Olive Farms, Jebel Sifah, Oman — 46 Freehold Villas from $195,100

Olive Farms is a collection of 46 standalone single-storey villas inside Jebel Sifah, the marina-and-golf community that Muriya has been building on Oman’s northern coast since 2006. Ivory facades sit at the foot of the Al Hajar mountains, and the scheme’s defining idea is that no two villas look quite alike: the 46 homes are drawn in three distinct architectural styles — standard, minimalist and Greek — so the street reads as a village rather than a repeated row.

The headline that matters most is buried in the floor plans rather than the price list. The published size range of 807 to 1,292 sq ft is built-up area only. The plots these villas sit on are 260 to 350 m², which means between 65% and 71% of what you buy is private garden. On the entry villa that is 185 m² of walled outdoor ground against 75 m² of house — and the developer will build a heated pool, a barbecue area, a fire pit or an outdoor shower into it on request.

Two other things frame everything below. At OMR 75,000 — about $195,100, quoted January 2026 — this is the cheapest freehold villa in our Oman portfolio. And only 3 of the 46 villas remain, with completion set for Q4 2028.

Olive Farms at a glance

The unit mix, and what is actually left

Exactly half the scheme is two-bedroom, which tells you who Muriya built this for: couples and small families who want a detached house with a garden rather than a large one with none. With three villas left, the type and style you want may simply not be among them, so the first question to ask is not price but which three are still available and in which configuration.

Plot, house and garden — the number the price list hides

This table is the reason to read past the headline. A listing that says “807 sq ft” reads like a small apartment; what is actually on offer is a 2,800 sq ft plot with a compact, well-finished house on one end of it. That is a fundamentally different product, and it is priced accordingly — see the per-square-foot comparison further down.

It also changes what your money buys over time. Built area is fixed at handover; garden is what you develop. Muriya will install a pool with heating and cooling pumps, a barbecue area, a fire pit, an outdoor shower or solar panels, and its team will do the landscaping — lawn, stone pathways, hedges. Get every one of those priced before you sign, because they are the difference between a plot and a finished home, and none of them are in the headline figure.

Three architectural styles

All three share an ivory palette chosen to reflect sunlight and echo the sand tones of the coast, and all three use floor-to-ceiling sliding windows in aluminium frames. The differences are real but disciplined — this is variation within one language, not three unrelated designs sharing a street.

Worth knowing before you choose: the style is tied to the villa, not selected separately. With three homes left, style and layout come as a package.

What each finish package includes

This is the most detailed finishing specification of any project we cover in Oman — right down to the tap material and the shelf detail in the shower. That level of disclosure is itself a signal: developers who publish this much are usually the ones who intend to build it.

Two gaps remain. Wardrobes are optional in all three packages, so a villa delivered without them needs a joinery budget. And as with the rest of the portfolio, kitchen appliances are not listed — cabinetry and worktops are specified, equipment is not. Ask for the appliance schedule in writing.

What you can add to the garden

The pool with a cooling pump is the option most people underestimate. In an Omani summer an unshaded pool becomes unusable without one, so a heating-only system is a half-measure. That Muriya offers cooling as standard equipment suggests the specification was written by people who live here.

Solar panels as a factory option are the other line worth pausing on. Almost no Omani residential scheme offers them at purchase, and on a single-storey villa with a large uninterrupted roof the economics are better than on an apartment. Ask for the cost and the expected offset against your electricity bill.

On-site amenities

That is a short list, and deliberately so. Olive Farms has no pool, gym or spa of its own — the amenity offer is the wider Jebel Sifah community, which has a marina, an 18-hole golf course, a hotel, beach clubs and restaurants. Your private pool is in your own garden, not shared. For a 46-villa scheme that is the right trade: fewer communal facilities to fund through the service charge, and more space per household.

Payment plan: everything before handover

Twelve quarterly instalments of 7.5% plus the 10% booking payment comes to exactly 100%, which means nothing is held back for handover. You have no retained leverage over snagging and no cushion if Q4 2028 slips. Against the rest of the portfolio this is the weakest buyer position, shared only with Al Mina:

This does not make it a bad purchase — it makes escrow and a written late-delivery remedy non-negotiable. Insist that every instalment routes to the project’s escrow account and that the contract carries a penalty if the Q4 2028 date moves. Our guide to buying off-plan property in Oman explains how escrow works here.

There is a mitigating factor. The schedule is genuinely long — three years of quarterly payments — which spreads the commitment further than most Omani plans and means your capital goes in gradually rather than in large milestone lumps.

What each instalment costs

Around $14,600 every three months for three years is the practical commitment on the entry villa — before you add a pool, landscaping or wardrobes. Budget those in from the start rather than treating them as an afterthought.

Service charge: not published

The data sheet gives no service charge figure at all. On a scheme with no shared pool or gym the community-level charge should be modest, but Olive Farms sits inside Jebel Sifah, and ITC communities levy a master-community charge covering roads, landscaping, security and shared infrastructure regardless of what your own scheme contains.

Ask for two separate numbers in writing: the Olive Farms charge and the Jebel Sifah master-community charge, both in OMR per m² per year, and confirm whether they are billed on plot area or built-up area. On a villa where the plot is three times the house, that distinction is worth a lot of money. Our guide to service charges in Oman real estate sets out what these fees normally cover.

Residency: below the Golden threshold, inside the Owner Visa

At OMR 75,000 the entry villa is well under the Golden Residency threshold. The larger three-bedroom villas are not individually priced in the material we hold, so if residency is your goal, ask specifically whether any remaining villa is priced at or above OMR 200,000 — do not assume the top of the range clears it.

The Owner Visa introduced by Royal Oman Police Decision No. 87/2026 is the realistic route here. It is sponsor-free, granted on a certificate from the competent authority, specifies no minimum property value, runs six months to a year and is renewable, permits stays of up to three months per entry, and extends to a spouse and first-degree relatives. It lapses if you sell. Our guide, Golden Residency vs the new Owner Visa, covers both.

The developer: Muriya

One correction to the brochure. The developer presentation credits Muriya with “over 33 years of experience”. That is Orascom Development’s record, dating from El Gouna in 1989 — Muriya is the younger Omani joint venture through which Orascom and Omran operate here. The distinction matters because the thing genuinely underwriting this project is the 30% government shareholding plus a parent with nine completed destinations including Andermatt in the Swiss Alps and Luštica Bay in Montenegro. Muriya publishes its portfolio at muriya.om; the group’s figures are at orascomdh.com.

The best diligence is a site visit. Jebel Sifah has been handing over homes for well over a decade. You can walk completed streets, use the marina, play the course and eat at the restaurants before committing — which is not true of most schemes selling off-plan around Muscat.

Jebel Sifah: the community around the villas

The Jebel Sifah picture is set out in full in our complete guide to Jebel Sifah, and the neighbouring schemes are worth comparing directly: Raya, Solaris, The Beachfront and Jebel Sifah land plots.

Two corrections to the published material

The developer brochure contains two errors worth flagging, because both are the kind of thing a buyer would otherwise repeat.

Neither changes the investment case, but the golf one is a material understatement: an 18-hole championship course five minutes away is a meaningfully stronger amenity than a 9-hole one, and it is the course’s actual specification. Tee times and rates are published at Jebel Sifah Golf; the marina publishes its own figures at Jebel Sifah Marina.

Location and travel times

This table has a sharp shape: everything you want for a weekend is five minutes away, and everything you need for a week is forty-five. School, beach and golf are inside the community. The nearest hypermarket and the nearest sizeable medical centre are both around 46 minutes.

Jebel Sifah does have a SPAR supermarket and the Jebel Sifah Clinic within the community — those appear on the data sheets of neighbouring schemes and cover day-to-day needs and primary care. But for a full weekly shop, a specialist appointment or a hospital, you are driving toward Muscat. That is a reasonable trade for a resort address and a poor one for a primary family home, and which of those you are buying should decide the matter.

Where Olive Farms sits on price

Two comparisons on this table are worth stating plainly.

First: Olive Farms and The Great Escape cost the same money. $195,100 against $195,000. One buys a one-bedroom apartment at AIDA; the other buys a detached villa on a 2,800 sq ft plot with a 185 m² private garden inside a community with a marina and a championship golf course. For a buyer at that budget, that is the single most consequential comparison on this page.

Second: it is the second-cheapest villa per built square foot in the portfolio — and if you price it by land instead, the entry villa works out at roughly $70 per square foot of plot. Space in Oman is not expensive; the coastline and the community are what you pay for. If cheap floor area is the sole objective, other Muscat districts still beat it.

Who Olive Farms suits — and who it does not

Freehold ownership

Jebel Sifah is an Integrated Tourism Complex, the designation under which Oman permits foreign freehold ownership. Title registers in the buyer’s name, is inheritable and can be sold on the open market to any nationality. Jebel Sifah is among the longest-established ITCs in the country, so the legal framework here is settled practice with a real transaction history behind it — not a recent concession.

A villa on a registered plot is also the cleanest form of that title: you own the land, not a share of a building. How the zones work is set out in our guide to freehold property and the ITC system in Oman, and our ITC comparison sets Jebel Sifah against the alternatives.

Rental demand and exit

Olive Farms rents into a market that already exists. Jebel Sifah has a working hotel, restaurants, a marina, a golf course and two beach clubs operating today, and it draws weekenders from Muscat year-round. A detached villa with a private pool and a walled garden is a scarcer holiday-let product than another apartment, and it commands a different rate.

The three-bedroom villas in particular suit family groups, which is the segment least well served by the apartment stock elsewhere in the community. Current ranges are in our Oman rental yields guide.

Confirm the short-let policy before you buy. In a community with an operating hotel, holiday letting by owners is often restricted or routed through an approved operator — a commercial question with a direct effect on yield that deserves a written answer.

On exit, scarcity works in your favour: there are only 46 of these, on a coastline with no comparable stock, and the neighbouring completed phases give real comparables. The counterweight is that a villa at this price attracts a smaller, more international buyer pool than an apartment, and the garden’s condition will do a lot of the selling. If you need to exit before 2028, ask about assignment policy, fee and the earliest permitted date before you sign.

Risks worth weighing

100% paid before handover. No retention, no leverage on snagging, no cushion against delay. Escrow and a written remedy are essential.

Only 3 of 46 villas remain. Choice of style, layout and orientation is effectively gone; you take what is left.

Completion is Q4 2028. That is a long runway — more than two years of construction risk from today.

Service charge unpublished. Two charges may apply — scheme and master community — and neither is disclosed.

Everyday services are 46 minutes away. Fine for a weekend house, a real constraint for full-time living.

Pool, landscaping and wardrobes are extras. The headline price buys a house on bare ground. Budget the difference.

Appliances unspecified. Kitchen cabinetry and worktops are detailed; equipment is not.

Number of floors not published. The data sheet leaves it blank, though the layouts confirm single-storey throughout.

Why Oman, and why this price point

The case for Oman is freehold title in designated zones, no annual property tax and no income tax on rent, and safety numbers that place the country among the calmest in the world on international crime indices. The rial’s long-standing peg to the US dollar removes currency risk for dollar-based buyers, and national policy direction is set out by Oman Vision 2040.

Olive Farms occupies an unusual slot in that market: it is the point at which a detached freehold villa becomes cheaper than a mid-market apartment. That is not a permanent feature of the Omani coast — it exists because this is a small scheme of compact houses on generous plots, in a community that was built out over fifteen years rather than launched last year. On timing, see whether 2026 is still a good time to buy in Oman; for transaction costs, our guide to property tax in Oman.

Paying from abroad

Prices are quoted and settled in Omani rials. The rial has been pegged to the US dollar for decades, so a dollar-based buyer carries effectively no currency risk; buyers settling in other currencies do. With thirteen separate payments across three years, that exposure repeats every quarter — worth discussing forward cover with your bank if your income is in a third currency.

Payments should route to the project’s escrow account rather than a general company account, which matters doubly on a plan where the full price is paid before handover. Verify the account details independently before the first transfer and keep SWIFT confirmations for the registration file. Rates and banking-sector data are published by the Central Bank of Oman. If you are considering borrowing locally, see our guide to mortgages in Oman for foreigners.

How to buy: step by step

• 1. Ask which three villas are left — bedroom count, architectural style, plot size and orientation. With 93% sold this determines everything else.
• 2. Get the current price in writing. The OMR 75,000 figure is a January 2026 quote for the entry villa.
• 3. Price the garden. Pool with cooling pump, barbecue, fire pit, outdoor shower, solar panels, landscaping — itemised.
• 4. Get both service charges — Olive Farms and the Jebel Sifah master community — in OMR per m² per year, and confirm whether they bill on plot or built-up area.
• 5. Confirm the appliance and wardrobe schedule in writing. Wardrobes are optional in all three finish packages.
• 6. Secure escrow and a delay remedy. With 100% paid before handover this is your only protection.
• 7. Visit. Jebel Sifah is built and operating — walk it, play the course, then decide.
• 8. Register title and, if residency matters, take advice on the Owner Visa route.

Buyer due-diligence checklist

• Get the live list of the 3 remaining villas by type, style, plot and aspect.
• Confirm the current price in writing — the published figure is a January 2026 quote.
• Obtain an itemised quote for pool, cooling pump, barbecue, fire pit, outdoor shower and solar panels.
• Get the landscaping specification and price — lawn, pathways, hedges.
• Request both the scheme and master-community service charges, per m² per year.
• Clarify whether service charge is billed on plot area or built-up area.
• Get the written kitchen appliance schedule.
• Confirm whether wardrobes are included in your specific villa.
• Verify the escrow account and route every instalment to it.
• Negotiate a written remedy for late delivery — nothing is retained at handover.
• Get the thirteen payment dates in writing against the Q4 2028 target.
• Ask whether residents get preference on marina berthing or golf membership.
• Clarify the short-term letting policy and whether an approved operator is mandatory.
• If residency matters, ask whether any remaining villa is priced at or above OMR 200,000.

Frequently asked questions

Where is Olive Farms?
Inside Jebel Sifah, a gated resort community on Oman’s northern coast between the Gulf of Oman and the Al Hajar mountains, about an hour southeast of Muscat.

How many villas are there?
46 standalone single-storey villas — 10 one-bedroom, 23 two-bedroom and 13 three-bedroom. Three remain available.

Can foreigners buy at Olive Farms?
Yes. Jebel Sifah is an Integrated Tourism Complex, the designation under which Oman permits foreign freehold ownership, with title registered in the buyer’s name.

How much do the villas cost?
From OMR 75,000 — about $195,100 — as quoted in January 2026. Larger villas are priced above that; ask for the current list.

How big are the villas?
Built-up area runs 807 to 1,292 sq ft (75–120 m²), but the plots are 260 to 350 m², with 177 to 230 m² of private garden. Between 64% and 71% of each plot is garden.

What architectural styles are available?
Three — standard, minimalist and Greek — all in ivory render with floor-to-ceiling sliding aluminium-framed windows. Style is tied to the individual villa.

Do the villas come with a pool?
No. A pool with heating and cooling pumps can be installed by the developer on request, along with a barbecue area, fire pit, outdoor shower, solar panels and full landscaping. Price these separately.

What is the payment plan?
10% on booking, then 7.5% every three months across three years to the thirteenth instalment. The full price is paid before handover, with nothing retained.

When does Olive Farms complete?
Q4 2028.

What is the service charge?
Not published. Ask for both the Olive Farms charge and the Jebel Sifah master-community charge in writing before committing.

Who is the developer?
Muriya, a joint venture between Orascom Development (70%) and Omran (30%), the Omani government’s tourism development arm. Orascom has operated since 1989 and delivered El Gouna, Andermatt and Luštica Bay.

Is the golf course 9 holes or 18?
Eighteen, par 72, designed by Peter Harradine — Oman’s only seaside course. It can be played as nine holes, par 36, using dual pin flags, which is where the brochure’s “9-hole” description comes from.

Does buying here qualify for Oman residency?
Not the Golden Residency at entry level, which requires OMR 200,000 in an ITC against the entry villa’s OMR 75,000. The Owner Visa under Decision 87/2026 specifies no minimum property value and is the realistic route. See our residency guide.

What amenities does Olive Farms have?
A children’s playground, landscaped walking paths, relaxation areas and parking. The marina, golf course, hotel, beach and beach clubs belong to the wider Jebel Sifah community.

How far are shops and medical care?
Jebel Sifah has a SPAR supermarket and a clinic within the community for daily needs. The nearest hypermarket and larger medical centre are both around 46 minutes by car.

Talk to UInvest about Olive Farms

Olive Farms is the answer to a specific question: what does a detached freehold villa with a private garden cost in Oman, if you are not spending half a million dollars? At $195,100 it costs the same as a one-bedroom apartment elsewhere on this coast — and it is the last of 46, with three villas left and handover in Q4 2028.

That scarcity is why a live conversation matters more here than on most listings. UInvest works directly with Muscat developers, which means the current availability by type and style, an itemised price for the garden works that turn a plot into a finished home, and straight answers on the service charge, the appliance schedule and the escrow arrangements.

Browse villas for sale in Oman and apartments for sale in Oman, compare the neighbouring Raya and Solaris, look at Muriya’s Salalah work at Amazi and Lubana Island or in our Hawana Salalah guide, review all our Oman property, or contact us for the current Olive Farms availability list, floor plans and payment schedule.