Dar Muscat Hills, Madinat Al Irfan: 207 Apartments, Shops and Offices in Muscat

Dar Muscat Hills is a mixed-use development in Muscat Hills, Madinat Al Irfan, Muscat, by Dar Arabia Development. According to the developer’s brochure it comprises 207 apartments, 15 shops and 4 offices, with delivery beginning in December 2029. The developer’s website lists the same project as “Dar Irfan, Muscat Hills”; the brochure uses the name Dar Muscat Hills, and this page follows the brochure.

Prices and the payment plan for Dar Muscat Hills are provided by the developer with the reservation documents, and the title category applicable to foreign buyers is stated in the developer’s sales documents. This page sets out what the brochure prints (unit counts, internal areas, amenities, a site plan and a location map), what public sources add about the district and the developer, and what to prepare when reserving.

Dar Muscat Hills at a Glance

Overview of Dar Muscat Hills

The brochure describes the development as a mixed-use scheme of residential apartments, commercial units and offices, located in Madinat Al Irfan within the wider Muscat Hills district. The developer’s wording is that it sits in a “well-connected urban environment” with access to business, shopping, education, hospitality and entertainment. The location section below adds measured straight-line distances.

The numbers page of the brochure gives four figures: 207 apartments, 15 retail shops, 4 office spaces and an area of 31,979 m². Target delivery is printed as “December 2029 (beginning)” and is the developer’s target.

The developer is Dar Arabia Development, which trades on its website as Dar Arabia Real Estate. The developer’s website states more than 45 years of experience. The main contractor named in the brochure: Al Fayafi.

The back cover of the brochure states that the project is registered with the Ministry of Housing, General Directorate of Real Estate Development. The renders in the brochure are artist impressions per the brochure.

Unit Mix and Sizes

The brochure prints a floor plan for each apartment layout. Every plan states a “flat area”, which is the internal area of the apartment. Only the ground-block units, numbered 20 to 40, print a garden or terrace area alongside the flat area. Areas below are in square metres exactly as printed; they are not converted or rounded.

The 207 apartments fall into three groups in the brochure. Twenty-one units are numbered individually (20 to 40) and sit in the ground block. A further 162 are “typical” plans: 27 positions repeated over six floors, with codes such as 0101 to 0627 in which the first two digits appear to give the floor and the last two the position. The remaining 24 are numbered 701 to 724 and reuse the layouts of the typical positions, except that three positions do not appear on that floor.

The smallest apartment printed is a studio of 48.65 m² (unit code 0102), the largest a three-bedroom of 140.28 m². The plans also show an “electrical kitchen” in the room list, and some one-bedroom positions list a dressing room.

Ground-block units with a garden or terrace

Eighteen of the 21 ground-block units print a garden or terrace area, ranging from 3.46 m² to 65.92 m². Four examples show how the printed totals are built.

Units 29, 30 and 31, and every repeating unit, print a flat area only. For those, the brochure gives no total, and a buyer comparing a ground-block unit with an upper-floor unit should compare the flat areas, because a garden is not interior space. The terms for each garden or terrace are provided with the reservation documents.

Retail and Office Units

The brochure lists 15 shops and 4 offices. According to the site plan, shops 11 to 19 are on the ground floor, shops 1 to 6 are on a level labelled “Levelling 2 floor”, and offices 7 to 10 are on a level labelled “Levelling 1 floor”. The wording of those labels is the developer’s. Shop areas run from 28.98 m² to 55.35 m², and office areas from 61.46 m² to 152.52 m². Unit prices are provided by the developer with the reservation documents.

The eligibility of commercial units for the Golden Residency depends on the title designation of the plot, as stated in the developer’s sales documents. The related listing for The Pearl in Muscat Hills covers a shop-led building with its own terms.

Amenities

The amenities page of the brochure lists the following for residents of Dar Muscat Hills.

• Rooftop swimming pool, with a jacuzzi.
• Wellness: sauna and steam room.
• Fitness: separate men’s and women’s gyms and a yoga space.
• Children’s play area.
• Cinema.
• Parking: three parking levels, with electric-vehicle parking spaces.
• Vertical transport: six lifts.
• Security.

The brochure also states that the apartments are fully furnished. The furnishing specification and the parking allocation per apartment are set out in the sale and purchase agreement.

Beyond the building, the brochure points to the wider Muscat Hills district: an 18-hole golf course, clubhouse facilities, restaurants and cafes, the Boulevard promenade and a school within the wider area. These belong to the wider district rather than to the building.

Location and Surroundings of Dar Muscat Hills

The brochure’s location map places Dar Muscat Hills near the junction of 99 Street, Hay Al Arafat Road and Al Matar Street, with Sultan Qaboos Street to the north. The pin used for this listing, about 23.5775 N and 58.2962 E, was read from the brochure map against OpenStreetMap road geometry. It is approximate, probably to within about 300 metres. The road junction itself sits at about 23.5782 N, 58.2952 E in OpenStreetMap.

Madinat Al Irfan, the wider district, was announced as a joint venture of Majid Al Futtaim and OMRAN covering more than 4.5 million m². The straight-line distances below were measured from the approximate pin using OpenStreetMap data. They are not driving distances or journey times, and road routes will be longer.

Journey times quoted on other listings, including the 14-minute airport drive on the Opal Residences page, apply to those plots.

Ownership, Title and Residency at Dar Muscat Hills

The title category applicable to foreign buyers at Dar Muscat Hills is stated in the developer’s sales documents, together with the land-registry reference for the plot. This page leaves the title designation of the plot to those documents.

The wider context is as follows. Muscat Hills is described as an Integrated Tourism Complex in third-party sources, including an Oxford Business Group analysis from around 2016, a Savills launch release for another Muscat Hills project and a 2018 Oman Observer report on The Pearl. Our own pages for neighbouring projects describe the district the same way. The Ministry of Heritage and Tourism announced 19 ITC licences in 2023. The title category of the plot is confirmed with the developer in writing during reservation, alongside a land-registry check. For the general rules see our guide to ownership and Integrated Tourism Complexes in Oman and whether foreigners can buy property in Oman.

Two residency routes are linked to property in Oman, and they are different.

• Golden Residency: a 10-year renewable residency with a minimum of OMR 200,000 (about USD 520,160 at the peg of OMR 1 = USD 2.6008). The real-estate route applies to property in an ITC. The Royal Oman Police decides each application, and our pages treat the figure as applying to a single property.
• Owner Visa: a sponsor-free permit for foreign property owners under Royal Oman Police Decision 87/2026, published in the Official Gazette in June 2026. There is no minimum property value, and the permit ends if ownership is transferred.

Eligibility for either route at Dar Muscat Hills depends on the title category of the plot and on the unit price, both of which are provided by the developer with the reservation documents. The conditions of each route are set out in Golden Residency versus the Owner Visa.

Off-plan sales are also governed by Royal Decree 79/2025, which requires developer and project licences, a per-project advertising licence and escrow accounts; see our explainer on off-plan marketing rules in Oman. The project and licence numbers are available from the developer on request.

What to Prepare When Reserving

Reserving an off-plan unit follows a standard sequence. The documents below are normally provided by the developer as part of the reservation process.

• Price list for each unit, with area, floor, orientation and parking allocation, and the currency in which prices are quoted.
• Sale and purchase agreement and payment schedule, including the amount due on signing, how each instalment is linked to construction and the handover date stated in the contract.
• Title and ITC designation of the plot, with the land-registry reference and confirmation of what title a foreign buyer receives.
• Project registration and licence numbers, including the project licence and the advertising licence required under Royal Decree 79/2025.
• Escrow account details: bank, account holder and how releases are certified.
• Service charge: rate per square metre, billing period and what it covers, including the rooftop pool, gyms and cinema.
• Furnishing specification: the fittings, furniture and appliances included with the apartment.
• Garden and terrace terms for ground-block units, as set out in the sale and purchase agreement.

For projects ranked by handover date, see the handover calendar of Oman projects. Dar Muscat Hills would appear there as “beginning December 2029 per the brochure”.

How This Compares With Other Muscat Hills Listings

Three other Muscat Hills projects are listed on this site. The table uses only what each listing page states, and the figures are not like-for-like: each has a different developer, building count and price basis.

See Opal Residences, Golf Hills and The Pearl for the full details each page gives.

Frequently Asked Questions

What is Dar Muscat Hills?

Dar Muscat Hills is a mixed-use development by Dar Arabia Development in Muscat Hills, Madinat Al Irfan, Muscat. According to the brochure it has 207 apartments, 15 shops and 4 offices. The developer’s website calls the same project Dar Irfan, Muscat Hills.

How much do apartments in Dar Muscat Hills cost?

Price on request. The brochure prints unit areas, and prices and the payment plan are provided by the developer with the reservation documents.

When will Dar Muscat Hills be delivered?

The brochure gives a target of December 2029, marked “beginning”. This is the developer’s target, and the sale and purchase agreement states the handover date.

What apartment sizes are offered?

The brochure lists 55 studios (flat area 48.65 to 67.79 m²), 106 one-bedroom apartments (63.59 to 115.18 m²), 38 two-bedroom apartments (96.84 to 122.91 m²) and 8 three-bedroom apartments (135.23 to 140.28 m²). Flat area is internal area. Some ground-block units also print a garden or terrace area.

Can foreigners buy at Dar Muscat Hills?

The title category applicable to foreign buyers is stated in the developer’s sales documents. Muscat Hills is described as an Integrated Tourism Complex in third-party sources. See whether foreigners can buy property in Oman.

Does Dar Muscat Hills qualify for Golden Residency or the Owner Visa?

The Golden Residency needs OMR 200,000 on an ITC property and is decided by the Royal Oman Police. The Owner Visa under Decision 87/2026 has no minimum property value and ends on transfer of ownership. Eligibility at Dar Muscat Hills depends on the title category and the price, which are provided by the developer with the reservation documents. See Golden Residency versus the Owner Visa.

Are the apartments furnished?

The brochure says the residential units are fully furnished. The furnishing specification is set out in the sale and purchase agreement.

What amenities does the building have?

According to the brochure, Dar Muscat Hills has a rooftop pool, sauna, jacuzzi, yoga space, men’s and women’s gyms, steam room, children’s play area, cinema, three parking levels with electric-vehicle spaces, six lifts and security.

How far is Dar Muscat Hills from the airport?

About 2.8 km in a straight line from Muscat International Airport Terminal 1, measured from an approximate pin for the project. That is not a driving distance or a journey time.

Sources: developer brochure (September 2026); dar-arabia.com and its Dar Irfan page; Dar Arabia About page; OpenStreetMap; Oxford Business Group; Middle East Construction News; Oman Observer; Gulf Construction; Gulf News; last checked 12 October 2026.