Sarooj Oasis Villas, Sultan Haitham City — Freehold Villas in Oman

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, per the developer. 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.

Sarooj Oasis Villas at a Glance

Villa Types, Sizes and Prices

Sarooj Oasis combines villas with an apartment component, so one community offers entry prices from $173,200 for apartments to $447,800 for villas. The apartments are covered separately on our Sarooj Oasis Apartments page.

Villa layouts run from five to seven bedrooms, with some plans including a dedicated maid’s room. Villas cover the upper part of the project’s size range, up to 5,797 sq ft. Prices shown are entry points and move with availability — confirm the current price list for a specific plot with UInvest before reserving.

Reading the Price Table, Unit by Unit

The entry points above can be read in two currencies. Prices on this page are quoted in US dollars, and the Omani rial is pegged at OMR 1 = $2.6008, so every dollar figure converts to a fixed rial amount. The villa entry price of $447,800 is OMR 172,178 for a 2,307 sq ft layout (214.3 sq m), which works out at about $194 per sq ft, or OMR 803 per sq m. The two-bedroom apartment at $239,100 (OMR 91,933) has 1,159 sq ft (107.7 sq m) and comes to about $206 per sq ft, while the one-bedroom apartment at $173,200 (OMR 66,595) has 567 sq ft (52.7 sq m) and comes to about $305 per sq ft.

Each row is an entry point rather than a fixed list price, and other layouts follow the developer’s current price list. For the Golden Residency rule, which refers to a single Integrated Tourism Complex property worth at least OMR 200,000 ($520,160), all three entry prices are below OMR 200,000; the Owner Visa has no minimum value. Price per square foot is the dollar price divided by the area stated on this page, the same calculation used in our price per square metre guide for other Muscat projects.

The Two Villa Neighbourhoods

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.

Ahed and Al Thuraya in More Detail

Ahed has 56 villas and Al Thuraya has 40, so the two neighbourhoods together hold 96 of the project’s 210 homes; the remainder is the Azha apartment component, listed on this page as more than 100 apartments. On its website the developer describes Ahed as a collection of villas with private outdoor space and spacious layouts, set among landscaped parks, pedestrian pathways and community spaces.

Al Thuraya is the second villa sector, built to the same specification family. The developer’s website describes it as a collection with expansive plots overlooking the central park and generous built-up areas, with the plaza, parks and community amenities within walking distance. Both neighbourhoods share the specification described on this page: five to seven bedrooms, private parking for three cars and a finished handover in a light-brown scheme.

Payment Plan

Sarooj Development offers a tiered structure: the larger your down payment, the smaller the monthly instalment across months 2 to 36.

The instalment schedule covers months 2 to 36, and handover is set for Q4 2029, per the developer. The sale and purchase agreement fixes the exact dated schedule for each plot, including any terms that apply between the last instalment and handover.

A Worked Example of the Payment Tiers

A worked example shows how the tiers translate into amounts. Take the villa entry price of $447,800 (OMR 172,178). At the 30% tier, the down payment is $134,340 (about OMR 51,653). Each of the 35 monthly instalments in months 2 to 36 is 2.00% of the price, or $8,956 (about OMR 3,444), and 35 instalments of 2.00% add up to 70%, which together with the 30% down payment makes 100% of the price. The table below applies the same arithmetic to all four tiers.

Moving from the 20% tier to the 50% tier raises the down payment from $89,560 to $223,900 and lowers the monthly instalment from about $10,255 to about $6,404, a difference of about $3,851 a month. The instalment percentages are rounded to two decimal places, so the totals can differ from 100% by a fraction of a percentage point; for example, a 20% down payment plus 35 instalments of 2.29% comes to 100.15%. These figures are illustrative arithmetic on the entry price, not a quotation.

Location and Connectivity

Sarooj Oasis sits in a valley setting with direct access to Sultan Haitham City’s park network, about half an hour from central Muscat. A private school is a three-minute drive and a supermarket five, according to the listing’s drive-time estimates.

Getting Around From Sarooj Oasis

The drive times in the table above group naturally by purpose. For schooling and childcare, Al Firdous Private School is 3 minutes away, Mashaail Muscat Private School 16 minutes and AlGinan Nursery 18 minutes. For shopping, Almajarrah Supermarket is 5 minutes away, Mall of Muscat 16 minutes and Seeb Mall 20 minutes. Shifa Hospital is 17 minutes away, and Seeb Beach Park (19 minutes) and Seeb Beach (20 minutes) cover time outdoors.

For longer trips, the Al Seeb Street highway is 12 minutes from the community, Muscat International Airport about 25 minutes and central Muscat about 30 minutes. These are the listing’s own estimates for travel by car and vary with the time of day.

The Central Park

The park is the organising feature of the community. 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.

• Main island and second island within the lagoon
• Water canal and pond
• Walking trail and a separate shaded walkway
• Dedicated sports zone
• Ornamental gardens along the central alleys

For a villa buyer, plot position within Ahed or Al Thuraya sets the outlook, and the plot plan shows which villas face the park. The developer’s website describes Al Thuraya as having expansive plots overlooking the central park.

Amenities and Everyday Life

• Themed children’s play areas
• Open-air sports facilities
• Dedicated yoga and meditation spaces
• Cycle paths and pedestrian walkways throughout
• Day care centre
• Plaza with retail units and a commercial gallery
• Quiet landscaped corners connected to the central gardens

The plaza and retail gallery place shops and services inside the community, so daily errands can be done on site.

Architecture and Finishes

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.

The Developer: Sarooj Development

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 residential community in Sultan Haitham City, with villas in Ahed and Al Thuraya and the Azha apartments.

The group’s background is in Omani infrastructure, and its own website lists named works by sector. The escrow arrangement is part of the reservation paperwork described below.

Group Background and Named Works

Sarooj Development is the residential arm of the Sarooj group, which describes itself on sarooj.com as operating in Oman since 1976 and restructured in 2006. The group lists roads and bridges, oil and gas, marine, energy and civil works among its sectors, reports a portfolio above $1.3 billion and a workforce of more than 4,000, and describes itself as a family-run business with its head office at Airport Heights, Muscat. Named works on its website include earthworks for the Duqm refinery, ground improvement at Muscat International Airport, the Khasab to Daba road, 200 kilometres of national roads in Dhofar and marine works for the Shangri-La resort.

In October 2024 the Ministry of Housing and Urban Planning awarded Sarooj Construction Company a RO 63.2 million contract for main roads, tunnels and culverts in Sultan Haitham City, with a 30-month completion period, according to Gulf Construction. A fuller summary with sources is in our Sarooj Development profile, and the hub of Oman developer profiles lists every profile on this site.

Sultan Haitham City: The Wider Masterplan

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 Ministry of Housing and Urban Planning launched sales of Sarooj Oasis in early February 2025, according to Muscat Daily.

Sarooj Oasis and Sultan Haitham City in Figures

At the February 2025 sales launch, Muscat Daily described Sarooj Oasis as a RO 30 million project of 210 residential units on a site of 86,000 sq m, with a business centre and commercial spaces of more than 11,000 sq m and a total built-up area above 65,000 sq m, in a gated layout. The Ministry of Housing and Urban Planning’s project page describes Al Sarooj Oasis as a gated, park-centred community of apartments and villas and names Sarooj Development Company as the contact.

Sultan Haitham City was inaugurated on 31 May 2023 and covers 14.8 sq km in Al Seeb, planned for 20,000 homes and about 100,000 residents, according to Wikipedia’s summary of the masterplan. A Muscat Daily update in August 2026 lists Sarooj Oasis among the neighbourhoods under construction, alongside Hay Al Wafa, Yenaier and Wadi Zaha, and reports bridge structures 92 percent complete, main roads 58 percent complete and the Experience and Sales Centre finished.

How Sarooj Oasis Villas Compare Within the District

Muscat Bay and Al Mouj are freehold communities elsewhere in Muscat; Sarooj Oasis is an off-plan community in Sultan Haitham City, with a Q4 2029 handover target for the villas, per the developer.

Within Sultan Haitham City, the neighbouring projects on this site are Wadi Zaha, Yenaier Residences and Hay Al Wafa, and Talaat Moustafa Group’s Jood is also in the city. Sarooj Oasis Apartments, the other Sarooj page, lists a one-bedroom of 567 sq ft from $173,200 and a two-bedroom of 1,159 sq ft from $239,100, with a handover target of Q3 2028 per the developer, against Q4 2029 for the villas.

Freehold Ownership and Residency

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 is described as carrying the same permanent, inheritable rights an Omani citizen holds. Our guide to freehold property in Oman covers how this works in practice.

Golden Residency requires a single Integrated Tourism Complex (ITC) property worth at least OMR 200,000 ($520,160) and is decided by the Royal Oman Police; the Owner Visa has no minimum value. The villa entry price of $447,800 is OMR 172,178, which is below OMR 200,000. 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.

Residency Routes in More Detail

Golden Residency is the route tied to property value. It refers to a single ITC property worth at least OMR 200,000, which is $520,160 at the peg, and the decision rests with the Royal Oman Police. The entry prices on this page sit below that figure: OMR 172,178 for the villa entry layout, OMR 91,933 for the two-bedroom apartment and OMR 66,595 for the one-bedroom apartment, while prices for other villa layouts follow the developer’s current price list. The Owner Visa is a separate route with no minimum value, and the conditions for both are set and applied by the Royal Oman Police.

On the legal background, the Times of Oman explainer on foreign ownership in ITCs cites Royal Decree 12/2006 and Ministerial Decision 191/2007 as amended, and Muscat Daily and the Oman Observer both reported at the Sarooj Oasis launch that ownership is open to Omanis and expatriates.

Living and Owning in Muscat

• No annual property tax and no personal income tax on rental income — see our Oman property tax guide
• A currency pegged to the US dollar since 1986 (OMR 1 = $2.6008), so a dollar budget and a rial-priced plan move together — Central Bank of Oman

See also our view on whether 2026 is a good time to buy in Oman and our guide to areas to invest in Oman.

Renting and Resale

Five-to-seven bedroom villas suit a specific tenant profile: senior expatriate families, diplomatic and corporate housing, and Omani households upgrading.

Our rental yields in Oman guide breaks down what different property types achieve. Handover is targeted for Q4 2029, per the developer, so rental income would begin after completion.

How to Buy: Step by Step

1. Confirm current availability — 68 of the 210 homes are currently available.
2. Choose your plot position within Ahed or Al Thuraya, including whether the villa faces the park.
3. Select a payment tier — 20%, 30%, 40% or 50% down, which sets your monthly instalment.
4. Sign the sale and purchase agreement setting out the schedule and handover date.
5. Pay instalments through the project escrow account named in the agreement.
6. Complete a snagging inspection before accepting handover; appoint a local representative if you cannot attend.
7. Register the title deed with the Ministry of Housing and Urban Planning.

From Reservation to Keys

The sequence follows a standard off-plan pattern. A reservation agreement and down payment secure the plot and the price. A sale and purchase agreement (SPA) follows, setting out the payment structure, the specification and the handover date. Under Royal Decree 79/2025, which our guide to the law dates to 10 September 2025 and says took effect on 10 March 2026, a licensed developer holds off-plan payments in a project escrow account and releases them against verified construction progress. The buyer can ask for the escrow bank and the project account named in the contract and for confirmation that the reservation has been recorded.

As handover approaches, the buyer is invited to a snagging inspection, a check of finishes, fittings and appliances against the specification, before accepting the home; a representative holding a power of attorney can attend on the buyer’s behalf. The final step is registration of the title deed with the Ministry of Housing and Urban Planning. Villas are handed over finished in a light-brown scheme and unfurnished, with kitchens fitted with basic units and built-in appliances.

Financing, Service Charges and Currency

NBO Muzn Islamic Banking and Sarooj Development Company signed a memorandum of understanding on 8 July 2025 to provide Shari’ah-compliant home financing for eligible customers buying in Sarooj Oasis, according to Zawya, and the release describes access for eligible Omani nationals. Non-resident buyers can use the developer’s instalment plan, shown in the payment section above, or a mortgage from a bank in Oman that lends to non-resident freehold buyers, as noted on our apartments page.

The community is described as operating under an owners’ association that maintains shared infrastructure such as the park, cycle paths, walkways, basement parking and the business centre, funded by an annual service charge set out in the sale and purchase agreement. The service-charge schedule is one of the documents listed under What to Prepare When Reserving below, and our service charges guide explains how charges work in Oman developments.

Prices on this page are quoted in US dollars, and the rial has been pegged to the dollar since 1986 at OMR 1 = $2.6008, so a dollar budget and a rial-priced plan move together; see our guide to the rial peg. Our payment plans analysis compares how developers in Oman structure instalments.

Who the Villas Suit

The villa collection is built around households that want space. Layouts of five to seven bedrooms, some with a dedicated maid’s room, private parking for three cars and the private gardens described for Ahed suit large families, and the school is a three-minute drive and the supermarket five.

As a second home, the villa arrives with its kitchen fitted, and the Q4 2029 handover target, per the developer, gives a fixed horizon. Retirees can note the park, walking trail, cycle paths and yoga spaces inside the community and the hospital 17 minutes away. These are descriptions of features rather than recommendations.

What to Prepare When Reserving

• The reservation form, with the plot, neighbourhood (Ahed or Al Thuraya), price and down-payment tier.
• The sale and purchase agreement showing the handover date for your plot.
• Escrow details: the bank, the project account and the record of your reservation under Royal Decree 79/2025.
• The dated payment schedule, including what applies between month 36 and handover.
• Title documents: the form of freehold title and the registry at the Ministry of Housing and Urban Planning.
• The specification and floor plan: bedroom count, maid’s room, built-up area, plot position and whether the villa faces the park.
• The service-charge schedule and the owners’ association arrangements.
• A plan for the snagging inspection, in person or through a representative.

Glossary

• Freehold — ownership of a property and its title without a lease term; this community is sold freehold to buyers of all nationalities.
• Integrated Tourism Complex (ITC) — a designated development in which foreign buyers can hold freehold property; the Golden Residency value rule refers to a single ITC property.
• Off-plan — a home sold before construction is complete.
• Sale and purchase agreement (SPA) — the contract that sets out the price, payment schedule, specification and handover date.
• Escrow account — a project account in which off-plan payments are held and released against verified construction progress under Royal Decree 79/2025.
• Snagging — an inspection of finishes, fittings and appliances before the buyer accepts the home.
• Service charge — the annual charge that funds shared infrastructure and community management.
• Golden Residency — a residency route that refers to a single ITC property worth at least OMR 200,000, decided by the Royal Oman Police.
• Owner Visa — a separate residency route for property owners with no minimum property value.

Frequently Asked Questions

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, per the developer.

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?
The service-charge schedule is among the reservation documents, and the community is described as operating under an owners’ association funded by an annual service charge set out in the sale and purchase agreement.

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.

Which residency routes relate to a purchase here?
Golden Residency requires a single ITC property worth at least OMR 200,000 and is decided by the Royal Oman Police; the Owner Visa has no minimum value. The villa entry price of $447,800 is OMR 172,178. See our Golden Residency and Owner Visa guide.

How much do the villas cost in Omani rials?
The villa entry price of $447,800 is OMR 172,178 at the peg of OMR 1 = $2.6008. The apartments start at OMR 66,595 for a one-bedroom and OMR 91,933 for a two-bedroom.

Is financing available?
NBO Muzn Islamic Banking and Sarooj Development Company signed a memorandum of understanding on 8 July 2025 for Shari’ah-compliant home financing for eligible customers, and the release describes access for eligible Omani nationals. Non-resident buyers can use the developer’s instalment plan.

What is the escrow account for?
Under Royal Decree 79/2025, a licensed developer holds off-plan payments in a project escrow account and releases them against verified construction progress. The contract names the bank and the account.

How far is the airport?
Muscat International Airport is about 25 minutes by car and central Muscat about 30 minutes, per the listing’s drive-time estimates.

How big is Sultan Haitham City?
The city covers 14.8 sq km in Al Seeb and is planned for 20,000 homes and about 100,000 residents, according to Wikipedia’s summary of the masterplan.

Where can I read more about Sarooj Development?
Our Sarooj Development profile sets out the group’s history, named works, the Sarooj Oasis project and its sources.

Speak to UInvest About Sarooj Oasis Villas

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.