Mira Ocean Estates, Hawana Salalah, Oman

Mira Ocean Estates, Hawana Salalah — a multi-branded beachfront community in Oman

Mira Ocean Estates is a 263-residence beachfront development at the eastern edge of Hawana Salalah, the Integrated Tourism Complex on Oman’s Dhofar coast. It is the Oman project of Mira Developments, a Dubai-based company, and its concept is described on the cover of its own brochure as a multi-branded beachfront community. Rather than one designer signature across the scheme, individual buildings carry different fashion and design houses — John Richmond Residences and Trussardi Residences are the two named so far, with interiors also involving ELIE SAAB Maison and a wider roster of partner brands.

The architecture features warm beige facades with ornamental screens, arched galleries, projecting balconies and landscaped rooftop gardens, stepping down in a cascade towards the sea so that upper terraces keep their views. Every home is handed over fully furnished — not “finished”, but furnished down to the tableware and bed linen.

Key facts

Location

The developer’s own masterplan shows the plot. One page of the brochure prints the Hawana Salalah masterplan — the familiar lagoon system, the marina, the breakwaters — with a rectangular beachfront plot outlined at the eastern end and labelled MIRA OCEAN ESTATES. The project sits inside Hawana Salalah, on the shore, just east of the marina and adjacent to the Amazi quarter. Use the Hawana Salalah resort entrance as the destination; the sales office can point out the plot on the masterplan.

What is nearby

Getting around: the distances in context

The table falls into four zones. Inside the resort, the marina and the Amazi quarter sit beside the plot, and Hawana Aqua Park and Lifeline Clinic Hawana are 5 to 7 minutes away. Towards the city, Salalah centre is about 7.9 km and the airport about 8.7 km. West, Al Mughsail Beach is about 29 km away. East, every excursion lies in an eight-kilometre band, from about 39 km to Wadi Darbat at about 47 km, so a day towards Taqah can combine the castle, Sumhuram and the wadi on one drive. The private shore, about 250 metres in the developer profile, keeps the daily beach on site.

Freehold ownership and residency

Because the project is inside Hawana Salalah, the ownership position is straightforward.

Foreign freehold in Oman derives from Sultani Decree 12/2006, which permits non-citizen ownership inside approved Integrated Tourism Complexes. Hawana Salalah is one of the country’s approved ITCs. Title here is freehold: registrable in your name, inheritable, and sellable on the open market to another foreign buyer. The brochure describes the ownership as “100% freehold ownership for foreign buyers”.

On residency, two permits are relevant. The brochure offers a “renewable 2-year residence visa” — that is the property-owner residence permit that ITC ownership supports, and it is a different thing from the ten-year Golden Residency. The Golden Residency requires a single ITC property with a registered value of at least OMR 200,000 (about AED 1,910,600 or $520,160) and is decided by the Royal Oman Police; the Owner Visa has no minimum.

Golden Residency is assessed on registered property value, not on the total purchase cost: the 3% transfer fee, VAT, furnishings and legal costs sit outside it. The published apartment entry prices are below OMR 200,000; townhouses, villas and mansions are priced on request, and a townhouse, villa or a higher-floor two-bedroom above the entry price may reach the threshold. The qualifying registered value can be confirmed in writing before committing.

Title registration is handled through the Ministry of Housing and Urban Planning; see our full explainer on Oman’s Golden Visa through property investment.

Residency routes in detail

Golden Residency is the ten-year permit, decided by the Royal Oman Police. It looks at a single ITC property registered at OMR 200,000 or more, relaunched through the Invest Oman platform on 31 August 2025. The test uses the value on the title, so two apartments are considered one at a time rather than added together. The Owner Visa has no minimum value; under Royal Oman Police Decision 87/2026 it is a separate permit with its own term and ends if the property is sold. The brochure also describes a renewable two-year permit for the owner and immediate family, with validity and renewal set by the issuing authority.

The three published apartment prices are each below OMR 200,000, so for them the Owner Visa applies without a value test, while a townhouse, villa or mansion villa registered at OMR 200,000 or above would be assessed under the Golden Residency rule. Neither permit comes from the project itself: each depends on the unit and the applicant, and written confirmation of the registered value before the SPA shows which route is open.

The residences

The mix runs from a studio to a mansion on a hectare-scale plot.

The brands

The multi-branded concept runs through the whole scheme. Named across the two documents: Jacob & Co, Etro Home, Luxury Living Group, ELIE SAAB, Bentley Home, Trussardi, Kadar, John Richmond and Gianfranco Ferré Home. Two residential buildings carry brand names outright — John Richmond Residences and Trussardi Residences — and the brochure states that further names are still to be announced.

The furnished handover

Handover includes the following furnishings and fittings:

For a seasonal owner or a short-let investor, the apartment is usable and lettable on the day it is handed over, with no fit-out budget and no furnishing project. That is a quantifiable saving on the furnishing cost.

Prices

Prices are quoted in UAE dirhams. Conversions below use 1 AED = 0.27225 USD and 1 OMR = 2.6008 USD; both currencies are pegged to the dollar, so the cross-rate is stable.

The price list, unit by unit

Row by row, the one-bedroom (AED 1,100,000) is exactly twice the studio (AED 550,000) in dirhams, and the two-bedroom (AED 1,800,000) is about 3.27 times the studio. The step from studio to one-bedroom is AED 550,000, and from one-bedroom to two-bedroom a further AED 700,000. Against the OMR 200,000 level used for Golden Residency (AED 1,910,600), the three entry prices are about 29%, 58% and 94% of it. The AED 55,000 deposit is 10% of the studio price. The 20 townhouses and 21 villas, including the mansion villas, are priced on request, and every figure here is a “from” price, confirmed in writing for a specific unit.

The payment plan

Mira’s seven stages total 100%, with the split labelled 50/50 — half during construction, half at handover.

Only 20% falls in the first 45 days, and the next 20% is spread across two years. The remaining 50% falls due at handover, either in cash or with a mortgage arranged in advance. Omani banks lend to non-residents at roughly 70% loan-to-value at around 6.00% a year, with benchmarks published by the Central Bank of Oman.

The payment plan in worked figures

The table applies the seven stages to the three entry prices in dirhams. It is illustrative: the SPA fixes the figures for a specific unit.

On a studio, the first two stages come to AED 110,000 within 45 days, and AED 275,000 (50%) has been paid by the 24-month stage, with the same amount due at handover; the matching one-bedroom figures are AED 220,000 and AED 550,000, and the two-bedroom figures AED 360,000 and AED 900,000. In rials the studio schedule is OMR 5,757 twice, OMR 2,879 twice, OMR 5,757 twice again, and OMR 28,787 at handover. The month counts run from booking while handover is a calendar quarter, so the interval between the last instalment and handover depends on the booking date. With half the price due in one step, buyers using a mortgage usually discuss terms with an Omani bank in advance.

Amenities

Two of these merit a closer look. The on-site five-star hotel supports the serviced proposition — housekeeping, in-residence dining and concierge are easier to deliver when a hotel operation already exists on the plot, and it is also what would underpin any rental programme. The medical wellness centre speaks to a specific buyer: longer-staying, older, or health-tourism-oriented, which is a segment Salalah has been courting.

Ownership costs explained

A scheme with a private beach, a 1,600 m² central pool, a hotel and a medical wellness centre has a wide set of shared areas, and the service charge pays for their upkeep. The service-charge schedule, which we can provide on request, states the rate per square metre and what it covers. Under Royal Decree 79/2025 each project has an owners’ association with legal personality, which manages common areas and sets the service-charge budget once it exists.

One-off costs sit alongside: the page lists a 3% transfer fee, VAT and legal costs outside the registered value. As an illustration, 3% of OMR 57,574 is about OMR 1,727 and 3% of OMR 188,423 about OMR 5,653, with the amounts that apply confirmed in writing. Prices are quoted in dirhams and registration is in rials; both are pegged to the dollar (OMR 1 = USD 2.6008), so the rate between them is stable, and the contract states which currency governs.

The developers and their roles

Two developers are involved here: Muriya as master developer and Mira Developments as plot developer.

Muriya — the joint venture of Orascom Development Holding (70%) and Oman’s government-backed Omran Group (OMRAN, 30%) — is the master developer of Hawana Salalah. It built the resort, the marina, the lagoons and the infrastructure, has delivered more than 1,000 homes across the ITC, and holds the ITC framework within which Mira’s plot sits. Orascom has been building integrated resort destinations since 1989, with a land bank above 100 million m² and 34 hotels.

Mira Developments is the plot developer: a Dubai company founded in 2023, specialising in residential and mixed-use schemes created with global design houses. Its presence spans the UAE, Switzerland, Georgia and Oman; its portfolio includes Trussardi Residences and Mira Villas in Dubai, POST Hotel & Residences by ELIE SAAB in Andermatt — notably, another Orascom masterplan — and Mira Coral Bay in Ras Al Khaimah. Mira Ocean Estates is its Omani project.

The roles divide as follows. The land, the ITC status, the infrastructure and the surrounding amenity are Muriya’s, and the freehold title flows from a framework that has been conveying property to foreigners for years. The buildings, the brand partnerships, the furnishing specification and the Q4 2028 handover target are Mira’s. The prior Andermatt collaboration suggests Orascom has worked with them before.

On an off-plan purchase, buyer funds are paid into a regulated escrow account, and the SPA names the contracting counterparty, the handover date and the payment schedule.

More about Mira Developments and Muriya

Mira Developments is a privately held Dubai company founded in 2023 as a developer, with the group’s brokerage business dating from 2020; Timur Mamaikhanov is co-founder and CEO. According to Mira, its portfolio stands at 2,215 units across ten brand collaborations, it builds through its own arm, M1 Construction, and its Mira Care programme, announced in March 2026, gives a five-year maintenance warranty on projects delivered from 2026. The full record is on the Mira Developments developer profile.

Muriya was established in 2006 by Orascom Development Holding and OMRAN, a subsidiary of the Oman Investment Authority. At Hawana Salalah it delivered the Hawana Lagoons apartments and twin houses (260 units, handovers reported from August 2019), and it reports cumulative investment above $750 million across its three Omani destinations as of September 2026. See the Muriya developer profile and the developer directory.

How it compares

Within Hawana Salalah there are now three distinct propositions. Amazi is the villa product — a house, a plot, a private pool — still under construction, about 80% built with first-phase handover reported for Q1 2027. Lubana Island is the lagoon community, waterfront and unfurnished, on a longer timeline. Mira Ocean Estates is the branded, fully furnished, hotel-serviced apartment product, with a studio entry price from AED 550,000 and a 50/50 payment plan. Which suits depends on whether you want land and a garden, water frontage, or a turnkey apartment you can let from the week it completes.

Hawana Salalah projects side by side

The plans share a 10% booking stage but differ in shape: Amazi and Lubana Island spread 90% over twelve instalments of 7.5%, while Mira Ocean Estates places 50% at handover. Amazi’s three-bedroom (OMR 214,000) and four-bedroom (OMR 321,000) are priced above OMR 200,000.

Rental outlook

The letting case here rests on three specific points: the residences arrive fully furnished, there is a five-star hotel on the plot to provide the service layer, and the whole thing sits inside a resort that already draws visitors year-round rather than on an isolated beach.

Salalah receives more than a million visitors a year with an average stay of 5.6 nights, served by 15 airlines to 17 destinations. The khareef — the Indian Ocean monsoon that turns the mountains green from roughly June to September — concentrates Gulf family demand into a short, intense season, and the ocean swimming season runs October to May, which gives the destination two seasons rather than a single peak.

Handover is targeted for Q4 2028 (per the developer), so rental income would begin after that date. Model net rent after service charge, management, voids and seasonality rather than from headline yields. Oman levies no personal income tax on rental earnings; statistics come from the National Centre for Statistics and Information and investor incentives from Invest Oman.

Why Oman, and why Dhofar

Oman’s proposition differs from that of its Gulf neighbours, and this project sits in Dhofar. From roughly June to September the khareef turns the mountains behind Salalah green and drops temperatures into the low twenties — the Indian Ocean monsoon. Wadi Darbat fills with waterfalls and lakes; Al Mughsail Beach, 29 km west, is framed by limestone cliffs and natural blowholes; Sumhuram at Khor Rori forms part of the UNESCO “Land of Frankincense” inscription.

The Sultanate is included in Numbeo‘s safety indices, living costs run below neighbouring Gulf states, there is no personal income tax on rental earnings and no inheritance tax. Tourism growth in Dhofar is a stated element of Oman Vision 2040. Regional tourism information is published by Experience Oman, policy by the Ministry of Heritage and Tourism, and country information at oman.om, with current affairs in the Times of Oman. Salalah International Airport is under 9 km away.

How buying works, step by step

The sequence follows the process described for this project and Royal Decree 79/2025, the Real Estate Regulation Law, in force since 10 March 2026.

1. Reservation. The AED 55,000 booking deposit reserves a unit and is the first 10% of a studio. The reservation form, its terms and the draft contract are reviewed in writing before payment.

2. SPA. About 45 days later the buyer signs the sale and purchase agreement and pays the second 10%. It names the contracting counterparty, the handover date and the payment schedule, and sets out the grace period, the compensation and refund terms and the buyer’s right to terminate.

3. Escrow and registration. Each licensed project holds its own escrow account, buyer payments go into it, and withdrawals follow approved construction phases; the escrow bank appears in the SPA. The unit is entered in the preliminary real estate register, and title is later registered in the owner’s name through the Ministry, with the 3% transfer fee.

4. Instalments and handover. The buyer pays the remaining stages on schedule while the engineer’s progress reports track construction. At handover, targeted for Q4 2028 per the developer, the final 50% falls due and the furnished unit is inspected against the written furniture list, with any finishing points recorded for correction (snagging).

5. After handover. The owner can apply for the residency route that matches the registered value, and any letting follows the sale contract and the community rules.

Who the home suits

Families find play areas, a playground, walking paths, a private beach and pools inside the scheme. Second-home owners receive a unit furnished down to linen and tableware, with concierge, valet parking and housekeeping, and two visiting seasons: the khareef from roughly June to September and ocean swimming from October to May. Investors weigh furnished units and a five-star hotel against a Q4 2028 handover, so rental income would start after that date, and net rent is modelled after service charge, management and seasonality. Retirees and long-stay owners have the medical wellness centre, Lifeline Clinic Hawana in the resort and the airport about 8.7 km away.

What to Prepare When Reserving

These are the documents and details a buyer normally receives or confirms when reserving: the reservation form, the sale and purchase agreement, the payment schedule, the escrow account details and the handover schedule.

• Reservation form and booking deposit. The AED 55,000 expression-of-interest deposit and the reservation terms, in writing.
• Unit details. The floor plan, the built-up and net area of the specific unit, and the design house attached to it.
• Sale and purchase agreement. The contracting counterparty, the handover date (target Q4 2028 per the developer) and the payment schedule.
• Escrow account details. The regulated account into which buyer funds are paid.
• ITC and title documents. Confirmation that the unit sits inside Hawana Salalah and that freehold title can be registered in the buyer’s name.
• Service charge schedule. The rate per square metre and what it covers across the private beach, pool, hotel and medical centre.
• Residency route. The permit being used: the property-owner residence permit, the Golden Residency (single ITC property worth at least OMR 200,000, decided by the Royal Oman Police) or the Owner Visa (no minimum).
• Financing and currency. Any mortgage arranged ahead of the 50% handover payment, and the currency of the SPA and the registered price.

Frequently asked questions

How many residences are there, and of what type?

There are 263: 222 apartments in three buildings (studios, one-bedroom and two-bedroom), 21 villas including the mansion villas, and 20 townhouses, with a 130-key five-star hotel on site.

Which units are at or above OMR 200,000?

The published entry prices of OMR 57,574, OMR 115,147 and OMR 188,423 are all below OMR 200,000. Townhouses, villas and mansion villas are priced on request, and the registered value of a unit is confirmed in writing.

What is included in the furnished handover?

Italian-made furniture, integrated lighting, kitchen cabinetry, equipment and appliances, bed linen and tableware.

Glossary of terms used on this page

• ITC. An Integrated Tourism Complex, a designated resort zone where non-Omanis may own property under Sultani Decree 12/2006.
• Freehold. Ownership registered in the buyer’s name that can be inherited and sold.
• SPA. The sale and purchase agreement.
• Escrow account. A project account holding buyer payments, released against construction phases.
• Snagging. The handover inspection that records finishing points to correct.
• Golden Residency. A ten-year permit for a single ITC property registered at OMR 200,000 or more.
• Owner Visa. A residence permit for property owners with no minimum value.

Further reading

Background reading that goes deeper than a listing can, on the questions this project raises.

• Beachfront property in Oman — which coastal homes are actually freehold — the full 11-project tenure and price comparison
• Hawana Salalah — beach and marina guide — the ITC this project sits inside
• Branded residences in Oman — how single-brand programmes compare with Mira’s multi-branded model
• Golden Residency vs the Owner Visa — which residency permit applies to an apartment here
• Buying off-plan in Oman — escrow, the SPA and the handover sequence
• Service charges in Oman — what the charge covers
• Muscat vs Salalah — the demand pattern behind a Dhofar purchase
• Freehold property in Oman — the ownership framework in full

Enquire about Mira Ocean Estates

UInvest Group works directly with developers across Oman. On Mira Ocean Estates we can provide the floor plans and measured areas, current availability and pricing by unit type in Omani riyals as well as dirhams, the service-charge schedule, the identity of the hotel operator, and the escrow arrangements and contracting entity.

If you want an earlier handover in the same resort than 2028 (Muriya reports Amazi’s first phase for Q1 2027), see Amazi; for the lagoon-front alternative inside it, Lubana Island. For the same developer group’s Muscat-side ITC, see Rihanna at Jebel Sifah and Olive Farms. And if a branded, furnished, move-in-ready residence is the requirement and you are open to the capital, see the Mandarin Oriental Residences in Muscat.