The Sustainable City – Yiti (TSCY) is a nearly USD 1 billion joint venture between Diamond Developers (a division of SEE Holding, UAE) and OMRAN, delivered under SDIC, set to become the largest sustainable community in the region and Oman’s first net-zero emission community by 2040. Spanning almost one million square metres along the Gulf of Oman coastline within the Yiti Integrated Tourism Development Masterplan, TSCY offers freehold apartments and villas from approximately OMR 66,000, open to buyers of any nationality.
TSCY is a distinct, purpose-built sustainability-focused development within the wider Yiti masterplan on Muscat’s southern coast — separate from other projects in the Yiti area. The masterplan comprises 300 villas, 1,225 apartments and 132 luxury serviced apartments, designed to accommodate around 10,000 residents within a scalable model for low-carbon urban living built around intelligent technologies and renewable energy.
TSCY is designed to become Oman’s first net-zero emission community by 2040, targeting 100% renewable energy and a 78% reduction in carbon footprint relative to a conventional development of the same scale. The project is built around six pillars of environmental sustainability — food, energy, water, products, mobility and waste — giving TSCY a genuinely different design philosophy from Oman’s other freehold masterplans, which are typically organised around tourism, golf or new-city urban planning rather than a net-zero mandate.
One of TSCY’s most distinctive financial features is its promise of zero maintenance fees for residents, alongside utility savings reported at up to 100% on electricity bills and 50% on water bills, achieved through the development’s renewable energy infrastructure and water-efficient design. For buyers evaluating the true cost of ownership rather than the purchase price alone, this combination of zero service charges and substantially reduced utility costs is a meaningful differentiator from Oman’s standard freehold developments, where community service charges and full utility bills are the norm.
TSCY sits within the Yiti Integrated Tourism Development Masterplan on Muscat’s southern coast, along the Gulf of Oman coastline roughly a 30 to 40 minute drive from central Muscat. Yiti is positioned as one of Muscat’s newer coastal ITC zones, distinct from the established marina setting of Al Mouj or the cove-facing positioning of Muscat Bay, giving TSCY a quieter, more southern coastal character within Oman’s freehold market.
TSCY’s residential offering spans studios and one- to two-bedroom apartments ranging from 49 to 120 square metres, alongside three- and four-bedroom villas from 256 to 500 square metres. The development also includes Nikki Beach-branded residences with mountain and sea views, adding a hospitality-branded tier to the masterplan’s otherwise sustainability-led product range.
Pricing at TSCY starts from approximately OMR 66,000, positioning it competitively within Oman’s freehold market given its scale, sustainability branding and Nikki Beach-branded residences. The development is offered with a 5% booking fee and a 30/70 payment plan, giving buyers a relatively low upfront commitment relative to the total purchase price.
As of the most recent project updates, approximately 96% of TSCY’s infrastructure work has been completed, with an operational launch targeted for 2026 following an initial Q4 2025 handover target for early phases. This places TSCY considerably further along in its delivery timeline than many of Oman’s other off-plan masterplans, with later phases of the wider development continuing to release as the project moves toward full operation.
TSCY includes a tier of Nikki Beach-branded residences offering mountain and sea views, bringing an internationally recognised hospitality and lifestyle brand into an otherwise sustainability-focused masterplan. This branded tier gives buyers seeking both environmental credentials and a recognised lifestyle brand a combined proposition not commonly found together elsewhere in Oman’s freehold market.
TSCY sits within Oman’s Integrated Tourism Complex framework, with units sold on full freehold title to buyers of any nationality. A qualifying purchase supports an Investor Residency Card application, and higher-value units — particularly the development’s larger villas and Nikki Beach-branded residences — are eligible for Oman’s 10-year Golden Residency programme, extendable to a spouse and dependent children.
Diamond Developers, a division of SEE Holding, brings a proven track record to TSCY as the company behind The Sustainable City in Dubai, one of the region’s original large-scale net-zero residential communities. Partnering with OMRAN — Oman’s state tourism development company, also behind projects including Muscat Bay’s infrastructure — and delivered under SDIC (Sustainable Development and Investment Company), TSCY combines international sustainable-development expertise with local Omani development and government backing.
TSCY offers a genuinely distinct investment thesis within Oman’s freehold market: a large-scale, government-backed net-zero community with a proven developer track record, zero maintenance fees, substantial utility savings, and Nikki Beach-branded residences, all at a competitive entry price from OMR 66,000. For buyers and investors specifically drawn to sustainability credentials and long-term utility cost savings — rather than a golf course, marina or resort setting — TSCY represents one of the most differentiated propositions in Oman’s current freehold landscape.
As global tenant and buyer demand increasingly factors in sustainability credentials and lower running costs, TSCY’s zero maintenance fees and substantial utility savings could translate into a meaningful competitive advantage when marketing units for rent or resale, particularly to environmentally conscious tenants and buyers. This is a forward-looking consideration rather than a proven historical track record, since the development is still reaching full operational status, but it forms a core part of TSCY’s long-term investment case.
Buyers considering a unit at TSCY should review the full Sale and Purchase Agreement carefully, paying particular attention to the payment schedule, specification list, current handover status for their specific phase, and the precise terms of the zero-maintenance-fee and utility-savings claims — including how these are structured and whether any conditions apply. Buyers should request current construction and operational-launch updates directly from UInvest, given the project’s advanced but not yet fully complete infrastructure status.
Purchasing follows Oman’s standard freehold ITC process: a reservation agreement and 5% booking fee secure the chosen unit and pricing, followed by the full Sale and Purchase Agreement setting out the 30/70 payment structure, specification and handover date. Instalments follow through to handover, 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 Golden Residency typically begin that process once title registration is complete.
Before committing to a unit at TSCY, buyers should confirm current pricing and availability for their preferred unit type, the exact 30/70 payment schedule, the target handover date for their specific phase, whether the purchase clears Oman’s Golden Residency threshold, and the current, specific terms of the zero-maintenance-fee and utility-savings features. Working through this checklist with UInvest ahead of signing helps ensure the purchase aligns with both budget and expectations around TSCY’s sustainability claims.
Buyers at TSCY can choose between the developer’s own 30/70 instalment structure or a mortgage from a bank operating in Oman that offers financing to non-resident freehold buyers within designated ITCs. Given the relatively low 5% booking fee, buyers should confirm the full instalment schedule and any financing options directly with UInvest to plan cash flow through to handover.
Owners intending to let their TSCY unit typically engage a local property management company to handle furnishing, listing, tenant turnover and maintenance. Given the development’s sustainability positioning and Nikki Beach-branded tier, TSCY units may appeal to a distinct tenant profile — environmentally conscious professionals and families, alongside lifestyle-focused renters drawn to the Nikki Beach brand — differing from the purely resort or corporate-let tenant base found elsewhere in Muscat’s freehold market.
Off-plan sales within Oman’s designated ITCs, including Yiti, 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 ahead of the 2026 operational launch.
TSCY 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 the 30/70 payment plan.
Oman levies no annual property tax and no capital gains tax on freehold residential real estate, and places no restriction on repatriating rental income or sale proceeds abroad. Combined with TSCY’s zero maintenance fees and reduced utility costs, this gives the development one of the more favourable total cost-of-ownership profiles available within Oman’s freehold market, though buyers should confirm the current, specific terms directly with UInvest.
Compared with Al Mouj or Muscat Bay, TSCY offers a fundamentally different value proposition: rather than a marina or cove-front resort setting, TSCY competes on sustainability credentials, reduced running costs and its Nikki Beach-branded tier, within a masterplan roughly 96% complete on infrastructure. Buyers should weigh Al Mouj and Muscat Bay’s deeper rental and resale liquidity against TSCY’s differentiated sustainability positioning and lower total cost of ownership.
Published rental yield data specific to TSCY is not yet established given the development’s still-advancing operational status. For broader context on Oman’s freehold rental market, see our guide to rental yields in Oman, while factoring TSCY’s zero maintenance fees and utility savings into any net yield calculation, since these reduce ongoing costs relative to a standard freehold apartment or villa elsewhere in Muscat.
With infrastructure roughly 96% complete and full operational launch targeted for 2026, buyers reserving now are entering close to TSCY’s transition from construction to a fully functioning community, ahead of any resale premium that typically builds once a large-scale masterplan reaches operational maturity. For a broader view of market timing across Oman’s freehold sector, see our guide on whether 2026 is a good time to buy property in Oman.
TSCY suits buyers and investors specifically prioritising sustainability credentials, reduced long-term running costs through zero maintenance fees and utility savings, and a large-scale, government-backed masterplan with a proven international developer track record. It particularly suits buyers drawn to Nikki Beach’s lifestyle brand alongside genuine environmental positioning, rather than those prioritising an established marina or golf-course setting available elsewhere in Muscat.
UInvest maintains contact with Diamond Developers and OMRAN’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 TSCY’s 2026 operational launch.
Yiti sits on Muscat’s southern coast, roughly a 30 to 40 minute drive from central Muscat, with road infrastructure continuing to develop alongside the wider Yiti Integrated Tourism Development Masterplan. Buyers should confirm current travel times and any planned infrastructure upgrades directly with UInvest as the masterplan approaches full operational status.
As one of Oman’s newer large-scale freehold masterplans, TSCY’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 the development reaches full operational status in 2026 and early owners begin to occupy and potentially resell their units.
TSCY’s design is organised around six pillars — food, energy, water, products, mobility and waste — each addressing a specific dimension of environmental impact within the community. This structured approach, drawn from Diamond Developers’ experience delivering The Sustainable City in Dubai, distinguishes TSCY from developments that market themselves as “green” through isolated features rather than a comprehensive, integrated sustainability framework spanning the entire masterplan.
TSCY’s OMRAN partnership and net-zero mandate place it alongside Sultan Haitham City and Duqm as examples of Oman’s freehold market expanding beyond its original resort-led ITC model, though TSCY’s specific focus on environmental sustainability rather than smart-city technology or industrial growth gives it a genuinely distinct investment thesis. Buyers weighing TSCY against these other government-backed masterplans should consider whether sustainability credentials, smart-city living, or industrial growth exposure best matches their own investment priorities.
Choosing to live at TSCY means embracing a community explicitly designed around reduced environmental impact — renewable energy, water efficiency, sustainable mobility and waste management — alongside the practical benefit of zero maintenance fees and substantially reduced utility bills. Early residents will be moving into a masterplan reaching full operational status through 2026, with later phases of villas, apartments and serviced units continuing to release as the wider 300-villa, 1,225-apartment community builds out toward its roughly 10,000-resident capacity.
Diamond Developers’ original Sustainable City in Dubai has operated for over a decade, giving the company a proven, real-world track record of delivering net-zero-oriented communities at scale before bringing the same model to Oman. Buyers evaluating TSCY’s sustainability claims can reasonably look to Dubai’s Sustainable City as a working precedent — an operating community with years of resident experience — rather than relying purely on marketing projections for an unproven concept.
As one of TSCY’s six sustainability pillars, mobility within the community is designed around reducing reliance on private vehicles, typically through walkable street layouts, dedicated cycling infrastructure and support for electric and shared mobility options. This approach differentiates TSCY’s day-to-day living experience from Oman’s more car-dependent freehold communities, appealing particularly to residents who prioritise a lower-impact, more walkable lifestyle.
TSCY’s waste pillar is built around reducing landfill dependency through recycling infrastructure and circular-economy principles integrated into the masterplan’s design, rather than added as an afterthought. Combined with the development’s food and products pillars — which typically emphasise local sourcing and sustainable materials — this gives TSCY a holistic environmental design rather than a single headline feature such as solar panels alone.
TSCY’s 100% renewable energy target is underpinned by solar infrastructure integrated across the masterplan, supporting both the development’s carbon-reduction goals and its promise of substantial electricity savings for residents. Paired with water-efficient design supporting the reported 50% water bill savings, this infrastructure investment is central to how TSCY delivers its zero-maintenance-fee proposition without compromising on service quality.
Buyers comparing TSCY against Al Mouj or Muscat Bay should weigh a clear trade-off: established ITCs offer deeper rental and resale liquidity and proven tourism-anchored demand, while TSCY offers a genuinely differentiated sustainability proposition, reduced ongoing costs, and a masterplan nearing full operational status after years of infrastructure development. Buyers should choose based on whether sustainability credentials and cost savings, or established liquidity and resort infrastructure, matter more to their specific investment goals.
A masterplan designed to house around 10,000 residents typically requires supporting family infrastructure, and TSCY’s broader Yiti context is expected to develop schools, healthcare and community facilities alongside its residential phases. Buyers with families should confirm the current status and timeline for this supporting infrastructure directly with UInvest, since amenity delivery can lag behind residential handover in large-scale masterplans.
For Muscat-based buyers, Yiti’s southern coastal position and TSCY’s Nikki Beach-branded tier make the development a plausible weekend or second-home option, combining a change of pace from central Muscat with the practical benefit of reduced running costs during periods when the property isn’t in full-time use. This appeal sits alongside TSCY’s primary-residence and investment use cases rather than replacing them.
Because TSCY’s value proposition rests heavily on its sustainability claims and zero-maintenance-fee structure, buyers should specifically request documentation on how these commitments are structured contractually, what happens if utility savings fall short of the stated targets, and which green building certifications or standards the development has achieved or is pursuing. Raising these questions with UInvest ahead of reservation ensures the purchase decision is grounded in verified commitments rather than marketing language alone.
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 TSCY’s 30/70 payment plan, giving buyers budgeting certainty from reservation through to handover that is not guaranteed when purchasing in a freely floating currency market elsewhere in the region.
OMRAN, TSCY’s local development partner, is Oman’s state tourism development company with a track record spanning multiple projects across the Sultanate’s freehold and hospitality sector. This government backing gives TSCY a level of institutional support beyond a purely private developer venture, reinforcing the masterplan’s long-term delivery credibility alongside Diamond Developers’ international sustainability expertise.
Studios and one-bedroom apartments suit buyers and investors prioritising the lowest entry price within TSCY’s 49–120 square metre apartment range, while two-bedroom units and the development’s three- and four-bedroom villas — spanning 256 to 500 square metres — suit families wanting more space. Nikki Beach-branded residences sit at the top of the range, combining TSCY’s sustainability credentials with an internationally recognised lifestyle brand for buyers seeking the development’s most premium product.
Buyers researching Oman’s Sustainable City project may also come across our listing for The Sustainable City Muscat, which covers the same overall Diamond Developers and OMRAN masterplan from a broader, master-community perspective. Both listings represent genuine inventory within the same net-zero community at Yiti; buyers are encouraged to contact UInvest directly to confirm current availability, phase and pricing across the full range of unit types before deciding which listing best matches their specific requirements.
For the complete picture of the Sustainable City – Yiti masterplan — the net-zero vision, developer background, unit range and construction timeline — see our complete Sustainable City Yiti investor guide.
Yes. TSCY sits within Oman’s Integrated Tourism Complex framework, so units are sold on full freehold title to buyers of any nationality, with no local partner or sponsor required.
Pricing starts from approximately OMR 66,000, with a 5% booking fee and a 30/70 payment plan.
TSCY is a joint venture between Diamond Developers (a division of SEE Holding, UAE) and OMRAN, delivered under SDIC.
TSCY is marketed with zero maintenance fees for residents, alongside utility savings reported at up to 100% on electricity and 50% on water; buyers should confirm the current, specific terms directly with UInvest.
Infrastructure is approximately 96% complete, with full operational launch targeted for 2026, following an initial Q4 2025 handover target for early phases.
A qualifying purchase supports an Investor Residency Card application, and higher-value units — particularly villas and Nikki Beach-branded residences — are eligible for Oman’s 10-year Golden Residency, extendable to a spouse and dependent children.
Studios and one- to two-bedroom apartments from 49 to 120 square metres, three- and four-bedroom villas from 256 to 500 square metres, and Nikki Beach-branded residences with mountain and sea views.
The masterplan is designed to accommodate approximately 10,000 residents across 300 villas, 1,225 apartments and 132 luxury serviced apartments.
TSCY is designed to be Oman’s first net-zero emission community by 2040, built around six sustainability pillars, with zero maintenance fees and substantial utility savings not offered by standard freehold developments.
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.
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.
On Muscat’s southern coast along the Gulf of Oman, roughly a 30 to 40 minute drive from central Muscat, within the Yiti Integrated Tourism Development Masterplan.
The Sustainable City – Yiti offers one of the most differentiated propositions in Oman’s freehold market: a nearly USD 1 billion, government-backed net-zero community with zero maintenance fees, substantial utility savings and Nikki Beach-branded residences, delivered by the team behind Dubai’s original Sustainable City. For buyers and investors prioritising sustainability credentials and long-term cost savings alongside freehold ownership, TSCY represents a genuinely distinctive option within Muscat’s coastal market. Read our full guide to freehold property in Oman 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 Al Mouj and Muscat Bay before you reserve at The Sustainable City – Yiti.
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