Azure Oceanfront Villas by Fendi Casa, AIDA — Sea-View Villas from OMR 1,618,700 in Muscat, Oman

Azure Oceanfront Villas by Fendi Casa at AIDA: Detached 4 and 5-Bedroom Sea-View Villas From OMR 1,618,700

Azure Oceanfront Villas by Fendi Casa are a collection at AIDA by DarGlobal, the cliff-top community at Yiti, east of Muscat. The developer’s price list shows six detached villas, three with four bedrooms at OMR 1,618,700 (about $4,209,915) each and three with five bedrooms at OMR 1,944,500 to OMR 1,956,710 (about $5.06 to $5.09 million). The price per square foot is about OMR 444 to 449 (about $1,154 to $1,169). This page sets out what the list shows, what the press has reported about the collection and what to prepare when reserving with the OMR 4,000 token. For the whole community, see our page on AIDA Oman by DarGlobal.

Two kinds of source sit behind this page. The unit figures come from the developer’s price list for the collection. The facts about the collection itself, its brand partner and its features, come from a press report of the launch. The list gives each unit’s code, bedrooms, built-up area, plot area, view and price. Dollar figures convert the developer’s rial prices at the peg of 2.6008 and are rounded.

Azure Oceanfront Villas at a Glance

What the Press Has Reported

Dar Global’s launch of the collection was covered in the trade press, and the facts reported there are set out below.

This section summarises the press report. The main reported points are the beach access, the private pool and gym in each villa, and the Fendi Casa interiors. They are reported for the collection as a whole; the detail for each villa, including exactly what “interiors by Fendi Casa” covers, is confirmed in the specification that accompanies the sale and purchase agreement.

The Six Listed Villas

The list is simple: two types, three villas each. The four-bedroom V33G is 3,601.60 sq ft and all three units are priced at OMR 1,618,700 on plots of 4,377.68 to 4,453.25 sq ft. The five-bedroom V41G is 4,380.91 sq ft and priced at OMR 1,944,500 for units 1106 and 1107 and OMR 1,956,710 for unit 1108, on plots of 4,797.80 to 5,462.47 sq ft. Within each type the price barely varies and does not follow the plot: unit 1106 has a plot of 5,244.07 sq ft and unit 1107 one of 4,797.80 sq ft, at the same price, and unit 1108, with a plot of 5,462.47 sq ft, is OMR 12,210 (0.6%) above them. So with these villas the buyer is paying for the product and its setting, not for land by the foot.

Reading the Price List Unit by Unit

The three four-bedroom V33G villas (units 1112, 1113 and 1115) share one price, OMR 1,618,700, and one built-up area, 3,601.60 sq ft, so each works out at OMR 449.4 per square foot; only the plot changes, from 4,377.68 to 4,453.25 sq ft. The three five-bedroom V41G villas have 4,380.91 sq ft each: units 1106 and 1107 are OMR 1,944,500 (OMR 443.9 per square foot) on plots of 5,244.07 and 4,797.80 sq ft, and unit 1108 is OMR 1,956,710 (OMR 446.6 per square foot) on a plot of 5,462.47 sq ft. The site plan is the document that shows how each plot sits.

Between the two types, the V41G adds 779.31 sq ft of built-up area and a fifth bedroom, and at OMR 1,944,500 it is OMR 325,800 above a V33G, about OMR 418 for each added square foot. All six prices are above the OMR 200,000 Golden Residency threshold, at about 8.1 times it for the V33G and 9.7 to 9.8 times for the V41G. The OMR 4,000 token is about 0.25% of a V33G price and about 0.2% of a V41G price.

Price Per Square Foot Across AIDA Collections

The table sets the Azure Oceanfront Villas beside the other AIDA collections on our lists, with the starting price and price per square foot from the developer’s price lists. This collection offers detached villas on a sea frontage with Fendi Casa interiors (per the press report); the other collections cover golf-course villas, attached villas and apartments.

What It Costs to Hold an Oceanfront Villa

DarGlobal material for AIDA gives the villa service charge as AED 40 per square foot a year, billed in dirhams; the table shows what that rate means for each type. The service charge for the collection is confirmed in the sale and purchase agreement.

On that rate the annual charge would be about $39,000 to $48,000, about 0.9% to 1.0% of the price. The sale and purchase agreement states the service charge for the collection, the billing currency and what the owner maintains at their own cost (for example the pool, the gym equipment, the Fendi Casa furnishings and the garden). Our guide to service charges in Oman sets out what a charge should include.

Service Charges and Running Costs Explained

A service charge is the owner’s contribution to the upkeep of the shared parts of a community. At the DarGlobal rate of AED 40 per square foot a year, a V33G carries AED 144,064 a year, or about AED 12,005 a month (roughly $3,269), and a V41G AED 175,236 a year, or about AED 14,603 a month (roughly $3,976). The charge is billed in dirhams while the price list is in rials, so the sale and purchase agreement states the billing currency; the rial is fixed to the dollar at 2.6008. Alongside it come the utility accounts opened at handover, insurance for the contents and the upkeep of the pool, the gym equipment and the garden.

Ownership and Residency

AIDA is sold freehold to buyers of any nationality, and our guide to freehold property in Oman explains the regime; read the title wording for your plot in the sale and purchase agreement. Every villa here is priced above the OMR 200,000 single-property threshold for Oman’s 10-year Golden Residency, which applies to a property in an Integrated Tourism Complex; the Royal Oman Police decides each application. Our comparison of Golden Residency and the Owner Visa sets out both routes.

Residency Routes in Detail

Golden Residency is a 10-year residency that requires a single property worth at least OMR 200,000 (about $520,160) in an Integrated Tourism Complex, and the Royal Oman Police decides each application; the price that counts is the one registered in the contract. The Owner Visa has no minimum property value, is sponsor-free and is tied to owning the property, and its terms, which our listings describe as covered by Police Decision 87/2026, are confirmed at the time of purchase. Every price on this page’s list is at or above OMR 200,000, so a buyer can consider either route, although the purchase does not grant residency by itself.

Paying in Omani Rials

The list is in Omani rials, which are pegged to the dollar. Our guide to the Omani rial peg explains how the peg works and the practical tools: staged conversion, forward contracts and a dollar balance. If you plan to borrow, see mortgage in Oman for foreigners.

A Worked Payment Plan Example

The instalment schedule for a unit is set out in its sale and purchase agreement. To show how percentages become amounts, the table applies a structure that earlier Dar Global material described for AIDA (20% on booking, 10% at six, 12 and 24 months, 50% on completion) to a V33G at OMR 1,618,700. It is an illustration, and the schedule in the agreement is the one that applies.

The three 10% instalments add up to OMR 485,610, so half the price has been paid when completion falls due. On a V41G at OMR 1,944,500 the same percentages give OMR 388,900 on booking, OMR 194,450 for each 10% instalment and OMR 972,250 on completion. The agreement states how the OMR 4,000 token is applied, and because the rial is fixed to the dollar, a buyer holding dollars can plan each instalment as a known dollar amount.

Living at AIDA: Amenities and Distances

Owners at AIDA have access to the Residence Club, which the brochure describes as including a pool, gym, steam and sauna, padel court, restaurants, a pharmacy and clinic, a nursery and a prayer room. The Trump International Golf Club is a members’ club to which owners and outsiders may apply. The brochure’s map gives these journey times, which we read as minutes by car: Yitti Beach 2, Yenkit Beach 5, Muscat Bay 7, the Ritz-Carlton 10, Downtown Muscat 20 and Muscat International Airport 25.

Location and Getting Around

AIDA stands at Yiti, on the coast east of Muscat, on a cliff-top site 130 metres above the sea and inside a tourism development of roughly 11 million square metres that OMRAN unveiled in November 2021. According to Dar Global’s FY25 results, the launched phases hold 1,604 units, with phases I and II completing between 2027 and 2030. The brochure’s journey times, read as minutes by car, fall into three groups: the two beaches at 2 and 5 minutes, Muscat Bay and the Ritz-Carlton at 7 and 10, and Downtown Muscat and the airport at 20 and 25. The Residence Club on site includes a pharmacy and clinic and a nursery for daily needs.

Buying, Protection and Delivery

The purchase follows the standard off-plan path: reserve with the OMR 4,000 token, sign a sale and purchase agreement, pay on its schedule and take handover on completion. Oman’s Real Estate Law 79/2025 provides for escrow and preliminary registration of off-plan sales, and our guide to the law for off-plan buyers explains what is covered. With the sale and purchase agreement a buyer normally receives the escrow account details, the arrangements for certifying construction milestones, the handover date and the long-stop date. Our guide to Oman payment plans shows what other developers ask for.

Rental and Resale

The brochure promotes AIDA for short-term rental; an illustrative 4% gross yield on a V33G villa at OMR 1,618,700 would be about OMR 64,700 a year before costs. See selling property in Oman and our guides to rental yields in Oman and renting out an Oman property from abroad.

Who These Villas Suit

The collection suits a buyer for whom the sea frontage and the Fendi Casa interiors are the point, and who values design and a brand. Buyers who prefer a golf-course setting can also look at the Trump Golf Villas and the Fairway Villas at AIDA.

Choosing by Buyer Type

Families. The five-bedroom V41G offers 4,380.91 sq ft, a private pool and a dedicated gym (per the press report), a beach 2 minutes away and a Residence Club with a nursery, pharmacy and clinic.

Second homes and investors. The four-bedroom V33G has direct beach access and a 25-minute drive to the airport. The brochure promotes AIDA for short-term rental, which is licensed separately from ownership and specific to the unit, so an investor asks for the rental approval at reservation.

Retirement. Every villa here is at or above the OMR 200,000 Golden Residency threshold, and the Owner Visa has no minimum, so a buyer planning to live in Oman can look at both routes.

Branded Living at AIDA: The Wider Pattern

The Fendi Casa collection is one of several brand partnerships at AIDA. The brochure says DarGlobal has partnered with more than ten brands, among them Trump Organization, Aston Martin, Lamborghini, ELIE SAAB, Marriott Residences, Missoni, Mouawad, Pagani and Versace, and the press report describes the Fendi Casa villas as a collaboration between the developer and the brand, with interiors by a fashion house’s in-house label.

About the Developer and Its Partners

AIDA is built by Dar Global in a joint venture with OMRAN Group. Dar Global PLC has been listed on the London Stock Exchange Main Market since February 2023, is a subsidiary of the Riyadh-based Dar Al Arkan and, according to its FY25 results, has completed Urban Oasis Tower in Dubai (467 units); see our Dar Global profile. OMRAN Group, formally the Oman Tourism Development Company, was established in 2005, is government-owned and is master developer of Yiti; see the OMRAN profile and the developers hub. Fendi Casa is the interiors partner, and the sale and purchase agreement is with the developer.

Other AIDA Collections on Our Lists

According to the developer’s announcement, Marriott Residences are targeted for Q4 2027 and the Trump International Oman hotel has an opening date of December 2028; the date for the Azure villas is set in the sale and purchase agreement.

Position, View and Privacy

The list gives the view as “sea” for every villa, and the press report describes unobstructed sea views. The plots on the list vary by up to about 665 square feet within a type, so the position and layout of the villas can differ. A site plan shows the orientation of each villa, the distance to its neighbours and the route of any beach path, and a visit to the site shows the setting. Privacy is part of what the collection offers, and it is determined by the layout of the plots.

Design and Specification

The price list gives area, plot, view and price; the press report adds Fendi Casa interiors, a private pool and gym in each villa, beach access and sea views. Before reserving, a buyer normally receives the written specification: structure and storeys, glazing, finishes, kitchen and appliances, bathrooms, the pool and gym equipment, air conditioning, smart-home systems, landscaping, parking, furniture and what is sold with the villa.

The brochure’s renders do not show these villas, so the images on this page show AIDA villas in general and are illustrative; we will add Fendi Casa renders when the developer supplies them. A site plan showing the villa’s position on the cliff and relative to the beach is a useful document for a buyer, because position decides view and privacy.

Step by Step: From Enquiry to Handover

1. Choose the unit, not just the collection. Ask for the current availability of the Azure Oceanfront Villas units and the plot or floor plan for the one you want, since the list shows that neighbouring units are priced differently.
2. Reserve with the token. The price list shows OMR 4,000 (about $10,403) against every unit; the reservation form states what it secures, for how long and the refund terms.
3. Read the sale and purchase agreement before you sign. It sets out the seller, the price, the payment schedule, the specification, the handover date, the long-stop date and the title wording.
4. Confirm the escrow. Oman’s Real Estate Law 79/2025 provides for escrow of off-plan payments; the escrow account details are part of the reservation documents.
5. Pay on milestones. Payments follow the schedule in the sale and purchase agreement and are tied to construction stages.
6. Arrange currency and insurance. Decide how you will convert from your own currency, and insure the contents.
7. Inspect at handover. Check the villa or apartment against the specification, record defects and note the defects-liability period.
8. Register the title and set up running costs. Complete the registration, open the utility accounts and agree the service-charge billing.

Handover Timing

The collection’s handover date is set in the sale and purchase agreement. For the wider community, DarGlobal’s June 2024 announcement targeted completion of AIDA Phase 1 in 2027. Our handover calendar for Oman lists target handover dates for projects across Oman.

Escrow, Registration and Handover Explained

Royal Decree 79/2025 requires a developer to hold off-plan payments in an independent escrow account in the project’s name, with withdrawals tied to approved construction phases, and to hold a licence from the Ministry of Housing and Urban Planning; BSA, a law firm, reports that it took effect on 10 March 2026. The law also provides for registration of off-plan units. At handover the buyer inspects the villa against the written specification and records snagging items, the small finishing points noted on inspection, within the defects-liability period in the contract; title registration, utility accounts and service-charge billing follow.

Glossary of Terms Used on This Page

• ITC. An Integrated Tourism Complex, a zone inside which foreigners can own property freehold under Royal Decree 12/2006.
• Freehold. Ownership of the property and its title, open at AIDA to buyers of any nationality.
• SPA. The sale and purchase agreement, which names the seller and sets out the price, payment schedule, specification and handover date.
• Escrow account. The independent project account that receives off-plan payments under Royal Decree 79/2025.
• Snagging. The list of small finishing points recorded at handover.
• Service charge. The yearly contribution to running the shared parts of the community.
• Golden Residency. A 10-year residency for a single ITC property worth at least OMR 200,000.
• Owner Visa. A sponsor-free residency route for owners with no minimum property value.

What to Prepare When Reserving

• Reservation form. The unit, the token amount and what the token secures.
• Sale and purchase agreement. The seller, the price, the handover date and the long-stop date.
• Escrow account details. Bank, account holder and the arrangements for certifying construction milestones.
• ITC and title documents. The zone status of the plot and the title wording for a foreign buyer.
• Payment schedule. The instalments, the currency of each payment and the milestones they follow.
• Service-charge schedule. The rate, the billing currency and what the owner maintains.
• Specification and floor plan. The written specification and plan for the V33G or V41G villa chosen.

Frequently Asked Questions

How much does an Azure Oceanfront Villa by Fendi Casa cost?

On the developer’s price list, OMR 1,618,700 (about $4,209,915) for a four-bedroom villa and OMR 1,944,500 to 1,956,710 (about $5.06 to $5.09 million) for a five-bedroom villa.

How many villas are there?

A press report on the launch and the Dar Global and Fendi Casa announcement both say there are 19 mansions. Six are on the price list we hold.

What does Fendi Casa do in these villas?

The press report says the villas are finished with interiors by the Italian brand Fendi Casa.

Do the villas have a pool and gym?

The press report says each villa has a private outdoor pool and a dedicated gym.

Is there beach access?

The press report and the Dar Global and Fendi Casa announcement say the mansions have direct beach access.

Do the villas qualify for Golden Residency?

Every listed villa is priced above the OMR 200,000 single-property threshold for Golden Residency, which applies to a property in an Integrated Tourism Complex. The Royal Oman Police decides each application.

What is the reservation amount?

OMR 4,000 (about $10,403) against every unit.

How would a 20%, 10%, 10%, 10%, 50% payment plan work on a four-bedroom villa?

On OMR 1,618,700 it would be OMR 323,740 on booking, three instalments of OMR 161,870 and OMR 809,350 on completion. This is an illustration; the sale and purchase agreement states the actual schedule.

How far are the beaches and the airport from AIDA?

The brochure’s map gives Yitti Beach 2 minutes, Yenkit Beach 5 minutes and Muscat International Airport 25 minutes, which we read as journeys by car.

Who develops AIDA?

Dar Global, a London-listed developer and a subsidiary of Dar Al Arkan, builds and sells AIDA in a joint venture with OMRAN Group, the government-owned Omani tourism developer.

Request the Azure Oceanfront Villas price list and availability

Sources: DarGlobal unit price list for AIDA Azure Oceanfront Villas by Fendi Casa and the DarGlobal AIDA brochure, as supplied to UInvest; press report of the launch published by PropTech Pulse; the Dar Global and Fendi Casa announcement of the Azure Oceanfront Villas, June 2026 (PR Newswire via Utusan); developer information at darglobal.co.uk/aida. Dollar conversions use the peg of 2.6008 and are rounded. All calculations are our own. Areas, prices, availability and specifications are indicative and subject to the sale and purchase agreement. This page is general information, not legal, tax or investment advice.