The Sustainable City Muscat is Oman’s flagship net-zero master community, developed by Diamond Developers (a division of SEE Holding) in partnership with OMRAN, Oman’s state tourism development company. Set along the Arabian Sea coastline at Yiti, the masterplan spans studios, one- to three-bedroom apartments, Nikki Beach-branded units, and 300 exclusive three- to four-bedroom villas across sizes from 50 to 500 square metres, with full operational launch targeted for 2026 and handover confirmed for December 2027.
The Sustainable City Muscat is designed as the region’s largest operational sustainable community and a flagship step toward Oman’s ambition to deliver the world’s first net-zero-emission city by 2040. The masterplan totals 1,657 properties across a full range of formats — from compact studios through family apartments to branded and exclusive villas — built around 100% renewable energy generation, water conservation infrastructure, and an integrated organic-farming and green-mobility framework.
The Sustainable City Muscat sits along the Arabian Sea coastline at Yiti, a stretch of Muscat’s southeastern coast that has become one of the capital’s key growth corridors for large-scale masterplanned communities. The site combines direct beachfront access with proximity to central Muscat, positioning residents within reach of the capital’s business districts while offering a coastal, low-density living environment distinct from Muscat’s more urban neighbourhoods.
The masterplan spans the full residential spectrum: studios and one- to three-bedroom apartments starting from 50 square metres, Nikki Beach-branded residences for buyers seeking a hospitality-linked lifestyle product, and 300 exclusive three- to four-bedroom villas reaching up to 500 square metres. This breadth allows The Sustainable City Muscat to serve a wide range of buyers, from single professionals and investors at the studio end through to large families seeking a full villa within the same net-zero community.
Pricing across The Sustainable City Muscat is available on request given the range of unit types, sizes and phases within the masterplan. Buyers should contact UInvest for current unit-specific pricing, phase availability and payment plan structures, since terms vary meaningfully between studio apartments, branded Nikki Beach units and the exclusive villa collection.
Units at The Sustainable City Muscat are available on freehold title, open to buyers of any nationality, with qualifying purchases eligible for Oman’s 10-year Golden Residency programme. A qualifying purchase of OMR 200,000 or more can secure a renewable 10-year residency for the buyer and family through Oman’s official Invest Oman platform, alongside zero annual property tax available to foreign buyers across Oman.
The Sustainable City Muscat combines Oman’s most ambitious sustainability masterplan with the backing of OMRAN, Oman’s state tourism development company, and Diamond Developers, whose Sustainable City model is already operational in Dubai. For buyers prioritising long-term utility savings, environmental credentials and a genuinely differentiated lifestyle product within Oman’s freehold market, The Sustainable City Muscat represents a category of its own among the country’s coastal developments.
Diamond Developers, a division of SEE Holding, is the master developer behind The Sustainable City model, with an established operational precedent in Dubai’s Sustainable City community. In Oman, Diamond Developers has partnered with OMRAN, the state’s tourism development company also behind Hawana Salalah and Jebel Sifah’s broader destination infrastructure, giving The Sustainable City Muscat both an internationally proven sustainability model and strong local institutional backing.
The Sustainable City Muscat is built around 100% renewable energy generation for common infrastructure, with substantial savings on individual unit utility bills — up to 100% on electricity and 50% on water — for residents, alongside a zero-maintenance-fee model designed to reduce ongoing ownership costs relative to conventional freehold communities. As of the project’s most recent construction updates, approximately 96% of core infrastructure has been completed, positioning the community for its targeted 2026 operational launch.
A distinctive feature of The Sustainable City Muscat is its inclusion of branded residences developed in partnership with Nikki Beach, the international hospitality and lifestyle brand known for its beach club and resort developments worldwide. These branded units give buyers access to a globally recognised lifestyle identity within a sustainability-focused masterplan, a combination not widely available elsewhere in Oman’s freehold market.
Buyers considering a unit at The Sustainable City Muscat should review the full Sale and Purchase Agreement carefully, paying particular attention to the specific phase and building being purchased, the payment schedule, the December 2027 handover target, and any resale or cancellation clauses. Given the scale and multi-phase nature of the masterplan, buyers should also request current infrastructure and construction progress reporting from Diamond Developers and OMRAN ahead of committing to a specific unit.
Purchasing follows Oman’s standard freehold ITC process: a reservation agreement and down payment secure the chosen unit, phase and pricing, followed by the full Sale and Purchase Agreement setting out the payment structure, specification and handover date. Instalments follow through to the December 2027 handover target, 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 The Sustainable City Muscat, buyers should confirm current pricing and availability for their preferred unit type — studio, apartment, Nikki Beach-branded residence, or villa — the exact payment schedule, the target handover date, whether the purchase clears Oman’s Golden Residency threshold, and the current infrastructure and construction status of the specific phase. Working through this checklist with UInvest ahead of signing helps ensure the purchase aligns with both budget and delivery expectations.
Buyers at The Sustainable City Muscat can choose between Diamond Developers’ own instalment-based payment plans, structured around the masterplan’s phased delivery, or a mortgage from a bank operating in Oman that offers financing to non-resident freehold buyers within designated ITCs. Buyers should confirm current financing terms directly with UInvest, since developer payment plan structures vary by unit type and phase.
UInvest helps international buyers reserve, purchase and manage property at The Sustainable City Muscat remotely, including furnishing and rental management for owners seeking income from their unit. Given the development’s distinctive sustainability positioning and Nikki Beach branding, units here are well positioned for both holiday letting and longer-term rental to tenants specifically seeking an eco-conscious lifestyle.
Off-plan sales within Oman’s designated ITCs 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 December 2027 handover.
The Sustainable City Muscat is priced in US Dollars, alongside figures typically quoted 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 a multi-year payment plan.
Unlike most freehold developments, which levy an annual service charge to fund shared amenities, The Sustainable City Muscat is marketed around a zero-maintenance-fee model, supported by the community’s renewable energy generation and efficient water infrastructure reducing the operating costs that would otherwise be passed on to owners. Buyers should confirm the specific terms of this model directly with UInvest, since the scope of what is and is not covered can vary by unit type and phase.
Compared with conventional freehold developments elsewhere in Muscat, such as Al Mouj or Muscat Bay, The Sustainable City Muscat differentiates itself primarily on its sustainability infrastructure and reduced ongoing ownership costs rather than on marina or golf-course amenities. Buyers should weigh The Sustainable City Muscat’s utility savings and zero-maintenance model against the more established resort and marina lifestyle offered by Muscat’s conventional freehold communities when making a comparison.
Studios and apartments from 50 square metres suit buyers and investors prioritising the lowest entry price within the masterplan, Nikki Beach-branded residences suit buyers seeking a globally recognised lifestyle identity, and the 300 exclusive three- to four-bedroom villas up to 500 square metres suit larger families seeking maximum space and privacy within the community. Buyers should compare specific unit pricing and phase availability directly with UInvest, since terms vary significantly across this range.
The Sustainable City Muscat’s zero-maintenance-fee model and substantial utility savings materially reduce the ongoing cost base for landlords relative to conventional freehold communities, a meaningful consideration for investors modelling net rental yields. For broader context on Oman’s freehold rental market, see our guide to rental yields in Oman, and factor in the absence of recurring property tax that applies across all of Oman’s freehold developments, including The Sustainable City Muscat.
With core infrastructure roughly 96% complete and operational launch targeted for 2026, buyers reserving now are entering the masterplan close to its public opening, ahead of full handover confirmed for December 2027. 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.
The Sustainable City Muscat suits buyers and investors who prioritise environmental credentials, lower long-term ownership costs, and a genuinely differentiated lifestyle product over the marina-and-golf model common elsewhere in Oman’s freehold market. It particularly suits buyers drawn to the international Nikki Beach brand, families seeking a large villa within a master-planned sustainability community, and investors targeting tenants specifically seeking an eco-conscious rental option.
UInvest maintains contact with Diamond Developers’ and OMRAN’s sales and project teams and can provide buyers with current construction progress updates, phase-specific photography and any specification changes ahead of the December 2027 handover, helping off-plan buyers track delivery across this large, multi-phase masterplan.
The Sustainable City Muscat sits along Yiti’s Arabian Sea coastline, within reach of central Muscat and Muscat International Airport, making the destination accessible for both viewing trips and future residents commuting into the capital. Buyers should confirm current travel times and any planned infrastructure upgrades directly with UInvest.
As a large-scale, multi-phase masterplan still approaching its 2026 operational launch, The Sustainable City Muscat’s resale market remains in its earliest stages. Buyers should treat resale liquidity as a longer-term consideration that will build as more phases reach handover and the community becomes fully operational, drawing on Diamond Developers’ established resale track record from its Dubai Sustainable City precedent.
Beyond renewable energy and water efficiency, The Sustainable City Muscat’s masterplan incorporates organic farming areas and a green-mobility framework designed to reduce residents’ reliance on private vehicles within the community, following the model already operational at Diamond Developers’ Dubai project. These features distinguish the community’s day-to-day living experience from conventional freehold developments, appealing particularly to buyers seeking a genuinely sustainability-oriented lifestyle rather than a purely marketing-level “green” label.
For owners, The Sustainable City Muscat’s utility savings framework — up to 100% on electricity and 50% on water — represents a meaningful, quantifiable reduction in the recurring cost of ownership compared with a conventional freehold unit of similar size. Investors modelling net rental returns should factor these savings into their comparison against non-sustainable developments, since they materially affect either the owner’s occupancy cost or the tenant’s utility bill depending on how the lease is structured.
The Sustainable City Muscat is being delivered in phases as part of the wider transformation of Yiti into one of Muscat’s key coastal growth corridors, alongside other master-planned developments along the same stretch of coastline. Buyers should ask UInvest which specific phase their unit falls within and how that phase’s timeline relates to the masterplan’s overall December 2027 handover target, since delivery dates can vary meaningfully between early and later phases of a project this size.
Ahead of final acceptance, buyers at The Sustainable City Muscat are invited to a snagging inspection where any finishing defects — from paintwork and tiling to fixtures, fittings and the unit’s sustainability systems — are logged and corrected by the developer before handover is formally completed. Non-resident owners should plan for this stage in advance, either by coordinating a personal visit to Oman or appointing a local representative to attend the inspection on their behalf.
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 a multi-year payment plan at The Sustainable City Muscat, giving buyers budgeting certainty from reservation through to the December 2027 handover.
Diamond Developers’ Sustainable City model is already operational in Dubai, giving The Sustainable City Muscat a proven precedent rather than an unproven concept. Buyers evaluating the Oman project can point to the Dubai community’s established operational history — including its utility savings framework, community amenities and resale market — as a reference point for how the Muscat masterplan is likely to function once fully handed over.
The 300 exclusive three- to four-bedroom villas within The Sustainable City Muscat, reaching up to 500 square metres, position the masterplan as a genuine family-housing option alongside its smaller studio and apartment offering. Families considering the villa collection should weigh the community’s sustainability infrastructure, organic farming areas and green-mobility framework as everyday practical benefits alongside the larger living space itself.
Investors weighing unit type at The Sustainable City Muscat should consider that studios and apartments typically offer the lowest entry price and broadest tenant pool, Nikki Beach-branded units typically command a premium tied to the brand’s international recognition, and villas typically suit longer-term family tenants or resale-focused strategies given their higher absolute price point. UInvest can advise on current demand patterns across these unit types to help investors weigh this trade-off against their specific budget and investment horizon.
UInvest supports buyers through every stage of a purchase at The Sustainable City Muscat, from initial unit and phase selection and current pricing, through reservation, Sale and Purchase Agreement review, payment tracking, and on to snagging, handover and title registration. For overseas buyers unable to visit Yiti in person ahead of reserving, UInvest can arrange virtual walkthroughs of the masterplan and its show units, giving buyers a realistic sense of build quality and finish before committing to a unit.
Direct Arabian Sea coastline access sets The Sustainable City Muscat apart from many of Oman’s inland or partially-coastal freehold developments, giving residents beachfront living as a standard feature of the masterplan rather than a premium reserved for select units. Combined with the community’s sustainability infrastructure, this positions the development as a rare combination of genuine coastal lifestyle and environmental credentials within Oman’s freehold market.
Yiti has become home to several master-planned communities beyond The Sustainable City Muscat, giving buyers a choice of coastal lifestyle products within the same growth corridor. Buyers comparing options within Yiti should weigh The Sustainable City Muscat’s sustainability-first positioning, zero-maintenance model and Nikki Beach branding against the amenity mix and pricing of neighbouring developments, and should ask UInvest for a direct comparison relevant to their specific budget and priorities.
As sustainability credentials become an increasingly significant factor in real estate demand globally, The Sustainable City Muscat’s net-zero infrastructure and Diamond Developers’ proven Dubai precedent may support the development’s long-term resale and rental value relative to conventional developments without comparable environmental features. Buyers should view this not only as a lifestyle choice but as a factor relevant to the property’s positioning within Oman’s freehold market over the coming decade, particularly as Oman continues to align its own tourism and urban development strategy with global sustainability benchmarks.
Beyond individual units, The Sustainable City Muscat’s masterplan is designed to include shared green spaces, walkable community layouts, and amenity zones supporting the organic farming and green-mobility framework central to the development’s identity. Buyers should request the latest masterplan amenity schedule from UInvest, since specific facility delivery is tied to the project’s phased rollout through to the December 2027 handover.
Buyers researching Oman’s Sustainable City project may also come across our listing for The Sustainable City – Yiti (TSCY), which covers the same overall Diamond Developers and OMRAN masterplan from a villas-and-apartments 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 a growing segment of international buyers, a development’s environmental footprint has become as material to the purchase decision as its price, location or amenities. The Sustainable City Muscat gives this segment a genuine option within Oman’s freehold market, rather than a marketing overlay on a conventional development — its renewable energy generation, water conservation systems and organic farming infrastructure are structural features of the masterplan itself, not add-ons. Buyers evaluating the development purely on sustainability credentials should ask UInvest for the latest technical documentation on the community’s energy and water systems to assess how these translate into measurable savings for their specific unit type.
Because The Sustainable City Muscat spans studios, apartments, branded residences and villas within one masterplan, investors have the option to build a diversified position across multiple unit types within a single, well-understood community rather than spreading capital across entirely separate developments. This can simplify ongoing management for investors who prefer working with one developer, one set of community rules and one sustainability framework across their Oman portfolio, while still capturing exposure to different price points and tenant profiles.
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. Units are available on freehold title, open to buyers of any nationality, with no local sponsor required.
Pricing is available on request given the range of unit types and phases; buyers should contact UInvest for current pricing on studios, apartments, Nikki Beach-branded units and villas.
The Sustainable City Muscat is developed by Diamond Developers, a division of SEE Holding, in partnership with OMRAN, Oman’s state tourism development company.
Handover is confirmed for December 2027, with core infrastructure approximately 96% complete and operational launch targeted for 2026.
Its net-zero sustainability model, including up to 100% electricity savings, 50% water savings and a zero-maintenance-fee structure, alongside Nikki Beach-branded residences and organic farming and green-mobility infrastructure.
A qualifying purchase of OMR 200,000 or more can secure a renewable 10-year residency for the buyer and family through Oman’s Golden Residency programme.
Studios and one- to three-bedroom apartments from 50 square metres, Nikki Beach-branded residences, and 300 exclusive three- to four-bedroom villas up to 500 square metres.
Along the Arabian Sea coastline at Yiti, within reach of central Muscat and Muscat International Airport.
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.
Yes — UInvest helps international buyers reserve, purchase and manage property at The Sustainable City Muscat remotely, though an in-person or video walkthrough visit ahead of final payment is recommended.
The development is marketed around a zero-maintenance-fee model, supported by its renewable energy and water infrastructure; buyers should confirm exact terms with UInvest.
The Sustainable City Muscat masterplan totals 1,657 properties across studios, apartments, branded residences and villas.
The Sustainable City Muscat stands apart as Oman’s flagship net-zero masterplan: a full range of studios, apartments, Nikki Beach-branded residences and exclusive villas backed by Diamond Developers’ proven Sustainable City model and OMRAN’s institutional support. For buyers seeking genuine sustainability credentials, lower long-term ownership costs and a differentiated coastal lifestyle at Yiti, this masterplan offers a category of investment not replicated elsewhere in Oman. Read our guides to Oman’s Golden Residency 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 phase-specific guidance before you reserve at The Sustainable City Muscat.
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