Maysan, Duqm — Apartments in Oman’s Special Economic Zone

Maysan is a residential collection within Maysan Square, the planned business and lifestyle district of Duqm, in the Special Economic Zone on Oman’s central coast. Developed by Maysan Properties, the apartments — studios, one- and two-bedrooms — start from around OMR 29,500 and are sold on a 99-year leasehold title, with Maysan Properties and the Special Economic Zone Authority at Duqm (SEZAD) stating an anticipated conversion to full freehold. The listing also quotes 0% VAT, a 0.5% registration fee and, per the developer, a residence visa for the buyer and family.

Maysan at a Glance

About Maysan and Maysan Square

Maysan Square is a mixed-use masterplan developed by Maysan Properties in partnership with the Special Economic Zone Authority at Duqm (SEZAD). Per the developer, it covers about 100,000 square metres and comprises around 20 buildings across five development phases, the first launched in 2021. Alongside Maysan’s residential apartments, the wider masterplan includes commercial space, shops, restaurants, cafés, a business hotel and office space, which makes it Duqm’s central business and lifestyle district rather than a standalone residential project. According to the developer, half of the plot is public urban space with retail frontage and a green boulevard, linked by pedestrian routes.

Residence One: Completed and Generating Rental Income

Residence One, the first completed phase of Maysan, has been handed over to its owners and is generating rental income. Later phases of Maysan Square remain in delivery, so a buyer can choose between a completed unit in Residence One and an off-plan unit in a subsequent phase, which may be priced differently. The developer describes the residences as apartments from the ground floor to the fifth floor, in studio, one-bedroom and two-bedroom layouts, with resident-only access through electronic entry systems, and Times of Oman described them as a five-minute walk from the offices, cafés and grocery shops of the square.

Location: Duqm Special Economic Zone

Duqm sits on Oman’s central coast in Al Wusta Governorate, roughly 550 kilometres — about a six- to seven-hour drive — south of Muscat, and Duqm International Airport operates flights connecting to Muscat International Airport. Duqm is a standalone, purpose-built special economic zone with its own industrial, port and growing residential base, rather than a resort or marina district within commuting distance of the capital. According to the Public Authority for Special Economic Zones and Free Zones (OPAZ), the zone covers 2,000 square kilometres and was established in 2011, and the authority lists industrial, tourism, trade, logistics and real estate development among its sectors.

Duqm’s Industrial Base

The zone is anchored by a deep-water commercial port, the Oman Drydock Company’s ship repair facility — expanded with a third dock capable of handling Very Large Crude Carriers — and the 230,000-barrel-per-day refinery of the Duqm Refinery and Petrochemical Industries Company, a joint venture between OQ and Kuwait Petroleum International, which reached full nameplate capacity in mid-2025. A downstream petrochemical complex is under construction, with its first phase scheduled for 2027, alongside the multi-billion-dollar Sino-Oman Industrial Park. Housing demand in Duqm is tied to port, refining, petrochemical and logistics employment rather than to tourism.

Unit Types and Pricing

Maysan offers studio apartments from around OMR 29,500, one-bedroom units from OMR 33,250 and two-bedroom apartments from OMR 44,500. At the rial peg of OMR 1 = USD 2.6008, these starting prices are $76,724, $86,477 and $115,736 respectively, as the table shows.

Reading the Price Points, Unit by Unit

The three price points step up with the size of the apartment. A one-bedroom at OMR 33,250 is OMR 3,750 above the studio at OMR 29,500, and a two-bedroom at OMR 44,500 is OMR 11,250 above the one-bedroom and OMR 15,000 above the studio. All three are starting prices, and the price of a specific unit is the one recorded on its reservation form, which names the phase and the unit.

Every price point is below OMR 200,000 ($520,160), the level that the Golden Residency programme uses for a single ITC property. Golden Residency applies to ITC property and is decided by the Royal Oman Police, while the Owner Visa has no minimum value. The zone visa described by the developer is a separate route, covered below. Once a unit’s floor area is stated in the reservation documents, a price per square metre can be worked out as explained in our price per square metre guide.

The Registration Fee in Rials: a Worked Example

This is illustrative arithmetic using the figures quoted on this page. The 0.5% registration fee on a studio at OMR 29,500 is OMR 147.50, on a one-bedroom at OMR 33,250 it is OMR 166.25, and on a two-bedroom at OMR 44,500 it is OMR 222.50. The fee schedule for a specific unit is set out in writing with the reservation documents, together with any administration charges.

Ownership Structure: 99-Year Leasehold

Maysan is sold on a 99-year leasehold title, with Maysan Properties and SEZAD stating an anticipated conversion to full freehold in line with Oman’s broader ITC framework. Oman’s designated Integrated Tourism Complexes — Al Mouj, Muscat Bay, Sultan Haitham City and similar — are sold on full freehold title under Royal Decree 12/2006, and the zone regime in which Maysan sits is a separate legal framework. A 99-year leasehold is a long-term, transferable and inheritable right to the property. The sale contract states the title of each unit, and the reservation file includes the current title document and any conversion terms the developer has issued.

SEZ-Specific Buyer Incentives

Purchasing within the Duqm Special Economic Zone carries terms that differ from Oman’s standard ITC framework: 0% VAT on the property purchase (compared with 5% VAT on the first sale of a newly built residential unit elsewhere in Oman), a 0.5% registration fee (compared with the standard 3% foreign-buyer transfer fee in ITCs) and, per the developer, a residence visa for the buyer and family as part of the purchase — a route distinct from the Golden Residency and Owner Visa programmes used elsewhere in the country. These terms reflect SEZAD’s mandate to attract residents and investment to Duqm, separate from the residency and tax framework governing Muscat’s ITCs, and they are developer-supplied terms as shown on this page.

The Included Residence Visa and Residency Routes

Per the developer, Maysan Square offers residency visas to its buyers, and the developer’s Residences page lists a residence visa for the buyer and family among the benefits of ownership. Visa decisions are made by the Royal Oman Police, and the terms the developer states, with their duration and any conditions, appear in the reservation checklist below. Oman’s two national routes are separate from this zone visa: Golden Residency requires a single ITC property worth at least OMR 200,000 ($520,160) and is decided by the Royal Oman Police, and the Owner Visa has no minimum value. The unit prices on this page run from OMR 29,500 to OMR 44,500, all below OMR 200,000, and Maysan is sold under the zone regime rather than the ITC regime.

The Developer: Maysan Properties

Maysan Properties is the developer behind Maysan Square. Maysan Properties SAOC is an Omani closed joint stock company established in 2018 and based in Azaiba, Muscat, with Mehdi Group LLC and Al Labib Business and Services Company as lead partners and Sadiq Jaffer Sulaiman as Group CEO. The company signed its usufruct agreement with SEZAD in January 2020 to develop the roughly RO 43 million business park masterplan, and it is delivering Maysan Square in five phases, with Residence One complete and handed over. The full company profile, with its sources, is on the Maysan Properties developer page, and the Oman developers hub places it alongside the other developers on our site.

Amenities and Lifestyle

Maysan’s mid-rise apartment buildings sit within the wider Maysan Square masterplan, with access on foot to the district’s planned commercial complex — shops, restaurants, cafés, a business hotel and office space — as it is delivered across the masterplan’s five phases. This makes Maysan a live-work address for Duqm’s workforce. The first phase, inaugurated on 8 June 2026, comprises 104 residential and 130 commercial units, and the full project is planned at 424 serviced residential units, according to Times of Oman.

Rental Demand Driven by Duqm’s Workforce

Rental demand at Maysan is anchored by Duqm’s industrial and logistics workforce — employees of the port, refinery, dry dock and the companies establishing operations within the Special Economic Zone — whereas in Muscat’s ITCs rental demand is driven by corporate long-lets, tourism and a growing expatriate lifestyle population. Residence One has been generating rental income since its handover, which reflects this workforce-driven demand.

Step-by-Step: How to Buy at Maysan

Purchasing follows the sequence used across Oman, adapted for Duqm’s SEZ status. The developer’s current payment schedule for a specific unit is set out in the reservation documents, and our payment plans analysis explains how Oman developers structure instalments.

1. Choose the phase and the unit. Residence One units are completed, and units in later phases follow the stages announced for Maysan Square.
2. Reserve the unit. A reservation agreement and a deposit hold the unit and its price while the sale and purchase agreement is prepared.
3. Sign the sale and purchase agreement. For a completed unit it records the price and the title terms; for a later phase it adds the payment schedule, the specification and the target handover date per the developer.
4. Pay through the schedule. Instalments for a phase still under delivery follow the dated schedule in the agreement.
5. Inspect and accept. A snagging inspection records finishing points for correction before the formal handover.
6. Register the title. The registration fee quoted on the listing is 0.5% of the price, and the registry that issues the title is named in the contract.

Escrow and Off-Plan Protections for Later Phases

For a unit in one of Maysan Square’s later phases, Royal Decree 79/2025 applies. It requires a licensed developer to open a separate escrow account for each project, with buyer payments released against verified construction progress, as set out in our guide to the law, which dates the decree to 10 September 2025 and says it took effect on 10 March 2026. The escrow bank, the project account and the record of the reservation on the preliminary register form part of the reservation file for such a unit. A completed unit in Residence One does not involve instalments on a building under construction.

Snagging and Handover for Later Phases

Buyers in Maysan Square’s phases under delivery are invited to a snagging inspection ahead of final acceptance, where finishing items are logged and corrected by Maysan Properties before the handover is formally completed. Non-resident buyers can attend in person or appoint a local representative to attend on their behalf. Handover dates for later phases are set in each sale and purchase agreement; our handover calendar collects stated completion dates across Oman projects.

Currency, the Peg and Cross-Border Buyers

Maysan is priced in Omani Rial. The Omani Rial has been pegged to the US Dollar since 1986, at OMR 1 = USD 2.6008, so a buyer converting from a dollar-linked currency, such as the UAE Dirham, Saudi Riyal or Qatari Riyal, pays at a fixed rate throughout a purchase or payment plan. In dollar terms the three starting prices are $76,724, $86,477 and $115,736, and OMR 200,000 is $520,160. Our guide to the rial peg explains why the conversion is a fixed arithmetic step.

Comparing SEZ and ITC Legal Frameworks

Oman’s Integrated Tourism Complex framework, used across Al Mouj, Muscat Bay, Sultan Haitham City and similar districts, grants full freehold title to foreign buyers under Royal Decree 12/2006. Duqm’s Special Economic Zone operates under separate legislation administered by SEZAD, currently offering 99-year leasehold title with a stated pathway toward freehold conversion. Royal Decree 38/2025, promulgated on 7 April 2025, issued the Law of Special Economic Zones and Free Zones, and Article 42 provides that land for real estate development is allocated by usufruct and that a developer may sell units to non-Omanis as freehold in the manner specified by regulation, as summarised by Oman Observer. Each framework has its own tax treatment, residency route and ownership structure.

Maysan and Muscat ITC Purchases Side by Side

The table sets the terms quoted on this page next to those of Muscat’s ITCs.

Taxes and Ongoing Costs

Maysan’s 0% VAT on purchase and 0.5% registration fee compare with the 3% transfer fee that foreign buyers typically pay in Oman’s standard ITC framework and the 5% VAT that applies to the first sale of newly built residential units. As with the rest of Oman, there is no annual property tax on residential real estate. Community or building service charges are set out with Maysan Properties, and our service charges guide explains the recurring cost that sits alongside the purchase price.

Service Charges and Community Governance

As Maysan Square’s phases are delivered, the development operates under a service charge structure covering shared infrastructure across the masterplan’s residential and commercial components, funded through an annual fee set out in the purchase agreement. The service charge for a building and phase forms part of the ongoing cost of ownership alongside the purchase price.

Construction Progress and Reporting

UInvest maintains contact with Maysan Properties’ sales and project teams and can provide buyers with current construction progress updates for any phase still under delivery, alongside rental performance data from the completed Residence One phase. The Oman Observer’s coverage of the Duqm zone’s mid-2025 results listed the Maysan Square integrated business complex at 80 percent completion.

Rental Yields in Duqm

Residence One’s rental income since handover gives Maysan a reference point of its own, and its demand comes from the workforce profile described above. For wider context on how yields are assessed across Oman, see our guide to rental yields in Oman; Duqm’s workforce-driven demand differs from the tourism and lifestyle-anchored demand of Muscat’s ITCs.

Market Context in 2026

Duqm’s refinery reached full capacity in mid-2025, and its petrochemical complex’s first phase is scheduled for 2027. For a broader view of the Oman market in 2026, see our guide on whether 2026 is a good time to buy property in Oman; Duqm’s industrial drivers are distinct from the ITC-focused trends of Muscat’s addresses.

Who Maysan Suits

Maysan can be described by buyer type as follows.

• Professionals and families working in Duqm. Studio, one-bedroom and two-bedroom apartments sit within a masterplan of shops, cafés, restaurants and offices, ten minutes from the port and the Dry Dock per the developer.
• Investors interested in Duqm’s industrial economy. Rental demand is anchored in the port, refinery, dry dock and industrial-park workforce, and Residence One has been generating rental income since handover.
• Buyers drawn to the zone’s terms. 0% VAT, a 0.5% registration fee and the developer’s residence visa apply to purchases within the zone.
• Buyers comfortable with leasehold title. The units are sold on a 99-year leasehold, with freehold conversion anticipated by Maysan Properties and SEZAD.

Furnishing, Letting and Selling Later

Owners letting a unit at Maysan, particularly in the completed Residence One phase, typically engage a local property manager to handle furnishing, tenant sourcing and turnover, given Duqm’s workforce-driven rental market. Owners who later sell follow the process in our guide to selling property in Oman, and a buyer can ask Maysan Properties for its transfer procedure and any fee before signing.

Getting to Duqm: Access and Connectivity

Duqm is served by Duqm International Airport, with flights connecting to Muscat International Airport, alongside the roughly six- to seven-hour road route from Muscat. Within Duqm, the developer places Maysan Square between two main highways and quotes travel times of 10 minutes to the Port of Duqm, 10 minutes to the Dry Dock, 5 minutes to the old town, 15 minutes to the Duqm refinery and 15 minutes to Duqm International Airport. Road works linking Duqm Airport to Ras Markaz are among the projects under way in the zone.

Duqm’s Tourism Zone and Diversification

Alongside its industrial base, Duqm’s Special Economic Zone masterplan encompasses a designated tourism area, fisheries facilities and an airport, reflecting SEZAD’s aim to diversify Duqm’s economy beyond heavy industry. A June 2026 OPAZ presentation, reported by Oman Observer, covered a 31 square kilometre waterfront masterplan with a 15 kilometre coastline and more than 3,700 residential units planned by 2040, with 16 tourism projects completed at the end of 2025. These are zone-level plans.

The Sino-Oman Industrial Park

The Sino-Oman Industrial Park, expected to attract around USD 10 billion in investment, is a component of Duqm’s Special Economic Zone that brings manufacturing, logistics and petrochemical-linked investment from Chinese partners into the zone. Employment in the park forms part of the wider workforce from which Maysan’s residential demand is drawn, alongside the port and refinery.

Living in Duqm

Living at Maysan means living in a purpose-built industrial and logistics city, with amenities concentrated within masterplans such as Maysan Square itself. Residents typically work in or around the port, refinery, dry dock or the wider Special Economic Zone’s roster of companies, which gives Duqm a working-city character distinct from the lifestyle and tourism focus of Muscat’s coastal districts.

Comparing Duqm to Other Growth Areas in Oman

Sultan Haitham City and Duqm are two areas of Oman’s property market outside the original tourism-led ITC model. Sultan Haitham City is a government-anchored new-capital masterplan near Muscat, with demand linked to long-term urban planning and population growth around the capital, while Duqm’s demand is linked to industrial investment in the port, refinery, petrochemicals and manufacturing. Our Sultan Haitham City investor guide sets out the first of these.

What to Prepare When Reserving

These are the documents a reservation normally involves, set out as a checklist for a Maysan purchase.

• The reservation form naming the unit, the building and the phase, with the price and the deposit.
• The sale and purchase agreement from the selling company, Maysan Properties SAOC, including the target handover date for later phases and the title terms.
• The title documents for the unit and the form of title issued (leasehold or freehold), with the registry that issues it and any conversion terms the developer has issued.
• Escrow details for a later-phase unit: the bank, the project account and the record of the reservation under Royal Decree 79/2025.
• The dated payment schedule, showing whether dates are fixed to milestones or counted from the reservation.
• The fee schedule: the registration fee, the VAT treatment quoted on the listing and any administration charges.
• The service-charge schedule for the building and the masterplan.
• The residence visa terms the developer states for buyers, with the duration and any conditions.

Frequently Asked Questions

Is Maysan sold on freehold or leasehold title?

Maysan is currently sold on a 99-year leasehold title, with Maysan Properties and SEZAD stating an anticipated conversion to full freehold.

How much do apartments at Maysan cost?

Studio apartments start from around OMR 29,500, one-bedroom units from OMR 33,250, and two-bedroom apartments from OMR 44,500.

Is Residence One already completed?

Yes. Residence One, Maysan’s first phase, has been handed over and is already generating rental income for owners, while later phases remain in delivery.

Who developed Maysan and Maysan Square?

Maysan is developed by Maysan Properties, in partnership with the Special Economic Zone Authority at Duqm (SEZAD).

Does buying at Maysan include Oman residency?

According to the developer, a purchase includes an Oman residence visa for the buyer and family, a route distinct from the standard Golden Residency and Owner Visa programmes used in Muscat’s ITCs. The Royal Oman Police decide visa applications.

What taxes and fees apply at Maysan?

Purchases carry 0% VAT and a 0.5% registration fee, compared with the 5% first-sale VAT and 3% foreign-buyer transfer fee that apply within Muscat’s ITCs.

Where is Duqm located?

Duqm sits on Oman’s central coast in Al Wusta Governorate, roughly 550 kilometres — about a six- to seven-hour drive, or a short domestic flight — south of Muscat.

Why is Duqm being developed?

Duqm is one of Oman’s Special Economic Zones, anchored by a deep-water port, the Oman Drydock Company’s ship repair facility, the Duqm Refinery and Petrochemical Industries Company’s refinery and the multi-billion-dollar Sino-Oman Industrial Park.

Can foreigners buy at Maysan?

Yes — Maysan is open to buyers of any nationality under Duqm’s Special Economic Zone framework, on the 99-year leasehold terms described above.

How do Maysan’s terms compare with Muscat’s freehold ITCs?

Maysan starts from OMR 29,500, with 0% VAT and a 0.5% registration fee, on a 99-year leasehold title. Muscat’s ITCs are sold on freehold title under Royal Decree 12/2006, with a 3% foreign-buyer transfer fee and 5% VAT on the first sale of newly built units.

Can I purchase remotely, without visiting Oman?

Many international buyers complete the reservation and purchase remotely through a power of attorney arrangement coordinated with UInvest.

How far is Maysan Square from the port and the airport?

The developer quotes 10 minutes to the Port of Duqm, 10 minutes to the Dry Dock, 5 minutes to the old town, 15 minutes to the Duqm refinery and 15 minutes to Duqm International Airport.

How does escrow work for later phases at Maysan?

Royal Decree 79/2025 requires a licensed developer to open a separate escrow account for each project, with buyer payments released against verified progress. For a later-phase unit, the escrow bank and project account are listed in the reservation file.

Maysan offers apartments from OMR 29,500 within Duqm’s Special Economic Zone, with 0% VAT, a 0.5% registration fee, a developer-stated residence visa and a 99-year leasehold title with freehold conversion anticipated by Maysan Properties and SEZAD. Read our full guide to freehold property in Oman and investment areas in Oman, browse all freehold properties in Oman, and contact UInvest for current unit availability, up-to-date pricing and a personalised explanation of Maysan’s leasehold and residency terms before you reserve.