Hay Al Wafa, Sultan Haitham City — Freehold Apartments, Townhouses & Villas in Muscat

Hay Al Wafa is a freehold residential district inside Sultan Haitham City, the 15 million m² new city Oman announced in 2023 and is building in Al Seeb for more than 100,000 residents. It offers all three formats — apartments, townhouses and villas — inside a single walkable neighbourhood with its own school, kindergarten, clinic, boulevard and square.

Apartments start from $170,600, townhouses from $263,200 and villas from $629,400, on a 20% down, 80% over 36 months plan. The handover target is Q4 2027, per the developer, and the developer publishes a service charge of OMR 300 to 500 per year. This guide sets out sizes, prices, running costs, location and ownership rules, with the figures in tables.

Hay Al Wafa at a Glance

Apartment, Townhouse and Villa Prices

The published price list covers three product lines. These are entry points; the figure moves with floor, orientation, plot and phase, and 52 units are currently released.

Apartments start at roughly $100 per square foot, and the entry two-bedroom measures 1,700 sq ft (158 m²). The townhouse entry point is $153 per square foot and the villa entry point is $136 per square foot, so the per-foot figure differs between the three product lines.

The villas are larger (from 4,627 sq ft), so land and construction cost are spread across more area than in the townhouses (from 1,722 sq ft). Buyers who want land and privacy will look at the townhouse and villa lines.

Smaller apartments are part of the wider range, which starts at 588 sq ft. For one-bedroom availability, request the live availability sheet.

Unit-by-Unit Walkthrough

Apartment. The entry apartment is a two-bedroom of 1,700 sq ft (158 m²) priced from $170,600, or about OMR 65,600, which is below the OMR 200,000 line used for Golden Residency. Across the community, apartments run from one to three bedrooms in three-storey blocks, with two covered parking spaces each.

Townhouse. The entry townhouse measures 1,722 sq ft (160 m²) and is priced from $263,200, or about OMR 101,200, also below OMR 200,000. It has three or four bedrooms over three floors, a private back garden and two to four parking spaces.

Villa. The villa is a five-bedroom house of 4,627 sq ft (430 m²) priced from $629,400, or about OMR 242,100, which is at or above OMR 200,000. It spans three floors with a private garden and four parking spaces. The final price of any unit depends on floor, orientation, plot and phase.

The Three Home Formats

Every building at Hay Al Wafa is three storeys, which keeps the whole district low-rise and walkable:

• Apartments — 1 to 3 bedrooms across three-storey blocks, with panoramic windows and minimalist glass balconies. Two covered parking spaces per apartment.
• Townhouses — 3 to 4 bedrooms over ground, first and second floors, each with a private back garden. Two to four parking spaces each.
• Villas — 5-bedroom family houses from 4,627 sq ft, arranged over three floors with a private garden. Four parking spaces each.

Parking is allocated per home: two covered spaces for each apartment, two to four for each townhouse and four for each villa. The allocation for a specific unit is confirmed in the reservation paperwork.

Payment Plan

The structure is a 20% down payment, then the remaining 80% spread across 36 months. The developer lets buyers choose the instalment rhythm — monthly, semi-annually or annually — so the schedule can be matched to the buyer’s own income pattern.

Buyers normally ask the sales office to state the terms of the EOI deposit in writing when a unit is held.

What You Pay, and When, in Dollars

Translating the plan into cash, for each entry-level home type. Monthly figures assume the 80% is spread evenly across 36 months; the semi-annual and annual options rebalance the same total.

For reference, the plan clears the full price in three years and ends around the Q4 2027 handover target, while the Jood plan on this site runs four and a half years with a Q1 2030 handover target. A shorter schedule carries larger monthly instalments and an earlier handover; a longer schedule spreads the same total over more months. Buyers choose according to their cash flow and their plans for the home.

Payment Plan Worked Through

The figures below are illustrative and use this page’s plan of 20% on booking and 80% across 36 months. For the entry apartment at $170,600, the down payment is $34,120 and the balance is $136,480: about $3,791 a month, or six semi-annual payments of about $22,747, or three annual payments of about $45,493.

For the entry villa at $629,400, the down payment is $125,880 and the balance is $503,520: about $13,987 a month, six semi-annual payments of $83,920 or three annual payments of $167,840. The sale and purchase agreement records the schedule for each unit, and our Oman payment plans guide explains how plans of different lengths are compared.

Service Charges and Running Costs

Al Abrar publishes the service charge for Hay Al Wafa: OMR 300 to OMR 500 per year, roughly $780 to $1,300 depending on unit type.

On a $170,600 apartment, the low end is about 0.46% of the purchase price per year. Because the range is published rather than estimated, buyers can include it in their budget from the start.

Beyond the service charge, budget for registration costs at purchase and for utilities. Oman levies no annual property tax and no personal income tax on rental income, so the recurring cost of holding the asset is close to the service charge alone. Transactional costs are set out in our property tax in Oman guide.

Fitted kitchens are included at handover (see the specification section below), so a buyer’s own budget is mainly for furniture and window dressing rather than a full fit-out.

Location and Drive Times

Hay Al Wafa sits in Sultan Haitham City in the coastal wilayat of Al Seeb, about five minutes from the main Seeb highway and roughly half an hour from Muscat International Airport.

Drive times are the developer’s estimates and vary with traffic. The important structural point is that Hay Al Wafa does not depend on these journeys for daily life — the school, kindergarten, clinic, shops and mosques are inside the community, which is precisely what the next section covers.

Everything Inside the Community

Hay Al Wafa is planned so that the everyday week happens on foot. A boulevard runs from the homes to a central square, with the shopping centre and cultural centre beside it, and a central park and two mosques anchoring the green space.

Per the developer’s plan, a school, a kindergarten, a clinic and a hospital are located inside the community rather than listed as nearby amenities. For families, that places the daily facilities within walking distance of the homes, whether the buyer plans to live in the home or let it to a family.

Architecture and Interior Specification

The three-storey buildings combine contemporary massing with Omani detail. Façades are light beige with pale stone tiling, a palette drawn from the region’s desert landscape, articulated with decorative gold-toned metal grilles and seamless glass balconies. Windows are panoramic with slim frames.

Interiors are handed over finished, in a light palette using natural materials:

• Light grey marble flooring
• White walls with decorative mouldings, wall panels and recessed lighting
• Stone-effect tiling in bathrooms, with white sanitary ware
• Wood-effect internal doors
• Fully fitted kitchens, with units and built-in appliances installed

The fitted kitchen is part of the handover specification: cabinetry and built-in appliances are installed with the home. The specification schedule in the sale and purchase agreement lists which appliances and finishes are included, and furniture and window dressing are left to the buyer.

The Developer: Al Abrar Real Estate

Al Abrar Real Estate is an Omani developer founded in 2008 and part of the Al Siyabi International Group. It specialises in apartment and mixed-use complexes and commercial property, combining contemporary architecture with functional planning and sustainable building principles.

Its portfolio runs to more than ten completed and ongoing developments, including Panorama Mall, Muscat Oasis Residence and Sohar Garden Residence. Hay Al Wafa is its residential district in Sultan Haitham City.

Al Abrar is an Omani company with an Omani portfolio, and it develops Hay Al Wafa in partnership with the Ministry of Housing and Urban Planning. The developer’s handover target for the released units is Q4 2027.

Sultan Haitham City: The Wider Context

Sultan Haitham City was announced by Sultan Haitham bin Tariq in May 2023 and is being developed under Oman Vision 2040 across 15 million m² in the coastal wilayat of Al Seeb. Planned as an effectively self-contained city for more than 100,000 residents, it emphasises renewable energy, water conservation and sustainable construction standards, with extensive green space and landscaped public areas throughout.

For the district’s phasing, infrastructure and investment case, see our complete Sultan Haitham City investor guide. Government context on Oman’s property and urban planning framework comes from the Ministry of Housing and Urban Planning, and national investment policy from Invest Oman.

About Al Abrar and Al Siyabi International Group

Al Abrar Real Estate LLC was established in 2008 by Sheikh Salim bin Ali bin Nasser Al Siyabi and is a fully owned subsidiary of Al Siyabi International Group, which states that it has been active since 1997 across engineering, real estate, healthcare, hospitality and information technology. Al Abrar’s head office is inside Panorama Mall in South Al Ghubrah, Muscat.

The group’s real estate page lists Muscat Oasis Residence (330 residential units), Sohar Garden Residences (178 residential units) and Hay Al Wafa, described as 2,200 residential units in 17 mixed-use buildings with two masjids. Al Abrar’s own website gives more than 10 projects, 3 local communities and more than 3,000 homes delivered; these are the developer’s figures.

Sales of Hay Al Wafa launched in March 2024, as reported by Times of Oman, and construction of the first phase began in September 2024. Our Al Abrar Real Estate developer profile sets out the company background with sources, and the Oman developers hub lists the other developers building in the country.

Hay Al Wafa and Nearby Projects in the District

The handover targets in the table run from Q4 2027 at Hay Al Wafa to 2028 at Sarooj Oasis Apartments, Q4 2029 at Sarooj Oasis Villas and Q1 2030 at Jood. Hay Al Wafa lists apartments, townhouses and villas; Sarooj Oasis Apartments lists apartments of one to three bedrooms, Sarooj Oasis Villas lists villas of five to seven bedrooms, and Jood lists apartments and villas. Hay Al Wafa’s service charge is OMR 300 to 500 per year, as published by the developer.

Entry prices in the table are $170,600 at Hay Al Wafa, $82,160 at Sarooj Oasis Apartments, $447,800 at Sarooj Oasis Villas and $204,000 at Jood, which comprises 7,746 homes. Other freehold options in the district include Wadi Zaha and Yenaier Residences.

Who Hay Al Wafa Suits

Families can look at the school, kindergarten and clinic inside the community and at the parking allocation. Second-home owners can look at the finished handover with fitted kitchens. Buyers planning to let the home can look at the Q4 2027 handover target, per the developer, and at the 36-month payment schedule.

Freehold Ownership and Residency

Homes at Hay Al Wafa are sold freehold and are open to buyers of all nationalities, with title registered in the buyer’s name. Our guide to freehold property in Oman explains how the designated zones work and what registration involves.

Residency is a separate application from the property purchase. Golden Residency requires a single property in an Integrated Tourism Complex (ITC) worth at least OMR 200,000, and the decision is made by the Royal Oman Police; the Owner Visa has no minimum property value. The routes are distinct and frequently conflated — see Golden Residency versus the Owner Visa for which applies at which investment level. At Hay Al Wafa the apartment (about OMR 65,600) and the townhouse (about OMR 101,200) are priced below OMR 200,000, and the villa (about OMR 242,100) is at or above it.

Residency Routes in Detail

Golden Residency has two conditions: a single property worth at least OMR 200,000, and a property located in an Integrated Tourism Complex. Times of Oman’s summary of the ITC legal framework notes that Royal Decree 12/2006 and Ministerial Decision 191/2007 set the ownership rules for ITCs and that non-Omanis who own completed units in an ITC gain renewable residency for themselves and first-degree relatives. The Owner Visa has no minimum property value, so the OMR 200,000 line does not apply to it. For both routes, the Royal Oman Police sets the requirements at the time of application.

Muscat Market Context

Muscat’s market rests on freehold title in designated zones and on the absence of property tax and of personal income tax. The Omani rial has been pegged to the US dollar for decades, at OMR 1 = USD 2.6008, and prices on this page are quoted in dollars with OMR equivalents.

At $170,600 the entry apartment is a 1,700 sq ft two-bedroom with a fitted kitchen, two parking spaces and an annual service charge of $780 to $1,300. For a wider view see our guide to areas to invest in Oman and our assessment of whether now is a good time to buy.

Rental Yields and Exit

Sultan Haitham City is a new district, and Hay Al Wafa’s Q4 2027 handover target (per the developer) is the point at which rental stock from the project is expected to begin entering the market. Current Muscat-wide ranges are in our Oman rental yields guide.

Before completion, a buyer who wishes to sell normally does so by assignment of the contract, so the developer’s assignment and resale policy and any fee form part of the reservation paperwork. The school, kindergarten and clinic inside the community are the kind of facilities family tenants on longer leases look for, which fits the townhouses and villas.

Paying From Abroad: Currency and Transfers

Prices are quoted in US dollars and settled in Omani rials, and the rial has been pegged to the dollar at 2.6008 for decades, so a figure such as OMR 65,600 corresponds to $170,600. Buyers paying from sterling, euros, złoty or another currency convert at the day’s rate on each instalment, so a schedule of 36 payments means 36 conversions; some buyers arrange a forward contract with their bank to fix the rate on larger instalments. Our rial peg guide explains the arrangement.

Payments go to the project’s escrow account, which the reservation paperwork names. Keep the SWIFT confirmations for each transfer, because they form part of the evidence of payment at registration. Rate and banking-sector information is published by the Central Bank of Oman.

How to Buy: Step by Step

• 1. Shortlist and confirm availability. Fix the format, bedroom count and phase, then request the live price list — 52 units are currently released.
• 2. Submit the expression of interest. OMR 500–1,000 holds the unit. Ask the sales office to state the deposit terms in writing.
• 3. Pay the down payment. 20% on booking, against a signed reservation.
• 4. Sign the sale and purchase agreement. The agreement records the unit, the escrow arrangement, the specification schedule, the completion date and the payment schedule.
• 5. Choose your instalment rhythm. Monthly, semi-annual or annual across 36 months — pick the one that matches your income.
• 6. Handover and registration. Take delivery from Q4 2027 (target, per the developer), register title in your name, and file the residency application if relevant.

The Legal Framework: Royal Decree 79/2025

Off-plan sales in Oman are governed by the Real Estate Regulation Law issued by Royal Decree 79/2025, which entered into force on 10 March 2026 according to the BSA law firm. It requires developers to hold a licence, to open separate escrow accounts for buyer payments with withdrawals tied to approved construction phases, to provide financial guarantees for completion and to register contracts.

For a buyer, the escrow details are part of the contract: the reservation paperwork names the escrow account, payments go to it, and transfer confirmations are kept as evidence of payment. Snagging, the inspection of a finished home against the specification, takes place before the home is accepted, and title is then registered in the buyer’s name. Our guide to the law for off-plan buyers explains each provision.

What to Prepare When Reserving

• Reservation form showing the unit or plot number, floor, orientation and exact area, not just the home type.
• Sale and purchase agreement with the handover date, specification schedule and payment schedule.
• Escrow account details for the project, so that every instalment goes to the named account.
• Title documents: the parcel’s designation and the title registration process in the buyer’s name.
• Payment schedule with the chosen rhythm (monthly, semi-annual or annual), the dates and amounts of each instalment, and the terms of the OMR 500–1,000 EOI deposit.
• Service-charge schedule for the unit type, within the published OMR 300–500 range.
• Specification list for the finish and the fitted kitchen, including which appliances are included.
• Parking allocation for the unit in writing.
• Buyer’s identification, proof of the source of funds, lender pre-approval where financing is used, and the developer’s assignment and resale terms for buyers who may sell before handover.

Glossary

• ITC (Integrated Tourism Complex) — a designated development in which non-Omanis may own property.
• SPA (sale and purchase agreement) — the contract recording the unit, specification, payment schedule, handover date and escrow arrangement.
• Escrow account — the project account that receives instalments, with withdrawals tied to approved construction phases.
• EOI (expression of interest) — the OMR 500–1,000 payment that holds a unit before booking.
• Service charge — the annual fee for the upkeep of shared areas.
• Snagging — the inspection of a finished home, with a list of items for the developer to complete.

Frequently Asked Questions

Where exactly is Hay Al Wafa?
In Sultan Haitham City, in the coastal wilayat of Al Seeb, Muscat — about five minutes from the main Seeb highway and roughly 30 minutes from Muscat International Airport.

Can foreigners buy at Hay Al Wafa?
Yes. Homes are freehold and open to all nationalities, with title registered in the buyer’s name.

How much does a home at Hay Al Wafa cost?
Apartments from $170,600, townhouses from $263,200 and villas from $629,400.

When does Hay Al Wafa complete?
The handover target for the released units is Q4 2027, per the developer.

What is the payment plan?
20% on booking and 80% across 36 months, payable monthly, semi-annually or annually. An expression of interest of OMR 500–1,000 holds a unit beforehand.

What are the service charges?
OMR 300 to 500 per year, roughly $780 to $1,300 depending on unit type — published by the developer.

Is parking included?
Yes: two spaces per apartment, two to four per townhouse and four per villa.

Are the homes furnished?
They are handed over fully finished with fitted kitchens — marble flooring, moulded and panelled walls, recessed lighting, tiled bathrooms, white sanitary ware and wood-effect doors — but unfurnished otherwise.

How large are the homes?
The community ranges from 588 to 5,493 sq ft. Priced units start at 1,700 sq ft for a two-bedroom apartment, 1,722 sq ft for a townhouse and 4,627 sq ft for a villa.

Who is the developer?
Al Abrar Real Estate, an Omani company founded in 2008 and part of Al Siyabi International Group, with more than ten completed and ongoing developments including Panorama Mall and Muscat Oasis Residence.

Which residency options apply to Hay Al Wafa buyers?
Residency is a separate application decided by the Royal Oman Police. Golden Residency needs a single ITC property worth at least OMR 200,000, while the Owner Visa has no minimum. Of the three entry prices, the villa is at or above OMR 200,000 and the apartment and townhouse are below it. See our Golden Residency and Owner Visa guide for the details of each route.

How is an off-plan purchase protected under Omani law?
Off-plan sales fall under Royal Decree 79/2025, which in BSA’s summary requires a developer licence, separate escrow accounts and registration of contracts. The reservation paperwork names the escrow account.

How many homes are planned in the Hay Al Wafa district?
The Al Siyabi group’s real estate page lists 2,200 residential units in 17 mixed-use buildings; 52 units are currently released on this page.

In which currency are payments made?
Prices are quoted in US dollars and settled in Omani rials at the long-standing peg of OMR 1 = USD 2.6008.

Speak to UInvest About Hay Al Wafa

UInvest works directly with developers across Sultan Haitham City, which means access to current pricing, live availability from the 52 released units and the full floor plan set without approaching each sales office separately. We handle due diligence on escrow and title, coordinate the sale and purchase agreement and registration, and advise on financing and residency thresholds.

Browse apartments for sale in Oman, townhouses for sale in Oman and villas for sale in Oman, see all Oman property with UInvest, or contact us for the current Hay Al Wafa price list and available layouts.