Marriott Residences at AIDA — Branded 1-Bedroom Apartments from OMR 139,200 in Muscat, Oman

Marriott Residences at AIDA: Branded 1-Bedroom Apartments From OMR 139,200 in Muscat

Marriott Residences at AIDA is the branded-apartment collection inside AIDA by DarGlobal, the cliff-top community at Yiti, east of Muscat. On the developer’s price list it comprises 26 one-bedroom apartments in Building A, on floors 2 to 9, priced from OMR 139,200 (about $362,031) to OMR 193,570 (about $503,437). The collection carries the Marriott hotel brand. This page looks at how the 26 listed units are priced against each other, what the brand adds, and what a buyer normally prepares when reserving with a token. For the whole community, see our page on AIDA Oman by DarGlobal.

Every figure below comes from the developer’s unit price list for Marriott Residences and from the AIDA brochure. The list gives unit code, bedrooms, built-up area, view and price, and a token of OMR 4,000. Dollar figures convert the developer’s rial prices at the peg of 2.6008 and are rounded.

Marriott Residences at a Glance

The brochure’s description is short: one-, two- and three-bedroom fully furnished apartments with “bespoke à la carte services, concierge, valet and everything you need”. The masterplan groups Marriott Residences with The Great Escape under “apartments”. The list we hold covers one-bedroom units only; the brochure also mentions two- and three-bedroom apartments. If you are interested in a larger Marriott home, ask us for its list and price. Dar Global’s release of 23 July 2024 described Marriott Residences at AIDA as 224 one-, two- and three-bedroom residences positioned along the shoreline, per the developer. Our price list covers 26 one-bedroom apartments, 21 of them with golf view and five with partial sea and golf view.

All 26 Listed Units

The unit codes appear to read as building, floor and unit: MRA-5-512 is Building A, fifth floor, unit 12. The table gives every unit on the list, sorted by floor.

The apartment at OMR 139,200 is MRA-5-512, at 698.47 sq ft, and the apartment at OMR 193,570 is MRA-8-809, at 962.73 sq ft. The rate per square foot is OMR 197.5 for unit MRA-2-210 and OMR 215.9 for MRA-6-607, so the differences between rates are small: across all 26 units the rate runs from OMR 197.5 to OMR 215.9, a spread of 9%. That narrowness is itself a finding, and the next two sections explain it.

Twelve Sizes, Three Main Layouts

The 26 apartments come in twelve slightly different sizes, from 698 to 963 sq ft, which is a larger range than the word “one-bedroom” suggests. The table groups them.

Three sizes (963, 940 and 811 sq ft) occur four times each, 784 and 783 sq ft together occur three times, and most of the others appear twice. In practice that means the building has a small number of one-bedroom layouts, with layouts of up to around 960 sq ft, which is about 89 square metres. If you are buying to rent, the smaller 698 to 746 sq ft units are priced from OMR 139,200 to OMR 149,750, and the 940 to 963 sq ft units are for owners who want space. Floor plans for the layout you are considering can be requested from us.

How the Price Is Built: Floor and View

The price list follows a visible formula, and it is worth knowing before you pay for height. On a plain golf view the rate rises by about OMR 0.6 per square foot for each floor, from OMR 197.5 on the second floor to OMR 201.7 on the ninth. The view adds more to the rate than the floor does.

Five apartments have a partial sea view along with the golf view (units 207, 507, 514, 607 and 614), and they are priced at OMR 213.5 to OMR 215.9 per square foot, about OMR 15 or 7.5% above a golf-view unit on a neighbouring floor. A glimpse of the sea therefore costs more than three times what the whole climb from the second floor to the ninth does (7.5% against about 2%). For a buyer, the practical conclusion is that a high floor with a golf view costs about 2% more than a low floor with a golf view, while a sea glimpse costs about 7.5% more. For an investor, the price list gives no sign of a large premium for height, while the sea-view units carry the larger premium.

What the Brand Adds

Branded residences sell the service as much as the apartment. The brochure’s list is concierge, valet and “à la carte” services, and the apartments are described as fully furnished. Those are services for a second-home owner who will not be there, because the building runs the home in their absence. Four points set out how the services are structured.

First, the service charge, its currency and what it includes; DarGlobal material for AIDA apartments gave AED 10 per square foot a year, which on a 750 sq ft apartment would be about $2,040 a year. Second, any rental programme and its terms: what share of the income the operator keeps, how many nights the owner may use the apartment, and whether the owner can opt out. Third, the term of the brand licence. Fourth, the furniture package: who chose it and what it costs to replace. Our guide to service charges in Oman covers what a charge should include, and our guide to rental yields in Oman shows what yields look like in operating buildings.

Marriott Residences Beside Other Listings

The table sets Marriott Residences next to other UInvest listings. The Marriott collection combines the hotel brand, furnishing and services and the golf-view setting inside AIDA; ALMAR Residences offers a marina setting at Al Mouj, and the Amour Sans Détour villas are three-bedroom houses.

Ownership and Residency

AIDA is sold freehold to buyers of any nationality, and our guide to freehold property in Oman explains the regime; the title wording is set out in the sale and purchase agreement for your unit. On residency, Oman’s 10-year Golden Residency needs a single property worth at least OMR 200,000 in an Integrated Tourism Complex and is decided by the Royal Oman Police. The listed Marriott one-bedrooms are priced from OMR 139,200 to OMR 193,570, below that level, and a larger Marriott apartment that is not on the list may be at or above it. The Owner Visa has no minimum value, and our comparison of Golden Residency and the Owner Visa sets out both.

What Is Around the Building

The Marriott apartments sit in the golf-facing part of AIDA, and their views are of the golf course and, for five units, a slice of the sea. Owners of AIDA homes have access to the Residence Club, which the brochure describes as including a pool, gym, steam and sauna, padel court, restaurants, a pharmacy and clinic, a nursery and a prayer room; the Trump International Golf Club is a membership club to which owners and outsiders may apply. The journey times on the brochure’s map are one minute to the planned Nikki Beach Resort and Spa, two to Yitti Beach, ten to the Ritz-Carlton, twenty to Downtown Muscat and twenty-five to Muscat International Airport.

How the Purchase Works

The sequence is the standard off-plan one: reserve with the OMR 4,000 token, sign a sale and purchase agreement, pay on the agreement’s schedule, and take handover on completion. Oman’s Real Estate Law 79/2025 provides for escrow and preliminary registration of off-plan sales, and our guide to the law explains what is protected. Buyers normally receive the escrow account details, the milestone certification process and the long-stop date with the agreement. Our guide to Oman payment plans shows what other developers ask for.

A Worked Payment Example

The Dar Global profile records one plan from earlier Dar Global material: 20% on booking, 10% at six, twelve and twenty-four months, and 50% on completion. Each unit’s schedule is set out in its sales documents, so the table is illustrative arithmetic on two listed prices, not an offer.

On MRA-5-512 the booking payment is OMR 27,840 (about $72,406) and each 10% instalment is OMR 13,920 (about $36,203); on MRA-8-809 they are OMR 38,714 and OMR 19,357. Under this plan half the price is paid before completion and half on completion. Because the rial is pegged at 2.6008 to the dollar, the dollar equivalent of each instalment is fixed.

Paying in Rials, and the Cliff Setting

The prices are in Omani rials, pegged to the dollar. Our guide to the Omani rial peg covers how it works for property buyers. AIDA stands 130 metres above the sea. If you plan to borrow, see mortgage in Oman for foreigners; the brochure refers to a mortgage programme.

Exit and Resale

Branded apartments are sold with a hotel brand and a service package. 26 near-identical units are listed on one price list, and a resale buyer will be able to see how they are priced and why. Five of the 26 units have a partial sea view. Our guide to selling property in Oman covers the resale process.

A Worked Comparison

The numbers are easiest to feel with two pairs of real units from the list.

The second pair is the instructive one. A buyer who prefers the sea glimpse is paying about OMR 7,200 for a smaller apartment, and for that money could have had 27 more square feet and a golf view. That can be a good decision if the sea matters, since five of the 26 listed units have a sea view. The first pair shows the other side: moving from the 698 sq ft to the 963 sq ft one-bedroom adds roughly OMR 206 per square foot, which is almost exactly the average rate, so size is priced linearly and there is no discount for buying big or premium for buying small.

The 26 Units in Three Price Bands

Reading the list by price rather than by floor gives a second view. Nine apartments are priced below OMR 150,000, from OMR 139,200 to OMR 149,750 (about $362,031 to $389,470), and all nine have a golf view and an area of 698 to 746 sq ft. Nine more sit between OMR 160,110 and OMR 169,160, including the five partial-sea-view units and the 811 sq ft golf-view units on floors 2, 4, 6 and 8. The remaining eight, from OMR 186,300 to OMR 193,570, are the 940 and 963 sq ft layouts, four of each. All 26 listed units are priced below the OMR 200,000 used for Golden Residency, which is assessed on a single property; MRA-8-809, at OMR 193,570, is 96.8% of that figure.

What “Golf View” Means Here

Twenty-one of the 26 listed apartments have the label “golf view”. The brochure’s aerial image of the Marriott buildings shows two blocks sitting beside the fairways, and the price list names the first “Marriott Residences A”, which implies that there is at least a second building. The view from a given apartment depends on its building, side and floor, and a sketch of the site with the apartment marked can be requested from us.

The Full Cost of Buying and Holding

The price on the list is the start of the budget. Around it sit several items that are not on the list: the registration and transfer costs of the purchase, the cost of insuring the unit, utilities, the service charge and any rental-programme fee. The furniture package is described as included in a “fully furnished” apartment, and the inventory and replacement cost can be requested from us. For the larger Marriott apartments not on the list, the same items scale with size. A buyer can build a ten-year cost of ownership from these items, and the property tax in Oman guide covers the taxes.

Who Marriott Residences Suits

The collection suits a second-home buyer who wants a managed, furnished apartment in a golf-and-sea setting and who values the hotel brand’s service. It suits an investor who has read the rental-programme terms and priced the service charge. Buyers looking for a larger family home, a marina setting or a home with the sea in front of the door can also view the Amour Sans Détour villas, the ALMAR apartments, and the Fairway, Trump and Fendi Casa villas, which offer space and the fairway or the sea.

What a Hotel Brand Normally Means

In branded residences the hotel operator typically lends its name and standards, and often supplies the services and the management of the building, in return for fees paid by the developer and the owners. The arrangement at Marriott Residences at AIDA is set out in the contracts. The brochure describes a service menu: concierge, valet and à la carte services. Who provides them, how the charges are set and whether owners can choose not to use them are part of the agreement terms, which are the first thing to read in the draft agreement.

Letting a Branded Apartment

The brochure presents AIDA as a place for ready-to-go investment, with branded homes managed for the owner, and describes the homes as approved for short-term rental. As with the villa pages, the table below is arithmetic on the price, not a forecast, and it shows the gross rent a given yield would imply.

The gross figure is then reduced by the service charge, the operator’s or manager’s share, utilities, insurance and any tax on rental income. Our guides to rental yields in Oman and renting out an Oman property from abroad cover those deductions. Letting terms, including whether the apartment may be let through the Marriott programme, through other channels or both, and the building’s short-term letting licence, are confirmed when reserving.

Timing and Handover

In June 2024 Dar Global said AIDA Phase 1 was set for completion in 2027. For Marriott Residences specifically, the Dar Global release of 23 July 2024 gave a target completion in Q4 2027, per the developer. The handover date for Building A is confirmed in the sale and purchase agreement. Our guide to Oman payment plans and our guide to the off-plan law explain the protections, such as a stated date, a long-stop date and a refund right. Our handover calendar for Oman lists expected handover dates across the market.

About Dar Global and OMRAN

AIDA is built by Dar Global in partnership with OMRAN Group. Dar Global PLC has been listed on the London Stock Exchange Main Market since February 2023 as a subsidiary of the Riyadh developer Dar Al Arkan, and its FY25 results list Urban Oasis Tower in Dubai (467 units) among completed projects. OMRAN, formally the Oman Tourism Development Company, was founded in 2005 and is a subsidiary of the Oman Investment Authority; the AIDA partnership was announced on 24 March 2022. More detail is in our Dar Global profile and OMRAN Group profile, and the developers directory lists all ten profiled developers.

Step by Step: From Enquiry to Handover

1. Choose the unit, not just the collection. Ask for the current availability of the Marriott Residences units and the plot or floor plan for the one you want, since the list shows that neighbouring units are priced differently.
2. Reserve with the token. The price list shows OMR 4,000 (about $10,403) against every unit; the reservation form records what it secures, for how long, and the terms on which it is refundable.
3. Read the sale and purchase agreement before you sign. Check the seller, the price, the payment schedule, the specification, the handover date, the long-stop date and the title wording.
4. Confirm the escrow. Under Oman’s Real Estate Law 79/2025, off-plan payments should be protected; the escrow account details are provided with the agreement.
5. Pay on milestones. Each payment follows the milestone schedule in the agreement.
6. Arrange currency and insurance. Decide how you will convert from your own currency, and ask what insurance covers the building and what you need for the contents.
7. Inspect at handover. Check the villa or apartment against the specification, record defects and ask about the defects-liability period.
8. Register the title and set up running costs. Complete the registration, open the utility accounts and agree the service-charge billing.

Glossary of Terms Used on This Page

• ITC (Integrated Tourism Complex). An approved tourism development inside which freehold titles may be sold to foreign buyers.
• SPA. The sale and purchase agreement, naming the seller, price, payment schedule and handover date.
• Escrow. An independent project account that holds off-plan payments and releases them against approved construction phases under Royal Decree 79/2025.
• Snagging. The inspection at handover in which small defects are recorded for correction.
• Service charge. The annual contribution to shared areas, quoted per unit of area.
• Owner Visa. A residency route with no minimum property value, unlike Golden Residency, which needs a single ITC property of at least OMR 200,000.

What to Prepare When Reserving

• The entity that signs the sale and purchase agreement, and the escrow account details
• The payment plan, handover date and long-stop date for Building A
• The service charge per square foot, its currency and what it includes
• Any rental programme and its terms, including owner use and opting out
• The term of the Marriott licence
• The contents of the furniture package and its replacement cost
• A dimensioned plan of the unit’s layout, and whether the area is internal or gross
• The AIDA amenities open at handover and what owners pay to use them

Frequently Asked Questions

How much does a Marriott Residences apartment at AIDA cost?

On the developer’s price list, from OMR 139,200 (about $362,031) to OMR 193,570 (about $503,437) for a one-bedroom apartment of 698 to 963 sq ft.

Are the apartments furnished?

The brochure describes the Marriott Residences as fully furnished, with concierge, valet and à la carte services. Ask us for the furniture package details.

How much extra does a sea view cost?

The five partial-sea-and-golf-view units are priced at OMR 213.5 to 215.9 per square foot, about 7.5% above a golf-view unit. A higher floor adds only about OMR 0.6 per square foot per floor.

Which residency routes apply to a Marriott apartment?

Golden Residency needs a single property worth at least OMR 200,000 in an Integrated Tourism Complex and is decided by the Royal Oman Police; the listed Marriott one-bedrooms are priced from OMR 139,200 to OMR 193,570, below that level. The Owner Visa has no minimum value.

Are there two- and three-bedroom Marriott apartments?

The brochure describes them; our price list covers the one-bedrooms. Ask us for the others separately.

What is the reservation amount?

OMR 4,000 (about $10,403) against every unit.

When will Marriott Residences be completed?

A June 2024 announcement said AIDA Phase 1 was set for completion in 2027. For Marriott Residences specifically, Dar Global’s release of 23 July 2024 gave a target completion in Q4 2027, per the developer. The handover date for Building A is confirmed in the sale and purchase agreement.

Which Marriott units have a partial sea view?

Five units: MRA-2-207, MRA-5-507, MRA-5-514, MRA-6-607 and MRA-6-614, on floors 2, 5 and 6, priced from OMR 164,660 to OMR 169,160.

How many Marriott units are priced below OMR 150,000?

Nine of the 26, from OMR 139,200 to OMR 149,750, all with a golf view and an area of 698 to 746 sq ft.

What would the instalments be on a OMR 139,200 apartment?

Under the plan in earlier Dar Global material, OMR 27,840 on booking, three instalments of OMR 13,920 and OMR 69,600 on completion; each unit’s schedule is in its sales documents.

Request the Marriott Residences price list and availability

Sources: DarGlobal unit price list for Marriott Residences (AIDA) and the DarGlobal AIDA brochure, as supplied to UInvest; developer information at darglobal.co.uk/aida. Dollar conversions use the peg of 2.6008 and are rounded. Reading of unit codes, floor and view calculations and comparisons are our own. Areas, prices, availability and specifications are indicative and subject to the sale and purchase agreement. This page is general information, not legal, tax or investment advice.