Golf Hills, Muscat Hills, Oman

Golf Hills is a three-tower residential development in Muscat Hills, built along the edge of the Muscat Hills Golf & Country Club course. The apartments look out over the fairways, and the towers are shaped to follow the contours of the ground rather than sit on top of it — curved facades in beige and brown, glass railings, rounded columns.

Golf Hills is the second Muscat Hills project we cover, and the comparison with its neighbour is direct: Opal Residences sits 760 metres away, hands over in the same quarter and has the same service charge. What separates them is how you pay. Golf Hills runs on six calendar instalments; Opal runs on ten construction milestones. This guide works through that difference alongside sizes, prices, the podium deck, the developer and the buying steps.

Golf Hills at a glance

Sizes and prices

All figures below are quoted in Omani rials by the developer. The rial has been pegged to the US dollar for decades at roughly 1 OMR = $2.60, so the dollar conversions are stable rather than indicative.

Two-bedroom apartments

Two-bedroom apartments are quoted by the developer on request, with the unit number, size and floor level attached to the price. The two-bedroom price list is issued as a separate document, so the starting size and price for this type are confirmed at the time of enquiry. The 2,151 sq ft (200 m²) apartment is also priced on request.

The developer’s published two-bedroom floor plan lists a 25.72 m² living/dining room, a 5.25 m² kitchen, bedrooms of 12.58 and 14.70 m², a powder room and a laundry. Hallways, walls and the open balcony come in addition to the named rooms.

Price per square foot by unit type

The two priced unit types can be compared on the same per-square-foot basis.

The one-bedroom works out at $254 per square foot and the three-bedroom at $305 per square foot, a difference of about 20%. For reference, Opal Residences prices its one-bedroom at $220 per square foot, as the comparison table further down shows.

The three-bedroom type includes two underground parking spaces instead of one and starts at 1,667 sq ft, while the one-bedroom starts at 644 sq ft. The right size depends mainly on the number of bedrooms needed; the per-square-foot figure is given so that both types can be read on a common basis.

Unit-by-unit walkthrough

The one-bedroom apartment is the entry point: 644 sq ft (60 m²) from 62,900 OMR, about $163,600, which is $254 per square foot. At 62,900 OMR it is below OMR 200,000, the single-property value used for Golden Residency; the Owner Visa has no minimum value. The service charge on this size is about 389 OMR at 6.5 OMR per m², and the apartment comes with one underground parking space.

The two-bedroom apartment is quoted on request, with its own price list, as described above. Its published floor plan gives a living/dining room of 25.72 m², a kitchen of 5.25 m² and two bedrooms of 12.58 and 14.70 m², plus a powder room and a laundry. Like the one-bedroom, it comes with one parking space.

The three-bedroom apartment starts at 1,667 sq ft (155 m²) from 195,200 OMR, about $507,700 or $305 per square foot, with two underground parking spaces. The price is below OMR 200,000, and the service charge is about 1,007 OMR at the quoted rate. The apartment of 2,151 sq ft (200 m²) is the upper end of the stated size range; its price is on request, and the service charge at the quoted rate would be about 1,299 OMR.

The payment plan: six dated instalments

Golf Hills uses a time-based payment plan. The instalments fall on fixed dates counted from the booking date.

20% on completion. One fifth of the purchase price is paid on completion, so 80% is paid before handover under the plan.

Four dated instalments. The 15% instalments fall at 6, 12, 18 and 24 months from booking. The exact dates are written into each sale and purchase agreement alongside the Q4 2028 handover target per the developer.

Instalments are paid into the project escrow account set up under Royal Decree 79/2025. Our guide to buying off-plan property in Oman covers the escrow mechanics in full.

What each instalment costs in dollars

The entry payment is $32,720 on a one-bedroom, followed by four instalments of $24,540 at six-month intervals over two years. Payments of equal size on dates known in advance can be diarised from the day of booking.

A worked payment-plan example in rials

The following example is illustrative and uses the prices and percentages on this page. For a one-bedroom at 62,900 OMR, the 20% booking payment is 12,580 OMR. Each 15% instalment is 9,435 OMR, so the four instalments at 6, 12, 18 and 24 months total 37,740 OMR. Together with the booking payment, that is 50,320 OMR, or 80% of the price, paid before handover. The final 20%, 12,580 OMR, falls due on completion.

For a three-bedroom at 195,200 OMR, the booking payment is 39,040 OMR and each 15% instalment is 29,280 OMR. The four instalments total 117,120 OMR, which brings the amount paid before handover to 156,160 OMR, and the final 20% is 39,040 OMR. At the rial peg of OMR 1 = USD 2.6008 these amounts match the dollar figures in the table above, and every dated payment can be planned in advance.

Golf Hills and Opal Residences compared

These two projects are 760 metres apart, hand over in the same quarter, charge the same service charge and sit the same 14 minutes from the airport. Almost everything that distinguishes them comes down to structure and payment.

Side by side, Golf Hills starts $30,500 lower and holds 20% of the price until completion, while Opal Residences offers 239 more square feet in its one-bedroom and ties its ten payments to construction milestones.

Golf Hills collects 80% before handover against 90% at Opal Residences, and its one-bedroom is $254 per square foot against $220 per square foot at Opal. Both projects are 14 minutes from the airport and charge 6.5 OMR per m².

Service charge and running costs

At 6.5 OMR per m², Golf Hills is quoted on the same basis as Opal Residences.

As a share of the starting price, the charge of about 389 OMR on the one-bedroom is roughly 0.62% of 62,900 OMR, and the 1,007 OMR on the three-bedroom is about 0.52% of 195,200 OMR. The podium deck carries an infinity pool, a gym, a yoga terrace, gardens and a children’s play area; the service-charge schedule issued with the sale and purchase agreement sets out the billing period and the services covered.

Oman charges no annual property tax and no income tax on rent, so beyond the service charge and utilities the cost of holding is minimal. Transaction costs are set out in our guide to property tax in Oman, and we cover the wider picture in service charges in Omani real estate.

Ownership costs explained

The service charge is quoted per square metre of apartment area, so it scales with the size of the home: 6.5 OMR per m² gives about 389 OMR on the 644 sq ft (60 m²) one-bedroom, about 1,007 OMR on the 1,667 sq ft (155 m²) three-bedroom and about 1,299 OMR on the 2,151 sq ft (200 m²) apartment. A service charge normally covers shared areas, maintenance, security and community management, and prices and charges are set in Omani rials, pegged at OMR 1 = USD 2.6008.

What you get inside the apartment

Apartments are handed over fully finished, to the specification below.

The refrigerator, stove and extractor hood are built in and included in the specification, and the walk-in wardrobes are integrated into the bedroom joinery.

The floor plans add a dedicated laundry room in every layout, from the one-bedroom upward, and a separate store room plus powder room in the larger apartments.

Three towers, 323 apartments

206 of the 323 apartments are currently available, which leaves 117 — roughly 36% of the scheme — already taken. Handover is targeted for Q4 2028 per the developer.

Floor level and orientation vary by unit, so the tower, floor and unit number are written on the reservation form for each apartment.

Amenities: the podium deck

The shared facilities sit on a podium terrace between the towers, which is the design decision that shapes daily life here — it puts the pool and gardens at the centre of the scheme rather than at the edge of a car park.

The second parking space for three-bedroom apartments is part of the sale: underground parking is one space per home and two for three-bedroom apartments.

Architecture

The three towers are massed as a group rather than as repeats of one block, stepping with the ground so the silhouette reads as a ridge line instead of a wall. The facades use beige and brown panels with rounded columns and horizontal slats, with glass railings to the balconies so the elevation stays visually light. Panoramic windows run through the apartments.

The intent is restraint: warm, sand-toned materials chosen to sit within the landscape of the golf course.

Location: what is actually within reach

Muscat Hills is an established, family-oriented community ringed by schools and colleges, and Golf Hills sits inside it rather than on its fringe.

A university two minutes away, an international school three, and a women’s college four, as the table shows, are all operating today.

The drive times are the developer’s off-peak estimates. The Oman Convention & Exhibition Centre is 10 minutes by car.

Airport and connectivity compared

Golf Hills and Opal Residences are each 14 minutes from Muscat International Airport. The Hay Al Wafa project in Sultan Haitham City is about 30 minutes away, the Yiti projects 40 minutes and The Great Escape 55 minutes. Jood sits in the same band as the other Sultan Haitham City projects.

Price per square foot across our Oman listings

The Golf Hills one-bedroom starts at $163,600, which is $254 per square foot. The one-bedroom measures 644 sq ft against 883 sq ft at Opal Residences, so the entry price and the per-square-foot figure reflect the difference in size.

Related projects in Muscat Hills and nearby

Within Muscat Hills, Golf Hills is one of two Al Osool projects: The Pearl at Muscat Hills combines 298 apartments with a ground-floor retail gallery of about 4,000 m² and 37 shops on our listing. Opal Residences is a single seven-storey building 760 metres from Golf Hills, with 77 apartments currently available, a one-bedroom from $194,100 and ten construction milestones.

Course views and golf club membership

Golf Hills is built beside the Muscat Hills Golf & Country Club, and the apartments overlook the course. Golf club membership and playing rights are not part of the purchase. Membership categories and fees are arranged directly with the club.

At AIDA, by contrast, golf club membership is tied to ownership. At Golf Hills the view is the amenity, and buyers who want course access contact the club about membership.

The developer: Al Osool Group

Al Osool Group is an Omani company established in 2006, with offices in Muscat and Dubai and clients across both the public and private sectors. Its work spans brokerage, property management, integrated facility management, valuation and advisory, project marketing and landscape development.

Al Osool is a property and facility management business that also develops, and it works to RICS standards with ISO-certified management systems. Its service lines — brokerage, property management, valuation and advisory, project marketing and landscape development — sit alongside its residential projects in Muscat Hills.

About the developer and its partners

Al Osool Group was established in 2006 and is headquartered at Hay Al Mina, Muscat, with an office in Dubai. Hassan Mohammed Juma is Chairman and Managing Director of Al Osool Group. Al Osool Properties, the development arm that launched The Pearl, is described by the Oman Observer and the Protenders directory as part of MJS Group of Companies.

Golf Hills was unveiled in February 2026 with three towers on 11,000 square metres in Al Irfan, per press coverage of the launch. The full background — companies, leadership, both Muscat Hills projects and a chronology — is on our Al Osool developer profile, and the Oman developer profiles hub lists the other developers on this site.

Who Golf Hills suits

Freehold ownership and residency

Apartments at Golf Hills are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name. How Oman’s designated freehold zones work, and what registration involves, is set out in our guide to freehold property in Oman.

Golden Residency (a single ITC property worth at least OMR 200,000, decided by the Royal Oman Police) and the Owner Visa (no minimum value) are separate routes. See Oman Golden Residency vs the Owner Visa for the rules and the current process; the value that counts is the price of the specific unit in the contract.

Residency routes in more detail

Golden Residency requires a single Integrated Tourism Complex (ITC) property worth at least OMR 200,000 (about $520,160), and the Royal Oman Police decides each application. Applied to Golf Hills prices, the one-bedroom from OMR 62,900 and the three-bedroom from OMR 195,200 are both below OMR 200,000, while the 2,151 sq ft apartment is priced on request; the price written into the sale and purchase agreement is the value used for an application.

The Owner Visa has no minimum property value. Muscat Hills is a designated ITC, the status that allows non-Omanis to hold freehold units there. The two routes are separate, and each is assessed on the specific unit and price in the contract.

Why Muscat

Muscat offers freehold ownership in designated zones, no annual property tax and no income tax on rent. Oman appears on international crime indices, and the rial’s long-standing dollar peg gives dollar-based buyers a fixed exchange rate. Government context is published by the Ministry of Housing and Urban Planning, with national policy set by Oman Vision 2040 and Invest Oman.

A finished, appliance-equipped one-bedroom with underground parking, an infinity pool and a golf-course outlook starts at $163,600 at Golf Hills, 14 minutes from an international airport. For the wider picture see our guides to areas to buy property in Muscat and timing a purchase in Oman.

Rental demand and exit

The developer’s own market read identifies European and American expatriates — families with children, and retirees — as the main renters in this part of Muscat, across both long and short lets.

The immediate surroundings include a university two minutes away, an international school three, a women’s college four and a technical college eight, with the convention centre ten minutes away.

Current Muscat rental ranges, and how yields are worked out, are in our guide to rental yields in Oman.

Before completion, an off-plan buyer who wishes to sell usually assigns the contract to a new buyer, subject to the developer’s assignment policy and fee, which the sale and purchase agreement sets out together with the earliest permitted date. After completion and title registration the apartment can be sold on the open market.

Paying from abroad: currency and transfers

Prices are set in Omani rials and settled in rials. The rial is pegged to the US dollar at OMR 1 = USD 2.6008, so a dollar-based buyer sees a fixed conversion across the payment schedule. Buyers paying in euros, pounds, roubles or another currency convert at the market rate on each payment date; because the instalment dates here are known in advance, the conversion dates can be planned.

Payments go to the project’s escrow account rather than a general company account, and the SWIFT confirmations are kept because they form part of the proof-of-payment file at registration. Exchange rate and banking information is published by the Central Bank of Oman.

How to buy: step by step

• 1. Request the unit price list. The one-bedroom, three-bedroom and 2,151 sq ft prices are on this page; the two-bedroom price list is issued separately on request.
• 2. Choose the tower and the floor. With 206 apartments available across three towers, the tower, floor level and orientation are part of the choice — the fairway outlook depends on them.
• 3. Review the service charge. Rate per m², billing period and the services covered.
• 4. Reserve and pay 20%. The reservation form, the escrow account details, the finishing schedule and the Q4 2028 handover date per the developer are reviewed before this payment.
• 5. Diarise the four 15% instalments. They fall at 6, 12, 18 and 24 months from booking.
• 6. Pay the final 20% on completion. The final payment comes with the snagging inspection; then title is registered and, where relevant, a residency application is made against the unit’s value.

From reservation to keys under Royal Decree 79/2025

Royal Decree 79/2025, issued on 10 September 2025 and published in the Official Gazette on 14 September 2025, is the Law Regulating Real Estate. It takes effect 180 days after publication and repeals the earlier escrow system issued by Royal Decree 30/2018, bringing escrow rules into one law. Under it, an off-plan project has its own escrow account and payments are released against construction progress, so a buyer can ask the developer in writing for the escrow bank and account details before paying the booking instalment.

The normal sequence is the same across developers. A reservation form and deposit hold the unit; the sale and purchase agreement (SPA) records the unit, the price, the payment dates and the handover date; instalments are paid into the project escrow account; at completion the buyer inspects the apartment and agrees a snagging list with the developer; the final instalment is paid, the keys are handed over and the title is registered in the purchaser’s name. A lawyer of the buyer’s choice can review the SPA before it is signed.

Glossary of terms used on this page

ITC (Integrated Tourism Complex) — a designated zone in which non-Omanis may own freehold property; Muscat Hills is one.

Freehold — ownership of the apartment with the title registered in the purchaser’s name.

SPA (sale and purchase agreement) — the contract that records the unit, the price, the payment dates and the handover date.

Escrow account — the project account into which instalments are paid under Royal Decree 79/2025.

Handover — the date on which the finished apartment is passed to the buyer; for Golf Hills the target is Q4 2028 per the developer.

Snagging — the inspection at completion that produces a list of finishing items for the developer to complete.

Service charge — the recurring charge for shared areas and services, quoted here at 6.5 OMR per m².

Golden Residency and Owner Visa — two separate residency routes: Golden Residency needs a single ITC property worth at least OMR 200,000 and is decided by the Royal Oman Police, while the Owner Visa has no minimum value.

What to Prepare When Reserving

• The reservation form, with the tower, floor, unit number and price written on it.
• The sale and purchase agreement with the handover date (Q4 2028 per the developer), which a lawyer of your choice can review before you sign.
• The escrow account details: the bank, the project account and the registration of the reservation under Royal Decree 79/2025.
• The ITC and title documents: the zone approval for Muscat Hills, the form of title and the registry that issues it.
• The payment schedule in writing, with dates counted from the booking date and the amount of each of the six instalments.
• The service-charge schedule: the rate per m², the billing period and the services covered.
• The specification schedule: finishes, the built-in refrigerator, stove and extractor hood, parking spaces and the amenities.
• The assignment policy and fee, if you may wish to transfer the contract before completion.

Frequently asked questions

Where exactly is Golf Hills?
In Muscat Hills, an established residential community in Muscat, alongside the Muscat Hills Golf & Country Club course — 14 minutes from Muscat International Airport and 15 minutes from Azaiba Beach.

Can foreigners buy at Golf Hills?
Yes. Apartments are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name.

How much does an apartment cost?
One-bedroom apartments start at 62,900 OMR, about $163,600, from 644 sq ft. Three-bedroom apartments start at 195,200 OMR, about $507,700, from 1,667 sq ft. Two-bedroom pricing is provided on request.

What is the payment plan?
Six instalments: 20% on booking, then 15% at 6, 12, 18 and 24 months from booking, and 20% on completion. 80% is paid before handover.

Is the payment plan linked to construction progress?
The instalments fall on fixed dates counted from the booking date. Opal Residences nearby uses a ten-milestone plan linked to construction stages instead.

What is the service charge?
6.5 OMR per m² — roughly 389 OMR (about $1,012) on a 644 sq ft one-bedroom.

When does Golf Hills complete?
Q4 2028 per the developer.

How many apartments are there?
323 across three towers — Tower A has 112, Tower B has 90 and Tower C has 121. Around 206 remain available.

Do apartments come furnished?
Not furnished, but fully finished — porcelain floors, painted walls with suspended ceilings, marble-effect bathrooms, built-in wardrobes and a fitted kitchen with built-in refrigerator, stove and extractor hood.

Is parking included?
Yes — underground, one space per apartment and two spaces for three-bedroom apartments.

Does buying include golf club membership?
No. The apartments overlook the course, but no membership or playing rights are offered with the purchase. Membership would need to be arranged separately with the club.

Who is the developer?
Al Osool Group, an Omani company established in 2006 with offices in Muscat and Dubai, working to RICS standards with ISO-certified management systems.

How do the residency routes apply to Golf Hills?
Golden Residency needs a single ITC property worth at least OMR 200,000 and is decided by the Royal Oman Police; the Owner Visa has no minimum. The one-bedroom (from 62,900 OMR) and the three-bedroom (from 195,200 OMR) are below OMR 200,000. See our guide to Golden Residency and the Owner Visa.

How large are the apartments?
From 644 sq ft (60 m²) to 2,151 sq ft (200 m²). The one-bedroom starts at 644 sq ft and the three-bedroom at 1,667 sq ft (155 m²); the two-bedroom is quoted on request.

What is close to Golf Hills?
The National University of Science and Technology is 2 minutes away, ABA Oman International School 3 minutes and Al Zahra College for Women 4 minutes, with Muscat Grand Mall at 10 minutes and City Centre Muscat Shopping Mall at 18 minutes by car.

Where can I read more about the developer?
Our Al Osool developer profile sets out the companies, the leadership and both Muscat Hills projects.

Talk to UInvest about Golf Hills

UInvest works directly with Muscat developers, which means access to current pricing — including the two-bedroom price list — real availability across the 206 remaining apartments, floor levels for specific units, and the full set of layouts without approaching each sales office separately. We handle escrow and title verification, guide the reservation and registration, and advise on service charges, financing and residency thresholds.

Browse apartments for sale in Oman, explore all Oman property with UInvest, or contact us for the current Golf Hills price list, the instalment schedule and a service charge breakdown.