Maysan is a residential collection within Maysan Square, the future business and lifestyle hub of Duqm — Oman’s flagship Special Economic Zone on the central coast. Developed by Maysan Properties, studio, one- and two-bedroom apartments start from around OMR 29,500, sold on a 99-year leasehold title with a strong stated expectation of future conversion to full freehold, alongside 0% VAT, a 0.5% registration fee and an Oman residence visa included for the buyer and family.
Maysan Square is a mixed-use masterplan developed by Maysan Properties in partnership with the Special Economic Zone Authority at Duqm (SEZAD), spanning roughly 122,000 square metres and comprising around 20 buildings across five development phases beginning in 2021. Alongside Maysan’s residential apartments, the wider Maysan Square masterplan includes commercial space, shops, restaurants, cafés, a business hotel and office space, positioning it as Duqm’s central business and lifestyle district rather than a standalone residential project.
Residence One, the first completed phase of Maysan, has already been handed over and is generating rental income for its owners, giving buyers a genuine operating track record to reference rather than relying purely on projections. Later phases of Maysan Square remain in delivery, meaning buyers today can choose between an already-completed, income-producing unit in Residence One or an off-plan unit in a subsequent phase at potentially different pricing.
Duqm sits on Oman’s central coast in Al Wusta Governorate, roughly 550 kilometres — about a six- to seven-hour drive — south of Muscat, with Duqm International Airport also operating flights connecting to Muscat International Airport. This makes Duqm a genuinely different proposition from Muscat’s coastal ITCs: rather than a resort or marina district within commuting distance of the capital, Duqm is a standalone, purpose-built special economic zone with its own industrial, port and growing residential base.
The Special Economic Zone at Duqm is anchored by a world-class 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 Duqm Refinery and Petrochemical Industries Company’s 230,000-barrel-per-day refinery, 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. This industrial base gives Duqm — and Maysan’s residential offering within it — a fundamentally different demand driver from Muscat’s tourism-led freehold districts: a growing resident workforce tied to port, refining, petrochemical and logistics employment rather than tourism or lifestyle migration.
Maysan offers studio apartments from around OMR 29,500, one-bedroom units from OMR 33,250, and two-bedroom apartments from OMR 44,500 — among the most accessible entry points into Oman’s SEZ-linked residential market. This pricing sits well below Muscat’s established freehold districts and even below many of Sultan Haitham City’s newer masterplan neighbourhoods, reflecting Duqm’s earlier-stage residential market and its industrial rather than tourism-anchored positioning.
Unlike Oman’s designated Integrated Tourism Complexes — Al Mouj, Muscat Bay, Sultan Haitham City and similar — which are sold on full freehold title under Royal Decree 12/2006, Maysan is currently sold on a 99-year leasehold title, with Maysan Properties and SEZAD stating an expectation of future conversion to full freehold in line with Oman’s broader ITC framework. Buyers should treat this as an important legal distinction rather than a technicality: a 99-year leasehold is a long-term, transferable and inheritable right to the property, but it is not currently the same full freehold title offered in Muscat’s established ITCs, and any future conversion remains a stated intention rather than a guaranteed, dated event. Buyers should confirm the current legal status directly with UInvest before purchasing.
Purchasing within the Duqm Special Economic Zone carries incentives distinct 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), an ultra-low 0.5% registration fee (compared with the standard 3% foreign-buyer transfer fee in ITCs), and an Oman residence visa included for the buyer and family as part of the purchase — a distinct route from the standard Golden Residency and Owner Visa programmes used elsewhere in the country. These incentives reflect SEZAD’s mandate to attract residents and investment to Duqm specifically, separate from the residency and tax framework governing Muscat’s ITCs.
Rather than requiring a separate application to Oman’s Golden Residency programme or the newer Owner Visa, a Maysan purchase includes an Oman residence visa for the buyer and family as part of the transaction — a simpler, more direct residency pathway specific to Duqm’s Special Economic Zone status. Buyers should confirm the current terms, renewal requirements and any minimum purchase threshold for this visa directly with UInvest, since SEZ-specific programmes can carry different conditions from the national Golden Residency framework.
Maysan Properties is the developer behind Maysan Square, having signed its original usufruct agreement with SEZAD to develop the roughly RO 43 million business park masterplan. The company is delivering Maysan Square in five phases, with Residence One already complete and handed over, giving Maysan Properties a demonstrated delivery track record within Duqm rather than a purely off-plan promise.
Maysan’s contemporary mid-rise apartment buildings sit within the wider Maysan Square masterplan, giving residents walkable access 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 positions Maysan as a genuine live-work district for Duqm’s growing workforce, rather than a purely residential enclave dependent on infrastructure built elsewhere in the zone.
Maysan offers one of the lowest entry price points in Oman’s SEZ and ITC-linked residential market, combined with 0% VAT, a 0.5% registration fee, and an included residence visa — a materially different cost and incentive structure from Muscat’s freehold ITCs. For investors specifically drawn to Duqm’s industrial growth story — the port, refinery, dry dock and Sino-Oman Industrial Park — rather than Muscat’s tourism and lifestyle-anchored freehold market, Maysan represents a genuinely different investment thesis: underwriting a growing industrial workforce’s housing demand rather than a resort or new-capital masterplan.
Unlike Muscat’s ITCs, where rental demand is driven by corporate long-lets, tourism and a growing expatriate lifestyle population, Maysan’s rental demand is anchored by Duqm’s industrial and logistics workforce — employees of the port, refinery, dry dock and the growing roster of companies establishing operations within the Special Economic Zone. Residence One’s existing rental income, generated since its handover, gives buyers actual performance data reflecting this workforce-driven demand rather than a purely speculative rental projection.
Buyers considering a unit in one of Maysan’s later, still-delivering phases should review the full Sale and Purchase Agreement carefully, paying particular attention to the payment schedule, specification list, target handover date, and — specifically for Maysan — the exact current legal status of the 99-year leasehold and any documented timeline or conditions attached to its stated future conversion to freehold. Buyers should request this documentation directly from Maysan Properties via UInvest rather than relying on marketing language alone.
Purchasing follows a broadly similar process to Oman’s ITC framework, adapted for Duqm’s SEZ status: a reservation agreement and down payment secure the chosen unit and pricing, followed by the Sale and Purchase Agreement setting out the payment structure and, for off-plan later-phase units, the target handover date. Given Residence One’s completed status, buyers choosing this phase can move directly toward title registration and immediate occupancy or rental, while later-phase buyers follow a more typical off-plan instalment schedule through to their phase’s handover.
Before committing to a unit at Maysan, buyers should confirm current pricing and availability by phase and unit type, whether the unit is in the completed Residence One phase or a later off-plan phase, the exact current leasehold terms and freehold-conversion timeline, the specific residence visa terms attached to the purchase, and the 0% VAT and 0.5% registration fee treatment for their specific transaction. Working through this checklist with UInvest ahead of signing ensures the purchase decision is grounded in Maysan’s specific SEZ terms rather than assumptions carried over from Muscat’s ITC market.
Financing a leasehold property within a Special Economic Zone can differ from financing a standard ITC freehold purchase, since some banks apply different lending criteria to leasehold versus freehold title. Buyers should confirm current financing options directly with UInvest or their bank of choice, particularly given Maysan’s 99-year leasehold structure and its pending — but not yet completed — conversion to freehold.
Maysan is priced in Omani Rial. The Omani Rial has been pegged to the US Dollar at a fixed rate since 1986, removing currency risk for buyers converting from USD, AED or other Dollar-pegged Gulf currencies over the life of a purchase or payment plan.
Compared with Al Mouj or Sultan Haitham City, Duqm offers a fundamentally different investment thesis: rather than tourism, lifestyle or new-capital growth driving demand, Duqm’s residential market is underpinned by industrial employment tied to the port, refinery, dry dock and Sino-Oman Industrial Park. This gives Maysan a lower correlation to Muscat’s tourism-driven freehold cycle, potentially useful for investors seeking genuine diversification within their Oman portfolio, though balanced against the current leasehold — rather than freehold — ownership structure and Duqm’s much smaller, earlier-stage resale market.
Maysan’s 0% VAT on purchase and 0.5% registration fee represent a meaningfully lower transaction cost than Oman’s standard ITC framework, where foreign buyers typically pay a 3% transfer fee and 5% VAT 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; buyers should confirm current community or building service charges directly with Maysan Properties via UInvest.
Published rental yield data specific to Duqm remains limited given the zone’s earlier stage of residential market development compared with Muscat. Residence One’s demonstrated rental income since handover offers the clearest available benchmark for Maysan specifically; for broader context on Oman’s freehold rental market generally, see our guide to rental yields in Oman, while recognising that Duqm’s workforce-driven demand profile differs meaningfully from the tourism and lifestyle-anchored yields typical of Muscat’s ITCs.
With Duqm’s refinery having reached full capacity in mid-2025 and its petrochemical complex’s first phase targeted for 2027, buyers reserving at Maysan now are positioning ahead of a period of continued industrial build-out and the associated workforce housing demand it is expected to generate. For a broader view of market timing across Oman’s freehold sector, see our guide on whether 2026 is a good time to buy property in Oman, recognising that Duqm’s growth drivers are distinct from the ITC-focused trends that guide most Muscat addresses.
Maysan suits investors specifically seeking exposure to Duqm’s industrial growth story — port, refinery, dry dock and the Sino-Oman Industrial Park — at one of the most accessible entry price points in Oman’s residential market, alongside SEZ-specific incentives including 0% VAT, a 0.5% registration fee and an included residence visa. It suits buyers comfortable with a 99-year leasehold structure pending future freehold conversion, and less suited to buyers who require immediate full freehold title or Muscat’s deeper, tourism-anchored rental and resale liquidity.
As an earlier-stage market than Muscat’s established ITCs, Duqm’s residential resale market — including Maysan — remains comparatively thin, with fewer comparable transactions available to benchmark pricing. Buyers should treat a Maysan purchase as a longer-term holding tied to Duqm’s industrial growth trajectory rather than a short-term resale play dependent on a deep, liquid secondary market.
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. As Duqm’s port, industrial and residential infrastructure continues to expand, connectivity is expected to improve further; buyers should confirm current flight schedules and travel options directly with UInvest.
Alongside its industrial base, Duqm’s Special Economic Zone masterplan also encompasses a designated tourism area, fisheries facilities and an airport, reflecting SEZAD’s broader ambition to diversify Duqm’s economy beyond pure heavy industry over time. While Maysan’s own investment case rests primarily on the port, refinery, dry dock and industrial park story, this wider diversification effort adds a secondary, longer-term growth driver that buyers may factor into their outlook for the zone beyond its current industrial phase.
The Sino-Oman Industrial Park, expected to attract around USD 10 billion in investment, is one of the largest single components of Duqm’s Special Economic Zone, bringing manufacturing, logistics and petrochemical-linked investment from Chinese partners into the zone. As this park continues to develop, it represents one of the clearest sources of future workforce growth — and therefore residential demand — for developments like Maysan, distinct from the port and refinery investment that has already been substantially delivered.
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 rather than immediate freehold ownership. Buyers should understand these as two distinct legal frameworks within Oman’s property market, each with its own tax treatment, residency route and ownership structure, rather than assuming ITC terms apply automatically to a Duqm purchase.
Owners letting a unit at Maysan — particularly in the already-completed Residence One phase — typically engage a local property manager to handle furnishing, tenant sourcing and turnover, given Duqm’s workforce-driven rental market differs from Muscat’s tourism and corporate-let profile. Units aimed at Duqm’s industrial and logistics workforce tend to suit practical, well-located, mid-market furnishing standards over the luxury finishes more common in Muscat’s resort-anchored freehold developments.
For buyers reserving in one of Maysan Square’s later, still-delivering phases, Oman’s regulated escrow protections for off-plan sales apply in broadly the same way as within ITC developments: buyer instalments are held in a dedicated project escrow account, with funds released against verified construction milestones. Buyers should confirm the specific escrow arrangement named in their Sale and Purchase Agreement and request current construction progress updates from UInvest for any phase still under delivery.
Buyers in Maysan Square’s still-delivering phases will be invited to a snagging inspection ahead of final acceptance, where finishing defects are logged and corrected by Maysan Properties before handover is formally completed — the same standard process used across Oman’s off-plan market. Non-resident buyers should plan for this stage in advance, either through a personal visit or by appointing a local representative to attend on their behalf.
Buyers comparing Maysan against a Muscat ITC purchase should weigh a genuinely different set of trade-offs than a typical Oman freehold comparison: Maysan offers a lower entry price, 0% VAT, a 0.5% registration fee and an included residence visa, set against a current 99-year leasehold rather than immediate freehold title, a much thinner resale market, and a location roughly six to seven hours from Muscat by road. Muscat’s ITCs offer immediate freehold title, deeper liquidity and tourism-anchored rental demand, at a meaningfully higher entry price. The right choice depends heavily on whether an investor’s thesis is built around Duqm’s industrial growth story specifically, or Oman’s broader tourism and lifestyle freehold market.
As Maysan Square’s phases are delivered, the development will operate 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. Buyers should confirm the current service charge rate for their specific building and phase directly with UInvest, since this forms part of the ongoing cost of ownership alongside the purchase price itself.
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 verified rental performance data from the completed Residence One phase, helping buyers ground their purchase decision in Maysan’s actual, current delivery status rather than marketing projections alone.
Because Maysan sits within a distinct legal and tax framework from Oman’s ITC market, buyers should specifically confirm the current documented status of the freehold-conversion pathway, whether their chosen unit is in the completed Residence One phase or a later off-plan phase, the exact terms of the included residence visa, and how the 0% VAT and 0.5% registration fee are applied to their specific transaction. Working through this SEZ-specific checklist with UInvest, rather than assuming standard ITC terms apply, is the single most important step before reserving at Maysan.
For international buyers converting from Gulf currencies such as the UAE Dirham, Saudi Riyal or Qatari Riyal, the Omani Rial’s long-standing peg to the US Dollar removes exchange-rate volatility across the life of a purchase or off-plan payment plan at Maysan, giving buyers budgeting certainty from reservation through to handover that is not guaranteed when purchasing in a freely floating currency market elsewhere in the region.
Choosing to live at Maysan means embracing a genuinely different setting from Muscat’s coastal ITCs: Duqm is a purpose-built industrial and logistics city still building out its broader civic and lifestyle infrastructure, with amenities concentrated within masterplans like Maysan Square itself rather than spread across an already-mature urban area. Residents typically work in or around the port, refinery, dry dock or the wider Special Economic Zone’s growing roster of companies, giving Duqm a working-city character distinct from the lifestyle and tourism focus of Muscat’s freehold districts.
Duqm’s industrial-led growth story sits alongside Sultan Haitham City’s government-anchored new-capital masterplan as one of two major examples of Oman’s freehold market expanding beyond its original tourism-led ITC model. Where Sultan Haitham City is underwritten by long-term urban planning and population growth around Muscat, Duqm is underwritten by industrial investment — port, refinery, petrochemicals and manufacturing — giving investors two genuinely different growth theses to choose between within Oman’s broader freehold and SEZ-linked property market.
Maysan is currently sold on a 99-year leasehold title, with Maysan Properties and SEZAD stating an expectation of future conversion to full freehold; buyers should confirm the current legal status directly with UInvest.
Studio apartments start from around OMR 29,500, one-bedroom units from OMR 33,250, and two-bedroom apartments from OMR 44,500.
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.
Maysan is developed by Maysan Properties, in partnership with the Special Economic Zone Authority at Duqm (SEZAD).
Yes — 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.
Purchases carry 0% VAT and a 0.5% registration fee — both lower than the standard 5% first-sale VAT and 3% foreign-buyer transfer fee that apply within Muscat’s ITCs.
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.
Duqm is Oman’s flagship Special Economic Zone, 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.
Yes — Maysan is open to buyers of any nationality under Duqm’s Special Economic Zone framework, on the 99-year leasehold terms described above.
Maysan offers significantly lower entry pricing and SEZ-specific tax incentives, but on a 99-year leasehold rather than immediate full freehold title, and with a much thinner, earlier-stage resale market than Muscat’s established ITCs.
Many international buyers complete the reservation and purchase remotely through a power of attorney arrangement coordinated with UInvest, though an in-person or video walkthrough visit is recommended, particularly given Duqm’s distance from Muscat.
Maysan offers a genuinely distinct proposition within Oman’s residential market: one of the country’s most accessible entry price points, SEZ-specific incentives including 0% VAT and an included residence visa, and direct exposure to Duqm’s industrial growth story — balanced against a current 99-year leasehold structure pending future freehold conversion. For investors specifically seeking diversification away from Muscat’s tourism-anchored freehold cycle, Maysan represents a distinctive entry point into Oman’s flagship Special Economic Zone. Read our full guide to freehold property in Oman and the best areas to invest 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.
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