Sarooj Oasis Apartments, Sultan Haitham City — Freehold Homes in Oman

Sarooj Oasis is an OMR 30-million gated residential community by Sarooj Development within Sultan Haitham City, a smart-city masterplan on Muscat’s northern edge. Spread across 86,000 square metres, the masterplan, which the developer describes as eco-friendly, 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 (about USD 82,185), on full freehold title open to buyers of any nationality.

About Sarooj Oasis and the Azha Collection

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.

Location: Sultan Haitham City

Sarooj Oasis sits within Sultan Haitham City, a smart-city masterplan on Muscat’s northern periphery in the wilayat of Al Seeb, alongside sibling neighbourhood releases such as Hay Al Wafa and Yenaier Residences. Where Al Mouj and Muscat Bay are built around marina and cove settings, 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.

Unit Types and Pricing

Azha Apartments start from approximately OMR 31,600 (about USD 82,185 at the fixed rate of OMR 1 = USD 2.6008), while the community’s Ahed Villas — four-bedroom homes with more living space — start from around OMR 77,000 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.

Development Timeline

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, per the developer. 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.

Amenities and Lifestyle

Sarooj Oasis is built around a 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.

Ownership, Freehold Status and Residency

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. Separately, the 10-year Golden Residency requires a single Integrated Tourism Complex property worth at least OMR 200,000 (about USD 520,160) and is decided by the Royal Oman Police; the entry Azha apartment price of OMR 31,600 is below OMR 200,000. At this price point the route that applies is the sponsor-free Owner Visa, which is tied to ownership and has no minimum value. Residency conditions are set and applied by the Royal Oman Police.

Key Features of Azha Apartments at Sarooj Oasis

Azha Apartments sit inside a gated masterplan with a central park, cycling paths and a business centre, with entry prices from approximately OMR 31,600. The design draws on Omani heritage, and the walkways, park and commercial zone are part of the community itself. For buyers who value walkable community amenities alongside cultural design cues, Azha is an apartment option within Sultan Haitham City’s freehold market.

The Developer: Sarooj Development

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.

Sarooj Oasis and Other Sultan Haitham City Neighbourhoods

Within Sultan Haitham City, Sarooj Oasis is a gated, park-centred community of 210 units with a design drawn from Omani cultural heritage. Hay Al Wafa is planned as a 1,800-unit neighbourhood with schools and a mosque, and Yenaier follows a six-tower smart-living format. All three share the same underlying freehold ITC status and residency framework.

Muscat’s Freehold ITCs Side by Side

Al Mouj is a waterfront freehold district in Seeb, Muscat Hills is built around a golf course and Muscat Bay is a resort-style community, while Sultan Haitham City — and Sarooj Oasis within it — is a government-anchored new town being delivered in phases. Sarooj Oasis offers entry prices from approximately OMR 31,600, gated-community privacy and a cultural design identity, in a setting that differs in character from the resort and golf-course communities.

The Sale and Purchase Agreement

As with any off-plan purchase within a newly launched masterplan, the full Sale and Purchase Agreement sets out the payment schedule, the specification list, the Q3 2028 target handover date (per the developer) and the resale and cancellation terms. Sarooj Development’s construction progress reporting is available through UInvest, with the community’s model villas targeted for completion first.

Step-by-Step: How to Buy an Azha Apartment

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 applying for the Owner Visa or an Investor Residency Card typically begin that process once title registration is complete.

What to Prepare When Reserving

Before committing to an Azha apartment at Sarooj Oasis, the usual preparation is to confirm current pricing and availability for the preferred unit, the exact payment schedule including any available discount, the target handover date for the specific phase, the residency route that applies at the unit’s price, and the current construction status of both the apartment building and the wider Sarooj Oasis masterplan. Working through these points with UInvest ahead of signing helps align the purchase with budget and delivery expectations. The documents below are normally received and kept.

• The reservation form, with the unit number, collection (Azha or Ahed), price and down-payment terms.
• The Sale and Purchase Agreement showing the handover date for the building or phase.
• Escrow details: the bank, the project account and the record of the reservation under Royal Decree 79/2025.
• The dated payment schedule, including any discount.
• The title documents: the form of freehold title and its registration with the Ministry of Housing and Urban Planning.
• The service-charge schedule and the owners’ association arrangements.
• The specification list and the plan for the snagging inspection, attended in person or through a representative.

Financing Considerations

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 are confirmed with UInvest at the point of reservation.

Furnishing and Rental Management

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 — the community is planned with longer-term family and professional residents in mind.

Off-Plan Buyer Protections

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. The specific escrow arrangement is named in the Sale and Purchase Agreement, and UInvest can provide construction progress updates at any stage ahead of completion.

Snagging and Handover Inspection

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 can 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.

Currency and Payment Notes

Sarooj Oasis is priced in Omani Rial. The Omani Rial has been pegged to the US Dollar at a fixed rate since 1986 (OMR 1 = USD 2.6008), so a US Dollar budget and a rial-priced, multi-year payment plan move together for buyers converting from USD, AED or other Dollar-pegged Gulf currencies.

Service Charges and Community Governance

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. The current service charge rate is confirmed with UInvest before signing and forms part of the ongoing cost of ownership alongside the payment plan instalments.

Business Centre and Commercial Zone

A 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.

Rental Yields and Ongoing Costs

Rental yield data specific to Azha apartments will become available once units are handed over and let. Our broader guide to rental yields in Oman explains how freehold ITC developments are assessed once handover is complete, and Oman levies no recurring property tax across all of its freehold developments, Sarooj Oasis included.

Sarooj Oasis and Other Muscat Freehold Communities

Muscat Bay and Golf Hills at Muscat Hills are an operating resort community and a golf-course community respectively, while Sarooj Oasis is a gated, park-centred community in a new town, with entry prices from approximately OMR 31,600. UInvest can walk through the three developments side by side using current pricing.

Delivery Milestones and Market Context

Sarooj Oasis’s first model villas are targeted for completion by mid-2026 and full project completion for Q3 2028, per the developer, with delivery in phases. For a broader view of the Oman freehold market in 2026, see our guide on whether 2026 is a good time to buy property in Oman.

Construction Progress and Reporting

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.

Getting to Sarooj Oasis: Access and Connectivity

Sarooj Oasis sits within Sultan Haitham City on Muscat’s northern edge, with road infrastructure developing 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; current travel times and planned upgrades are available from UInvest.

Comparing Azha Apartments and Ahed Villas

Azha Apartments start from approximately OMR 31,600, while the community’s four-bedroom Ahed Villas start from around OMR 77,000 and offer 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.

Design Identity: Omani Heritage Meets Modern Architecture

Sarooj Oasis’s design approach blends contemporary architectural forms with cues drawn from Omani cultural heritage. For buyers seeking a freehold home that reflects local design identity, this cultural grounding is part of the masterplan’s character within Oman’s smart-city freehold segment.

Who Azha Apartments Suit

Azha Apartments suit buyers looking for an entry price from approximately OMR 31,600 in Sultan Haitham City’s freehold market, combined with gated-community privacy, walkable amenities and a design identity drawn from Omani heritage. They suit families and longer-horizon owners comfortable with Sarooj Oasis’s phased 2026–2028 delivery timeline, per the developer.

Living at Sarooj Oasis

Sarooj Oasis is delivered in phases through Q3 2028, per the developer, with the community’s model villas arriving first by mid-2026. The community’s own gated amenities — central park, cycling paths, business centre — form part of the masterplan, while the broader Sultan Haitham City masterplan’s healthcare, schools and transport infrastructure is planned around the community over the coming years.

A Government-Anchored New-Town Masterplan

Sultan Haitham City is a large-scale, government-anchored new-town development, a different format from the tourism-led ITC model behind destinations such as Al Mouj, Jebel Sifah and Hawana Salalah. Sarooj Oasis applies the new-town approach at gated-community scale: a 210-unit, culturally grounded neighbourhood within a much larger planned city.

Cycling Paths and Active Lifestyle Infrastructure

Sarooj Oasis’s dedicated cycling paths and landscaped walkways reflect an emphasis on active, walkable lifestyle infrastructure. 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 car-light day-to-day environment inside the community.

Daycare and Family Infrastructure

Daycare facilities are planned within Sarooj Oasis, and the wider Sultan Haitham City masterplan includes nearby schools. This makes Azha apartments a practical option for young families looking for childcare access close to home without a long commute into central Muscat.

Primary and Second-Home Use

For Muscat-based buyers, Sultan Haitham City’s position on the capital’s northern edge makes an Azha apartment an option for a primary or secondary residence close to the newer employment centres and infrastructure being developed alongside the masterplan. Jebel Sifah and Hawana Salalah are coastal destinations with a different, holiday-home profile.

Basement Parking and Building Specification

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. Allocation and access arrangements for the specific building and floor level under consideration are confirmed with UInvest.

Entry Price and Price per Square Metre

Azha Apartments start from approximately OMR 31,600. The price per square metre of a given unit is its price divided by its internal area, so it depends on the layout chosen.

Community Plaza and Social Infrastructure

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. Park, plaza, cycling paths and business centre make up the shared space of the community.

Shared Amenities, Phasing and the Owners’ Association

Because Sarooj Oasis’s shared gated infrastructure — the central park, cycling paths, business centre and community plaza — is central to the community, the reservation process covers which amenities are delivered in the first phase and which follow, the governance structure of the owners’ association once formed, and how service charges are apportioned between the Azha apartment buildings and the Ahed Villas collection.

Currency Peg and Cross-Border Buyers

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 means a Dollar-based budget and a rial-priced payment plan move together from reservation through to the Q3 2028 completion target. Our guide to the rial peg explains the mechanics.

About the Sarooj Group and Sarooj Development

Sarooj Development is the residential arm of the Sarooj group, an Omani construction and infrastructure business whose own website dates its history to 1976 and records a restructuring in 2006. The group describes itself as a family-run business with its headquarters at Airport Heights in Muscat, and it reports a portfolio of more than USD 1.3 billion and a workforce above 4,000. Its core sectors include roads and bridges, oil and gas, marine works, utilities, energy and renewables.

The Ministry of Housing and Urban Planning lists Sarooj Development Company as the contact for Sarooj Oasis and describes the project as a gated, park-centred community of apartments and villas. The group’s contracting arm, Sarooj Construction Company, was also awarded a RO 63.2 million contract for main roads, tunnels and culverts in Sultan Haitham City in October 2024, according to Gulf Construction. The full profile, with sources, is on our Sarooj Development developer profile, and the hub of Oman developer profiles lists the other developers we cover.

A Worked Payment-Plan Example

The tiered plan that Sarooj Development publishes for Sarooj Oasis is shown on our Sarooj Oasis Villas page. The buyer chooses a down payment of 20, 30, 40 or 50 percent, followed by monthly instalments in months 2 to 36 of 2.29, 2.00, 1.71 or 1.43 percent of the price respectively. The down payment plus 35 monthly instalments equals the purchase price, with the instalment rates rounded to two decimal places.

As an arithmetic illustration only, and not a quotation for any Azha unit, applying the tiers to the entry figure of OMR 31,600 gives the following. The 30 percent tier means a down payment of OMR 9,480 and 35 monthly instalments of OMR 632, which together equal OMR 31,600. The 50 percent tier means a down payment of OMR 15,800 and monthly instalments of about OMR 452. The dated schedule for a specific Azha unit, including what applies between the last instalment and handover, is fixed in the Sale and Purchase Agreement, and our payment plans analysis compares how Oman developers structure instalments.

Getting Around: Drive Times From the Community

The Sarooj Oasis listing on our villas page gives estimated drive times from the community: 3 minutes to Al Firdous Private School, 5 minutes to Almajarrah Supermarket, 12 minutes to the Al Seeb Street highway, 16 minutes to Mall of Muscat and to Mashaail Muscat Private School, 17 minutes to Shifa Hospital, 18 minutes to AlGinan Nursery, 19 minutes to Seeb Beach Park and 20 minutes to Seeb Mall. Muscat International Airport is about 25 minutes away and central Muscat about 30 minutes, according to the same listing.

Other Sultan Haitham City Developments

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:

• Wadi Zaha — a 760-home freehold community by Al Ahly Sabbour.
• Yenaier Residences — smart freehold apartment towers.
• Sarooj Oasis Villas — freehold villas in the Sarooj Oasis neighbourhood.

For the full picture of Sultan Haitham City’s masterplan and phasing, see our complete Sultan Haitham City investor guide.

Frequently Asked Questions

Can foreigners buy freehold at Sarooj Oasis?

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.

How much do Azha Apartments cost?

Azha Apartments start from approximately OMR 31,600 (about USD 82,185).

When is Sarooj Oasis completed?

Full project completion is targeted for Q3 2028, with the first model villas expected to be ready by mid-2026, per the developer.

Who developed Sarooj Oasis?

Sarooj Oasis is developed by Sarooj Development.

How many units are in Sarooj Oasis?

210 residential units across 86,000 square metres, comprising both the Azha apartment collection and the Ahed Villas collection.

Which Oman residency routes apply at Sarooj Oasis?

A purchase supports the sponsor-free Owner Visa, which has no minimum value. Oman’s 10-year Golden Residency requires a single ITC property worth at least OMR 200,000 and is decided by the Royal Oman Police; the entry Azha apartment price of OMR 31,600 is below OMR 200,000.

What amenities does Sarooj Oasis offer?

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.

Is Sarooj Oasis a gated community?

Yes — Sarooj Oasis is designed as a gated, park-centred residential community within the wider Sultan Haitham City masterplan.

What taxes apply to owning property in Oman?

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.

Are there villas available at Sarooj Oasis, or only apartments?

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.

Can I purchase remotely, without visiting Oman?

Many international buyers complete the reservation and SPA signing remotely through a power of attorney arrangement coordinated with UInvest.

How does Sarooj Oasis compare to other Sultan Haitham City neighbourhoods?

Sarooj Oasis is a gated, park-centred community with cultural architecture, alongside Hay Al Wafa’s larger neighbourhood plan and Yenaier’s six-tower smart-living format; all share the same underlying freehold ITC status.

What is the total value of the Sarooj Oasis project?

Sarooj Oasis is valued at approximately OMR 30 million across its full 210-unit, 86,000-square-metre scope.

Which collections does Sarooj Oasis include?

Sarooj Oasis includes the Azha apartment collection and the Ahed Villas, which are four-bedroom homes. Our Sarooj Oasis Villas page lists the Ahed and Al Thuraya villa collections, with 56 Ahed villas and 40 Al Thuraya villas.

Is financing available at Sarooj Oasis?

Buyers can use Sarooj Development’s instalment plan or a mortgage from a bank in Oman that lends to non-resident freehold buyers within designated ITCs. NBO Muzn Islamic Banking and Sarooj Development Company also signed a memorandum of understanding on 8 July 2025 for Shari’ah-compliant home financing for eligible Omani customers, according to Zawya.

Sarooj Oasis is a gated, park-centred community blending modern architecture with Omani cultural heritage, with Azha Apartments available from approximately OMR 31,600. Read our full guide to Sultan Haitham City and to areas to invest in Oman, browse all freehold properties in Oman, and contact UInvest for current unit availability, up-to-date pricing and a side-by-side comparison with Hay Al Wafa and Yenaier Residences before you reserve at Sarooj Oasis.