Jood is a 2.7 million m² masterplanned community inside Sultan Haitham City, the new district Oman is building in Al Seeb for around 100,000 residents under Oman Vision 2040. It is the largest single residential development in the district — 7,746 homes across apartments and villas — and it is being delivered by Talaat Moustafa Group, the Egyptian developer behind Madinaty and Al Rehab.
Apartments start from $204,000 and villas from $412,400, on a 4.5-year payment plan that opens at 2.5%, with handover scheduled for Q1 2030. This guide sets out the sizes, prices, payment structure, location and ownership rules — with the numbers in tables so you can compare them at a glance.
| Location | Sultan Haitham City, Al Seeb, Muscat |
| Developer | Talaat Moustafa Group (founded 1970) |
| Ownership | Freehold, open to all nationalities |
| Site area | 2.7 million m² |
| Total homes | 7,746 — 5,352 apartments and 2,394 villas |
| Formats | Apartments, quatro villas, standalone villas |
| Bedrooms | 1–4 in apartments; 3–4 plus guest or maid’s room in villas |
| Apartments from | $204,000 (approx. OMR 78,500) |
| Villas from | $412,400 (approx. OMR 158,600) |
| Payment plan | 4.5 years, from 2.5% on booking |
| Green and open space | Nearly 50% of the site; buildings cover only 15% |
| Handover | Q1 2030 |
| Handover condition | Fully finished, unfurnished |
The published price list covers four product lines. Prices below are entry points for each type — the figure moves with floor level, orientation and plot, and availability changes as phases release.
| Home type | Size from | Price from | Approx. per sq ft |
|---|---|---|---|
| 2-bedroom apartment | 1,141 sq ft (106 m²) | $204,000 | $179 |
| 3-bedroom apartment | 1,550 sq ft (144 m²) | $285,100 | $184 |
| 4-bedroom apartment | 1,981 sq ft (184 m²) | $318,800 | $161 |
| Villa | 2,400 sq ft (223 m²) | $412,400 | $172 |
Across the whole community the built range runs from roughly 69 m² (748 sq ft) for the smallest one-bedroom apartments to about 367 m² (3,946 sq ft) for the largest villas. One-bedroom apartments are part of the mix but are not currently carried on the published price list — ask for the live availability sheet if that is the size you want.
Note the shape of the pricing: the four-bedroom apartment is the cheapest home per square foot in the project at roughly $161, while villas sit at about $172. Buyers stretching to a villa are paying only a modest premium per foot over a large apartment, which is unusual and is worth weighing against the higher service charge that a villa plot typically carries.
Jood is built around three residential products rather than a single tower typology:
Every villa comes with two covered parking spaces at ground level. Apartment buildings are served by their own parking within the block.
Jood runs a 4.5-year instalment plan with a notably low entry point — 2.5% to reserve, and 20% total paid within the first month. Three quarters of the price is spread across construction.
| Instalment | Share | When |
|---|---|---|
| 1st | 2.5% | On booking |
| 2nd | 17.5% | Within 1 month of booking |
| 3rd | 15% | 12 months after booking |
| 4th | 15% | 24 months after booking |
| 5th to 7th | 15% each (45%) | Every 6–8 months across the following 2 years |
| 8th | 5% | On completion |
| Total | 100% | Approx. 4.5 years |
On a $204,000 apartment that is roughly $5,100 to reserve and about $40,800 paid in the first month. Mortgage terms for the project have not been published; buyers financing locally should confirm lender appetite for off-plan in Sultan Haitham City before committing. Current mortgage benchmarks are published by the Central Bank of Oman.
Jood sits in the heart of Sultan Haitham City, roughly 24 km from Muscat International Airport. The district is laid out with separated routes for pedestrians, cyclists and vehicles, so the everyday distances below are short by Muscat standards.
| Destination | By car |
|---|---|
| Al Meera Hypermarket | 4 min |
| Oman Avenues Mall | 4 min |
| Al Ibdaa International Private School | 6 min |
| A’Sharqiyah University | 6 min |
| The Royal Hospital | 6 min |
| Azayba Beach | 6 min |
| The American International School of Muscat | 8 min |
| Baby Sky Nursery | 9 min |
| Muscat College | 10 min |
| Ghala Golf Club | 10 min |
| University of Technology and Applied Sciences | 11 min |
| Bawshar Park | 13 min |
| Ansab Heights Park | 14 min |
| Seeb Beach | approx. 15 min |
| Sultan Qaboos University | approx. 21 min |
Drive times are the developer’s own estimates and will vary with traffic. The density of international schools within ten minutes is the practical headline here: it is what makes the villa stock viable as family rental product rather than purely owner-occupier housing.
The land-use split is the defining number at Jood. Nearly 50% of the 2.7 million m² site is landscaped or open space, and buildings occupy only 15% of the land. The remainder is roads, paths and services.
Residential neighbourhoods are linked by parks and by walking and cycling routes, with dedicated lanes separating pedestrians, cyclists and cars. In practice that means most homes face green space rather than another façade — a genuine differentiator against denser schemes elsewhere in Muscat, and the single feature most likely to hold value as the district fills out.
Jood carries its own social and retail infrastructure rather than relying on the wider district:
| Facility | Scale |
|---|---|
| Sports and Social Club | 80,445 m² |
| Retail and services hub | 31,000 m² |
| Government Cultural Centre | 11,000 m² |
| Green and open space | Nearly 50% of site |
| Building footprint | 15% of land |
| Villa parking | 2 covered spaces, ground level |
Within the community there are swimming pools with sunbathing terraces, relaxation areas, sports courts, children’s playgrounds, walking areas and cycling paths, parks and green spaces, shops and restaurants, and mosques.
The architectural concept takes its cue from Oman’s landscape: façades are finished in sandstone-toned cladding panels, a natural palette meant to tie the buildings to the desert setting, with wrought-iron balustrades on the balconies. Windows are panoramic, double-glazed and aluminium-framed.
Homes are handed over finished but unfurnished, to the following specification:
Budget separately for kitchen units, wardrobes and furniture. On an apartment in this bracket a reasonable fit-out allowance is 8–12% of the purchase price.
Talaat Moustafa Group is an Egyptian real estate group founded in 1970, with more than 55 years in large-scale residential communities, mixed-use destinations, hotels and resorts. The group has developed over 50 million m² of land and delivered more than 130,000 homes.
Its best-known destinations are Madinaty, Al Rehab and Noor in Egypt, and Banan in Riyadh. In Oman, TMG is building two communities in Muscat with a combined area of roughly 4.9 million m²: Jood in Sultan Haitham City, and Yamal, a separate waterfront destination.
That track record matters at this stage of the cycle. Jood is an off-plan purchase completing in 2030, and the developer’s delivery history across 130,000 handovers is the most meaningful counterweight to build risk — more so than any single design feature.
Sultan Haitham City was announced in 2023 and is being developed under Oman Vision 2040 as a smart, sustainable district for approximately 100,000 residents, with more than 20,000 homes planned across the wider city. Neighbourhoods are connected by green corridors and supported by healthcare, education, cultural facilities and intelligent city infrastructure.
For a full picture of 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 is published by the Ministry of Housing and Urban Planning, and national investment policy by Invest Oman.
Jood is not the only freehold option in the district. The table below sets it against the two Sarooj Oasis products, which sit at either end of the local price range.
| Project | Formats | From | Handover |
|---|---|---|---|
| Jood | Apartments and villas | $204,000 | Q1 2030 |
| Sarooj Oasis Apartments | Apartments, 1–3 bed | $82,160 | 2028 |
| Sarooj Oasis Villas | Villas, 5–7 bed | $447,800 | Q4 2029 |
Read across, Jood occupies the middle of the district: more expensive than entry-level apartment stock, cheaper than the large Sarooj villas, and the only scheme offering both formats inside one master plan at this scale. It also completes latest, which cuts both ways — a longer payment runway, but a longer wait for rent.
Other freehold options in the district include Wadi Zaha, Yenaier Residences and Hay Al Wafa.
Homes at Jood 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 covers how the designated zones work and what registration involves.
Purchases at this level clear Oman’s property-linked residency thresholds. The routes are distinct and are frequently conflated — see Golden Residency versus the Owner Visa for which one applies at which investment level. On the tax side, Oman levies no annual property tax and no personal income tax on rental income; the transactional costs are set out in our property tax in Oman guide.
Muscat’s appeal for this buyer profile rests on three things: freehold title in designated zones, no property or personal income tax, and a security record that ranks the country among the safest in the world on international crime indices. Add a currency pegged to the US dollar and the currency risk that shapes other regional markets largely disappears.
At $204,000 for a two-bedroom, Jood sits below comparable new-build stock in Dubai or Doha while offering a larger unit and a payment plan that defers three quarters of the price. That gap is the investment case. For a wider view of where the value sits nationally, see the best areas to invest in Oman and our assessment of whether now is a good time to buy.
Sultan Haitham City is not yet a rental market — the first residents arrive as earlier phases complete, and Jood itself hands over in 2030. Underwriting should therefore lean on Muscat-wide evidence rather than district comparables, which do not exist yet. Our Oman rental yields guide sets out the current ranges by area and property type.
Two practical points. First, the long build window means the realistic exit before completion is assignment, so confirm the developer’s resale and assignment policy and any associated fee before you reserve — it materially changes the risk profile of a 2030 handover. Second, demand at Jood will be shaped by the schools and the Royal Hospital within ten minutes, which points to family tenants on longer leases rather than short-let.
The percentages above translate into the following cash schedule for each entry-level home type. Figures are rounded to the nearest dollar and exclude registration costs, service charges and fit-out.
| Home type | To reserve (2.5%) | By month 1 (20%) | Across construction (75%) | On handover (5%) |
|---|---|---|---|---|
| 2-bed apartment — $204,000 | $5,100 | $40,800 | $153,000 | $10,200 |
| 3-bed apartment — $285,100 | $7,128 | $57,020 | $213,825 | $14,255 |
| 4-bed apartment — $318,800 | $7,970 | $63,760 | $239,100 | $15,940 |
| Villa — $412,400 | $10,310 | $82,480 | $309,300 | $20,620 |
The construction tranche is not a single payment: it is six instalments spread across roughly four years, which on the two-bedroom works out at about $30,600 per instalment for the three mid-term payments and $30,600 for each of the final three. Spreading three quarters of the price over four years is what makes this project accessible to buyers who could not fund a completed home outright, and it is the single most important number to model against your own cash flow before reserving.
Budget beyond the purchase price for registration costs, the annual service charge once the community is operational, and fit-out — kitchens are handed over tiled but without units. On the two-bedroom, an 8–12% fit-out allowance is roughly $16,300 to $24,500.
The everyday case for Jood is unusually strong for a project this early in a new district, because the surrounding infrastructure already exists rather than being promised. Four international and private schools sit within eleven minutes by car — Al Ibdaa International Private School at six, The American International School of Muscat at eight, Baby Sky Nursery at nine and Muscat College at ten — alongside three universities in the same radius.
The Royal Hospital, one of Oman’s principal tertiary referral hospitals, is six minutes away. Groceries are covered by Al Meera Hypermarket at four minutes and Oman Avenues Mall at the same distance. Azayba Beach is six minutes, Seeb Beach about fifteen, and Ghala Golf Club ten.
Inside the community, the 31,000 m² retail and services hub and the 80,445 m² Sports and Social Club mean most weekday errands and weekend activity stay within Jood itself. For a family relocating to Muscat, that combination — existing schools and hospital within ten minutes, plus on-site retail and sport — removes most of the friction that usually comes with buying into a district still under construction.
| Buyer profile | Fit | Watch-out |
|---|---|---|
| Family relocating to Muscat | Strong — schools and hospital inside ten minutes, villas with gardens and parking | You cannot move in before 2030; you will need interim housing |
| Investor seeking residency | Strong — entry prices clear the property-linked thresholds | Confirm at which stage of payment the residency application can be filed |
| Capital-growth buyer with a long horizon | Good — low entry cost, four-year runway, district still forming | Exit before handover depends on the developer’s assignment policy |
| Income investor wanting rent now | Poor — no rental income until 2030 at the earliest | Consider a completed or earlier-handover project instead |
| Short-let or holiday-rental operator | Weak — inland district, family-oriented, no tourist footfall | Coastal and resort projects suit this strategy far better |
The honest summary is that Jood is a patience product. The payment structure rewards buyers who can commit capital slowly over four and a half years and who want the home or the district exposure at the end of it. Anyone who needs the asset to produce income in the near term is looking at the wrong project.
No off-plan purchase is risk-free, and the specific risks here are worth naming plainly.
Timeline risk. Q1 2030 is more than three years out. Large masterplanned communities slip; that is the norm rather than the exception. Read the delay clause and understand what compensation, if any, applies.
Scale risk. At 7,746 homes, Jood is very large. Later phases of big communities can complete into a market already absorbing earlier phases, which can weigh on resale pricing at handover. The flip side is that scale is what funds the 80,445 m² sports club and the retail hub.
Undefined service charges. The developer has not published a figure. On a villa plot this is a meaningful annual cost and it is currently an unknown in your model. Insist on a written estimate.
Market depth. Sultan Haitham City has no rental or resale track record yet, because nothing has completed. Every yield or growth figure for the district is a projection, including ours. Treat them accordingly.
Concentration. If you already own in Sultan Haitham City, a second purchase in the same district concentrates your exposure to one masterplan’s delivery and one district’s absorption rate.
None of these is a reason not to buy. They are reasons to get the assignment policy, the delay clause and the service charge estimate in writing before you pay the 2.5%.
Prices at Jood are quoted in US dollars and settled in Omani rials. The rial has been pegged to the US dollar for decades, which means a dollar-based buyer carries effectively no currency risk across the four-and-a-half-year payment schedule — an advantage that is easy to overlook and that does not apply to off-plan purchases in most non-pegged markets.
Buyers paying from a third currency — sterling, euro, złoty, rouble — do carry that exposure, and across eight instalments over 4.5 years the cumulative effect of exchange-rate movement can be material. Many buyers in this position fix the rate on the larger instalments through a forward contract rather than converting at spot each time.
Payments should go to the project’s escrow account, not to a general company account. Verify the escrow details independently before the first transfer, and keep the SWIFT confirmations — they form part of your evidence of payment at registration. Current rate and banking-sector information is published by the Central Bank of Oman.
Where exactly is Jood?
In Sultan Haitham City, in the Al Seeb governorate of Muscat, roughly 24 km from Muscat International Airport.
Can foreigners buy at Jood?
Yes. Homes are freehold and open to all nationalities, with title registered in the buyer’s name.
How much does a home at Jood cost?
Apartments start from $204,000 and villas from $412,400. The published list runs from a 1,141 sq ft two-bedroom to villas of 2,400 sq ft and above.
How many homes are there?
7,746 in total — 5,352 apartments and 2,394 villas — across a 2.7 million m² site.
When does Jood complete?
Q1 2030.
What is the payment plan?
2.5% on booking, 17.5% within one month, then 15% at twelve months, 15% at twenty-four months, three further 15% instalments every 6–8 months, and 5% on completion — about 4.5 years in total.
Is parking included?
Each villa has two covered ground-level parking spaces. Apartment buildings have their own parking.
Are the homes furnished?
No. They are handed over fully finished — flooring, painted walls and ceilings, wooden doors, tiled kitchens and bathrooms, sanitary ware and air conditioning — but unfurnished, and without fitted kitchen units.
What are the service charges?
Not yet published by the developer. Request the current estimate in writing before reserving.
Who is the developer?
Talaat Moustafa Group, founded in 1970, with more than 50 million m² developed and over 130,000 homes delivered.
Does buying at Jood qualify for Oman residency?
Purchases at this level clear the property-linked thresholds. See our Golden Residency and Owner Visa guide for which route applies.
UInvest works directly with developers across Sultan Haitham City, which means access to current pricing, live availability by phase 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 and villas for sale in Oman, see all Oman property with UInvest, or contact us to arrange a consultation on Jood and receive the current price list and available layouts.
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