Yenaier Residences, Sultan Haitham City — Freehold Homes in a Muscat Smart City

Yenaier Residences is a freehold development by Adanté Realty, the real estate arm of Al Adrak Group, set within Sultan Haitham City, a government-anchored smart city masterplan. Located in Al Seeb on Muscat’s northern edge, Yenaier comprises six interconnected buildings of up to eight storeys, offering more than 770 studio to three-bedroom apartments and penthouses, open to buyers of any nationality on full freehold title with no local sponsor required, with prices from $174,800.

About Yenaier Residences

Launched in January 2025, Yenaier Residences is an early release within Sultan Haitham City, developed by Adanté Realty, the real estate arm of Al Adrak Group, an Omani construction and infrastructure group. The project consists of six interconnected buildings of up to eight storeys, comprising more than 770 residences in total — of which 38 units are currently available — connected by looping boulevards and landscaped greenscapes, with completion targeted for Q4 2027 per the developer.

Location: Sultan Haitham City, Al Seeb

Yenaier sits within Sultan Haitham City, a 2.9-million-square-metre government-anchored eco-city masterplan on Muscat’s northern periphery in the Al Seeb area — a purpose-built smart city planned to house more than 100,000 residents. Unlike the marina and cove settings of Al Mouj or Muscat Bay, Sultan Haitham City is planned from the ground up around smart infrastructure, integrated green spaces, healthcare, schools, universities, mosques, commercial souqs and cultural and daycare centres. The complex is 10 minutes from Al Seeb Street, the district’s main highway, around 30 minutes from central Muscat and approximately 25 minutes from Muscat International Airport.

Distances From Yenaier Residences

Unit Types and Sizes

Yenaier offers studios and one-, two- and three-bedroom apartments, with penthouses on the top floors of each building. The starting sizes in the price table below run from 920 square feet for a studio to 1,897 square feet for a three-bedroom apartment. Every home is fitted with an integrated smart home system covering lighting, climate and security controls as standard, and includes a private den for quiet work or study.

Building Specifications

Pricing and Availability

Yenaier Residences is priced from $174,800, with 38 units currently available across the studio, one-, two- and three-bedroom collection. Because pricing varies by tower, floor level and view, buyers should confirm current unit-by-unit availability directly with UInvest.

The service charge for studio units is set at 3–4 OMR per square metre per year, and dedicated parking includes electric vehicle charging stations.

Reading the Price Table, Unit by Unit

The price table gives one starting point per unit type. At the rial peg of 2.6008, $174,800 for a studio is OMR 67,210, $191,200 for a one-bedroom is OMR 73,516, $256,700 for a two-bedroom is OMR 98,700 and $335,900 for a three-bedroom is OMR 129,153. Dividing each starting price by its starting size gives an indicative rate per square foot: about $190 for the studio (920 sq ft), $205 for the one-bedroom (934 sq ft), $192 for the two-bedroom (1,337 sq ft) and $177 for the three-bedroom (1,897 sq ft).

All four starting prices are below OMR 200,000, which is about $520,160 at the peg. Penthouses occupy the top floor of each building and are priced on request. Because pricing varies by tower, floor level and view, the table shows where each category begins rather than every unit; 38 of the more than 770 residences are currently available.

Amenities and Lifestyle

Residents at Yenaier have access to swimming pools, a fully equipped fitness centre, a co-working hub, a multipurpose hall and a crèche, alongside the landscaped boulevards connecting all six towers. This amenity mix is aimed at a different lifestyle profile from Muscat’s resort-style ITCs — smart, urban, wellness-oriented living rather than a beachfront or golf-course setting — with leisure and social facilities within the freehold development.

Ownership, Freehold Status and Residency

As part of Sultan Haitham City, Yenaier Residences is sold on full freehold title to buyers of any nationality, without requiring an Omani sponsor or local company. Two residency routes are relevant to ITC property in Oman: Golden Residency, a 10-year residency extendable to a spouse and dependent children, requires a single ITC property worth at least OMR 200,000 and is decided by the Royal Oman Police, while the Owner Visa has no minimum value.

What Yenaier Offers

Yenaier is a smart-city tower development from an Omani construction group, rather than a low-rise villa or townhouse community. It is aimed at buyers who prefer urban, tech-integrated living with pools, fitness, co-working and childcare inside a six-tower masterplan; villa-led developments are found at Al Mouj, Muscat Bay or Jebel Sifah.

The Developer: Adanté Realty and Al Adrak Group

Adanté Realty was established in 2024 as the real estate development arm of Al Adrak Group, an Omani infrastructure and contracting group with more than 39 years of experience in civil, mechanical, electrical and infrastructure construction, plus end-to-end project management, across the Middle East and the Indian subcontinent. Yenaier Residences is Adanté Realty’s residential project listed here: a six-building masterplan at smart-city scale.

Six Towers, One Connected Masterplan

Yenaier’s architectural feature is its six interconnected towers, linked by looping boulevards and continuous greenscapes rather than standing as isolated buildings. This design gives residents shared pedestrian routes, communal gardens and sightlines between towers, in keeping with the smart-city planning of the masterplan.

Smart Home Technology at Yenaier

Every residence at Yenaier is fitted with an integrated smart home system as standard — covering lighting, climate control and security — in line with Sultan Haitham City’s smart-city masterplan. The system suits owners who plan to manage the unit remotely, as a second home or a rental.

The Sale and Purchase Agreement

The Sale and Purchase Agreement (SPA) sets out the payment schedule, specification list, target handover date and any resale or cancellation clauses, and buyers normally read it in full before signing. Adanté Realty’s current construction progress reporting for the specific tower and floor level under consideration can be requested at the same stage.

Step-by-Step: How to Buy at Yenaier Residences

Purchasing follows Oman’s standard freehold ITC process: a reservation agreement and down payment secure the chosen unit, tower and pricing, followed by the full Sale and Purchase Agreement setting out the payment structure, specification and handover date. Instalments continue through to handover, after which buyers are invited to a snagging inspection ahead of final acceptance and title registration with Oman’s Ministry of Housing and Urban Planning. Buyers applying for the Owner Visa or Golden Residency typically begin that process once title registration is complete.

Buyer Checklist Before Reserving

Before committing to a unit at Yenaier, buyers should confirm current pricing and availability for their preferred tower and residence tier, the exact payment schedule, the target handover date, which residency route applies at the chosen price point, and the current construction status of the specific tower under consideration. Working through this checklist with UInvest ahead of signing helps buyers align the purchase with both budget and delivery expectations.

Payment Plan

Adanté Realty offers several payment plan structures at Yenaier, giving buyers flexibility between accelerated and extended schedules.

Buyers at Yenaier can also choose a mortgage from a bank operating in Oman that offers financing to non-resident freehold buyers within designated ITCs. Current terms — including any available discount for full or accelerated payment — are confirmed directly with UInvest.

A Worked Example on the Studio Starting Price

The percentages in each plan are shares of the unit price. Using the studio starting price of $174,800 (OMR 67,210) purely as an illustration, the plans work out as follows; the SPA schedule shows the exact amounts and dates, and how the expression-of-interest payment is applied.

• Express plan: a 50% down payment of $87,400 (OMR 33,605) and 50% on completion, also $87,400 (OMR 33,605), after the EOI of OMR 1,000 plus 5% VAT.
• 5-year plan: 15% down ($26,220, OMR 10,082), three construction-stage instalments of 15% each ($26,220, OMR 10,082), 20% on completion ($34,960, OMR 13,442) and a further 20% within 28 months after completion ($34,960, OMR 13,442), which adds up to 100%.
• Phase 2 cash plan: 5% on booking ($8,740, OMR 3,361), 25% within 30 days of signing the SPA ($43,700, OMR 16,803), 30% within 12 months of signing ($52,440, OMR 20,163) and 40% on completion ($69,920, OMR 26,884).
• 10-year plan: 5% on booking ($8,740, OMR 3,361), 25% within 30 days of signing the SPA ($43,700, OMR 16,803), then monthly instalments over 10 years for the balance, at approximately 0.63% per month per the developer. See also our guide to payment plans in Oman.

Furnishing and Rental Management

Owners intending to let their Yenaier residence typically engage a local property management company to handle furnishing, listing, tenant turnover and maintenance. With the smart-home specification and the amenities — pools, fitness centre, co-working hub — Yenaier units may suit both longer-term residential tenants and professionals seeking a modern, tech-enabled home in Muscat’s northern districts.

Off-Plan Buyer Protections

Off-plan sales within Oman’s designated ITCs, including Sultan Haitham City, 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 at any stage of the build.

How Royal Decree 79/2025 Applies

Royal Decree 79/2025, dated 10 September 2025 and in effect from 10 March 2026, requires a licensed developer to hold off-plan payments in a project escrow account with releases against verified construction progress. Yenaier buyers can ask Adanté Realty for the escrow bank, the project account and confirmation that the reservation is recorded, and the SPA names the arrangement. Our guide to Royal Decree 79/2025 explains the law in full.

Snagging and Handover Inspection

Ahead of final acceptance, Yenaier buyers are invited to a snagging inspection where any finishing defects — from smart-home system calibration to tiling, fixtures and fittings — 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 on their behalf.

Currency and Payment Notes

Yenaier Residences is priced in US Dollars. The Omani Rial has been pegged to the US Dollar at a fixed rate since 1986 (OMR 1 = USD 2.6008), so prices quoted in dollars convert to rials at a constant rate over the life of a multi-year payment plan, whether the buyer converts from USD, AED or other Dollar-pegged Gulf currencies. Demographic and construction-sector data published by the National Centre for Statistics and Information is available for buyers researching the development of Sultan Haitham City.

Service Charges and Community Governance

As a multi-tower vertical development, Yenaier will operate under an owners’ association responsible for maintaining shared infrastructure — pools, fitness facilities, co-working spaces, lifts, landscaped boulevards and building systems — funded through an annual service charge set out in the Sale and Purchase Agreement. Buyers should confirm the current service charge rate directly with UInvest before signing, since tower developments typically carry a different service charge structure than villa communities.

Sultan Haitham City’s Smart-City Vision

Sultan Haitham City is a smart city masterplan spanning 2.9 million square metres and integrating smart infrastructure, green spaces and comprehensive facilities — healthcare, schools, universities, mosques, commercial souqs, and cultural and daycare centres — across its full build-out. The setting differs from a resort ITC: it is a government-anchored new city rather than a tourism-led destination, alongside neighbouring releases such as Hay Al Wafa and Wadi Zaha.

Yenaier vs Other Sultan Haitham City Neighbourhoods

Within Sultan Haitham City, Yenaier is a high-rise, smart-tower release, distinct from villa-and-townhouse neighbourhoods such as Hay Al Wafa, Wadi Zaha and the Sarooj Oasis collections. Buyers comparing Yenaier with these neighbouring areas can set vertical, amenity-dense tower living against the lower-density, family-oriented format offered elsewhere in the same masterplan — both share the same underlying freehold ITC status and residency framework.

Muscat’s Freehold ITCs Compared

Al Mouj is a marina-front freehold district, whereas Sultan Haitham City is a smart-city setting of towers and government-backed infrastructure. Against Muscat Bay’s cove-facing product or Muscat Hills’ golf-course apartments, Yenaier’s features are smart-home integration, its six-tower connected masterplan and the construction background of Al Adrak Group rather than resort amenities.

Rental Yields and Ongoing Costs

Rental income at Yenaier depends on the unit, its furnishing and the letting market once homes are handed over. For context on how freehold ITC developments are let, see our guide to rental yields in Oman, and note the absence of recurring property tax that applies across all of Oman’s freehold developments, Yenaier included.

Who Should Consider Yenaier Residences

Yenaier suits buyers and investors drawn to smart, tech-integrated urban living within a connected, amenity-rich tower masterplan, rather than a standalone villa or resort-style setting. It also suits professionals and remote owners who value smart-home management, and longer-horizon buyers interested in Sultan Haitham City’s smart-city masterplan. Buyers who prefer a beachfront or golf-course setting can look at Al Mouj or Muscat Hills.

Buying at Yenaier in 2026

Yenaier launched in January 2025, with completion targeted for Q4 2027 per the developer, so reservations made in 2026 fall within the delivery period. 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.

Construction Progress and Reporting

UInvest maintains contact with Adanté Realty’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 across Yenaier’s six towers through to handover.

Getting to Yenaier: Access and Connectivity

Yenaier sits within Sultan Haitham City in Al Seeb, on Muscat’s northern edge, and the road network is being developed alongside the wider masterplan’s residential and commercial phases. The drive-time table above lists approximate times by car, from 6 minutes to Almajarrah Supermarket to 25 minutes to Seeb Mall; current travel times and planned infrastructure upgrades can be confirmed directly with UInvest.

Resale and Assignment

Before completion, the usual exit is assignment of the contract to another buyer, subject to the developer’s policy, and the SPA records the terms. After handover, a unit can be sold or let like other freehold property in Oman’s designated ITCs. For the process, see our guide to selling property in Oman.

Comparing Unit Types at Yenaier

Studios and one-bedroom apartments start at $174,800 and $191,200, while two- and three-bedroom apartments, from $256,700 and $335,900, suit families wanting more space. The top-floor penthouses have brochure sizes of 407 to 462 square metres per the developer (about 4,381 to 4,973 square feet), and their prices are provided on request; a unit priced at or above OMR 200,000 is assessed against the Golden Residency conditions. Buyers can compare specific unit and floor pricing directly with UInvest.

Living at Yenaier: Tower Amenities and the Wider City

Yenaier’s own tower amenities — pools, fitness centre, co-working hub, crèche — are available within the development, while the wider masterplan’s healthcare, schools, universities and retail infrastructure is built out in phases over the coming years.

Al Adrak Group’s Broader Portfolio

Al Adrak Group is an Omani infrastructure and contracting group with a multi-decade portfolio spanning construction, engineering and real estate development across the Sultanate. Adanté Realty is its real estate development arm, and Yenaier Residences is its residential project listed here. Our Adanté Realty developer profile collects the group’s facts and sources in one place, and the Oman developers hub sets it beside the other developers we cover.

Sustainability and Eco-Friendly Design

Yenaier’s Contemporary Fluid Architecture concept is built around eco-friendly design principles, from the looping boulevards and continuous greenscapes connecting its six towers to passive design elements intended to reduce energy demand across Oman’s hot climate. This sustainability focus aligns with Sultan Haitham City’s broader smart-city mandate.

Co-Working and Remote Work

Yenaier’s dedicated co-working hub gives a residential development a workspace for owners who work from home, alongside integrated smart-home technology and the connectivity infrastructure of Sultan Haitham City. It suits remote professionals, entrepreneurs and international buyers who split their time between Oman and other jurisdictions.

Yenaier’s Location Within Al Seeb

Al Seeb is a wilayat of Muscat Governorate, home to Muscat International Airport and a mix of existing residential districts alongside newer development zones such as Sultan Haitham City. Yenaier’s position within Al Seeb places it close to existing urban infrastructure and transport links while the wider smart-city masterplan continues to build out.

Yenaier and Apartment Towers in Other Muscat Districts

Al Mouj and Muscat Bay are marina-front and cove-front districts with apartment towers of their own, whereas Yenaier sits within a new smart city and includes a smart-home system in every unit, with prices from $174,800. Buyers choose according to setting, lifestyle priorities and investment horizon.

Schools and Family Infrastructure Nearby

While Yenaier itself is a tower-led development rather than a family villa community, its Al Seeb location places it within reach of existing schools and family infrastructure across Muscat, alongside the schools, universities and daycare centres planned within the wider Sultan Haitham City masterplan itself. Families considering a three-bedroom apartment or penthouse at Yenaier should confirm current school catchment options directly with UInvest, since access will continue to expand as the masterplan’s education infrastructure comes online.

Government-Backed Masterplans in Oman

Sultan Haitham City forms part of a broader shift in Oman’s freehold real estate toward large-scale, government-anchored new-town developments, distinct from the tourism-led ITC model that produced destinations such as Al Mouj, Jebel Sifah and Hawana Salalah. Yenaier applies this new-town approach to vertical, smart-city living, so buyers here purchase within a smart-city masterplan rather than a single tourism-anchored resort district.

Hay Al Wafa and Yenaier: Two Faces of Sultan Haitham City

Buyers researching Sultan Haitham City often compare Yenaier with neighbouring releases such as Hay Al Wafa: Hay Al Wafa is a low-rise, villa-and-apartment neighbourhood built around a school, mosque and commercial area, while Yenaier is a vertical, six-tower smart-living development centred on wellness and co-working amenities. Both share the same freehold ITC status and residency framework, but they serve different buyer profiles — families seeking ground-level community living versus professionals and investors seeking connected, tech-forward tower living.

Smart-Home Systems and Shared Building Services

Yenaier’s smart-home systems and shared building infrastructure sit alongside the unit itself, so the SPA and service charge schedule cover the warranty terms for smart-home hardware, the service charge allocation for shared systems such as lifts and building management software, and the developer’s plan for technology support after handover. These points can be raised with UInvest ahead of reservation, so that the purchase decision reflects the cost of owning a technology-integrated residence over its life, not only the purchase price.

Currency Peg and Cross-Border Buyers

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 gives a constant conversion rate across the full duration of a multi-year Yenaier payment plan, from reservation through to handover.

Other Sultan Haitham City Developments

Yenaier Residences is one of four freehold releases now open within Sultan Haitham City. Buyers comparing options within the same new capital district should also consider:

• Wadi Zaha — a 760-home freehold community by Al Ahly Sabbour.
• Sarooj Oasis Apartments — freehold apartments in the Sarooj Oasis neighbourhood.
• Sarooj Oasis Villas — freehold villas in the Sarooj Oasis neighbourhood.

For the masterplan and its phasing, see our complete Sultan Haitham City investor guide.

What to Prepare When Reserving

• The reservation form naming the unit, tower and floor, and the reservation payment (EOI of OMR 1,000 plus 5% VAT, or 5% on booking) with the VAT treatment shown.
• The SPA draft with the legal name of the selling company, the unit area and the target handover date.
• Escrow account details: the bank, the project account and the registration of the reservation under Royal Decree 79/2025.
• The title and project approval documents, including the form of freehold title.
• The dated payment schedule in writing for the chosen plan, showing whether dates are tied to construction stages or to signing.
• The specification schedule, including finishes, parking allocation and the amenities in the phase.
• The service-charge schedule and the owners’ association rules.

Frequently Asked Questions

Can foreigners buy freehold at Yenaier Residences?

Yes. Sultan Haitham City is a designated Integrated Tourism Complex, so Yenaier is sold on full freehold title to buyers of any nationality, with no local partner or sponsor required.

Who developed Yenaier Residences?

Yenaier is developed by Adanté Realty, the real estate development arm of Al Adrak Group.

What unit types are available at Yenaier?

Studios and one-, two- and three-bedroom apartments, plus penthouses on the top floors; the price table lists sizes from 920 square feet for a studio to 1,897 square feet for a three-bedroom apartment.

How much does a unit at Yenaier Residences cost?

Starting prices are $174,800 for a studio, $191,200 for a one-bedroom, $256,700 for a two-bedroom and $335,900 for a three-bedroom apartment; UInvest can provide current unit-by-unit pricing and penthouse availability.

When was Yenaier Residences launched?

Yenaier Residences was launched by Adanté Realty in January 2025.

Which residency routes apply at Yenaier?

Golden Residency requires a single ITC property worth at least OMR 200,000 and is decided by the Royal Oman Police; it is a 10-year residency extendable to a spouse and dependent children. The Owner Visa has no minimum value. The starting prices at Yenaier are below OMR 200,000, and units priced at or above that figure are assessed against the Golden Residency conditions.

What amenities are available at Yenaier?

Swimming pools, a fitness centre, a co-working hub, a multipurpose hall and a crèche, alongside landscaped boulevards connecting the development’s six towers.

Do Yenaier residences include smart home technology?

Yes — every residence includes an integrated smart home system covering lighting, climate control and security as standard.

What taxes apply to owning property in Oman?

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.

How many towers make up Yenaier Residences?

Six interconnected buildings of up to eight storeys, comprising more than 770 residences in total, linked by looping boulevards and landscaped greenscapes across the development.

Can I purchase remotely, without visiting Oman?

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.

How does Yenaier compare to other Sultan Haitham City neighbourhoods?

Yenaier is a high-rise, smart-tower release, distinct from lower-density villa and townhouse neighbourhoods such as Hay Al Wafa and Wadi Zaha, though all share the same underlying freehold ITC status.

When will Yenaier Residences be completed?

Completion is targeted for the fourth quarter of 2027, per the developer.

What is Sultan Haitham City?

Sultan Haitham City is a phased, multi-year, 2.9-million-square-metre masterplan in Al Seeb, planned to house more than 100,000 residents, with smart infrastructure, healthcare, schools, universities, mosques, souqs and cultural and daycare centres.

How much is the starting price in Omani rials?

At the rial peg of 2.6008, the starting prices of $174,800, $191,200, $256,700 and $335,900 correspond to OMR 67,210, OMR 73,516, OMR 98,700 and OMR 129,153 for the studio, one-, two- and three-bedroom apartments.

How are off-plan payments protected at Yenaier?

Under Royal Decree 79/2025, buyer instalments are held in a project escrow account and released against verified construction progress; the SPA names the escrow arrangement.

Yenaier Residences is a smart, tech-integrated tower development by Adanté Realty, the real estate arm of Al Adrak Group, set within the Sultan Haitham City masterplan. For buyers who prefer modern, connected living with a full amenity stack over a traditional villa or resort setting, it is one of the freehold options in Sultan Haitham City. Read our full guide to Sultan Haitham City and the 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 Hay Al Wafa and Al Mouj before you reserve at Yenaier Residences.