The Sustainable City – Yiti (TSCY) is a net-zero coastal community on the Gulf of Oman, roughly 30 minutes from central Muscat. Spanning about 1 million m² with more than 1,650 homes, it is built to run on 100% renewable energy and to reach carbon neutrality by 2040 — the flagship project of a joint venture between Oman’s state development arm and the team behind The Sustainable City in Dubai.
Homes run from 531 sq ft studios at $182,000 to villas from $620,900. Two commercial terms make this listing genuinely unusual: only 30% is payable before handover, and the service charge is free for five years on apartments and zero on villas. This guide sets out sizes, prices, the payment structure, the sustainability specification, location and ownership rules — with the figures in tables.
| Location | Yiti / Bandar Jissah, Gulf of Oman coast, Muscat |
| Developer | Sustainable Development Investment Company (SDIC), formed 2022 — OMRAN Group and Diamond Developers |
| Ownership | Freehold, open to all nationalities |
| Community size | Approx. 1 million m², 1,650+ homes |
| Property types | Studios, 1–3 bedroom apartments, villas, offices |
| The Plaza | 6 residential buildings, 5–8 floors, at the community centre |
| Apartments from | $182,000 (approx. OMR 70,000) |
| Villas from | $620,900 (approx. OMR 238,800) |
| Payment plan | 30% before handover, 70% on handover |
| Service charge | Free for 5 years on apartments; none on villas |
| Sustainability target | Net-zero carbon by 2040; 100% renewable energy |
| Currently available | 50 units (primary and resale) |
| Handover | Q1 2027 per the current listing — see the note in Risks |
The published price list covers five product lines, from a compact studio to a family villa.
| Home type | Size from | Price from | Approx. per sq ft |
|---|---|---|---|
| Studio | 531 sq ft (49 m²) | $182,000 | $343 |
| 1-bedroom apartment | 629 sq ft (58 m²) | $217,800 | $346 |
| 2-bedroom apartment | 1,206 sq ft (112 m²) | $332,700 | $276 |
| 3-bedroom apartment | 1,765 sq ft (164 m²) | $555,000 | $314 |
| Villa | 2,745 sq ft (255 m²) | $620,900 | $226 |
Read the per-square-foot column carefully, because it does not move the way you would expect. The two-bedroom is the best value in the apartment range at about $276/sq ft — materially cheaper per foot than both the studio and the one-bedroom, which sit around $343–$346. Small units carry a premium here, as they usually do, but the gap is unusually wide: a two-bedroom costs 83% more than a studio while offering 127% more space.
Villas are cheaper again per foot at roughly $226. If you are buying purely on space-per-dollar, the ranking is villas, then two-beds, then three-beds, with studios and one-beds last. If you are buying for yield, the calculus inverts — small units let more easily and at higher rates per foot.
The overall listing range runs from 527 sq ft up to 45,929 sq ft, because whole office buildings are also offered at TSCY alongside homes. Do not read the top of that range as a residential figure.
This is the single most commercially significant thing about TSCY. Most off-plan schemes in Muscat ask for 50–80% across the construction period. TSCY asks for 30%, with the remaining 70% due only at handover.
| Stage | Share | When |
|---|---|---|
| Reservation | 5% | On reservation |
| Booking | 5% | Within 1 month of reservation |
| 1st instalment | 10% | Within 4 months of the booking payment |
| 2nd instalment | 10% | Within 8 months of the 1st instalment |
| Handover | 70% | On completion |
| Before handover | 30% | Across roughly 13 months |
In cash terms, for each entry-level product:
| Home type | To reserve (5%) | Total before handover (30%) | Due at handover (70%) |
|---|---|---|---|
| Studio — $182,000 | $9,100 | $54,600 | $127,400 |
| 1-bed — $217,800 | $10,890 | $65,340 | $152,460 |
| 2-bed — $332,700 | $16,635 | $99,810 | $232,890 |
| 3-bed — $555,000 | $27,750 | $166,500 | $388,500 |
| Villa — $620,900 | $31,045 | $186,270 | $434,630 |
A studio at TSCY needs $54,600 of committed capital before completion. That is less than the down payment alone on most villa products in Muscat, and it makes this one of the lowest-capital routes into a freehold beachfront community anywhere in Oman.
The flip side is real and should be stated plainly: a 70% balloon at handover means you need financing arranged, or the cash ready, on a date you do not control. If completion slips — and off-plan completion dates routinely do — you must be able to hold that capital available. Confirm whether the developer accepts mortgage financing for the handover payment before you reserve, because the plan is only as good as your ability to fund the final 70%.
TSCY publishes a service charge position that no other project we cover in Oman matches: apartments carry no service charge for the first five years, and villas carry no service charge at all.
The reason is structural rather than promotional. A community generating its own power from solar, recycling its own water for irrigation and processing its own waste has a fundamentally different operating cost base from a conventional scheme buying grid electricity and municipal water at commercial rates. The sustainability specification is not only an environmental claim — it is what makes the service charge position possible.
Model it against the alternatives. On a $332,700 two-bedroom, a typical Gulf service charge of 1–2% of value would run $3,300–$6,650 a year; five years free is therefore worth roughly $16,500 to $33,000 in avoided cost. For comparison, Hay Al Wafa — the only other project we cover with a published figure — charges OMR 300–500 a year.
Two questions to settle in writing: what the apartment service charge will be after year five, and what the villa arrangement covers, since “no service charge” still leaves community maintenance to be funded somehow. Get both answers before reserving.
Sustainability claims in property marketing are usually decorative. At TSCY the specification is concrete enough to check:
The project won Best Sustainable Project at the Dossier Construction Awards & Summit in 2022. More persuasive than the award, though, is precedent: Diamond Developers built The Sustainable City in Dubai, delivering its first phase in 2016 and operating it since. TSCY is not a first attempt at this model — it is the second implementation of one that has been running for nearly a decade.
For a buyer, that matters in a specific way: operating a net-zero community is harder than building one, and the Dubai project is the evidence that this developer can do the operating part, not just the construction.
The apartment stock sits in The Plaza — six residential buildings of five to eight floors at the centre of the community, wrapped around retail, restaurants and landscaped public space. The curved waterfront building known as The Arc Residences anchors the marina end of the site.
Around them, TSCY is planned as a working town rather than a compound: a school and kindergarten within walking distance, health clinics, a mosque and prayer rooms, a shopping centre, offices, and a five-star marina. The community fronts a beach on the Gulf of Oman with mountains directly behind it.
Buildings use bright panels, glass and wood, with the massing broken up so the architecture reads against the green landscaping rather than dominating it. Windows are panoramic, giving views to the mountain landscape on one side and the community’s greenery and water on the other.
Interiors are finished in light tones with wood-effect accent details — pale flooring, white walls, timber-toned joinery and slatted screens. Kitchens are fitted and appliances are installed. Layouts include a private balcony with a dining area.
TSCY sits on the coast at Yiti, east of Muscat past Bandar Jissah. The trade-off is explicit: you get a beach, a marina and mountains, and you accept that the airport and the older city are a real drive rather than ten minutes away.
| Destination | By car |
|---|---|
| Sea Man Beach | 8 min |
| Yitti Beach | 20 min |
| Mutrah Souq (Eastern Market) | 23 min |
| Sunshine Nursery | 27 min |
| Opera Galleria | 27 min |
| Muscat International School | 28 min |
| Al Fair Supermarket | 28 min |
| Al Sahwa Schools | 30 min |
| Mall of Oman | 34 min |
| Sultan Qaboos Grand Mosque | 35 min |
| Muscat International Airport | 40 min |
Drive times are the developer’s estimates and vary with traffic. Note that the community provides its own school, kindergarten and clinics on site — which is what makes the 28-to-30-minute external school times tolerable for a family. If you intend to use schools in Muscat proper rather than the community’s own, model that commute honestly before committing.
| Category | Provision |
|---|---|
| Education | School and kindergarten within the community |
| Healthcare | Health clinics on site |
| Sport | Indoor and outdoor gyms, tennis and basketball courts, skate park |
| Running and cycling | 7.4 km of running and bicycle tracks |
| Water | Swimming pool; beach on the Gulf of Oman |
| Marina | Five-star marina |
| Equestrian | Equestrian club and racetrack |
| Family | Children’s playgrounds, green parks |
| Retail and dining | Shopping centre, international restaurants, brand stores |
| Worship | Mosque and prayer rooms |
The equestrian club and racetrack are worth singling out — very few residential communities in Oman include them, and for a certain buyer they are the deciding amenity rather than a nice extra.
TSCY is developed by the Sustainable Development Investment Company (SDIC), an Omani company formed in 2022 as a partnership between two very different parents:
This structure is the strongest single argument for the project. A purely private developer would carry counterparty risk on a scheme of this ambition; a purely governmental one might lack the operating know-how for a net-zero community. The combination gives you sovereign-adjacent backing on one side and a decade of proven operating experience with exactly this product on the other.
SDIC is nonetheless a young company — formed in 2022 — and TSCY is its first and flagship project. The track record you are underwriting belongs to the parents, not to the entity you contract with. Verify which entity is the counterparty on your sale and purchase agreement and how the escrow is structured.
TSCY offers something most off-plan listings cannot: a documented price history. The project’s recorded starting price in November 2023 was OMR 55,101 — approximately $143,300. The current entry price is $182,000.
| Point in time | Entry price | Change |
|---|---|---|
| November 2023 | OMR 55,101 (approx. $143,300) | — |
| Current listing | $182,000 | +27% |
Roughly 27% on the entry price in under three years. Treat that carefully rather than as a forecast: entry prices move as the cheapest stock sells, so part of this reflects inventory mix rather than pure appreciation, and the rial-dollar conversion is fixed by the peg. But it is documented movement in the right direction on a real project, which is more than most off-plan pitches can show. Our Oman rental yields guide sets the wider market context.
The most useful comparison across our Oman listings is not headline price but how much money you must commit before you receive anything. On that measure TSCY is an outlier.
| Project | Entry price | Paid before handover | Handover |
|---|---|---|---|
| TSCY | $182,000 | 30% | Q1 2027 |
| Hay Al Wafa | $170,600 | 100% | Q4 2027 |
| Al Ahlam District | $499,100 | 80% | Q1 2027 |
| Jood | $204,000 | 95% | Q1 2030 |
A TSCY studio ties up $54,600 before completion. A comparably priced Hay Al Wafa apartment ties up the full $170,600 over the same period. If your capital has alternative uses, that difference is the entire investment case — and it is the reason to look past the fact that TSCY’s per-square-foot pricing is the highest of the four.
On the coast, the natural alternatives are Muscat Bay and Zen Residences at Muscat Bay, Azura Beach Residences and Bellevue at Al Mouj, and Olive Farms at Jebel Sifah. None of them is a net-zero community, and none matches the service charge position.
| Buyer profile | Fit | Watch-out |
|---|---|---|
| Buyer with limited capital now, funds later | Strong — only 30% before handover | You must fund 70% on a date you don’t control |
| Long-hold owner focused on running costs | Strong — 5 years free on apartments, none on villas | Confirm the post-year-five charge in writing |
| ESG-minded or sustainability-led buyer | Strong — genuine net-zero specification with a proven precedent | 2040 carbon neutrality is a target, not a delivered state |
| Coastal lifestyle and marina buyer | Strong — beach at 8 minutes, marina, equestrian club | Airport 40 min, city 30 min; not a short commute |
| Value-per-square-foot buyer | Weak — $343/sq ft on studios is the highest we cover in Oman | Sultan Haitham City runs $100–$194/sq ft |
| Buyer needing a city-centre commute | Weak — 30 minutes to central Muscat | Al Mouj or Shatti Al Qurum suit that far better |
Homes at TSCY are sold freehold and are open to buyers of all nationalities, with title registered in the buyer’s name. Our guide to freehold property in Oman explains how the designated zones work and what registration involves.
Every purchase here supports the sponsor-free Owner Visa, which has no minimum value. The 10-year Golden Residency needs OMR 200,000, which only the 3-bedroom apartment ($555,000, about OMR 213,400) and the villa ($620,900, about OMR 238,700) reach; studios, 1-bedrooms and 2-bedrooms do not. The routes are distinct and frequently conflated — see Golden Residency versus the Owner Visa. Oman levies no annual property tax and no personal income tax on rental income; transaction costs are set out in our property tax in Oman guide.
Muscat’s case rests on freehold title in designated zones, no property or personal income tax, and a security record placing Oman among the safest countries in the world on international crime indices. The rial’s long-standing peg to the US dollar removes the currency risk that shapes other regional markets.
TSCY prices at a premium per square foot to inland Muscat, and it should: you are buying beachfront, a marina, and a net-zero operating model with five years of free service charges attached. Whether that premium is worth paying depends on how you weight running costs and lifestyle against raw floor area. For a wider view see the best areas to invest in Oman and our assessment of whether now is a good time to buy. The national policy backdrop is set by Oman Vision 2040 and Invest Oman.
TSCY’s rental profile is unusual for Oman because the product mix is unusual. Studios and one-bedrooms in a beachfront community with a marina, a school and a clinic point at two distinct tenant pools: expatriate professionals working in Muscat who want coastal living, and shorter-stay leisure demand drawn by the beach and marina. The zero-service-charge position also flows straight to the net yield, which is where it matters.
Current Muscat-wide ranges are in our Oman rental yields guide. Two practical points on exit. First, TSCY trades on both the primary and resale markets already, which is rare for an Oman project at this stage and means there is some price discovery rather than none. Second, the 70%-at-handover structure makes pre-completion assignment unusually attractive, since an assignee takes on a position where only 30% has been paid — confirm the developer’s assignment policy and fee before reserving.
Conflicting completion dates. The current listing states Q1 2027. The developer’s presentation says construction finishes in 2026. The published payment terms still describe the handover payment as “estimated 2025”, which is plainly stale. Three sources, three dates. Get the completion date for your specific unit and building in writing.
The 70% balloon. This is the defining risk of the payment structure. If you cannot fund 70% at handover, the low entry cost is a trap rather than an advantage. Arrange financing in principle before you reserve.
Young contracting entity. SDIC was formed in 2022. The delivery record belongs to its parents. Verify the counterparty and escrow arrangements carefully.
Service charge after year five. Free for five years is not free forever. The year-six figure is currently unknown and should be quantified before you model the hold.
Distance. Forty minutes to the airport and thirty to central Muscat is a genuine constraint on both daily life and short-let demand. Drive the route before you buy.
Delivery of amenities. The marina, equestrian club, schools and clinics are what justify the pricing. Confirm which are built and operating today versus planned, and what contractual commitment exists for the rest.
Prices are quoted in US dollars and settled in Omani rials, and the rial has been pegged to the dollar for decades — so a dollar-based buyer carries effectively no currency risk. Buyers paying from sterling, euro, złoty or another currency do carry that exposure; with 70% falling due in a single payment at handover, the exchange-rate risk here is concentrated in one date rather than spread across instalments, which argues for hedging that specific payment.
Payments should go to the project’s escrow account, never a general company account. Verify the escrow details independently before the first transfer and keep the SWIFT confirmations — they form part of your evidence of payment at registration. Rate and banking information is published by the Central Bank of Oman.
Where exactly is The Sustainable City – Yiti?
On the Gulf of Oman coast at Yiti, near Bandar Jissah, east of Muscat — about 30 minutes from central Muscat and 40 from Muscat International Airport.
Can foreigners buy at TSCY?
Yes. Homes are freehold and open to all nationalities, with title registered in the buyer’s name.
How much does a home at TSCY cost?
Studios from $182,000, one-bedrooms from $217,800, two-bedrooms from $332,700, three-bedrooms from $555,000 and villas from $620,900.
What is the payment plan?
5% on reservation, 5% within one month, 10% within four months, 10% eight months later, and the remaining 70% at handover — so only 30% is paid before completion.
What are the service charges?
Apartments carry no service charge for the first five years. Villas carry no service charge. Confirm the apartment rate from year six in writing.
When does TSCY complete?
The current listing states Q1 2027; the developer’s presentation says 2026, and older payment documentation still references 2025. Confirm the date for your specific unit in writing.
Who is the developer?
Sustainable Development Investment Company (SDIC), formed in 2022 as a partnership between OMRAN Group, Oman’s state tourism and urban development company, and Diamond Developers, which built The Sustainable City in Dubai.
Is TSCY really carbon neutral?
Carbon neutrality by 2040 is the stated target, not a present state. The community is designed for 100% renewable energy, water recycling, waste recycling and EV charging, and won Best Sustainable Project at the 2022 Dossier Construction Awards & Summit.
How big is the community?
Approximately 1 million m², with more than 1,650 homes plus schools, clinics, offices, retail and a marina.
Are the homes furnished?
They are handed over finished, in light tones with wood-effect detailing and fitted kitchens, but unfurnished.
Does buying at TSCY qualify for Oman residency?
Every purchase supports the sponsor-free Owner Visa. The 10-year Golden Residency needs OMR 200,000, which only the 3-bedroom apartment and the villa reach. See our Golden Residency and Owner Visa guide for which route applies.
UInvest works directly with developers across Muscat, which means access to current pricing, live availability across the roughly 50 listed units, and the full floor plan set 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 the handover payment and on residency thresholds.
Browse studios for sale in Oman, apartments for sale in Oman, villas for sale in Oman and beach houses for sale in Oman, see all Oman property with UInvest, or contact us for the current TSCY price list and confirmation of completion dates by building.
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