Sarooj Oasis is an OMR 30-million gated residential community by Sarooj Development within Sultan Haitham City, Oman’s first smart city. Spread across 86,000 square metres, the eco-friendly masterplan blends modern architecture with Omani cultural heritage across 210 residential units. This listing covers the Azha apartment collection within Sarooj Oasis, priced from approximately OMR 31,600, on full freehold title open to buyers of any nationality.
Azha Apartments form the contemporary apartment component of Sarooj Development’s Sarooj Oasis masterplan, sitting alongside the community’s four-bedroom Ahed Villas collection within the same 86,000-square-metre gated site. Designed around landscaped walkways, cycling paths and a central park, Sarooj Oasis positions itself as a self-contained neighbourhood within Sultan Haitham City rather than an isolated apartment block, with basement parking and a dedicated business and commercial zone covering more than 11,000 square metres.
Sarooj Oasis sits within Sultan Haitham City, Oman’s first smart city masterplan on Muscat’s northern periphery, alongside sibling neighbourhood releases such as Hay Al Wafa and Yenaier Residences. Unlike the marina and cove settings of Al Mouj or Muscat Bay, Sultan Haitham City is planned from the ground up as a government-anchored new-town development, with Sarooj Oasis contributing a gated, park-centred residential component to the wider masterplan.
Azha Apartments start from approximately OMR 31,600, making them one of the more accessible entry points into Sultan Haitham City’s freehold market, while the community’s Ahed Villas — spacious four-bedroom homes — start from around OMR 77,000 for buyers seeking more space within the same gated masterplan. Across its 210 total units, Sarooj Oasis offers a range of formats spanning both apartment and villa living within a single, integrated community.
Sarooj Oasis launched sales in early 2025, with the first model villas targeted for completion by mid-2026 and full project completion targeted for Q3 2028. Buyers reserving an Azha apartment now are entering ahead of the community’s phased handover schedule, with UInvest able to provide current construction progress updates as each phase of the 86,000-square-metre masterplan advances.
Sarooj Oasis is built around a vibrant central park serving as the community’s social and recreational hub, complemented by landscaped walkways, dedicated cycling paths, basement parking and a community plaza. The masterplan also includes daycare facilities and access to Sultan Haitham City’s planned micromobility network, alongside a business centre and commercial zone spanning over 11,000 square metres — giving Azha apartment owners walkable access to retail and workspace without leaving the gated community.
As part of Sultan Haitham City, Sarooj Oasis is sold on full freehold title to buyers of any nationality, with no requirement for an Omani sponsor or local company. A qualifying purchase supports an Investor Residency Card application, and buyers of higher-value units — particularly Ahed Villas — are more likely to clear the threshold for Oman’s 10-year Golden Residency, extendable to a spouse and dependent children.
Azha Apartments combine one of Sultan Haitham City’s more accessible entry price points with a genuinely amenity-rich, gated masterplan — central park, cycling paths, business centre — rather than a standalone building reliant on infrastructure yet to be built. For buyers prioritising affordability alongside walkable community amenities and cultural design cues drawn from Omani heritage, Azha represents a distinctive option within Muscat’s fast-growing smart-city freehold segment.
Sarooj Development is the company behind Sarooj Oasis, delivering both the Azha apartment collection and the Ahed Villas within a single 86,000-square-metre gated masterplan. The company’s design approach blends modern architecture with Omani cultural heritage, distinguishing Sarooj Oasis from purely contemporary international-style developments elsewhere in Sultan Haitham City.
Within Sultan Haitham City, Sarooj Oasis is distinguished by its gated, park-centred design and cultural architecture, distinct from Hay Al Wafa’s larger 1,800-unit school-and-mosque neighbourhood plan and Yenaier’s six-tower smart-living format. Buyers comparing Sarooj Oasis against these sibling releases should weigh its smaller, more intimate 210-unit scale and gated privacy against the larger community infrastructure offered elsewhere in the same masterplan — all share the same underlying freehold ITC status and residency framework.
Compared with Al Mouj, Muscat’s largest and most established freehold district, Sultan Haitham City — and Sarooj Oasis within it — offers meaningfully lower entry pricing but a much earlier stage of infrastructure delivery, since large parts of the wider masterplan remain under construction. Against Muscat Hills’ golf-course setting or Muscat Bay’s resort positioning, Sarooj Oasis competes primarily on price, gated-community privacy and its cultural design identity rather than resort amenities.
As with any off-plan purchase within a newly launched masterplan, buyers considering an Azha apartment should review the full Sale and Purchase Agreement carefully, paying particular attention to the payment schedule, specification list, the Q3 2028 target handover date and any resale or cancellation clauses before signing. Buyers should also request Sarooj Development’s current construction progress reporting, since the community’s model villas are targeted for completion first, ahead of the wider apartment phases.
Purchasing follows Oman’s standard freehold ITC process: a reservation agreement and down payment secure the chosen unit and pricing, followed by the full Sale and Purchase Agreement setting out the payment structure, specification and handover date. Instalments follow through to the Q3 2028 completion target, 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 the Investor Residency Card or Golden Residency typically begin that process once title registration is complete.
Before committing to an Azha apartment at Sarooj Oasis, buyers should confirm current pricing and availability for their preferred unit, the exact payment schedule including any available discount, the target handover date for their specific phase, whether the purchase clears Oman’s ITC residency thresholds, and the current construction status of both the apartment building and the wider Sarooj Oasis masterplan. Working through this checklist with UInvest ahead of signing helps ensure the purchase aligns with both budget and delivery expectations.
Buyers at Sarooj Oasis can typically choose between Sarooj Development’s own instalment-based payment plan or a mortgage from a bank operating in Oman that offers financing to non-resident freehold buyers within designated ITCs. Current payment plan terms should be confirmed directly with UInvest at the point of reservation, since developer financing structures are periodically revised as construction phases progress toward the Q3 2028 completion target.
Owners intending to let their Azha apartment typically engage a local property management company to handle furnishing, listing, tenant turnover and maintenance. Given Sarooj Oasis’s gated, park-centred, family-oriented character — daycare facilities, cycling paths, a central park — units here tend to suit longer-term family and professional tenants rather than short-let holiday guests, a rental profile closer to Hay Al Wafa than to Muscat’s resort-oriented coastal developments.
Off-plan sales within Oman’s designated ITCs, including Sultan Haitham City, 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 milestones rather than paid directly to the developer up front. Buyers should confirm the specific escrow arrangement named in their Sale and Purchase Agreement and can request construction progress updates from UInvest at any stage ahead of completion.
Ahead of final acceptance, Sarooj Oasis buyers are invited to a snagging inspection where any finishing defects — from paintwork and tiling to fixtures and fittings — are logged and corrected by the developer before handover is formally completed. Non-resident owners should plan for this stage in advance, either by coordinating a personal visit to Oman or appointing a local representative to attend the inspection on their behalf.
Sarooj Oasis 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 multi-year payment plan.
As a gated community, Sarooj Oasis will operate under an owners’ association responsible for maintaining shared infrastructure — the central park, cycling paths, landscaped walkways, basement parking and the business centre — funded through an annual service charge set out in the Sale and Purchase Agreement. Buyers should confirm the current service charge rate directly with UInvest before signing, since it forms a meaningful part of the ongoing cost of ownership alongside the payment plan instalments themselves.
A notable feature of Sarooj Oasis is its dedicated business centre and commercial zone, spanning more than 11,000 square metres within the wider 86,000-square-metre masterplan. This gives Azha apartment owners walkable access to retail, dining and workspace facilities without leaving the gated community — a meaningful differentiator from residential-only apartment developments that rely entirely on infrastructure built elsewhere in Sultan Haitham City.
Because Sarooj Oasis is still an early-stage masterplan, published rental yield data specific to Azha apartments is limited compared with established districts like Al Mouj or Muscat Hills. Buyers evaluating Azha as a rental investment should review our broader guide to rental yields in Oman for context on how freehold ITC developments typically perform once handover is complete, and should factor in the absence of recurring property tax that applies across all of Oman’s freehold developments, Sarooj Oasis included.
Buyers who have already reviewed developments such as Muscat Bay or Golf Hills at Muscat Hills will notice a clear positioning gap: those communities offer mature amenities, an operating resort or golf-course setting, and an established resale market, while Sarooj Oasis trades those immediate benefits for a substantially lower entry price, gated-community privacy, and exposure to Sultan Haitham City’s longer-term growth story. UInvest can walk through both scenarios side by side using current pricing across all three developments.
With Sarooj Oasis’s first model villas targeted for completion by mid-2026 and full project completion set for Q3 2028, buyers reserving now are entering ahead of the community’s phased delivery and any resale premium that typically builds once a project’s first phase is complete and occupied. For a broader view of market timing across Oman’s freehold sector heading into 2026, see our guide on whether 2026 is a good time to buy property in Oman.
UInvest maintains contact with Sarooj Development’s sales and project teams and can provide buyers with current construction progress updates, photography and any specification changes ahead of each instalment due date under the payment plan, helping off-plan buyers track delivery through to the Q3 2028 completion target.
Sarooj Oasis sits within Sultan Haitham City on Muscat’s northern edge, with road infrastructure continuing to develop alongside the wider masterplan’s residential and commercial phases. The community’s own planned micromobility network is designed to connect residents to Sultan Haitham City’s broader transport infrastructure as it comes online; buyers should confirm current travel times and planned upgrades directly with UInvest.
As one of Sultan Haitham City’s newest gated communities, Sarooj Oasis’s secondary resale market remains in its earliest stages, with limited historical transaction data available to reference when underwriting pricing. Buyers should treat resale liquidity as a longer-term consideration that will build as more of the masterplan’s phases reach handover and early owners begin to resell, rather than an immediate feature comparable to Al Mouj’s two-decade-old secondary market.
Azha Apartments suit buyers and investors prioritising the lowest entry price within Sarooj Oasis, starting from approximately OMR 31,600, while the community’s four-bedroom Ahed Villas — starting from around OMR 77,000 — suit families wanting more space and a private garden within the same gated masterplan. Both product types share access to Sarooj Oasis’s central park, cycling paths, business centre and community plaza, giving buyers flexibility to choose a format that matches their budget without leaving the community.
Sarooj Oasis’s design approach — blending contemporary architectural forms with cues drawn from Omani cultural heritage — sets it apart from the more internationally styled towers and villas found elsewhere in Sultan Haitham City. For buyers seeking a freehold home that reflects local design identity rather than a generic international aesthetic, this cultural grounding is a meaningful differentiator within Oman’s smart-city freehold segment.
Azha Apartments suit buyers prioritising an accessible entry price into Sultan Haitham City’s freehold market, combined with gated-community privacy, walkable amenities and a culturally grounded design identity. They particularly suit longer-horizon investors and families comfortable with Sarooj Oasis’s phased 2026–2028 delivery timeline in exchange for early-mover pricing. Buyers prioritising immediate access to established amenities or a resort-style waterfront setting are likely to find better-suited alternatives at Al Mouj, Muscat Bay or Muscat Hills.
Choosing to buy at Sarooj Oasis today means accepting a phased delivery timeline running through Q3 2028, with the community’s model villas arriving first by mid-2026. Early buyers typically benefit most from Sarooj Oasis’s own self-contained gated amenities — central park, cycling paths, business centre — while the broader Sultan Haitham City masterplan’s healthcare, schools and transport infrastructure continues to build out around the community over the coming years.
Sultan Haitham City forms part of a broader shift in Oman’s freehold real estate market toward large-scale, government-anchored new-town developments, distinct from the tourism-led ITC model that produced destinations such as Al Mouj, Jebel Sifah and Hawana Salalah. Sarooj Oasis represents this new-town approach applied at a smaller, more intimate gated-community scale, giving buyers a different investment thesis: a boutique, culturally grounded neighbourhood within a much larger planned city rather than a single tourism-anchored resort district.
Sarooj Oasis’s dedicated cycling paths and landscaped walkways are a notable inclusion for a masterplan of its scale, reflecting a growing emphasis on active, walkable lifestyle infrastructure within Oman’s newer freehold developments. Combined with the community’s central park and basement parking that keeps vehicle traffic away from pedestrian routes, this design gives Azha apartment owners a genuinely different day-to-day living experience from Muscat’s more car-oriented established districts.
Sarooj Oasis’s planned daycare facilities are a meaningful feature for a first-phase gated community, addressing a need that many off-plan developments defer to later infrastructure phases. Combined with nearby schools within the wider Sultan Haitham City masterplan, this makes Azha apartments a practical option for young families prioritising walkable childcare access without a long commute into central Muscat.
Buyers comparing Sarooj Oasis against Al Mouj or Muscat Bay should weigh a clear trade-off: established ITCs offer operational infrastructure, deep rental and resale liquidity, and a proven track record of delivery, but at a meaningfully higher entry price. Sarooj Oasis and Sultan Haitham City more broadly offer significantly lower entry pricing, gated-community privacy and the potential for stronger capital growth as the masterplan matures, but with less certainty around the exact pace of wider infrastructure delivery and a thinner current resale market. Buyers should choose based on their own risk tolerance and investment horizon rather than price alone.
For Muscat-based buyers, Sultan Haitham City’s position on the capital’s northern edge makes an Azha apartment a practical option for those seeking a lower-cost primary or secondary residence closer to newer employment centres and infrastructure being developed alongside the masterplan, rather than a weekend or holiday-home purchase in the way Jebel Sifah or Hawana Salalah might appeal to Muscat residents seeking a coastal escape.
Unlike many mid-rise apartment developments in Muscat that rely on surface-level or street parking, Sarooj Oasis incorporates dedicated basement parking across the Azha apartment buildings, freeing up ground-level space for the community’s landscaped walkways, cycling paths and central park. This specification detail is worth confirming directly with UInvest for the specific building and floor level under consideration, since allocation and access arrangements can vary by unit.
Starting from approximately OMR 31,600, Azha Apartments price competitively against other Sultan Haitham City apartment releases and well below Al Mouj’s beachfront apartments or Muscat Bay’s cove-facing product, reflecting Sultan Haitham City’s broader status as Oman’s newest and most price-competitive large-scale masterplan. This pricing gap is the clearest expression of the trade-off buyers face across Muscat’s freehold market: lower cost today in exchange for a longer runway before the surrounding infrastructure fully matures.
Alongside its central park, Sarooj Oasis includes a dedicated community plaza intended to serve as a gathering point for residents, complementing the business centre and commercial zone with informal social space. For buyers evaluating quality-of-life factors beyond the unit itself, this layered approach to shared space — park, plaza, cycling paths, business centre — distinguishes Sarooj Oasis from apartment developments that offer only a single amenity building.
Because Sarooj Oasis’s value proposition rests heavily on its shared gated infrastructure — the central park, cycling paths, business centre and community plaza — buyers should specifically confirm which amenities are delivered in the community’s first phase versus later phases, the governance structure of the owners’ association once formed, and how service charges will be apportioned between the Azha apartment buildings and the Ahed Villas collection. Raising these questions with UInvest ahead of reservation helps ensure the purchase decision accounts for the full community experience being marketed, not just the individual unit.
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 full duration of a multi-year Sarooj Oasis payment plan, giving buyers budgeting certainty from reservation through to the Q3 2028 completion target that is not guaranteed when purchasing in a freely floating currency market elsewhere in the region.
Sarooj Oasis Apartments is one of four freehold releases now open within Sultan Haitham City. Buyers comparing options within the same new capital district should also consider:
For the full picture of Sultan Haitham City’s masterplan, phasing and long-term outlook, see our complete Sultan Haitham City investor guide.
Yes. Sultan Haitham City is a designated Integrated Tourism Complex, so Sarooj Oasis is sold on full freehold title to buyers of any nationality, with no local partner or sponsor required.
Azha Apartments start from approximately OMR 31,600, one of the more accessible entry points into Sultan Haitham City’s freehold market.
Full project completion is targeted for Q3 2028, with the first model villas expected to be ready by mid-2026.
Sarooj Oasis is developed by Sarooj Development.
210 residential units across 86,000 square metres, comprising both the Azha apartment collection and the Ahed Villas collection.
A qualifying purchase supports an Investor Residency Card application, and buyers of higher-value units can apply for Oman’s 10-year Golden Residency, extendable to a spouse and dependent children.
A central park, landscaped walkways, cycling paths, basement parking, a community plaza, daycare facilities, and a business centre and commercial zone spanning over 11,000 square metres.
Yes — Sarooj Oasis is designed as a gated, park-centred residential community within the wider Sultan Haitham City masterplan.
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.
Both — Sarooj Oasis includes the Azha apartment collection and the four-bedroom Ahed Villas collection, starting from OMR 31,600 and OMR 77,000 respectively.
Many international buyers complete the reservation and SPA signing remotely through a power of attorney arrangement coordinated with UInvest, though an in-person or video walkthrough visit ahead of final payment is recommended.
Sarooj Oasis is distinguished by its gated, park-centred design and cultural architecture, distinct from Hay Al Wafa’s larger neighbourhood plan and Yenaier’s six-tower smart-living format, though all share the same underlying freehold ITC status.
Sarooj Oasis is valued at approximately OMR 30 million across its full 210-unit, 86,000-square-metre scope.
Sarooj Oasis offers one of Sultan Haitham City’s most distinctive freehold propositions: a gated, park-centred community blending modern architecture with Omani cultural heritage, with Azha Apartments providing an accessible entry point from approximately OMR 31,600. For buyers prioritising affordability, walkable amenities and cultural design identity over an established resort setting, Azha represents a compelling option within Oman’s newest smart-city masterplan. Read our full guide to Sultan Haitham City 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 comparison against Hay Al Wafa and Yenaier Residences before you reserve at Sarooj Oasis.
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