $776,900 (1,776 sq ft), three-bedrooms from $966,100 (2,347 sq ft), penthouses from $1,868,200 (3,025 sq ft) and beachfront villas from $4,183,000 (6,340 sq ft).

What is the marina like?
55 berths taking vessels up to 40 metres, average depth around 5 metres, with a full breakwater, fuel station, water and electricity at each berth, 24-hour mooring assistance and security.

How are marina berths arranged?
Berth arrangements — allocation to residences, lease or separate purchase, and the rate — are confirmed with the sales team when reserving.

What is the payment plan?
A down payment of 20% plus a flat OMR 10,000 (about $26,000), then five payments of 16% each running until completion. The full price is paid before handover.

Which hotels are in Barr Al Jissah?
Three, all Hilton-operated since 1 January 2026: Hilton Muscat Al Bandar, DoubleTree by Hilton Muscat Al Waha, and the clifftop Al Husn, which is due to reopen as Waldorf Astoria Muscat Al Husn in 2027. Shangri-La managed the resort from 2006 until the end of 2025.

Do residents get hotel benefits?
Yes — a 25% discount on hotel services, access to the hotels’ pools and sports facilities, direct access to a 600-metre private beach, and special rates at the Al Mazaar Entertainment Center. The written terms are provided with the reservation documents.

What is the service charge?
8 OMR per square metre, explicitly excluding balconies and terraces — roughly 920 OMR (about $2,393) a year on a 1,238 sq ft one-bedroom, and less in practice since terrace area is not charged.

When does Al Mina complete?
Q1 2027.

How many homes are there?
76 across six low-rise buildings, of which about 41 remain available.

Is there healthcare on site?
Yes — a 24-hour clinic and pharmacy within the complex.

Does buying at Al Mina give residency?
It depends on the route. The Golden Residency requires a single ITC property worth at least OMR 200,000 (about $520,000) and is decided by the Royal Oman Police; the Owner Visa has no minimum. At the starting prices, the two-bedroom at $776,900 and the larger types are at or above OMR 200,000 and the one-bedroom at $479,200 is below it. See our guide to Golden Residency and the Owner Visa.

Who is the developer?
Barr Al Jissah, an Omani company operating since 2006 and backed by The Zubair Corporation. It built the 450,000 m² Barr Al Jissah destination, including Al Husn Villas and the Bannenberg & Rowell Limited Edition Townhomes.

Who is the real estate partner for Al Mina?
Savills Oman, appointed official real estate and relationship management partner for Al Mina in January 2026.

How far along is construction?
The Oman Observer reported Al Mina as about 65% complete on 5 January 2026, and the handover target is Q1 2027, per the developer.

Talk to UInvest about Al Mina

With 41 of 76 homes still available, position within the marina-facing scheme is part of the choice. UInvest works directly with Muscat developers, which means current pricing across all five tiers, real availability by building and floor, and answers on berth arrangements, the OMR 10,000 element, the instalment dates against a Q1 2027 handover target and how the hotel privileges are documented.

Browse apartments for sale in Oman, penthouses for sale in Oman and villas for sale in Oman, explore all Oman property with UInvest, or contact us for the current Al Mina price list, floor plans and payment schedule.