Olive Farms is a 46-unit family farmhouse community developed by Muriya at Jebel Sifah, roughly 45 minutes south of Muscat on Oman’s Al Sharqiyah coast, set inland from the marina and oriented toward the dramatic Al Hajar Mountains. Designed around single-storey villas with generous private gardens, Olive Farms is priced from OMR 79,500 and offered on full freehold title to buyers of any nationality, with no local sponsor or company structure required.
Olive Farms takes its name and design language from the slow, sunlit rhythm of the olive tree — a concept Muriya has built into every layer of the project, from single-storey layouts that keep every family member on one level, to large private gardens designed for shared meals, quiet mornings and children playing freely outdoors. The community is Phase I of a planned two-phase release: 46 farmhouses split across three formats, with a Phase II already planned on an adjacent parcel within the masterplan.
Unlike many off-plan communities built around apartment towers, Olive Farms is a low-density, villa-only release, giving it one of the largest plot-to-built-area ratios of any Muriya product currently on the market — a meaningful differentiator for buyers who want genuine outdoor space rather than a shared communal garden.
Olive Farms is priced from OMR 79,500 (around OMR 1,060 per square metre) across three farmhouse formats:
Every farmhouse is single-storey, with private gardens ranging from roughly 185 to 230 square metres — a scale of private outdoor space rare at this price point anywhere in Oman’s freehold market.
Olive Farms sits inland from Jebel Sifah’s marina, oriented toward the Al Hajar Mountains rather than the coastline directly, giving it a quieter, more residential feel than the marina-facing precincts of the wider destination. Jebel Sifah itself is roughly a 45-minute drive south of Muscat and Muscat International Airport, positioned on a dramatic stretch of coastline shaped by ancient rock formations and cliffs. Within the masterplan, residents are a short drive from the Jebel Sifah Marina (117 berths), a Harradine-designed PGA 9-hole golf course and driving range, the Sifawy Boutique Hotel, and two beach clubs — Bank Beach Club and Dunes Beach Club.
Beyond each farmhouse’s private garden, Olive Farms residents have access to a kids’ splash zone and water play area, shaded nature playgrounds, and walking paths threading through landscaped green pockets between homes. The wider Jebel Sifah destination adds a horse stable, diving and watersports centre, padel and tennis courts, restaurants, cafés and convenience retail, plus an on-site clinic and pharmacy — giving Olive Farms residents a full lifestyle infrastructure without needing to leave the masterplan for daily needs.
Olive Farms is sold under Muriya’s standard 3-year, interest-free instalment structure: 10% due on signing, followed by 12 quarterly instalments of 7.5% each spread over 36 months. As with other Muriya releases, no interest is charged across the plan. Note that Olive Farms’ precise handover date has not yet been publicly fixed by the developer at time of writing — buyers should confirm the current construction timeline directly with UInvest or Muriya’s sales office before reserving, since firm handover dates are typically announced as construction milestones are reached.
Jebel Sifah is a designated Integrated Tourism Complex under Omani law, meaning Olive Farms is sold on full freehold title to foreign buyers, with no requirement for an Omani partner or local company. A qualifying purchase supports an Investor Residency Card application, and buyers investing above the relevant threshold can apply for Oman’s 10-year Golden Residency, extendable to a spouse and dependent children.
Most buyers at Olive Farms purchase using Muriya’s own interest-free instalment plan rather than a bank mortgage, since the 10% down payment and 36-month quarterly structure already spreads the cost without financing charges. Buyers wanting to accelerate completion can explore mortgage products offered by banks operating in Oman to non-resident freehold buyers within designated ITCs, though these typically require a larger initial equity contribution than the developer’s own down payment and are subject to standard income and credit checks.
Off-plan sales at Jebel Sifah, as with all of Oman’s designated ITCs, operate under a regulated escrow framework: buyer instalments for a project under construction are held in a dedicated project escrow account, with funds released against verified construction progress rather than paid directly to the developer up front. This structure is designed to protect buyer capital through the construction period. Buyers should confirm the specific escrow arrangement in their Sale and Purchase Agreement and can request construction progress updates from UInvest or Muriya’s sales office at any stage.
At roughly OMR 1,060 per square metre, Olive Farms sits below the OMR 1,300–1,500 per square metre range typically seen at Muriya’s own Lubana Island release in Hawana Salalah, and meaningfully below the OMR 2,000-plus per square metre common for branded beachfront product in Muscat’s Al Mouj or Shatti Al Qurum districts. The discount reflects both Jebel Sifah’s inland, family-residential positioning at Olive Farms specifically and the villa-format, lower-density nature of the release compared with apartment-tower product elsewhere in the portfolio.
Oman now designates a growing number of Integrated Tourism Complexes where foreign freehold ownership is permitted. Within a roughly one-hour radius of Muscat, buyers can choose between Al Mouj’s established marina-city infrastructure, Muscat Bay’s higher-density resort positioning, the newer Sultan Haitham City masterplan on the capital’s northern edge, and Jebel Sifah’s more rugged, mountain-backed coastal setting. Olive Farms’ villa-only, family-first format has few direct equivalents among these — most competing ITCs are dominated by apartment product — making it a relatively unique offering for buyers specifically seeking single-storey freehold villas with genuine private gardens within reach of Muscat.
Olive Farms occupies a distinct niche within Oman’s freehold market: genuine single-storey family villas with large private gardens, priced meaningfully below equivalent villa product in Muscat’s Al Mouj or Muscat Bay. For end-user buyers, that combination of space, privacy and price makes it one of the more compelling family-home options among Muriya’s current Jebel Sifah releases. For investors, the same low-density, family-first positioning tends to attract longer-tenure tenants and owner-occupiers rather than the short-let-driven demand seen at more resort-style coastal releases — a different but equally valid rental profile, generally trading some peak-season yield upside for more stable, lower-turnover occupancy. This lower-turnover profile also tends to reduce ongoing management overhead for owners not resident in Oman, since longer-tenure tenants require less frequent cleaning, guest handover and maintenance coordination than a rotating cycle of short-let holidaymakers.
The 1-bedroom farmhouse, at 10 units the smallest cohort in the release, suits buyers prioritising the lowest entry price while still getting a genuine private garden — a rare combination among Oman’s entry-level freehold product. The 2-bedroom farmhouse, the largest cohort at 23 units, is Olive Farms’ core offering, sized for small families or couples wanting a dedicated guest room or home office. The 3-bedroom farmhouse, with the largest plot and garden in the release, suits larger families or buyers planning to use the property as a full-time home rather than an occasional retreat.
Owners planning to let their farmhouse can choose between a full furnishing package arranged through an approved local contractor, sized to the unit’s bedroom count, or self-furnishing for buyers who want more control over cost and style. Given Olive Farms’ family-first positioning, furnished units tend to perform best when styled for longer-stay family tenants rather than short-let holiday guests, in contrast to Jebel Sifah’s more resort-oriented apartment releases. Local property management companies operating across Jebel Sifah can take over listing, maintenance and guest or tenant management for owners not resident in Oman.
Jebel Sifah has been delivering completed property since the mid-2010s, giving it a meaningfully more established resale market than Oman’s newest masterplan destinations. Earlier Muriya releases in the destination, including its marina apartments and initial villa phases, now trade on the secondary market, giving buyers and their agents genuine comparable sales data to reference when underwriting a purchase at Olive Farms — something not yet available for entirely new masterplans still in their first construction phase. As Olive Farms itself moves through handover and its first owners begin to resell, it is expected to build its own comparable sales history within the wider Jebel Sifah market.
Jebel Sifah rises from a landscape of dramatic rock formations and sweeping coastal contours shaped over centuries by wind and sea, giving the destination a visual character distinct from the flatter, more built-up feel of Al Mouj or central Muscat. Muriya has developed the masterplan in successive phases since the mid-2010s, building out the marina, golf course, hotel and beach-club infrastructure that now supports multiple residential releases across the destination, including Raya, Solaris and Olive Farms itself. The 45-minute drive from Muscat positions Jebel Sifah as a genuine weekend and holiday-home market for Muscat residents, in addition to its appeal to international buyers.
As with all off-plan Muriya releases, construction progress at Olive Farms is reported periodically against the milestones tied to the payment plan’s escrow drawdowns, giving buyers a way to track development independently of marketing updates. UInvest maintains contact with Muriya’s sales and project teams and can provide buyers with current progress photography, updated delivery estimates and any changes to the unit specification ahead of each instalment due date, so that off-plan buyers are not relying solely on the initial reservation-stage materials for the full duration of the payment plan.
Jebel Sifah’s current portfolio spans several distinct product types across price points: Raya, positioned toward the upper end of the destination’s pricing; Solaris, targeting a lower entry price point; and Olive Farms, the destination’s clearest family-villa offering. Where Raya and Solaris lean toward apartment-style or higher-density product aimed at investors and lifestyle buyers, Olive Farms’ single-storey villa format and large private gardens set it apart as the masterplan’s most residential, family-oriented release. Buyers comparing options within Jebel Sifah should weigh unit format and target tenant or occupant profile as heavily as headline price per square metre, since the products are not directly interchangeable.
As Jebel Sifah’s marina, golf course and hospitality infrastructure continue to mature, low-density villa releases like Olive Farms have historically captured a different value trajectory than apartment towers within the same masterplan — typically slower initial appreciation but stronger long-term retention of resale value, reflecting the scarcity of genuine villa-format freehold stock with private gardens relative to the larger pool of apartment inventory across Oman’s ITCs. Buyers taking a multi-year hold view should factor this differentiated trajectory into their comparison against apartment-format alternatives, and should weigh Jebel Sifah’s continued infrastructure build-out — including planned future phases across the wider masterplan — as a factor likely to support long-term demand for the destination’s existing freehold stock.
As with other Muriya communities, Olive Farms will operate under an owners’ association responsible for maintaining shared infrastructure — landscaped walkways, kids’ play areas and common green pockets between homes — funded through an annual service charge calculated on a per-square-metre basis and set out in the Sale and Purchase Agreement. Because Olive Farms is a lower-density, villa-only release rather than a shared-amenity apartment tower, service charges here are typically more modest than at marina- or pool-facing apartment buildings elsewhere in the Jebel Sifah masterplan; buyers should confirm the current rate before signing.
Olive Farms is priced in Omani Rials (OMR), pegged to the US Dollar at a fixed rate since 1986. This currency stability removes exchange-rate risk for international buyers converting from USD, AED or other Dollar-pegged Gulf currencies over the life of the payment plan — a meaningful practical advantage compared with markets priced in a freely floating local currency, where multi-year off-plan payment plans can be exposed to material currency movement between reservation and completion.
The purchase process follows the standard structure used across Oman’s freehold ITCs: a reservation agreement and 10% down payment secure the specific unit and pricing, followed by the full Sale and Purchase Agreement setting out the payment schedule and specification. Quarterly instalments then follow through to handover, after which buyers are invited to a snagging inspection before final acceptance and title registration with Oman’s Ministry of Housing and Urban Planning. Buyers pursuing an Investor Residency Card or Golden Residency typically begin that process once title registration is complete.
Muriya is one of Oman’s leading master-developers of Integrated Tourism Complexes, established in 2006 as a joint venture between Orascom Development Holding AG — a Switzerland-listed developer with more than 34 years of integrated-town experience across destinations including El Gouna in Egypt, The Cove in the UAE and Andermatt Swiss Alps — and Oman Tourism Development Company SAOC, the tourism investment arm of OMRAN Group, the Sultanate’s government tourism authority. Muriya’s Oman portfolio spans Jebel Sifah and Hawana Salalah, giving Olive Farms the backing of a developer with a near two-decade delivery record in the country.
While Jebel Sifah itself remains a resort-scale destination rather than a full city, it sits within reach of Muscat’s wider network of international schools, hospitals and shopping centres via the coastal road, making Olive Farms workable as a full-time family base for owners comfortable with a daily or occasional commute into the capital for schooling and specialist healthcare. Buyers whose priority is walking-distance access to international schools should weigh this trade-off carefully against Al Mouj or central Muscat districts, where that infrastructure sits inside the community itself, rather than a coastal drive away as it is from Jebel Sifah.
Olive Farms suits family buyers who want single-storey living, genuine private outdoor space and a quieter, inland setting within a resort masterplan — a distinct profile from buyers chasing marina-view apartments or beachfront towers elsewhere at Jebel Sifah. It also suits value-focused buyers comparing price per square metre against Muscat’s established ITCs, since Olive Farms’ entry pricing sits well below comparable villa product in Al Mouj or Muscat Bay. Buyers whose primary goal is short-let holiday income are likely to find better-suited product in Jebel Sifah’s more marina- and beach-facing releases, given Olive Farms’ inland, family-residential orientation.
Jebel Sifah is reached from Muscat via a coastal road that winds through some of Oman’s most dramatic scenery, past cliffside villages and sweeping sea views, making the drive itself part of the destination’s appeal for weekend visitors. The route is fully sealed and well maintained, typically taking 45 minutes to an hour depending on traffic and starting point within Muscat, and passes several viewpoints popular with residents for weekend drives and photography. For international buyers, Muscat International Airport remains the nearest major gateway, with Jebel Sifah accessible by taxi or private transfer directly from arrivals — a more straightforward logistics chain than destinations requiring a domestic connecting flight, such as Hawana Salalah further south.
Buyers evaluating Olive Farms against Oman’s newest supply should also be aware of Sultan Haitham City, a large government-anchored masterplan on Muscat’s northern edge offering some of the lowest entry pricing of any Muscat-area ITC, alongside Jebel Sifah’s own newer releases. Sultan Haitham City’s infrastructure and rental track record remain considerably less developed than Jebel Sifah’s, given its earlier stage of construction, but it offers a useful lower-cost comparison point for buyers purely optimising for entry price rather than an established lifestyle destination with a decade of delivered infrastructure behind it.
Yes. Jebel Sifah is a designated Integrated Tourism Complex, so Olive Farms is sold on full freehold title to buyers of any nationality, with no local partner or sponsor required.
10% is due on signing, followed by 12 quarterly instalments of 7.5% each over 36 months, interest-free.
Olive Farms’ precise handover date has not yet been publicly fixed; buyers should confirm the current construction timeline directly with UInvest before reserving.
A qualifying purchase supports an Investor Residency Card application, and buyers above the relevant threshold can apply for Oman’s 10-year Golden Residency, extendable to a spouse and dependent children.
Approximately 45 minutes by car from central Muscat and Muscat International Airport.
Private gardens range from approximately 185 to 230 square metres depending on unit type — among the largest private outdoor spaces available in Oman’s freehold market at this price point.
Yes, Muriya has planned a second phase on an adjacent parcel within the Jebel Sifah masterplan, though specific timing and unit release details should be confirmed directly with UInvest.
Oman levies no capital gains tax and no recurring annual property tax on freehold residential real estate, and places no restriction on repatriating rental income or sale proceeds abroad.
Yes — the single-storey layout, large private gardens and inland, quieter setting make Olive Farms one of the stronger full-time family-home options among Jebel Sifah’s current release of freehold villas.
The wider destination includes a 117-berth marina, a Harradine-designed 9-hole golf course, the Sifawy Boutique Hotel, two beach clubs, a diving and watersports centre, padel and tennis courts, and on-site restaurants, retail, a clinic and pharmacy.
In most cases qualifying investment thresholds can be met through a single unit or a combination of freehold units within the same ownership structure; buyers close to the threshold should confirm current rules with UInvest and Oman’s Ministry of Housing and Urban Planning.
Both are Muriya releases sold on the same 10% down, 12-quarterly-instalment structure, but Lubana Island is a lagoon-facing chalet and villa release in Salalah’s monsoon-climate south, while Olive Farms is an inland, family-villa community 45 minutes from Muscat — the two suit different buyer priorities around climate, proximity to the capital and lifestyle setting.
Freehold ITC titles in Oman are generally resaleable once a buyer’s contractual obligations under the Sale and Purchase Agreement are met; specific resale terms and any developer transfer fee should be confirmed at the point of reservation.
Jebel Sifah retains a quieter, more residential character than Al Mouj or central Muscat, with development still relatively contained around the marina, golf course and a handful of residential precincts rather than spread across a large mixed-use city. For owners of a family villa at Olive Farms, that translates into a genuinely calm setting — closer to a coastal village than an urban district — while still delivering hotel-standard hospitality through the Sifawy Boutique Hotel and full lifestyle infrastructure through the marina, golf and beach clubs. Buyers weighing Jebel Sifah against Al Mouj should treat the two as offering different registers of the same underlying Oman freehold proposition: Al Mouj as an established, higher-density waterfront city, and Jebel Sifah as a quieter, more contained resort village within reach of Muscat.
Olive Farms brings a rare combination to Oman’s freehold market — genuine single-storey family villas with large private gardens, at a price point well below comparable Muscat villa product, inside a masterplan already home to a marina, golf course, boutique hotel and full lifestyle infrastructure. For buyers prioritising space, privacy and family living over resort-facing apartment towers, it remains one of Muriya’s most distinctive current releases. Read our complete guide to Jebel Sifah, browse all freehold properties in Oman, and contact UInvest for current unit availability, floor plans, the latest construction timeline and a personalised comparison against Muriya’s other current releases across Jebel Sifah and Hawana Salalah before you reserve.
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