Sarooj Oasis Villas are freehold family homes inside Sultan Haitham City, the planned district in Al Seeb that Oman announced in 2023 and is building for more than 100,000 residents. The villa collection is split into two neighbourhoods — Ahed and Al Thuraya — arranged around a central park with a lagoon, and delivered by Sarooj Development, an Omani contractor whose roots go back to 1976.
Villas start from $447,800 for 2,307 sq ft, with handover scheduled for Q4 2029. This guide sets out sizes, prices, the payment structure, location and ownership rules — with the figures in tables so you can compare at a glance.
| Location | Sultan Haitham City, Al Seeb, Muscat |
| Developer | Sarooj Development (group history from 1976) |
| Ownership | Freehold, open to all nationalities |
| Villa neighbourhoods | Ahed (56 villas) and Al Thuraya (40 villas) |
| Villa size from | 2,307 sq ft (project range 549 – 5,797 sq ft) |
| Villa price from | $447,800 |
| Bedrooms | 5–7, some layouts with a maid’s room |
| Parking | Private parking for 3 cars at each villa |
| Project total | 210 homes, 68 currently available |
| Handover | Q4 2029 |
Sarooj Oasis combines villas with an apartment component, so the price ladder is unusually wide for a single community. The villas sit at the top of it. The apartments are covered separately on our Sarooj Oasis Apartments page.
| Home type | From (size) | From (price) |
|---|---|---|
| Villa (Ahed / Al Thuraya) | 2,307 sq ft | $447,800 |
| 2-bedroom apartment | 1,159 sq ft | $239,100 |
| 1-bedroom apartment | 567 sq ft | $173,200 |
Villa layouts run from five to seven bedrooms, with some plans including a dedicated maid’s room. The upper end of the project’s 5,797 sq ft range belongs to the villas. Prices shown are entry points and move with availability — confirm the current price list for a specific plot with UInvest before reserving.
| Component | Homes | Character |
|---|---|---|
| Ahed Villas | 56 | Standalone family villas with private gardens and 3-car parking |
| Al Thuraya Villas | 40 | Second villa sector, same specification family |
| Azha Apartments | 100+ | Club-house building, 1–4 bedrooms, basement parking |
The site is divided into two parts separated by the landscaped park, so villa owners get separation from the apartment component while still sharing the amenity spine.
Sarooj Development offers a tiered structure: the larger your down payment, the smaller the monthly instalment across months 2 to 36.
| Down payment | Monthly, months 2–36 |
|---|---|
| 20% | 2.29% |
| 30% | 2.00% |
| 40% | 1.71% |
| 50% | 1.43% |
Note that the instalment schedule runs to month 36 while handover is set for Q4 2029, so the payment plan completes ahead of completion. Confirm the exact schedule and any post-handover terms for your plot before signing — and ask specifically about the service charge, which the developer has not yet published for this community.
Sarooj Oasis sits in a valley setting with direct access to Sultan Haitham City’s park network, about half an hour from central Muscat. What stands out is how close everyday family infrastructure already is — a private school is a three-minute drive, a supermarket five.
| Destination | By car |
|---|---|
| Al Firdous Private School | 3 min |
| Almajarrah Supermarket | 5 min |
| Al Seeb Street highway | 12 min |
| Mashaail Muscat Private School | 16 min |
| Mall of Muscat | 16 min |
| Shifa Hospital | 17 min |
| AlGinan Nursery | 18 min |
| Seeb Beach Park | 19 min |
| Seeb Mall / Seeb Beach | 20 min |
| Muscat International Airport | ≈25 min |
| Central Muscat | ≈30 min |
The park is the organising idea of the whole community rather than a leftover green strip. It continues the wider Central Park landscape of Sultan Haitham City and is planned around water: a lagoon with two islands, a canal, a pond, and shaded walking routes threading between them.
For a villa buyer this matters more than the usual amenity list. Villas that face or back onto managed parkland tend to hold value better than equivalent homes on interior plots, so plot position within Ahed or Al Thuraya is worth asking about specifically.
The plaza and retail gallery are what turn this from a housing estate into a functioning neighbourhood — daily errands stay inside the community, which supports both liveability and long-term resale appeal.
The architecture pairs a modern envelope with Omani detailing: façades in light-beige and sand tones, ornamental inserts, panoramic windows with slim frames, and decorative slatting that breaks up the massing.
Homes are handed over finished in a light-brown scheme, unfurnished, with kitchens fitted with basic units and built-in appliances. That is a meaningful distinction for buyers comparing off-plan projects: a finished handover with a working kitchen removes months of fit-out before a villa is liveable or lettable.
Sarooj Development is an Omani company whose group history dates back to 1976. Its work spans roads and bridges, oil and gas facilities, marine and engineering infrastructure, energy and civil construction, with a total portfolio exceeding $1.3 billion.
The real estate division focuses on mixed-use communities combining homes, commercial space and public infrastructure. Sarooj Oasis is its flagship destination, comprising more than 350 villas, townhouses and apartments across the wider masterplan.
The practical read: this is a domestic contractor with five decades of heavy infrastructure delivery behind it, rather than an overseas developer entering Oman for the first time. Local track record is a genuine advantage — though as with any off-plan purchase, still ask for construction progress reporting and confirm the escrow arrangement.
Sultan Haitham City was announced in May 2023 and is being built in the coastal wilayat of Al Seeb as a self-sufficient district with its own infrastructure, planned for more than 100,000 residents. It combines residential neighbourhoods, business hubs, university campuses and extensive green space, with sustainability commitments covering renewable energy, water conservation and green building standards.
For the full picture, read our complete Sultan Haitham City investor guide. The key implication for a villa buyer is that value here is tied to delivery of a state-backed masterplan as well as to one developer’s build quality — generally a strength, but it does mean surrounding infrastructure timelines sit outside Sarooj’s control.
| Project | Best suited to |
|---|---|
| Sarooj Oasis Villas | Large 5–7 bedroom family villas on a park, Omani developer |
| Sarooj Oasis Apartments | Same community at a lower entry price |
| Wadi Zaha | Widest unit mix — studios through villas, plus retail |
| Yenaier Residences | Residence-style apartment living |
| Hay Al Wafa | Alternative neighbourhood within the masterplan |
Against Muscat’s established freehold communities — Muscat Bay or Al Mouj — Sarooj Oasis trades proven amenity and an existing rental market for newer stock, larger plots and a lower price per square foot.
Sarooj Oasis is sold freehold and open to buyers of all nationalities, with title registered at the Ministry of Housing and Urban Planning. A registered deed carries the same permanent, inheritable rights an Omani citizen holds. Our guide to freehold property in Oman covers how this works in practice.
At the villa price point, a purchase comfortably clears the thresholds for Oman’s residency-by-investment routes. The difference between the two programmes is set out in our guide to the Golden Residency versus the Owner Visa — they are frequently confused. Applications go through the official Invest Oman platform.
See also our view on whether 2026 is a good time to buy in Oman and the best areas to invest in Oman.
Five-to-seven bedroom villas serve a specific tenant profile: senior expatriate families, diplomatic and corporate housing, and Omani households upgrading. That market is thinner than the apartment market but stickier — tenancies run longer and turnover costs are lower. The trade-off is liquidity: villas at this size take longer to sell or let than a two-bedroom apartment.
Our rental yields in Oman guide breaks down what different property types achieve. With handover in Q4 2029, model the purchase on income beginning after completion, not before.
Can foreigners buy a villa at Sarooj Oasis?
Yes. The community is sold freehold and is open to buyers of all nationalities, with title registered at the Ministry of Housing and Urban Planning.
How much do the villas cost?
Villas start from $447,800 for 2,307 sq ft. Apartments in the same community start from $173,200.
How many villas are there?
96 in total — 56 Ahed villas and 40 Al Thuraya villas — alongside more than 100 Azha apartments.
How many bedrooms do the villas have?
Five to seven, with some layouts including a maid’s room.
When is handover?
Q4 2029.
What is the payment plan?
A down payment of 20%, 30%, 40% or 50%, then monthly instalments from month 2 to month 36 at 2.29%, 2%, 1.71% or 1.43% respectively.
Is parking included?
Yes — each villa has private parking for three cars. Apartments have covered parking in the building.
What are the service charges?
Not yet published by the developer. Request the current estimate before reserving.
Who is the developer?
Sarooj Development, an Omani company with group history from 1976 and a portfolio exceeding $1.3 billion across infrastructure and construction.
Are the villas furnished?
They are handed over finished in a light-brown scheme and unfurnished, with kitchens fitted with basic units and built-in appliances.
Does buying qualify for Oman residency?
At this price point a purchase clears the investment thresholds. See our Golden Residency and Owner Visa guide.
UInvest works directly with developers across Sultan Haitham City, which means access to current pricing, live plot availability and payment tiers without approaching each sales office separately. We handle due diligence on escrow and title, coordinate the sale and purchase agreement and registration, and advise on financing and residency thresholds.
Browse all Oman property with UInvest, or contact us to arrange a consultation on Sarooj Oasis and receive the current price list and available plot plans.
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