Wadi Zaha is a freehold residential district in Sultan Haitham City, the flagship smart-city masterplan rising in the Wilayat of Al Seeb, Muscat. It is the Oman debut of Al Ahly Sabbour, and it opens one of the few doors through which buyers of any nationality can own property outright in Oman’s new capital district. Homes run from compact studios to three-storey villas, with handover scheduled for Q1 2028.
This guide covers pricing, unit sizes, payment terms, service charges, location and the ownership rules that matter — with the numbers set out in tables so you can compare quickly.
| Location | Sultan Haitham City, Wilayat Al Seeb, Muscat |
| Developer | Al Ahly Sabbour (founded 1994) |
| Ownership | Freehold, open to all nationalities |
| Property types | Studios, 1–3 bedroom apartments, duplexes, penthouses, townhouses, villas, retail |
| Unit sizes | 496 – 4,177 sq ft |
| Starting price | From $157,000 (studios) |
| Availability | 72 units released at the time of writing |
| Handover | Q1 2028 |
| Service charge | 5–6 OMR per sq m per year |
Wadi Zaha is deliberately broad in its unit mix. A studio and a three-storey villa sit inside the same community, which is unusual in Muscat and means the district attracts first-time buyers, families and investors at the same time. The table below sets out entry sizes and entry prices by type.
| Unit type | From (size) | From (price) |
|---|---|---|
| Studio | 581 sq ft | $157,000 |
| 1-bedroom apartment | 840 sq ft | $189,000 |
| 2-bedroom apartment | 1,066 sq ft | $237,800 |
| 3-bedroom apartment | 1,615 sq ft | $382,300 |
| Penthouse | 1,744 sq ft | $402,000 |
| Retail unit | 850 sq ft | $314,300 |
Duplexes, townhouses and three-storey villas are also part of the mix, with villa layouts reaching the top of the 4,177 sq ft range. Penthouses are offered with private pools on their terraces. Prices above are entry points for each category and move with availability — always confirm the current price list for a specific unit with UInvest before reserving.
Al Ahly Sabbour has structured Wadi Zaha around a construction-linked plan, which spreads the bulk of the cost across the build period rather than demanding it up front.
| Stage | Amount |
|---|---|
| Expression of interest (EOI) | 1,000 OMR |
| On booking | 20% |
| During construction | 80%, monthly or quarterly |
| Launch offer | 5-year plan with 5% discount on a limited release (~150 units) |
The extended five-year plan was introduced at launch across a limited pool of units. Whether it still applies to the unit you want is worth asking about directly, since these allocations are finite and are usually the first to go.
Oman levies no annual property tax and no tax on rental income for individuals, so ongoing costs at Wadi Zaha are limited largely to the community service charge and, for smaller units, parking. See our guide to property tax in Oman for the full picture.
| Cost | Detail |
|---|---|
| Service charge | 5–6 OMR per sq m annually |
| Parking — studios & 1-bed | Optional, 3,500 OMR per slot |
| Parking — 2-bed and above | One slot included in the unit price |
| Annual property tax | None in Oman |
The parking arrangement is worth reading twice if you are buying a studio or one-bedroom as a rental investment. In a car-dependent city like Muscat, a unit without an allocated space is materially harder to let, so most investors treat the 3,500 OMR slot as part of the purchase price rather than an optional extra.
Wadi Zaha sits in Al Seeb, on the western side of the Muscat conurbation, close to the Batinah Expressway and roughly twenty minutes from the airport. The location balances coastal access against proximity to the universities and schools that anchor family demand in this part of the city.
| Destination | By car |
|---|---|
| Almuriyat Equestrian Riding Centre | 4 min |
| Bait Al Barakah Royal Palace | 8 min |
| LuLu Hypermarket | 8 min |
| Batinah Expressway access | 10 min |
| Nesto Hypermarket | 11 min |
| Seeb Beach & Al Manumah Beach | 12 min |
| Shifa Hospital | 13 min |
| Khoud Dam Park | 14 min |
| Indian School Al Maabela | 15 min |
| Granada Private School / Choueifat | 16 min |
| Little Explorers Nursery | 17 min |
| GUtech & Sultan Qaboos University | 18 min |
| Muscat International Airport | 20 min |
Sarh Al Jaameah Private School, Sultan Qaboos University and the SQU Botanical Garden all sit within the immediate catchment, which is one reason the area draws academic staff and families rather than purely transient tenants.
The architectural language is deliberately restrained. Facades use white and beige slabs in a sand-toned palette, broken up by decorative panels carrying traditional Arabic patterning — a nod to Omani design vocabulary without resorting to pastiche. Floor-to-ceiling windows and glass balcony balustrades reflect daylight and lighten what are otherwise cubic volumes.
Interiors are handed over finished in light tones, on a neutral palette intended to suit both everyday family use and rental presentation. For an off-plan investor, a finished handover matters: it removes the fit-out delay between completion and first tenancy.
Wadi Zaha is planned as a walkable district rather than a cluster of towers. Amenities include:
Penthouses add private pools on their terraces, and the three-storey villas come with their own patios. The ground-floor retail is significant for owners: it means daily needs are met inside the community, which supports both liveability and long-term rental appeal.
Al Ahly Sabbour is an Egyptian developer founded in 1994, specialising in residential, commercial and resort destinations. Over three decades it has delivered more than 65 communities spanning over 12 million square metres, now home to more than 40,000 families.
The company entered the Omani market in 2025, and Wadi Zaha is its debut project in the country — to be followed by Wadi Safa and Wadi Tala, also within Sultan Haitham City. That pipeline is worth weighing in both directions: it signals long-term commitment to the district, but it also means Wadi Zaha is the developer’s first delivery in Oman, so buyers should ask for construction progress reporting and confirm the escrow arrangements rather than relying on the track record alone.
Sultan Haitham City is Oman’s flagship planned urban district in Al Seeb, conceived as a smart, sustainable city with residential neighbourhoods, schools, healthcare, retail and green infrastructure built in from the start rather than retrofitted. For the full picture of the masterplan, read our complete Sultan Haitham City investor guide.
The practical implication for a buyer at Wadi Zaha is that value here is tied to the delivery of a government-backed masterplan, not just to one developer’s build quality. That is generally a strength — but it also means timelines for surrounding infrastructure sit outside the developer’s control.
| Project | Best suited to |
|---|---|
| Wadi Zaha | Widest unit mix — studios through villas, plus retail |
| Sarooj Oasis Villas | Buyers who want a villa specifically |
| Sarooj Oasis Apartments | Apartment-focused entry into the district |
| Yenaier Residences | Residence-style apartment living |
| Hay Al Wafa | Alternative neighbourhood within the masterplan |
Wadi Zaha is sold freehold and is open to buyers of all nationalities. Ownership is registered with the Ministry of Housing and Urban Planning, and a registered title deed carries the same permanent, inheritable rights an Omani citizen holds.
A qualifying purchase can also support Oman’s residency-by-investment routes. The thresholds and the difference between the two available programmes are set out in our guide to the Golden Residency versus the Owner Visa — the distinction matters, and the two are frequently confused. Applications are processed through the official Invest Oman platform.
Muscat’s appeal to international buyers rests on a few durable points rather than a speculative story:
For a wider market read, see our analysis of whether 2026 is a good time to buy property in Oman and our overview of the best areas to invest in Oman.
Wadi Zaha’s unit mix supports more than one strategy. Studios and one-bedroom apartments target the single-professional and academic-staff market drawn by the nearby universities; two- and three-bedroom homes, townhouses and villas suit longer-term family tenants, who typically stay longer and turn over less. Ground-floor retail adds a commercial income option at a different risk profile.
Yields vary by unit type and strategy rather than following a single headline number. Our rental yields in Oman guide breaks down what different property types are actually achieving. Bear in mind that with handover in Q1 2028, income begins after completion — the purchase should be modelled on that basis.
Can foreigners buy at Wadi Zaha?
Yes. Wadi Zaha is sold freehold and is open to buyers of all nationalities, with title registered at the Ministry of Housing and Urban Planning.
How much do homes at Wadi Zaha cost?
Studios start from $157,000, one-bedroom apartments from $189,000, two-bedroom from $237,800, three-bedroom from $382,300 and penthouses from $402,000. Retail units start from $314,300.
When is handover?
Q1 2028.
What is the payment plan?
An EOI of 1,000 OMR, 20% on booking and the remaining 80% monthly or quarterly during construction. A five-year plan with a 5% discount was released on a limited number of units.
What are the service charges?
5–6 OMR per square metre annually. Oman charges no annual property tax.
Is parking included?
One slot is included with two-bedroom units and above. For studios and one-bedroom apartments parking is optional at 3,500 OMR per slot.
Who is the developer?
Al Ahly Sabbour, an Egyptian developer founded in 1994 with more than 65 delivered communities. Wadi Zaha is its first project in Oman.
Does buying qualify for Oman residency?
A qualifying purchase can support Oman’s residency-by-investment routes. Thresholds apply — see our Golden Residency and Owner Visa guide.
Can I buy remotely?
Yes. UInvest handles the process for international buyers, including coordination with the developer’s sales office and the registration authorities.
UInvest works directly with developers across Sultan Haitham City and the wider Omani market, which means access to current pricing, live unit availability and payment plans 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 and the residency thresholds for individual or combined purchases.
Browse all Oman property with UInvest, or contact us to arrange a consultation on Wadi Zaha and to receive the current price list.
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