Alef Qurum Residence, Telal Al Qurm — Freehold Apartments in Muscat, Oman

Alef Qurum Residence: 32 Freehold Apartments Inside Muscat’s Telal Al Qurm ITC

Alef Qurum Residence is a small 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 central Muscat. 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. The second is the freehold basis. 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.

Alef Qurum Residence at a Glance

Ownership and Residency: What a Foreign Buyer Actually Gets

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:

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 sponsor-free residence permit tied to your ownership, renewable, covering your spouse and first-degree relatives, and cancelled automatically if you sell. 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.

The Complete Unit Mix

The developer’s floor plans 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.

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 towards two-bedroom stock: 20 of the 32 apartments, nearly two-thirds of the building, which suits 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. 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. 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.

Prices and Value Per Square Foot

All conversions use 1 OMR = 2.6008 USD. Pricing runs from roughly $166 to $178 per square foot across the range, at $166 per foot for the one-bedroom, $178 for the two-bedroom and $175 for the three-bedroom. This is an ITC-designated freehold address in central Muscat.

Reading the Unit Table, Type by Type

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

The payment plan is structured as follows:

Ten quarterly instalments span two and a half years, and with handover set for Q2 2029 the schedule fits 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. Check the instalment schedule with calendar dates, and how the OMR 2,000 booking fee is applied against the 20% down payment, in the reservation documents.

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.

A Worked Example: the Type A Two-Bedroom

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.

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.

Running costs

The service charge is OMR 5 per square metre. Applied to the actual unit sizes, that produces the following annual figures:

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.

What the Service Charge Covers and How It Is Quoted

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.

Architecture and Interiors

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.

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.

Amenities

The amenity list is short — this is a 32-unit building, not a resort. It covers the facilities residents use daily. The indoor pool is enclosed, shaded and screened from external view, in a climate where outdoor water is unusable for a good part of the year.

The Eleven Ground-Floor Commercial Units

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.

Investors may consider these units. They sit in a community planned to hold more than 1,500 apartments, 46 townhouses, 190 serviced apartments and two hotels, and Telal Al Qurm is being built out over a long horizon. If commercial rather than residential is your interest, compare this with The Pearl Muscat Hills retail units and with Central 7 in Knowledge Oasis.

Location: Between Wattayah and Qurum

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 central Muscat — an established part of the capital with the ITC designation, rather than a new suburb.

Approximate drive times from the project to nearby destinations:

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.

Getting Around: the Drive Times in Context

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.

The masterplan you are buying into

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 expand, with hotels, entertainment and retail arriving around the building in phases. Ask us for the phasing plan.

The Developer: Rozal Development

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 presents its local experience — twenty years in one city — and in-house delivery across the whole chain as 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.

About the Developer and the Telal Al Qurm Masterplan

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 Rozal Development profile covers the developer of Alef Qurum Residence, the Alargan Towell profile covers the Telal Al Qurm masterplan, and the developer directory places both alongside other profiled developers.

How Alef Qurum Residence Compares

Buyers weighing central Muscat against the newer districts may also look at Hay Al Wafa and Jood in Sultan Haitham City.

Alef Qurum Residence and Telal Al Qurm Side by Side

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.

Rental and Investment Outlook

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 well-known retail all close by. A two-bedroom with a dedicated parking space, an indoor pool and 24/7 security is aimed at 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.

Why Muscat

Oman’s capital offers a quieter setting, and for a certain buyer that is the appeal. Muscat is listed in Numbeo’s crime and safety indices, 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 offers freehold title in central Muscat. You are ten minutes from the Opera House and three from a supermarket, with an ITC deed.

How Buying Works, Step by Step

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.

1. Reservation. Choose the unit, sign the reservation form and pay the OMR 2,000 booking amount; the receipt shows the unit, the price and the seller’s legal name.
2. Sale and purchase agreement. The SPA sets out the payment schedule and the handover date, which the developer targets for Q2 2029.
3. Escrow. Buyer payments for an off-plan unit go into a regulated escrow account, with releases tied to certified construction milestones.
4. Title and registration. The ITC status of the plot is confirmed with the Ministry of Housing, with the title route and registration timetable.
5. Snagging and handover. The buyer and developer agree a snagging period and a written defects liability term, and the handover specification lists what the unit includes and how services are connected.

Residency Routes in Detail

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.

Who Alef Qurum Residence Suits

• Families: 20 two-bedroom and 8 three-bedroom apartments, with Our Planet International School 11 minutes away and Al Sahwa School and British School Muscat 13 minutes away.
• Second-home owners: 24/7 security, a staffed lobby and one parking space per residence, with the airport 25 minutes away and Owner Visa stays of up to 3 months per entry.
• Investors: a staged plan that collects 85% of the price before completion, a central address and 11 ground-floor commercial units.
• Retirement: a renewable, sponsor-free Owner Visa, the Sultan Center 3 minutes away and a separate residential lift core.

Glossary of Terms Used on This Page

• ITC (Integrated Tourism Complex): a licensed development in which non-Omani buyers may hold freehold title.
• SPA: the sale and purchase agreement setting out price, payment schedule and handover date.
• Escrow account: a regulated account holding buyer payments under Royal Decree 79/2025.
• Snagging: the inspection of a finished unit at handover, listing finishing items for the developer to complete.
• Golden Residency: 10-year renewable residency for one ITC property worth OMR 200,000 or more.
• Owner Visa: sponsor-free residency tied to property ownership, with no minimum value.

What to Prepare When Reserving

• Title: Confirmation that your unit is registered under the Telal Al Qurm ITC designation, with the title documents.
• Residency: The Owner Visa follows from ownership; the 10-year Golden Residency requires a single ITC property worth OMR 200,000 or more and is decided by the Royal Oman Police.
• Reservation form: The OMR 2,000 booking fee and how it is applied against the 20% down payment.
• Payment schedule: Calendar dates and amounts for the ten quarterly instalments.
• Sales and purchase agreement: The SPA with the handover date (target Q2 2029).
• Escrow: Details of the regulated escrow account that holds buyer funds.
• Unit selection: Type, floor and orientation — boulevard and park side or internal side.
• Service charge: The schedule at OMR 5 per m² and what it covers.

Frequently Asked Questions

What is the payment plan at Alef Qurum Residence?

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.

Which residency route applies to these apartments?

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.

What does the service charge cover?

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.

Who is the developer, and how does the project relate to Telal Al Qurm?

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.