The Sustainable City – Yiti (TSCY) — Net-Zero Freehold Homes in Muscat, Oman

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 — a 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 apply to this listing: 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.

TSCY at a Glance

Sizes and Prices

The published price list covers five product lines, from a compact studio to a family villa.

Read the per-square-foot column carefully, because it does not rise in line with unit size. The two-bedroom apartment is priced at about $276/sq ft, against around $343–$346 for the studio and the one-bedroom. Small units carry a higher rate per foot here: a two-bedroom costs 83% more than a studio while offering 127% more space.

Villas are priced at roughly $226 per foot. Measured purely as space per dollar, the per-foot figures are $226 for villas, $276 for two-beds, $314 for three-beds and $343–$346 for studios and one-beds. If you are buying for yield, the calculation differs, because rental rates per foot depend on unit size.

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.

Unit-by-Unit Walkthrough

The studio is the compact entry point: 531 sq ft (49 m²) from $182,000, about $343 per sq ft or roughly OMR 70,000. The one-bedroom adds 98 sq ft, at 629 sq ft (58 m²) from $217,800, about $346 per sq ft. The two-bedroom measures 1,206 sq ft (112 m²) from $332,700 (about OMR 127,922), or about $276 per sq ft. All three are priced below OMR 200,000, the Golden Residency threshold.

The three-bedroom, at 1,765 sq ft (164 m²) from $555,000 (about OMR 213,400), and the villa, at 2,745 sq ft (255 m²) from $620,900 (about OMR 238,700), are priced OMR 13,400 and OMR 38,700 above that threshold.

What You Pay Before Handover

The payment structure is a key commercial term at TSCY. The developer asks for 30% across the construction period, with the remaining 70% due only at handover. The stages are set out in the table below.

In cash terms, for each entry-level product:

A studio at TSCY needs $54,600 of committed capital before completion. That is 30% of the $182,000 entry price; the remaining $127,400 falls due at handover.

A Worked Payment Example

As an illustration built from this page’s own figures, take the two-bedroom at $332,700. The two 5% payments are $16,635 each, and the two 10% instalments are $33,270 each, which brings the total to $99,810 (30%, about OMR 38,377) across roughly 13 months. The remaining 70%, or $232,890 (about OMR 89,546), falls due on handover. On the villa at $620,900 the same percentages give $186,270 before handover and $434,630 at handover. The developer’s website says Shari’ah-compliant home financing is available through Bank Nizwa.

The Service Charge: Five Years Free, and Zero for Villas

TSCY publishes its service charge position: 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 different operating cost base from a conventional scheme buying grid electricity and municipal water at commercial rates. The sustainability specification is therefore relevant to the service charge position as well as to the environmental profile.

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 charges OMR 300–500 a year.

What Net-Zero Actually Means Here

The TSCY sustainability specification includes:

• 100% renewable energy, with solar generation across the community
• Water recycling and reuse of treated water for irrigation
• High-efficiency water supply systems throughout
• Waste recycling infrastructure
• Humidity capture systems
• EV charging stations across the community
• Target of net-zero carbon by 2040

The project won Best Sustainable Project at the Dossier Construction Awards & Summit in 2022. There is also precedent: Diamond Developers built The Sustainable City in Dubai, delivering its first phase in 2016 and operating it since. TSCY follows the model of the Dubai community.

For a buyer, the relevant point is operating experience: the Dubai project shows this developer’s record in running a community of this kind, not only in constructing it.

The Plaza, The Arc and the Wider Community

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.

Architecture and Interior Specification

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.

Location and Drive Times

TSCY sits on the coast at Yiti, east of Muscat past Bandar Jissah. The setting combines a beach, a marina and mountains, and the table below gives drive times to nearby destinations.

Drive times are the developer’s estimates and vary with traffic. The community also provides its own school, kindergarten and clinics on site.

Getting Around From Yiti

The drive times fall into three bands: the beaches at 8 and 20 minutes, everyday destinations such as Mutrah Souq, the nursery, the schools and Al Fair Supermarket at 23 to 30 minutes, and the larger landmarks, Mall of Oman (34), Sultan Qaboos Grand Mosque (35) and the airport (40). The community lies about 40 km east of Muscat and is the first phase of the 11-square-kilometre Yiti-Yenkit area.

Amenities

The community also includes an equestrian club and racetrack, which may matter to buyers with an interest in riding.

The Developer: SDIC, OMRAN and Diamond Developers

TSCY is developed by the Sustainable Development and Investment Company S.A.O.C. (SDIC), an Omani company formed in 2022 (the joint venture was reported on 13 January 2022) as a partnership between two very different parents:

• OMRAN Group — Oman’s government-owned tourism and urban development company. OMRAN holds the Yiti-Yenkit development agreement with the Ministry of Heritage and Tourism.
• Diamond Developers — the Dubai developer, a subsidiary of SEE Holding, that conceived and built The Sustainable City in Dubailand, acquiring the 46-hectare site in 2012 and delivering the first phase by 2016.

The partnership pairs OMRAN’s government ownership with Diamond Developers’ operation of The Sustainable City in Dubai since 2016.

More About the Partners Behind SDIC

Diamond Developers, a Dubai-based subsidiary of SEE Holding, built The Sustainable City in Dubai on 46 hectares: construction began in January 2014 and the first phase, about 500 villas and 89 apartments, was completed in the fourth quarter of 2016. OMRAN Group, established in 2005, is a subsidiary of the Oman Investment Authority and signed the Yiti-Yenkit development agreement in September 2021. The project launched on 30 March 2022 with 1,657 homes. Read the Diamond Developers profile and the OMRAN Group profile for sources, or compare all ten profiled companies in our developer directory.

Price Growth Since Launch

TSCY has 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.

Roughly 27% on the entry price in under three years. The rial-dollar conversion is fixed by the peg. Our Oman rental yields guide sets the wider market context.

How TSCY Compares on Capital Commitment

One comparison across our Oman listings is how much money you must commit before you receive anything, set alongside headline price in the table below.

A TSCY studio ties up $54,600 before completion.

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.

Who TSCY Suits

Freehold Ownership and Residency

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. Freehold for foreign buyers in Oman depends on a project’s Integrated Tourism Complex (ITC) designation.

Every purchase here supports the sponsor-free Owner Visa, which has no minimum value. The 10-year Golden Residency needs a single ITC property worth at least OMR 200,000 (and is decided by the Royal Oman Police). The 3-bedroom apartment ($555,000, about OMR 213,400) and the villa ($620,900, about OMR 238,700) are priced at or above that level; studios, 1-bedrooms and 2-bedrooms are priced below it. 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.

Residency Routes Applied to the Price List

Golden Residency needs a single ITC property worth at least OMR 200,000 (about $520,160), and the Royal Oman Police decides each application. The three-bedroom, from OMR 213,400, is priced 6.7% above that line and the villa, from OMR 238,700, 19.4% above it; the other three unit types are priced below it, and two smaller units do not combine. The price in the contract is the one that counts. The Owner Visa has no minimum value, is sponsor-free, is tied to owning the property and is supported by every unit type here; see our Golden Residency versus Owner Visa guide.

Why Muscat, and Why This Price Point

Muscat’s case rests on freehold title in designated zones, no property or personal income tax, and a security record reported on international crime indices. The rial has been pegged to the US dollar for decades.

TSCY offers beachfront, a marina, and a net-zero operating model with five years of free service charges attached. 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.

Rental Yields and Exit

TSCY’s rental profile reflects its product mix. 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 service charge position (five years free on apartments, none on villas) also bears on the net yield.

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 means there is some price discovery. Second, the 70%-at-handover structure means that an assignee before completion takes on a position where only 30% has been paid.

Paying From Abroad: Currency and Transfers

Prices are quoted in US dollars and settled in Omani rials, and the rial has been pegged to the dollar for decades.

Payments go to the project’s escrow account. 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.

Ownership Costs Explained

A service charge is the annual contribution towards shared areas, community management and shared infrastructure, normally quoted in rials per square metre per year. At TSCY apartments carry none for five years and villas carry none; our guide to service charges in Oman real estate has more detail. Prices are quoted in US dollars and settled in Omani rials at the fixed peg of OMR 1 = USD 2.6008, so OMR 200,000 equals $520,160. Our Yiti city page also lists a 3% foreign-buyer transfer fee and 5% VAT on a first supply from a developer.

How to Buy: Step by Step

• 1. Shortlist from live availability. Around 50 units are listed across primary and resale; ask which are which, since resale terms differ.
• 2. Confirm the building and completion date. Establish which of the six Plaza buildings (or which villa plot) and note the handover date per the developer.
• 3. Plan the handover payment first. Line up your funds or financing before you reserve, as 70% falls due at handover.
• 4. Reserve. 5% on reservation, a further 5% within one month.
• 5. Sign the sale and purchase agreement. Review the escrow arrangements, the specification schedule, the completion date and the service charge schedule.
• 6. Pay the two 10% instalments. At four and twelve months from booking.
• 7. Handover. Pay the 70% balance, register title in your name, and file the residency application if relevant.

From Reservation to Keys: The Process Explained

At reservation the buyer receives the reservation form and pays the 5% reservation payment; the sale and purchase agreement (SPA) then records the unit, price, payment schedule, specification and handover date. Royal Decree 79/2025 governs off-plan sales. It requires a Ministry of Housing and Urban Planning licence and a separate escrow account for each project, with withdrawals tied to approved construction phases. Instalments go to the project’s escrow account, and the reservation documents name the bank, the account and the licence number.

At handover the buyer inspects the finished unit. This inspection, often called snagging, checks finishes and fittings against the specification and notes any items to be completed. The 70% balance is then paid, title is registered in the buyer’s name with the payment confirmations (including SWIFT confirmations) as evidence, and the unit is connected to the community’s utilities.

What to Prepare When Reserving

• Reservation form and reservation payment
• Sale and purchase agreement showing the handover date for your unit and building
• Escrow account details for all payments
• ITC and title documents covering your unit
• Payment schedule, including the balance due at handover
• Service charge schedule for your unit type
• Confirmation of whether your unit is primary or resale stock, since resale terms differ

Glossary of Terms Used on This Page

• ITC (Integrated Tourism Complex) — a government-approved zone where foreigners can own property freehold.
• Freehold — ownership of the property itself, with title registered in the buyer’s name.
• SPA — the sale and purchase agreement between buyer and seller.
• Escrow account — a project account that holds buyers’ payments.
• Snagging — the inspection of a finished unit against its specification.
• Service charge — the annual contribution towards shared areas and services.
• Handover — delivery of the completed unit to the buyer.
• Golden Residency — a 10-year residency for one ITC property worth at least OMR 200,000.
• Owner Visa — a sponsor-free residency route for owners, with no minimum value.

Frequently Asked Questions

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.

When does TSCY complete?
The developer’s website gives December 2027 for The Plaza.

Who is the developer?
Sustainable Development and Investment Company S.A.O.C. (SDIC), formed in 2022 (joint venture reported on 13 January 2022) as a partnership between OMRAN Group, Oman’s state tourism and urban development company, and Diamond Developers (SEE Holding), which built The Sustainable City in Dubai.

What are TSCY’s sustainability targets?
Carbon neutrality by 2040 is the stated target. 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 a single ITC property worth at least OMR 200,000. The 3-bedroom apartment and the villa are priced at or above that level. See our Golden Residency and Owner Visa guide for which route applies.

How many homes are planned at The Sustainable City – Yiti?
The March 2022 launch announced 1,657 homes. Adding the developer’s published figures gives about 300 villas, 1,225 apartments in The Plaza and 132 serviced residences in The Arc.

Which homes at TSCY are priced at or above OMR 200,000?
The three-bedroom apartment, from OMR 213,400, and the villa, from OMR 238,700. The studio, one-bedroom and two-bedroom are priced below OMR 200,000.

What happens at handover?
The buyer inspects the finished unit (snagging), pays the 70% balance and has title registered in their name. The developer’s website gives December 2027 for The Plaza.

Speak to UInvest About The Sustainable City – Yiti

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.