Alef Qurum Residence is a boutique residential building of just 32 apartments arranged across five dedicated residential floors, rising inside Telal Al Qurm — the Integrated Tourism Complex taking shape between Wattayah and Qurum, in one of Muscat’s most established addresses. It is developed by Rozal Development, an Omani builder active in the capital since 2006, with completion scheduled for the second quarter of 2029. Of the 32 residences, 26 remain available.
Two features define this project, and both are worth stating up front. The first is scale, or rather the deliberate lack of it: 32 homes across five floors works out to between six and seven apartments per floor, with a separate residential entrance and lift core kept entirely distinct from the eleven commercial units at ground level. This is a small building by design, and low density is the product. The second is that the freehold position here is clear. Telal Al Qurm secured an Integrated Tourism Complex licence, announced on 15 July 2024, from the Ministry of Housing and the Ministry of Heritage and Tourism — the designation that opens full freehold ownership to non-Omani buyers.
| Project name | Alef Qurum Residence |
| Developer | Rozal Development (Muscat, since 2006) |
| Master community | Telal Al Qurm — Integrated Tourism Complex |
| Location | Between Wattayah and Qurum, Muscat Governorate |
| Coordinates | 23.5991° N, 58.5020° E (Plus Code HGX2+MQ4) |
| Property type | Apartments — 1, 2 and 3 bedrooms |
| Total residences | 32 across 5 residential floors |
| Available now | 26 |
| Apartment sizes | 62.6 – 128.0 m² (674 – 1,378 sq ft) |
| Commercial units | 11 on the ground floor |
| Entry price | From $111,800 (approx. OMR 42,990) |
| Completion | Q2 2029 |
| Sales status | Primary (direct from developer) |
| Payment plan | OMR 2,000 booking, 20% down, 10 quarterly instalments of 6.5%, 15% on completion |
| Service charge | OMR 5 per m² |
| Parking | One dedicated space per residence (ground and underground) |
| Title basis | Freehold — Telal Al Qurm holds an ITC licence (announced 15 July 2024) |
Because Telal Al Qurm is a licensed Integrated Tourism Complex, a non-Omani buyer can hold outright freehold title here in the same way as at Al Mouj, Muscat Bay or AIDA. ITC designation is the mechanism that makes this possible; outside it, foreign individuals in Oman are generally restricted to usufruct, long leases or ownership through an Omani company. The licence announcement of 15 July 2024 covers a 164,900 m² site, of which roughly 49,920 m² is given over to roads, gardens and walkways.
The developer’s brochure states that the project offers freehold ownership “along with residency status.” In practice two distinct permits are relevant, set out below:
| Route | What it requires | What it gives you | Alef Qurum? |
|---|---|---|---|
| Owner Visa (ROP Decision 87/2026) | Property ownership — no minimum value | Sponsor-free residency, 6 months to 1 year, renewable; stay up to 3 months per entry; extends to spouse and first-degree relatives | Yes — any unit qualifies |
| Golden Residency | A single ITC property worth OMR 200,000 or more; decided by the Royal Oman Police | 10-year renewable residency | Unit prices here are below the OMR 200,000 level |
Unit prices at Alef Qurum Residence sit below the OMR 200,000 Golden Residency level: the 1-bedroom starts from OMR 42,987, the 2-bedroom from OMR 64,980 and the 3-bedroom from OMR 90,011 (see the price table below).
A purchase here supports the Owner Visa — a genuine, sponsor-free residence permit tied to your ownership, renewable, covering your spouse and first-degree relatives, and cancelled automatically if you sell. For many buyers that is entirely sufficient. The 10-year Golden Residency is available for a single ITC property worth OMR 200,000 or more and is decided by the Royal Oman Police; buyers targeting it may also wish to review higher-value ITC properties such as the Residences at Mandarin Oriental in Shatti Al Qurum or the villa product at Al Mina, Barr Al Jissah. The title designation of your specific unit can be checked with the Ministry of Housing and Urban Planning.
Most listings for this project quote only a price range. The developer’s floor plans actually define eight distinct apartment types, and because the building is small it is possible to set out the entire inventory precisely. The two lower residential floors carry seven apartments each; the three upper floors carry six, with the larger Type H replacing the two compact one-bedroom layouts.
| Type | Size | Beds | Baths | Balconies | Floors | Units in building |
|---|---|---|---|---|---|---|
| Type E | 62.60 m² (674 sq ft) | 1 | 2 | 1 | 1st, 2nd | 2 |
| Type F | 66.70 m² (718 sq ft) | 1 | 2 | 1 | 1st, 2nd | 2 |
| Type A | 88.25 m² (950 sq ft) | 2 | 2 | 0 | 1st–4th, PH | 5 |
| Type B | 91.80 m² (988 sq ft) | 2 | 3 | 1 | 1st–4th, PH | 5 |
| Type G | 92.35 m² (994 sq ft) | 2 | 2 | 1 | 1st–4th, PH | 5 |
| Type D | 103.10 m² (1,110 sq ft) | 2 | 3 | 1 | 1st–4th, PH | 5 |
| Type C | 124.00 m² (1,335 sq ft) | 3 | 4 | 2 | 1st–4th, PH | 5 |
| Type H | 128.00 m² (1,378 sq ft) | 3 | 4 | 1 | 3rd, 4th, PH | 3 |
That gives a building-wide mix of 4 one-bedroom, 20 two-bedroom and 8 three-bedroom apartments — 32 in total, which reconciles exactly with the developer’s headline figure. The weighting is decisive: nearly two-thirds of the building is two-bedroom stock, which tells you the intended resident is a couple or a small family rather than a single professional or a large household.
A few details worth drawing out of the plans. Types E, F and G include a dedicated study — unusual at this size, and genuinely useful. Type A is the balcony-free layout, and the entry point to the two-bedroom product. Type C offers two balconies and four bathrooms across three bedrooms, making it the most generously serviced layout. And Types E and F exist only on the first and second floors, so the one-bedroom product is limited to four apartments in the entire development — if that is what you want, availability is genuinely scarce rather than rhetorically scarce.
| Configuration | From (size) | Price (USD) | Price (OMR) | Per sq ft |
|---|---|---|---|---|
| 1-bedroom | 674 sq ft (Type E) | $111,800 | OMR 42,987 | $166 |
| 2-bedroom | 950 sq ft (Type A) | $169,000 | OMR 64,980 | $178 |
| 3-bedroom | 1,335 sq ft (Type C) | $234,100 | OMR 90,011 | $175 |
All conversions use 1 OMR = 2.6008 USD. Pricing runs from roughly $166 to $178 per square foot across the range, with the one-bedroom the cheapest per foot and the two-bedroom carrying a modest premium. This is an ITC-designated freehold address in central Muscat.
The unit mix can be read floor by floor. The first and second floors carry seven apartments each: the one-bedroom Types E (62.60 m²) and F (66.70 m²), both with two bathrooms and a balcony, plus layouts A, B, G, D and C. The third and fourth floors and the penthouse level carry six each, because the three-bedroom Type H (128.00 m²) replaces Types E and F: 7 + 7 + 6 + 6 + 6 = 32.
The four two-bedroom types run from 88.25 m² (Type A) to 103.10 m² (Type D), a spread of 14.85 m², and each appears five times.
Against the OMR 200,000 Golden Residency level, the three entry prices in the price table (OMR 42,987, OMR 64,980 and OMR 90,011) are 21.5%, 32.5% and 45.0% of that figure; the Owner Visa, which has no minimum value, applies to all 32 apartments.
The payment plan is structured as follows:
| Stage | Share | 1-bed ($111,800) | 2-bed ($169,000) | 3-bed ($234,100) |
|---|---|---|---|---|
| On booking | OMR 2,000 fixed | ~$5,202 | ~$5,202 | ~$5,202 |
| Down payment | 20% | $22,360 | $33,800 | $46,820 |
| Quarterly × 10 | 6.5% each (65% total) | $7,267 each | $10,985 each | $15,217 each |
| On completion | 15% | $16,770 | $25,350 | $35,115 |
Ten quarterly instalments span two and a half years, and with handover set for Q2 2029 the schedule fits comfortably inside the construction period — meaning you finish paying at completion, not years afterwards. Some buyers prefer that; it avoids carrying instalments on a home you already occupy. Ask your UInvest adviser for the instalment schedule with calendar dates and for how the OMR 2,000 booking fee is applied against the 20% down payment.
If you would rather finance conventionally, Omani banks lend to non-resident buyers at loan-to-value ratios of around 70% at rates near 6.00% per annum; the Central Bank of Oman publishes prevailing benchmarks. Budget separately for the property transfer fee of about 3% that applies to foreign buyers, plus legal and registration costs.
The arithmetic below applies the plan on this page to the Type A entry price of OMR 64,980 ($169,000). It is illustrative: the dated schedule, and how the OMR 2,000 booking amount sits within the down payment, are set out in the reservation documents. Our payment plans guide describes usual patterns.
| Stage | Share | OMR | USD |
|---|---|---|---|
| Booking | Fixed | 2,000 | about 5,202 |
| Down payment | 20% | 12,996 | 33,800 |
| Ten quarterly instalments | 6.5% each | 4,223.70 each | 10,985 each |
| On completion | 15% | 9,747 | 25,350 |
The three percentage stages add up to the full price: 12,996 + 42,237 + 9,747 = OMR 64,980. By the tenth instalment the buyer has paid 85%, OMR 55,233, leaving OMR 9,747 for completion, which the developer targets for Q2 2029. For the entry one-bedroom at OMR 42,987, the same percentages give OMR 8,597.40 down, ten instalments of about OMR 2,794 and OMR 6,448 on completion.
The service charge is OMR 5 per square metre. Applied to the actual unit sizes, that produces a predictable annual bill:
| Type | Size | Indicative service charge |
|---|---|---|
| Type E (1-bed) | 62.60 m² | OMR 313 |
| Type A (2-bed) | 88.25 m² | OMR 441 |
| Type D (2-bed) | 103.10 m² | OMR 516 |
| Type C (3-bed) | 124.00 m² | OMR 620 |
| Type H (3-bed) | 128.00 m² | OMR 640 |
With a pool, a gym, 24/7 security and a staffed lobby in a building of only 32 apartments, the fixed costs are shared across a small number of owners.
The service charge is quoted per square metre per year, at OMR 5, so it scales with apartment size. A charge of this kind normally funds shared facilities; here the page lists the indoor pool, the gym, 24/7 security and the staffed lobby. The same rate gives OMR 333.50 for Type F (66.70 m²) and OMR 459 for Type B (91.80 m²); for Type A, OMR 441 is about 0.68% of the entry price. Our service charges guide covers the topic.
Prices are quoted in Omani rials, pegged to the dollar at OMR 1 = USD 2.6008, the rate behind every dollar figure here (see the rial peg guide). Foreign buyers also allow for the transfer fee of about 3%: roughly OMR 1,290 on the Type E entry price, OMR 1,949 on Type A and OMR 2,700 on Type C.
The building is the most visually distinctive element of the proposition. The elevation is composed of sweeping white ribbon bands that curve across the façade and drop down the corner in a continuous line, infilled with grey stone-effect panels, light wood-effect cladding and perforated Arabesque screens that filter light and provide privacy to the balconies behind. Windows are floor-to-ceiling. At night the ribbons are lit from beneath, and the ground-floor retail frontage is glazed and signed.
Interiors are handed over finished in a light neutral palette — wood and stone-effect materials, large-format porcelain floor tiles, and integrated kitchens with stone-look worktops and waterfall island ends in the show renders. The lobby is a double-height space with a reception area. This is a genuinely finished product rather than a shell.
The building presents its main entrance to Telal Al Qurm’s community entrance, with the side elevation facing the boulevard and the park — so the apartments on that flank have the green outlook, and it is worth asking which units face which way before choosing.
| Facility | Detail |
|---|---|
| Indoor swimming pool | Ground floor, residents only, screened from outside view |
| Fully equipped gym | Adjacent to the pool on the ground floor |
| Grand lobby | Double-height entrance lobby with reception |
| Security | 24/7 security and surveillance, staffed guard room |
| Access control | Controlled resident access, separate from the commercial entrance |
| Parking | One dedicated space per residence, ground and underground |
The amenity list is short, and deliberately so — this is a 32-unit building, not a resort. What it does provide is the set that residents actually use daily. The indoor pool is the notable inclusion: in a climate where outdoor water is unusable for a good part of the year, an enclosed, shaded pool is more valuable than a larger open one, and screening it from external view is a meaningful privacy decision in this market.
The ground floor is given over to 11 commercial units ranging from roughly 21 m² to 51 m², arranged along the street frontage with their own entrances, signage zone and visitor parking. The residential lobby, lift core and amenities are kept separate, so residents do not pass through the retail parade to reach their homes.
For an investor this is worth a second look. Small retail units in a community that will eventually hold more than 1,500 apartments, 46 townhouses, 190 serviced apartments and two hotels have a captive catchment, and Telal Al Qurm is being built out over a long horizon — the early retail operators inside a maturing masterplan are usually the ones who secure the best pitches. If commercial rather than residential is your interest, compare this with The Pearl Muscat Hills retail units and with Central 7 in Knowledge Oasis.
Telal Al Qurm sits in the corridor between Wattayah and Qurum, bridging Ruwi and Seeb, with access via the Muscat Expressway, Sultan Qaboos Street and Al Nahdah Street. This is genuinely central Muscat — an established, low-congestion, high-amenity part of the capital rather than a new suburb, which is precisely why the ITC designation here is valuable.
Approximate drive times from the project to nearby destinations:
| Destination | Approx. drive time |
|---|---|
| The Sultan Center, Al Qurum | 3 min |
| Qurum / Al Qurum Park | 11 min |
| Opera Galleria Shopping Centre | 10 min |
| Royal Opera House Muscat | 10 min |
| Our Planet International School | 11 min |
| Al Sahwa School | 13 min |
| British School Muscat | 13 min |
| Mutrah Souq | 13 min |
| Ras Al Hamra Golf Club | 14 min |
| Shatti Al Qurum Beach | 15 min |
| Sultan Qaboos Grand Mosque | 18 min |
| Al Fair Supermarket | 19 min |
| Al Alam Palace | 22 min |
| Muscat International Airport | 25 min |
The surroundings are well established: the Royal Opera House Muscat, Qurum Natural Park, Shatti Al Qurum beach, the Ras Al Hamra golf course and three international schools are all inside a 15-minute radius, and the Sultan Center is three minutes away.
The drive-time table reads as rings around the building: the Sultan Center in 3 minutes; the Royal Opera House Muscat and Opera Galleria in 10; the three schools and Mutrah Souq at 11 to 13; Ras Al Hamra Golf Club and Shatti Al Qurum Beach at 14 and 15; and Muscat International Airport in 25.
Road access is via the Muscat Expressway, Sultan Qaboos Street and Al Nahdah Street. Our Telal Al Qurm listing measures the masterplan at about 3.8 km from Ruwi and 4.7 km from Shatti Al Qurum beach, and places Alef Qurum Residence about 166 metres from its listing point.
Alef Qurum Residence is a single building inside a much larger scheme, and prospective buyers should understand the scale of what is coming. Telal Al Qurm covers about 165,000 m² at a reported cost in the region of OMR 230 million, and is planned to include more than 1,500 apartments, 46 townhouses, 190 serviced apartments, two four-star hotels, an aqua park, a cinema complex and extensive retail — delivered in phases over roughly 15 years.
Over the ownership period the amenity base is planned to deepen substantially, with hotels, entertainment and retail arriving around the building in phases — the kind of maturation that supports values. Ask us for the phasing plan.
Rozal Development has operated in Muscat’s construction and property development market since 2006, offering end-to-end delivery from concept and architectural planning through construction, interior design and handover. The company reports a portfolio of more than 80 properties, concentrated on residential work, and names Muna Hills, Parkside Villas and Yass Al Azaiba among its projects.
Rozal’s local experience — twenty years in one city — and in-house delivery across the whole chain are the basis of its offer. Off-plan purchases in Oman follow a regulated process in which buyer funds are held in an escrow account, and the sales and purchase agreement sets out the handover date — per the developer, Q2 2029.
Our listing names Rozal Development as the developer; the reservation form and the sale and purchase agreement name the company that signs the contract.
The Telal Al Qurm masterplan is presented under the name of Alargan Towell Oman, a joint venture formed in 2003 by Alargan International Real Estate Company of Kuwait (founded 1994, listed on the Kuwait Stock Exchange since 2007) and W.J. Towell, a family-owned Omani group established in Muscat in 1866. Telal Al Qurm is held through a project company, Telal Al Qurm Real Estate Company, a subsidiary of Alargan International.
The Alargan Towell developer profile sets out the ownership structure, track record and sources, and the developer directory places it alongside other profiled developers.
| Development | Setting | Title | Character |
|---|---|---|---|
| Alef Qurum Residence | Telal Al Qurm, central Muscat | ITC freehold | 32-unit boutique building, from $111,800 |
| Residences at Mandarin Oriental | Shatti Al Qurum | ITC freehold | Branded luxury residences, same district |
| Bellevue, Al Mouj | Coastal, marina | ITC freehold | Premium apartments, golf and marina |
| Azura Beach Residences | Al Mouj beachfront | ITC freehold | Beachfront apartments |
| Muscat Bay | Coastal coves | ITC freehold | Completed villas and apartments |
| Opal Residences, Muscat Hills | Inland, golf | ITC freehold | Golf-course apartments |
| Solaris, Jebel Sifah | Coastal resort | ITC freehold | Marina apartments |
| Uptown Muscat | Knowledge Oasis, inland | Madayn estate | Mid-market apartments by universities |
| Yenaier Residences | Sultan Haitham City | New capital district | Mid-market smart-city homes |
| The Sustainable City — Yiti | Yiti valley | ITC freehold | Net-zero homes |
Buyers weighing central Muscat against the newer districts may also look at Hay Al Wafa and Jood in Sultan Haitham City.
Both projects stand inside the same masterplan. The table sets out their published figures; the Telal Al Qurm four-bedroom townhouse, listed at OMR 171,409, is 85.7% of OMR 200,000.
| Item | Alef Qurum Residence | Telal Al Qurm |
|---|---|---|
| Current offer | 32 apartments, 26 available | A phase of 346 units, 25 available |
| Unit types | 1-, 2- and 3-bedroom apartments | 2- and 3-bedroom apartments, 4-bedroom townhouse |
| Listed unit sizes | 674, 950 and 1,335 sq ft | 958, 1,432 and 2,282 sq ft |
| Listed prices (OMR) | 42,987 / 64,980 / 90,011 | 76,938 / 116,310 / 171,409 |
| Price per sq ft (OMR) | 63.78 / 68.40 / 67.42 | 80.31 / 81.22 / 75.11 |
| Target handover | Q2 2029 | Q2 2027 to Q1 2028 |
| Payment plan | OMR 2,000 booking, 20% down, ten quarterly instalments of 6.5%, 15% on completion | Instalments over six months after handover, settlement by June 2028 |
| Service charge | OMR 5 per m² per year | OMR 4.5 per m² per year |
| Title | ITC freehold | ITC freehold |
The tenant case rests on location rather than novelty. Qurum and Wattayah are long-established expatriate and professional neighbourhoods with embassies, corporate offices, international schools and the city’s best-known retail all close by, and the supply of newly built, properly finished apartments in that specific corridor is limited — most of the housing stock is older. A well-specified two-bedroom with a dedicated parking space, an indoor pool and 24/7 security should let readily to the diplomatic, corporate and senior professional market that already lives in this part of Muscat.
Net rent can be modelled after the service charge, agency fees, void periods and maintenance; handover is targeted for 2029 per the developer. Oman’s official population and economic statistics are published by the National Centre for Statistics and Information, and investor incentives are set out by Invest Oman. There is no personal income tax on rental income for individuals in Oman, which materially improves net returns compared with most European markets.
Oman’s capital makes a quieter case than its Gulf neighbours, and for a certain buyer that is the entire appeal. Muscat ranks among the safest cities in the world in Numbeo’s crime and safety indices; living costs sit below neighbouring Gulf capitals; and the city has kept its low-rise character and its landscape, with the Hajar mountains directly behind the built-up area and a long sweep of coast in front of it. English is used routinely in business, the international school network feeds into British and American university systems, and general information on the country is published at oman.om, with current affairs coverage via the Times of Oman.
Within that, the specific argument for Alef Qurum Residence is that it puts freehold title in a genuinely central, already-mature district. You are ten minutes from the Opera House and three from a supermarket, with an ITC deed.
Off-plan purchases in Oman follow a regular sequence, described here from the documents named in our developer profiles; see our guide to Royal Decree 79/2025 for off-plan buyers.
The Owner Visa is described on our listings as covered by Royal Oman Police Decision 87/2026. It has no minimum property value, is sponsor-free, runs for 6 months to 1 year with renewal, extends to a spouse and first-degree relatives, and lapses if the property is sold.
The Golden Residency was relaunched through the Invest Oman platform on 31 August 2025 with a single threshold: one ITC property worth OMR 200,000 ($520,160) or more. Separate purchases do not combine, the Royal Oman Police decides each application, and the price that counts is the one registered in the contract.
At Alef Qurum Residence the three entry prices are below OMR 200,000, so the route that applies to every apartment is the Owner Visa. Our Golden Residency versus Owner Visa guide sets out both programmes.
OMR 2,000 on booking, 20% down, ten quarterly instalments of 6.5% and 15% on completion. For the Type A two-bedroom at OMR 64,980 that means OMR 12,996 down, ten instalments of OMR 4,223.70 and OMR 9,747 on completion.
The Owner Visa has no minimum value and applies to every unit. The Golden Residency requires a single ITC property worth OMR 200,000 or more and is decided by the Royal Oman Police.
The charge is OMR 5 per m² per year, for example OMR 441 for the 88.25 m² Type A. It contributes to the indoor pool, the gym, 24/7 security and the staffed lobby.
Our listing names Rozal Development, a Muscat company active since 2006. The building stands inside the Telal Al Qurm masterplan, which holds an integrated tourism complex licence announced on 15 July 2024 and is presented under the Alargan Towell Oman name.
UInvest Group works directly with developers across Oman. For Alef Qurum Residence we can obtain current availability from the 26 remaining apartments, unit-specific pricing in Omani rials against a named unit and floor, the full payment schedule, the floor plans for all eight types, and written confirmation of the ITC title designation and the residency route your purchase supports.
Get in touch to arrange a viewing, request the price list and plans, or discuss how Alef Qurum Residence compares with the other ITC-designated options in our Muscat portfolio.
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