The Residences at Mandarin Oriental, Shatti Al Qurum — Branded Freehold Homes in Muscat, Oman

The Residences at Mandarin Oriental, Muscat — Completed Branded Freehold Homes on Shatti Al Qurum Beach

The Residences at Mandarin Oriental, Muscat is a collection of 156 branded serviced residences across three seven-storey buildings on the beachfront at Shatti Al Qurum, developed by Eagle Hills Muscat and serviced by the Mandarin Oriental Hotel Group. The project was announced in May 2018 and broke ground in November 2019, and the residences are complete and move-in ready, delivered fully furnished. Of the 156 homes, 18 remain available, priced from $442,100.

Two features are worth stating before the detail. First, it is finished: the residences are complete and can be moved into now, furnished, with the hotel operating. Second, the two- and three-bedroom apartments are priced at or above the OMR 200,000 threshold for Oman’s ten-year Golden Residency, which is decided by the Royal Oman Police, while the one-bedroom starts from OMR 169,986 and supports the Owner Visa route. Prices run from roughly $537 to $666 per square foot for branded beachfront homes at Shatti Al Qurum.

At a Glance

Ownership and Residency

The Residences at Mandarin Oriental was approved as an Integrated Tourism Complex, the designation under which non-Omani nationals may hold outright freehold title with a property-linked residency permit. That places it alongside Al Mouj, Muscat Bay and Telal Al Qurm — a title registered in your own name, not a usufruct or a company structure.

Oman operates two distinct property-linked routes. The table below sets each unit’s price against the OMR 200,000 Golden Residency threshold:

If a ten-year renewable residency is your objective, the two- and three-bedroom apartments here are priced above the OMR 200,000 threshold on a single purchase; the permit itself is decided by the Royal Oman Police.

The distinction to keep straight is this. Every ITC purchase supports the Owner Visa (ROP Decision 87/2026) — sponsor-free residency tied to ownership, six months to a year, renewable, covering a spouse and first-degree relatives, with no minimum value. The Golden Residency is the ten-year renewable permit and needs OMR 200,000 in ITC real estate. The decision rests with the Royal Oman Police. The one-bedroom is priced below OMR 200,000 and supports the Owner Visa; the two- and three-bedroom units are priced above it. The title designation for a specific unit can be confirmed at the Ministry of Housing and Urban Planning as part of the reservation documents.

Residency Routes in Detail

Two routes are linked to a purchase in an Integrated Tourism Complex. The Owner Visa (ROP Decision 87/2026) is sponsor-free residency tied to owning the apartment. It runs for six months to a year, is renewable, covers a spouse and first-degree relatives and has no minimum property value, so it applies to the one-bedroom at OMR 169,986 just as it does to the larger homes. The Golden Residency is a ten-year renewable permit that requires a single ITC property worth OMR 200,000 or more (about $520,160 at the peg). The value is assessed on one property, so two smaller purchases are not added together.

At this project’s price points, the two-bedroom at OMR 292,833 sits OMR 92,833 above the threshold and the three-bedroom at OMR 508,074 sits OMR 308,074 above it, while the one-bedroom is below OMR 200,000 and relates to the Owner Visa route. In every case the application is a separate procedure with the Royal Oman Police, which takes the decision. For a Golden Residency application, buyers normally ask for written confirmation of the registered price and of the authority that accepts it.

Prices and Key Features

All conversions use 1 OMR = 2.6008 USD. The price reflects four features of the scheme:

• Beachfront. This is directly on the sand at Shatti Al Qurum, with a private beach area and a 235-metre coastal promenade.
• The brand and the operator. Mandarin Oriental service standards, and a hotel next door that runs the concierge, valet, housekeeping and maintenance.
• Completion. The building is finished, so there is no waiting. You inspect the actual apartment before buying.
• Golden Residency eligibility. On the two- and three-bedroom units, priced above OMR 200,000, a single purchase meets the Golden Residency value threshold.

Payment

Because the building is finished, the default is cash on transfer. The developer also offers post-delivery instalments, and publishes the cost of using them:

The one- and two-year terms carry total uplifts of 3% and 5% (not annualised), and the three-year term 13%. Benchmarks for bank financing are published by the Central Bank of Oman. Budget separately for the 3% transfer fee that applies to foreign buyers, plus legal and registration costs.

Running costs

The quoted service charge is OMR 3.25 per m². Indicative annual amounts by unit type:

Branded residences commonly separate the base community charge from hotel services: housekeeping, in-residence dining, laundry and valet are often chargeable per use or via an optional package. We can obtain the service-charge schedule and the hotel-services schedule on request.

The Three Unit Types, Line by Line

The price table lists the starting size and price of each apartment type, and reading the rows together shows how they relate. The one-bedroom starts at 823 sq ft (76 m²) and $442,100, which is $537 per sq ft. The two-bedroom starts at 1,410 sq ft (131 m²) and $761,600, or $540 per sq ft: it adds 587 sq ft and $319,500 to the one-bedroom, while the rate per square foot differs by $3. The three-bedroom starts at 1,983 sq ft (184 m²) and $1,321,400, or $666 per sq ft, adding 573 sq ft and $559,800 to the two-bedroom.

The sales sheet range for the 18 homes still available runs from 818 to 2,099 sq ft (76–195 m²), so an individual apartment can be larger or smaller than the starting size shown for its type, and unit-specific prices in Omani rials are provided on request. The four-bedroom penthouses, which reach 260 m² across the scheme, are quoted on request.

A Worked Example: Instalments and Running Costs

This arithmetic is illustrative and uses only figures from this page; the contract sets the actual schedule. Take the one-bedroom at a cash price of $442,100 (OMR 169,986). A one-year post-delivery plan adds 3%, or $13,263, giving $455,363, which is about $37,947 a month if split into twelve equal payments. A two-year plan adds 5%, or $22,105, giving $464,205 (about $19,342 over twenty-four equal payments). A three-year plan adds 13%, or $57,473, giving $499,573 (about $13,877 over thirty-six equal payments). In rials the three totals are OMR 175,086, OMR 178,485 and OMR 192,084. Each uplift is a total for the whole term, not an annual rate.

Running costs can be worked out in the same way. The quoted service charge of OMR 3.25 per m² per year gives the indicative annual figures in the table above, OMR 248, 426 and 599, or about OMR 20.7, 35.5 and 49.9 a month. The 3% transfer fee for foreign buyers would be about OMR 5,100 on the one-bedroom’s cash price, if calculated on that price; the reservation documents state the basis. Hotel services such as housekeeping, laundry and valet are commonly charged per use or through an optional package, separately from the service charge.

The Residences

The scheme is three buildings of seven floors, in a contemporary idiom drawn from Arabian architecture — white panelled façades with glass terrace balustrades and floor-to-ceiling glazing throughout. Across the development, apartments run from 70 m² to 260 m² with one to three bedrooms, topped by four-bedroom penthouses with private terraces.

The currently offered range on the sales sheet is 818 to 2,099 sq ft (76–195 m²), which covers the remaining 18 units; the scheme as a whole contains apartments from 70 m² to 260 m². Larger floorplates and penthouses can be enquired about for the current release or the resale market.

Fully furnished delivery is a practical detail for overseas buyers. The apartment is delivered complete, so an overseas buyer intending to let, or to use the property a few weeks a year, has no furnishing project to coordinate from abroad.

Amenities

These are operating facilities, not renders, and they can be inspected before purchase. The 24-hour residence maintenance is relevant to a non-resident owner: someone is responsible for the apartment when you are not in the country.

Location: Shatti Al Qurum Beachfront

Shatti Al Qurum is a beachfront district of Muscat — the stretch of coast between the Royal Opera House and Qurum, lined with embassies, hotels, restaurants and housing. The residences sit directly on the Gulf of Oman with the water on one side and the Qurum district behind.

The Royal Opera House is five minutes away by car and the airport twenty.

Getting Around From Shatti Al Qurum

The drive-time table can be read as a set of daily routines. For everyday errands, Opera Galleria is 3 minutes away, Al Fair supermarket 6, Al Masa Mall 9 and Muscat Grand Mall 10. Families will find the schools and nursery in the same band: Al Sahwa Schools at 9 minutes, and Our Planet International School, British School Muscat and Bright Beginnings Nursery at 10 minutes each. For leisure, the Royal Opera House is 5 minutes away and Qurum Natural Park 10, with the residences’ own beach and 235-metre promenade on the doorstep.

Further out, the Sultan Qaboos Grand Mosque is 15 minutes away, Mutrah Souq 16, Al Alam Palace 24 and Al Jalali Fort in Old Muscat 30. Muscat International Airport is 20 minutes away, which suits owners who travel regularly.

The Developer and the Operator

Eagle Hills is a privately owned investment and real-estate development company founded in 2014 and headquartered in Abu Dhabi, specialising in large-scale master-planned waterfront destinations that combine residential, commercial, hospitality and public infrastructure. Its portfolio spans the UAE, Serbia, Albania, Morocco, Bahrain, Jordan and Oman, and includes Belgrade Waterfront in Serbia, Maryam Island and Ramhan Island in the UAE, and Durrës Yachts & Marina in Albania.

In Oman the vehicle is Eagle Hills Muscat, a joint venture between Eagle Hills and the Omani group Izz International — a detail worth knowing, because a local partner materially affects how a project is delivered and administered in the Sultanate.

The operator is the Mandarin Oriental Hotel Group, which runs the adjacent hotel and provides the residence services. In a branded residence, the operator supplies the service layer; the term of the hotel management agreement can be requested in writing.

From Announcement to Opening: The Eagle Hills Muscat Timeline

The scheme’s milestones are documented in dated releases. Eagle Hills Muscat, a partnership between Eagle Hills Abu Dhabi and the Omani company Izz International, was announced with Mandarin Oriental on 5 May 2018. The residences were unveiled on 3 April 2019, the main works contract was awarded to Larsen & Toubro (L&T) Oman on 11 September 2019, and the groundbreaking followed in November 2019. The development was reported as approved as an Integrated Tourism Complex on 1 March 2023, and the Mandarin Oriental, Muscat hotel opened in early June 2024.

The hotel, per Mandarin Oriental’s opening release, has 103 guestrooms and 47 suites, five restaurants and lounges, a spa, a 30-metre outdoor pool and an 800 m² ballroom. Mandarin Oriental supplies the name, standards and services under an agreement with the developer, while Eagle Hills Muscat builds and sells the homes. A fuller account is in the Eagle Hills Muscat developer profile, and the other profiled companies are listed in the Oman developers directory.

Related Projects in Oman

A comparable project in Oman is The St. Regis Residences at Al Mouj, also an internationally branded residence. The trade between them is location character: Al Mouj is a marina-and-golf community twenty-odd minutes west of the centre, while Shatti Al Qurum is the beachfront in the middle of the established city.

Branded Residences in Oman

Branded residences — apartments operated under a hotel marque, with the operator supplying the service layer — are now a standard product in Dubai, Doha and Riyadh. In Oman they include this one and The St. Regis Residences at Al Mouj.

Branded residences are generally used by their owners — several weeks a year, with the rest let — and the service layer and, on the two- and three-bedroom units, Golden Residency eligibility (decided by the Royal Oman Police) form part of the ownership case.

Rental and Investment Outlook

The letting case follows from the product rather than from optimism.

The tenant pool. Shatti Al Qurum houses Muscat’s diplomatic and senior corporate community, and a furnished, serviced, beachfront apartment with 24-hour concierge is the type of specification that this market rents. It can let immediately — there is no handover to wait for before the asset starts producing. And it can operate short-let through the hotel’s infrastructure.

Details of the rental programme, including any short-let pool and owner-use terms, can be requested from the seller. Oman levies no personal income tax on individuals’ rental income, which materially improves net returns; official statistics are published by the National Centre for Statistics and Information and investor incentives by Invest Oman.

Why Muscat

Oman’s capital makes a quieter case than its Gulf neighbours, and at this price point that is part of the appeal. Muscat is covered in Numbeo’s crime and safety indices; the city has kept its low-rise character and its landscape, with the Hajar mountains behind and the Gulf of Oman in front; and it has resisted the high-rise density that defines its neighbours. There is no personal income tax on rental income, English is used routinely in business, and the international school network feeds into British and American university systems. General information on the Sultanate is published at oman.om, with current affairs coverage via the Times of Oman.

A buyer choosing branded beachfront in Muscat over the equivalent in Dubai or Doha is generally choosing scale and calm over spectacle — a seven-storey building on an established beach rather than a tower in a new district.

Arranging a Viewing

A finished building allows the apartment and the shared areas to be seen before payment. A viewing typically covers not only the apartment but the shared areas — lobby, pools, spa, gym, beach area and promenade — and the view from the specific unit: across three buildings on one beachfront, the outlook differs from unit to unit.

Who the Residences Suit

Different buyers tend to look at different features of the same building. Families may look at the two- and three-bedroom apartments together with the children’s pool, indoor playroom and outdoor playground, and the schools within 9 to 10 minutes’ drive. Second-home owners receive the apartment fully furnished, with 24-hour security, residence maintenance and valet parking looking after it while they are away. Investors can ask about the hotel’s rental programme, and this page notes that Oman levies no personal income tax on individuals’ rental income. Retirees can combine the sponsor-free Owner Visa with the spa, fitness centre, promenade and concierge service on site.

How the Purchase Works, Step by Step

Because the building is complete, the process is more direct than an off-plan purchase. The usual sequence for a finished ITC apartment is as follows.

1. Reservation. The buyer chooses a unit from the 18 available and signs the reservation form with a reservation deposit; the unit is identified as developer stock or resale.
2. Sale and purchase agreement (SPA). The contract names the unit number, area, price in Omani rials, furniture schedule, payment schedule and transfer date.
3. Registration. The freehold is registered at the Ministry of Housing and Urban Planning, with the 3% transfer fee quoted for foreign buyers.
4. Handover and snagging. The apartment is inspected against the signed furniture list, and any finishing points are noted and addressed.
5. Utilities and services. Electricity and water accounts, and the service-charge and hotel-services schedule, are put in place for the new owner.
6. Residency application, if wanted. This is a separate procedure with the Royal Oman Police.

Escrow works differently from an off-plan sale. Royal Decree 79/2025, issued on 10 September 2025, replaced the 2018 escrow system and requires dedicated escrow accounts where units are sold off-plan or money is collected before completion. For a finished building such as this one, that requirement mostly falls away; where part of the price is paid after the sale agreement, the buyer is told which account holds the funds.

What to Prepare When Reserving

• Unit and stock type: which of the 18 available homes are developer stock and which are resale; the process and the pricing differ.
• Residency route: the Owner Visa for any ITC purchase; the Golden Residency for a single ITC property of OMR 200,000 or more, decided by the Royal Oman Police. The one-bedroom is priced below that figure and the two- and three-bedroom units above it.
• Reservation form and sale and purchase agreement: the unit number, the price in Omani rials and the transfer date.
• Payment schedule: cash, or post-delivery instalments over 1–3 years at a 3–13% uplift, set out in writing.
• Service charge and hotel services: the schedule showing OMR 3.25 per m² and which hotel services are included or billed separately.
• Furniture package: the inventory included in the contract.
• ITC and title documents: written confirmation of the ITC title and the residency route for the specific unit.
• Hotel management agreement and rental programme: the term of the agreement, any letting pool and the owner-use terms.

Key Terms Used on This Page

• ITC (Integrated Tourism Complex). An approved development category in which non-Omanis may hold freehold title to built units.
• SPA. The sale and purchase agreement, which sets out the unit, price, payment schedule and transfer date.
• Escrow. A dedicated account that holds buyer funds where payments are made before completion, as Royal Decree 79/2025 requires.
• Snagging. The inspection of an apartment at handover to list minor finishing points for the developer to address.
• Service charge. The annual community charge, quoted here as OMR 3.25 per m²; hotel services are billed separately.
• Golden Residency. A ten-year renewable permit for a single ITC property of OMR 200,000 or more, decided by the Royal Oman Police.
• Owner Visa. Sponsor-free residency tied to ownership, with no minimum property value.

Frequently Asked Questions

Can a foreign buyer own a residence at The Residences at Mandarin Oriental?

Yes. The scheme was approved as an Integrated Tourism Complex, which allows non-Omani buyers to hold freehold title in their own name. A 3% transfer fee applies to foreign buyers, and registration takes place at the Ministry of Housing and Urban Planning.

How many residences are available and what sizes do they have?

Of the 156 residences, 18 are available. The current sales sheet covers 818 to 2,099 sq ft (76–195 m²), while the scheme as a whole ranges from 70 m² to 260 m².

Which apartments are priced at or above OMR 200,000?

The two-bedroom at OMR 292,833 and the three-bedroom at OMR 508,074 are above OMR 200,000, so a single purchase meets the Golden Residency value condition, which the Royal Oman Police decides. The one-bedroom at OMR 169,986 relates to the Owner Visa, which has no minimum.

What payment options are offered?

Payment is by cash on transfer, or by post-delivery instalments over one, two or three years with a total uplift of 3%, 5% or 13%.

Enquire About The Residences at Mandarin Oriental

UInvest Group works directly with developers across Oman. For The Residences at Mandarin Oriental we can obtain the current availability from the 18 remaining homes across primary and secondary stock, unit-specific pricing in Omani rials, the service-charge and hotel-services schedule, the terms of the post-delivery instalment options, and written confirmation of the ITC title and which residency route each unit supports.

Because the building is complete, a viewing shows you the actual apartment rather than a render — we can arrange that. The same ITC title basis is available elsewhere in our portfolio, at Alef Qurum Residence and Telal Al Qurm in central Muscat, on the marina at Al Mouj and Barr Al Jissah, or at the new waterfront destination at Yamal.