The Sea Front Residences, Taqah, Salalah, Oman

The Sea Front Residences, Taqah — Beachfront Studios near Salalah, Oman

The Sea Front Residences is a 94-unit beachfront building in Taqah, on the Dhofar coast about 34 km east of Salalah. Developed by Al Zaid Real Estate & Development, it is a single curved white structure standing directly on the sand, with a rooftop pool and restaurant, 6,334 m² of built area, and completion scheduled for the fourth quarter of 2027. Of the 94 residences, 12 remain available, priced from $128,700.

Tenure comes first. The developer’s own project brochure states the tenure plainly in its summary: “99 years leasehold renewable for life.” That is a long lease rather than the ITC freehold title sold at Al Mouj, Muscat Bay or Hawana Salalah, and the form of title determines what the owner holds, what can be passed on and which residency routes apply. The sections below set out how the lease works, what the studios offer and how a purchase proceeds.

At a Glance

Tenure: What the Brochure States

What the developer says. Page five of the Sea Front brochure carries a “Tabulation and Fact” panel. Its first line reads “99 years leasehold renewable for life”, followed by “94 Units” and “Total Build-up Area of 6,334 SQM”. That is the developer’s own description of the title, in its own document.

How that fits the location. Foreign freehold in Oman flows from Sultani Decree 12/2006, which permits non-Omani ownership inside designated Integrated Tourism Complexes. Hawana Salalah, the Muriya development west of Salalah city, is the ITC in Dhofar. Taqah is a separate wilayat roughly 34 km east of Salalah, and the brochure states leasehold tenure for the project, the standard long-lease instrument outside ITCs.

A 99-year renewable lease is registrable, sellable and inheritable. It is a different form of title from freehold, and three practical points follow:

• Residency routes. The property-linked routes are the Owner Visa and the ten-year Golden Residency, which is built around ITC real estate. The Royal Oman Police decides each application, and the sales office can set out in writing which permit route applies to a given purchase.
• Resale. A lease can be sold and passed on by inheritance, and the lease documents issued at registration are what a later buyer reviews.
• Renewal terms. The lease instrument states the term, the renewal mechanism and the registration route. The sales office can confirm how renewal works, what it costs and who grants it.

A buyer may have a lawyer review the exact title instrument and its registration at the Ministry of Housing and Urban Planning before paying anything beyond a refundable reservation. Buyers who prefer ITC freehold can look at our listings — Alef Qurum Residence, Telal Al Qurm, Al Mouj and, in Dhofar itself, Amazi Hawana Salalah.

The Studios

The building holds 94 residences, all studios, in four published layouts. All are handed over fully furnished with built-in appliances — the brochure specifically notes integrated refrigerators and dishwashers.

Across 94 units and 6,334 m² of built area, the average gross floor area per unit works out at 67.4 m², a figure that also carries the building’s circulation and common areas.

The floor plans: how much of the area is terrace

The brochure labels every type “Total Gross Area”, so 56 m² and 70 m² are gross figures. The plans show that a large share of the gross area is open terrace. On Types C and D the terrace is a wedge-shaped deck that occupies close to half the drawn plan; on Types A and B it is a deep balcony running the full width of the unit. The enclosed part of each studio — bedroom, sitting area, pantry kitchen and bathroom — sits alongside this outdoor space.

The price per square foot quoted below is calculated on the gross area, which includes the outdoor deck, as the brochure states its figures; the sales office can supply the gross and enclosed areas of a specific unit as separate numbers.

Unit by unit

Types A and B are the smaller pair: 56 m² gross, or 603 sq ft. They share an area but not a layout. Type A places the bedroom zone, sitting area, pantry kitchen and bathroom behind a deep terrace wrapped by planting, while Type B mirrors that plan, with the sitting area and bed zone side by side and the terrace across the full width. The entry price of $128,700 (OMR 49,485) corresponds to the 603 sq ft Type A, which works out at $213 per square foot.

Types C and D are 70 m² gross, or 753 sq ft: 14 m² (150 sq ft) more than Types A and B, an increase of 25%. Type C has the larger footprint and Type D offers the same area in an alternate arrangement. The page carries one entry price for the building rather than a price per type, so the price of a Type C or Type D studio is quoted by the sales office for the unit chosen.

Of the 94 residences, 12 are shown as available, roughly one in eight.

Prices

All conversions use 1 OMR = 2.6008 USD, the Omani rial peg, so an entry price of OMR 49,485 equals $128,700. The table below places the Sea Front’s price per square foot beside other projects on this site, with their setting and tenure:

Price per square foot reflects setting, tenure, specification and what is included; the projects in the table differ in tenure, location and handover stage, so the figures are shown side by side as published. Our guide to price per square metre in Oman explains how price per area is calculated.

Service charge

The service charge is OMR 300 per year as a flat fee per unit, not a rate per square metre. Expressed per square metre it works out as follows:

For reference, Alef Qurum Residence publishes OMR 5.00/m², Telal Al Qurm OMR 4.50/m² and the branded Mandarin Oriental Residences OMR 3.25/m². Service charges in Oman usually cover the upkeep of common areas, the pool, security, lifts and landscaping, and they are billed annually or in instalments. At the Sea Front the service-charge schedule issued with the sale documents states the period for which OMR 300 applies and what it covers, including the pool, spa, gym, restaurant and gardens on site. Our guide to service charges in Omani real estate explains what they normally include.

As arithmetic, OMR 300 a year is OMR 25 a month, or about $780 at the peg, roughly 0.61% of the OMR 49,485 entry price.

Payment schedule and financing

The payment schedule for a Sea Front unit is the one written into the sale and purchase agreement, with the date and amount of each instalment stated in rials and in the buyer’s payment currency. Our explainer on payment plans in Oman compares how developers structure instalments.

Omani banks lend to non-resident buyers at around 70% loan-to-value near 6.00% per annum, with benchmarks published by the Central Bank of Oman. As an illustration only, 70% of the OMR 49,485 entry price is OMR 34,639.50, which leaves OMR 14,845.50 as the buyer’s own contribution; each bank sets its own terms.

Handover and Furnishing

The developer’s target for completion is the fourth quarter of 2027. Residences are handed over furnished and equipped, with no fit-out required, and the brochure names integrated refrigerators and dishwashers among the built-in appliances.

The sale and purchase agreement states the contractual completion date together with the furniture and appliance specification, so the handover date and the handover condition are both fixed in the contract. The inspection of the unit against that specification before the keys are accepted is covered in the buying steps below.

Location: Taqah and Salalah

The plus code decodes to 17.0350° N, 54.0714° E — about 0.7 km from Taqah town, right on the beach. Taqah is a fishing town in Dhofar with a restored 19th-century castle, sitting between the sea and the Dhofar mountains. Our measurements from the building:

The sales sheet’s own drive times are Salalah city centre about 25 minutes and Salalah International Airport about 35 minutes. Nearby amenities are modest and local — Al Maha Supermarket 8 minutes, Good Source Supermarket 9 minutes, Hawana Aqua Park 13, Simba’s Kids Club 14, Breakers Restaurant 14, Marina Mart 16, Iqraa English Academy 20 — with Magaroaia Beach 3 minutes away.

Hawana Salalah lies west of Salalah city, 41.6 km from the building. The developer’s location page also lists Taqah Castle at 1.5 km and Wadi Darbat at 15 km.

The Salalah region and the khareef

Dhofar has a distinct monsoon season. From roughly June to September the khareef — the Indian Ocean monsoon — turns the mountains behind Salalah green, brings temperatures into the twenties and draws many Gulf visitors escaping the summer heat. According to National Centre for Statistics and Information figures reported by Times of Oman, Dhofar received 1,027,255 visitors between 21 June and 31 August 2025, compared with 1,006,635 in the same period of 2024, and 734,225 of them were Omani visitors. This seasonal pattern shapes the regional property market and is the context for short-let use of beachfront units.

The immediate area includes several heritage sites. Sumhuram at Khor Rori, 3 km away, is a fortified port founded in the 3rd century BC that shipped frankincense across the ancient world, and it forms part of the UNESCO World Heritage property known as the Land of Frankincense, inscribed in 2000 together with Wadi Dawkah, Shisr and Al Baleed. Wadi Darbat, 15 km inland, runs with waterfalls during and after the khareef. Mirbat, half an hour east, has its old merchant houses and a dive coast. Tourism information for the region is published by Experience Oman and policy by the Ministry of Heritage and Tourism.

The Building and Its Amenities

Architecturally the building is a low, curved white structure of about five storeys whose floor slabs project as continuous wave-like balconies, stepping back as they rise so the upper terraces open to the sea. The façade is white panelling with floor-to-ceiling glazing, and planting runs along the terrace edges. The rooftop carries an infinity pool, a bar and a restaurant with the beach directly below.

Two entries connect the building with the wider area. The 24-hour airport shuttle links the building with Salalah International Airport, 33.6 km away, and the sales sheet gives about 35 minutes by road. The on-site mini-market and pharmacy supply daily essentials in Taqah, a small town, so the building’s own facilities cover everyday needs.

How Buying Works, Step by Step

A purchase at The Sea Front follows the standard sequence for an off-plan residence in Oman. The details sit in the reservation form and the sale and purchase agreement, the documents that fix the price, the payment schedule, the completion date and what is included in the unit. The steps below are the normal order, and the sales office confirms each against the specific unit.

1. Select the unit. The sales office provides current availability, the unit’s floor and orientation, and its measured area, both gross and enclosed. Price lists carry a date.
2. Reservation. A reservation form records the unit, the price and the reservation payment.
3. Sale and purchase agreement. The agreement sets the payment schedule, the handover date, the furnished specification and the service-charge arrangement.
4. Payments. Instalments are paid by the dates in the schedule, into the project’s escrow account named in the reservation documents.
5. Snagging and handover. Before accepting the keys a buyer inspects the unit against the specification and lists any items to be completed.
6. Registration. Lease registration is completed with the Ministry of Housing and Urban Planning, and the documents issued reflect the form of tenure for the project.

Oman’s real estate regulation changed recently. Royal Decree 79/2025, published in the Official Gazette on 14 September 2025, promulgated a new law regulating real estate and replaced the escrow system created by Royal Decree 30/2018. The decree takes effect 180 days after publication, which falls in March 2026. A summary by BSA Law lists the new regime’s main elements as project licensing, project escrow accounts, guarantees, registration and owners’ associations. Our guide to Law 79/2025 for off-plan buyers goes through the provisions that matter at reservation.

For a buyer, the practical consequence is that the reservation documents identify the licensed project, the escrow account and the registration route, and that the handover date in the sale and purchase agreement is the date that governs. A buyer may have a lawyer review the agreement before signing.

Residency Routes in More Detail

The Golden Residency requires a single ITC property worth at least OMR 200,000 and is decided by the Royal Oman Police. At the peg of 2.6008 that threshold is $520,160. The condition applies to one property, so smaller purchases are not combined. The entry price of The Sea Front Residences, OMR 49,485 ($128,700), is below OMR 200,000.

The Owner Visa has no minimum value. It was reshaped by Royal Oman Police Decision 87/2026, published in Official Gazette 1653 on 21 June 2026. According to Oman Observer and Times of Oman, the decision allows a foreign buyer to obtain a property-owner visa without a local sponsor on a certificate from the competent authority, valid for six months to one year and renewable, with stays of up to three months per entry. It also provides for owner residency without a sponsor for the owner of a registered unit, and the permits of accompanying spouses and relatives follow the ownership.

The form of title and the unit price determine which route applies, and the Royal Oman Police decides each application. A buyer who plans a residency application confirms the permit route for the purchase with the Royal Oman Police. Our comparison of Golden Residency and the Owner Visa sets the two routes side by side.

Running Costs and Currency

Beyond the annual service charge of OMR 300, an owner budgets for utilities connection at handover, the upkeep of furnishings and, for a unit that is let, management. Because of the peg, the dollar amount of an OMR price stays at 2.6008 per rial, which simplifies budgeting for a buyer paying in another currency. Our note on the Omani rial peg explains the arrangement.

The Developer

Al Zaid Real Estate & Development (AZD) is the property-development company of Al Zaid Group, with its office in the Saadah district of Salalah. It operates across the full development cycle — concept, design, construction, finishing and ongoing property management — and its services include interior design, project supervision, the supply of finishing materials and government approvals. Beyond Oman its website lists branches in Kuwait, Lebanon, the Czech Republic, Poland, Turkey and Australia.

The developer’s website lists seven named projects on the Taqah and Salalah coast. The status labels in the table below are the developer’s own, as shown on each project’s page on 10 October 2026.

An agreement signed on 10 July 2023, reported by Times of Oman, assigned the Taqah Long Beach project to Al Zaid Real Estate Development Company in the Wilayat of Taqah, with a project value of OMR 10 million. Further detail on the company, its projects and the Taqah portfolio is on the Al Zaid Real Estate Oman profile, and the developers hub lists the other developers on this site.

A Related Project: Taqah Long Beach Boutique

Taqah Long Beach Boutique is a second Al Zaid building on the same beach: 24 residences on four residential floors above a ground level, with a rooftop deck, 1.8 km west of Taqah town and 31.5 km east of Salalah. The brochure shows two one-bedroom variants of 105 m² and 104 m² gross (1,130 and 1,119 sq ft), priced from $224,700, or OMR 86,395, which is $199 to $201 per square foot. Per the developer’s sales sheet, the completion quarter is the third quarter of 2026.

The payment terms on that sales sheet are 50% on reservation, with the balance in monthly instalments until completion. As an illustration with the page’s own numbers, 50% of the OMR 86,395 entry price is OMR 43,197.50 ($112,350) at reservation, and the remaining OMR 43,197.50 is divided into the monthly instalments; the sales office issues the schedule that applies on the date of purchase.

How It Compares

Within Dhofar the closest point of reference is Amazi at Hawana Salalah, about 42 km west, which is held as ITC freehold and offers a marina, a resort setting and an existing rental market. The Sea Front offers a beachfront position near the Dhofar heritage sites, under the leasehold tenure stated in the brochure. Tenure form, location and the building itself are the points on which the choice between the two turns.

Who the Studios Suit

The building is made up entirely of furnished studios, so buyer types are described by how they plan to use the unit:

• Second-home owners who spend the khareef season in Dhofar and want a furnished unit with security on site.
• Owners who plan to let through the summer season.
• Long-stay and retired visitors who want a small beachfront unit with an airport shuttle.
• Buyers comparing tenure forms who weigh a 99-year renewable lease against ITC freehold elsewhere in Oman.

Letting and Seasonality

The letting case rests on khareef seasonality. From June to September Dhofar fills with Gulf visitors, and short-let rates in Salalah rise for that window. A furnished beachfront studio with a rooftop pool and an airport shuttle is configured for that market, and the sales material describes the furnished handover as needing no additional investment.

Demand is concentrated in the summer months, while the OMR 300 service charge applies across the year. A rental calculation normally starts from net rent after service charge, management and vacancy rather than gross peak-season rates, and our guide to rental yields in Oman explains how gross and net yields are calculated. Oman levies no personal income tax on individuals’ rental income; official statistics come from the National Centre for Statistics and Information and investor incentives from Invest Oman.

Oman: Practical Background

Salalah International Airport connects the region to the Gulf and to seasonal international routes. General information on the country is published at oman.om, with current affairs coverage via the Times of Oman.

What to Prepare When Reserving

A reservation is smoother when the documents are ready. The list below is the normal set for an off-plan purchase in Oman.

• Identification. A valid passport for each buyer, and a residence card if you hold one.
• Reservation form. The form naming the unit, the price in rials, the reservation payment and its payment method.
• Sale and purchase agreement. The agreement showing the handover date, with the furnished specification attached.
• Escrow account details. The bank, the account holder and the project escrow account into which instalments are paid.
• Lease documents. The lease instrument with its 99-year term, renewal conditions and registration route.
• Payment schedule. Dates and amounts for each instalment, in rials and in your payment currency.
• Service-charge schedule. The annual charge of OMR 300, what it covers and when it is billed.
• Floor plan and measured areas. The plan of the specific unit with its gross and enclosed areas, together with the furniture package.

Frequently Asked Questions

What tenure does The Sea Front Residences have?
The developer’s brochure states “99 years leasehold renewable for life”. The lease documents issued at reservation and registration set out the term and the renewal conditions.

When is handover and what is included?
The developer’s target is the fourth quarter of 2027. Studios are handed over fully furnished with built-in appliances, including integrated refrigerators and dishwashers.

What is the service charge?
The sales sheet gives OMR 300 per year per unit, a flat amount, which is OMR 5.36 per m² on a 56 m² studio and OMR 4.29 per m² on a 70 m² studio.

Which residency routes relate to a purchase here?
The Golden Residency needs a single ITC property worth at least OMR 200,000, and the entry price is below that level. The Owner Visa has no minimum value, and the Royal Oman Police decides each application under Decision 87/2026.

How does Royal Decree 79/2025 affect a purchase?
It provides for project licensing, escrow accounts, guarantees and registration, so the reservation documents name the licensed project and the escrow account, and the handover date in the sale and purchase agreement governs.

Enquire About The Sea Front Residences

UInvest Group works directly with developers across Oman. For The Sea Front Residences we can obtain current availability from the 12 remaining studios, the price and measured area of each in Omani rials, the payment schedule, and written confirmation of the exact title instrument, its renewal terms and the residency route that applies.

For ITC freehold in Dhofar, see Amazi at Hawana Salalah, and our wider freehold portfolio runs from central Muscat and Telal Al Qurm to the marina communities at Al Mouj and Barr Al Jissah and the branded beachfront at Mandarin Oriental.