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 46 homes are drawn in three distinct architectural styles — standard, minimalist and Greek — so the street varies from villa to villa rather than repeating one design.

A key figure sits in the floor plans as well as in 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 starting price for a freehold villa here. And only 3 of the 46 villas remain, with completion set for Q4 2028.

Olive Farms at a glance

The unit mix and availability

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 first step is to confirm which three are still available and in which configuration.

Plot, house and garden

This table sets out the plot behind the headline figure. 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 house on one end of it. That is a different product from a small apartment — 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. Each of these is priced separately from the headline figure.

The three villa types, one by one

The plot table reads as three separate stories. The one-bedroom villa stands on a 260 m² plot with 75 m² (807 sq ft) built, so the house covers about 29% of the ground and the 185 m² garden the remaining 71%; at OMR 75,000 that is OMR 1,000 per built square metre. The two-bedroom villa, 23 of the 46 homes, stands on 275 m² with 98 m² (1,055 sq ft) built and a 177 m² garden, so the house covers about 36% of the plot.

The three-bedroom villa stands on a 350 m² plot with 120 m² (1,292 sq ft) built and a 230 m² garden, and the house covers about 34%. In every case the built area and the garden add up exactly to the plot: 75 + 185 = 260, 98 + 177 = 275 and 120 + 230 = 350.

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 in the detail — 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

The finishing specification is published in detail — right down to the tap material and the shelf detail in the shower.

Wardrobes are optional in all three packages, and the kitchen specification covers cabinetry and worktops.

What you can add to the garden

The pool with a cooling pump is worth a closer look. In an Omani summer an unshaded pool can become too warm to use without cooling, which is why the pool option lists cooling pumps alongside heating pumps.

Solar panels as a factory option are the other line worth pausing on. They are listed as a developer option at purchase, and a single-storey villa has a large uninterrupted roof. Ask for the cost and the expected offset against your electricity bill.

On-site amenities

That is a short list. 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. In a 46-villa scheme this means 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.

Instalments are routed to the project’s escrow account. Our guide to buying off-plan property in Oman explains how escrow works here.

The schedule is long — three years of quarterly payments — which spreads the commitment across three years 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 a pool, landscaping or wardrobes, which are priced separately.

Worked example: the payment schedule

This arithmetic is illustrative and uses only the entry villa’s OMR 75,000 and the plan above. The booking payment is OMR 7,500; instalments of OMR 5,625 then fall due every three months, so the final payment comes 36 months after booking.

• At booking: OMR 7,500 paid, 10% of the price.
• After one year (four instalments): OMR 30,000 paid, 40% of the price, about $78,000.
• After two years (eight instalments): OMR 52,500 paid, 70%, about $136,500.
• After three years (twelve instalments): OMR 75,000 paid, 100%, about $195,100.

Each year of quarterly instalments therefore moves OMR 22,500, which is 30% of the price and about $58,500, into the project escrow account. The conversions use the rial peg of OMR 1 = USD 2.6008.

Service charges

Olive Farms sits inside Jebel Sifah, and ITC communities levy a master-community charge covering roads, landscaping, security and shared infrastructure, in addition to any charge for the scheme itself.

The service-charge schedule is part of the reservation documents and sets out two items: the Olive Farms charge and the Jebel Sifah master-community charge, both in OMR per m² per year, together with the billing basis (plot area or built-up area). Our guide to service charges in Oman real estate sets out what these fees normally cover.

Residency: Golden Residency and the Owner Visa

Golden Residency requires a single property in an ITC worth OMR 200,000 or more and is decided by the Royal Oman Police. The entry villa is priced at OMR 75,000, below that figure; current prices for the larger villas are available from UInvest.

The Owner Visa introduced by Royal Oman Police Decision No. 87/2026 is the route that applies to owners 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

Muriya is the Omani joint venture through which Orascom Development and Omran operate here. Orascom Development’s record dates from El Gouna in 1989 and includes nine completed destinations, among them Andermatt in the Swiss Alps and Luštica Bay in Montenegro; the 30% government shareholding is held by Omran. Muriya publishes its portfolio at muriya.om; the group’s figures are at orascomdh.com.

A site visit shows the finished community. 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.

More about Muriya

Muriya Tourism Development was established in 2006 and is owned 70% by Orascom Development Holding and 30% by OMRAN, the state tourism developer. It is the master developer of Jebel Sifah in Muscat Governorate and Hawana Salalah in Dhofar, and according to Muriya it has delivered more than 1,900 homes. Our Muriya developer profile covers the ownership, the timeline and all eight Muriya projects we list, and the developer directory places Muriya alongside the other profiled developers.

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.

The Jebel Sifah golf course

The Jebel Sifah course is an 18-hole, par-72 layout by Peter Harradine. It can also be played as nine holes, par 36, using dual pin flags; five tees run from 5,686 to 7,268 yards. The community faces the Gulf of Oman. 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.

Price per square foot: Olive Farms and other projects

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 an 18-hole golf course. For a buyer at that budget, this is a direct comparison.

Second: the entry villa is $242 per built square foot — and if you price it by land instead, it works out at roughly $70 per square foot of plot. The plot is much larger than the house, which is why the two figures differ.

Other Muriya projects near Olive Farms

The table sets out the Muriya projects at Jebel Sifah and As Sifah that we list, using the figures on their own pages.

Who Olive Farms suits

Who the villas suit, by buyer type

Families. Thirty-six of the 46 villas have two or three bedrooms, with gardens of 177 to 230 m². The children’s playground is on site and the Al-Seefah Basic Education School is five minutes away by car.

Second-home owners. Jebel Sifah is about an hour from Muscat, and a single-storey villa with a walled garden suits a lock-up-and-leave routine between visits.

Investors. The community already operates a hotel, restaurants, a marina, a golf course and two beach clubs. Rental terms and any holiday-letting rules are set by the sale contract and the community rules, so ask for them in writing.

Retirees. All 46 homes are single-storey, the golf course and Sifah Beach are five minutes away, and the community has a SPAR supermarket and a clinic for daily needs.

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 has been handing over homes for well over a decade, so the legal framework here has a transaction history behind it.

A villa on a registered plot gives title to the land itself rather than 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 walled garden is a different holiday-let product from an apartment.

The three-bedroom villas in particular suit family groups. Current ranges are in our Oman rental yields guide.

On exit, note that the scheme has 46 villas in total and that the neighbouring completed phases give comparables. Resale before 2028 is governed by the developer’s assignment policy, which sets the fee and the earliest permitted date.

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 national crime figures published on international crime indices. The rial’s long-standing peg to the US dollar is the basis of the dollar figures on this page, and national policy direction is set out by Oman Vision 2040.

Olive Farms sits at a price point where a detached freehold villa costs about the same as a one-bedroom apartment in the table above. This reflects that it 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, which have been pegged to the US dollar for decades.

Payments are routed to the project’s escrow account. Keep the account details and 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.

From reservation to handover

These are the normal steps of an off-plan purchase at Jebel Sifah.

• 1. Reservation. The villa is selected, the reservation form is signed and the 10% booking payment is made: OMR 7,500 on the entry villa.
• 2. Sale and purchase agreement. The SPA states the villa, the plot, the price, the payment schedule and the handover target, Q4 2028 per the developer.
• 3. Escrow and instalments. Under Royal Decree 79/2025, licensed developers hold off-plan payments in a project escrow account, with withdrawals tied to construction progress. The twelve quarterly instalments of OMR 5,625 go to that account, and the SWIFT confirmations are kept.
• 4. Registration. Title is registered in the buyer’s name as ITC freehold.
• 5. Handover and snagging. The buyer inspects the finished villa and lists any finishing points for the developer to complete.

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. Wardrobes are optional in all three finish packages.
• 6. Route payments to escrow. Every instalment goes to the project’s escrow account.
• 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.

What to prepare when reserving

• Reservation form and the 10% booking payment.
• Sale and purchase agreement (SPA) showing the villa, plot and the Q4 2028 handover target.
• Escrow account details for every instalment.
• Payment schedule with the thirteen payment dates.
• Service-charge schedule — Olive Farms and the Jebel Sifah master community, per m² per year.
• Specification schedule — finish package, appliances, wardrobes and garden options.
• ITC title and registration documents.

Key terms explained

• ITC. An Integrated Tourism Complex, the designation under which Oman permits foreign freehold ownership.
• Freehold. Ownership of the land and the home, registered in the buyer’s name, inheritable and saleable to any nationality.
• SPA. The sale and purchase agreement between buyer and developer.
• Escrow account. A project account that holds buyers’ payments; under Royal Decree 79/2025 withdrawals are tied to construction progress.
• Snagging. The inspection at handover that produces a list of finishing points for the developer to complete.
• Service charge. The annual fee, quoted in OMR per m², for the shared upkeep of the community.
• Golden Residency. A renewable 10-year status for the owner of a single ITC property worth OMR 200,000 or more, decided by the Royal Oman Police.
• Owner Visa. A renewable, sponsor-free visa with no minimum property value, tied to ownership.

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?
The service-charge schedule covers the Olive Farms charge and the Jebel Sifah master-community charge, both in OMR per m² per year, and is provided with the reservation documents.

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. It can be played as nine holes, par 36, using dual pin flags.

Which residency routes apply to Olive Farms?
Golden Residency requires a single ITC property worth OMR 200,000 or more and is decided by the Royal Oman Police; the entry villa is priced at OMR 75,000. The Owner Visa under Decision 87/2026 specifies no minimum property value and applies to owners here. 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.

How much is each payment on the entry villa?
The booking payment is OMR 7,500 (10%, about $19,510) and each of the twelve quarterly instalments is OMR 5,625 (7.5%, about $14,633), which makes OMR 75,000 in total.

What does the escrow account do?
Under Royal Decree 79/2025, licensed developers hold off-plan payments in a separate project escrow account, with withdrawals tied to construction progress, so instalments stay dedicated to building the project.

What happens at handover?
The finished villa is delivered to its owner, targeted for Q4 2028 per the developer; the buyer inspects it and lists any finishing points for the developer to complete.

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 — with three of the 46 villas left and handover in Q4 2028.

With three villas left, a live conversation is the way to confirm what is still available. 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 details of 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.