Studios for sale in Oman: every project available now
All eight projects offering studios for sale in Oman that we represent, with live prices and photography. Two of them list a studio in the unit mix but publish no studio price — those are flagged rather than padded with the price of a larger unit.
Mira Ocean Estates, Hawana Salalah, Oman
Mira Ocean Estates, Hawana Salalah, Dhofar, Oman Details
Uptown Muscat, Knowledge Oasis — Apartments & Duplexes in Oman from $106,900
Knowledge Oasis Muscat, Al Rusayl, Muscat, Oman Details
The Sustainable City – Yiti (TSCY) — Net-Zero Freehold Homes in Muscat, Oman
The Sustainable City - Yiti, Bandar Jissah, Muscat, Oman Details
Maysan, Duqm — Freehold-Track Apartments in Oman’s Special Economic Zone
Maysan Square, Duqm, Oman Details
Solaris (Solar Residences), Jebel Sifah, Oman — Freehold Apartments from OMR 50,000
Solaris, Jebel Sifah, Muscat, Oman DetailsTwo of these eight publish a studio size but no studio price
Unlike villas and townhouses, an apartment project’s advertised “from” price usually is the studio — it is the cheapest unit in the building, so it is the number marketing leads with. That makes this page more reliable at face value than most. The exception is where a developer holds the studio tier back.
| Project | Studio in the mix | Studio size | Studio price |
|---|---|---|---|
| Opal Residences | Yes | 431 sq ft (40 m²) | Not published — the list starts at 883 sq ft |
| Zen Residences | Yes | 635 sq ft (59 m²) | Not published — the list starts at a 1,378 sq ft two-bedroom |
Zen Residences is the clearer case. The cheapest unit on its published list is a two-bedroom at 1,378 square feet for $358,900 — more than double the size of the studio that exists in the same building. A recorded starting price of OMR 56,500 (about $146,900) circulated in August 2024, which is roughly where the studio tier would sit, but it is not on the current list and should be treated as historical rather than a quote.
If a studio is what you want in either scheme, the price exists on an internal list. Ask for it by unit number.
Studios in Oman at a glance
| Buying a studio in Oman | |
|---|---|
| Who can buy | Any nationality — no sponsor, no local company |
| Ownership routes | ITC freehold, or expatriate usufruct in buildings of four storeys and up |
| Projects with studios | 8; six publish a studio price |
| Cheapest overall | $76,700 — Maysan Duqm, 99-year leasehold |
| Cheapest freehold studio | $106,900 — Uptown Muscat, 409 sq ft |
| Most expensive published | $182,000 — The Sustainable City, Yiti |
| Size range | 403 – 635 sq ft (37 – 59 m²) |
| Price per sq ft | $261 – $343 — higher than any larger apartment |
| Lowest booking deposit | $9,100 at The Sustainable City |
| Clears OMR 200,000 for Golden Residency | None — the best reaches 35% of the threshold |
| Annual property tax | None — and none on rental income or capital gains |
Every studio at the studio price
| Project | Where | Studio from | Size | ~ Per sq ft | Handover |
|---|---|---|---|---|---|
| Maysan Duqm | Duqm | $76,700 (leasehold) | Not published | — | 2025 |
| Uptown Muscat | Muscat | $106,900 | 409 sq ft | ~$261 | 2027 |
| Solaris (Solar Residences) | Jebel Sifah | $130,040 | 403 sq ft (37.4 m²) | ~$323 | 2027 |
| The Beachfront, As Sifah | Jebel Sifah | $143,000 | 431 sq ft (40 m²) | ~$332 | 2025 |
| Mira Ocean Estates | Salalah | $149,738 (AED 550,000) | Not published | — | Q4 2028 |
| The Sustainable City – Yiti | Yiti | $182,000 | 531 sq ft (49 m²) | ~$343 | 2027 |
| Opal Residences | Muscat Hills | Not published | 431 sq ft (40 m²) | — | 2028 |
| Zen Residences | Muscat Bay | Not published | 635 sq ft (59 m²) | — | 2027 |
Six published studio prices, of which only four come with a published studio size — and those four are the only rows on this page where a price per square foot can honestly be calculated. Maysan and Mira Ocean Estates both quote a studio price without a size, which is exactly the information a buyer needs to judge whether the price is good.
Studios are the most expensive apartments per square foot
This is the trade at the heart of the product, and it is not a small one.
| Unit | Size | Price | Per sq ft |
|---|---|---|---|
| TSCY studio | 531 sq ft | $182,000 | ~$343 |
| The Beachfront studio | 431 sq ft | $143,000 | ~$332 |
| Solaris studio | 403 sq ft | $130,040 | ~$323 |
| Uptown Muscat studio | 409 sq ft | $106,900 | ~$261 |
| Jood apartment | 1,141 sq ft | $204,000 | ~$179 |
| Hay Al Wafa apartment | 1,700 sq ft | $170,600 | ~$100 |
Read the bottom two rows against the top four. A Hay Al Wafa apartment gives you 1,700 square feet for $170,600 — less than a TSCY studio costs for 531 square feet. On a per-foot basis the studio buyer pays roughly three and a half times the rate.
This is normal in every market — small units always carry the highest rate, because the expensive parts of a home, the kitchen and the bathroom, do not shrink with the floor plate. But in Oman the effect is unusually visible because the same developers sell both ends. The Sustainable City’s own materials note that its studio and one-bedroom sit around $343 to $346 per square foot while its larger units price well below that.
The conclusion is simple and worth being blunt about. If you are buying for value per square foot, do not buy a studio in Oman. Buy one because the total cheque is small, because the tenant pool is deep, or because it is the least capital you can put into an Omani title deed. Those are good reasons. Rate per foot is not one of them.
How small is an Omani studio
| Project | Studio size | In m² |
|---|---|---|
| Solaris | 403 sq ft | 37.4 m² |
| Uptown Muscat | 409 sq ft | 38 m² |
| The Beachfront | 431 sq ft | 40 m² |
| Opal Residences | 431 sq ft | 40 m² |
| The Sustainable City – Yiti | 531 sq ft | 49 m² |
| Zen Residences | 635 sq ft | 59 m² |
The band is narrow: 403 to 635 square feet, a spread of just 1.6 times. The smallest is Solaris at Jebel Sifah, described as a single open space with a kitchen, a bathroom and a run of full-height glazing. The largest is the Zen Residences studio at 635 square feet, which is closer to a compact one-bedroom in floor area than to the rest of this list.
Two of the eight — Maysan Duqm and Mira Ocean Estates — quote a studio price with no size at all. As Mira’s own listing puts it, a studio at that price could be excellent value or entirely ordinary depending on whether it is 40 m² or 70 m². That is the single question to settle before either deposit moves.
The cheapest way to own anything in Oman
Set the per-foot argument aside and the studio’s case becomes obvious: nothing else in the country opens this low.
| Property type | Entry price | Multiple of the cheapest studio |
|---|---|---|
| Studio | From $106,900 freehold | — |
| Apartment (all types) | From $82,160 | 0.8× |
| Villa | From $195,100 | 1.8× |
| Townhouse | From $263,200 | 2.5× |
| Land | From $1,300,400 | 12.2× |
One honest caveat belongs here. The cheapest apartment in Oman is not a studio — it is a Sarooj Oasis unit at Sultan Haitham City for $82,160. Studios are the cheapest unit type in the buildings that contain them, not the cheapest homes in the country. What the studio does deliver is the lowest committed capital in a scheme with resort or city-centre amenity, which a budget apartment in a new inland district does not.
And the usual Omani asterisks apply. Maysan Duqm at $76,700 is 99-year leasehold, not freehold, because it sits inside a Special Economic Zone; Royal Decree 38/2025 made freehold legally possible there but published no conversion route. Uptown Muscat sits in Knowledge Oasis, whose Integrated Tourism Complex status is unconfirmed in published sources. Both are worth a written answer before a deposit.
A Salalah studio priced in dirhams
Mira Ocean Estates at Hawana Salalah quotes its studio at AED 550,000 — about $149,738, or OMR 57,574. Its booking deposit is AED 55,000.
This is the only Omani project on our books that prices in UAE dirhams rather than Omani rials, and it matters for two practical reasons. You carry a currency conversion on every instalment, and the dollar figure you compare against other Omani studios moves with the AED, not the OMR. Both currencies are dollar-pegged so the exposure is small, but the admin is real and the bank charges are not zero.
It also complicates the residency arithmetic below, because Oman’s threshold is stated in rials and assessed on registered value. Get the registered OMR value confirmed in writing, not the AED headline. The same discipline applies anywhere a listing quotes a currency other than the one the title will be registered in.
Residency: studios are an Owner Visa product
The Owner Visa is sponsor-free, tied to ownership, renewable, covers a spouse and first-degree relatives, and has no minimum purchase amount. Every freehold studio on this page supports one, including the $106,900 entry. For many buyers that is the entire point of the purchase.
Golden Residency is the ten-year permit and requires OMR 200,000, about $520,160. No studio comes close.
| Studio | Price | In rials | Share of OMR 200,000 |
|---|---|---|---|
| The Sustainable City – Yiti | $182,000 | OMR 70,000 | 35% |
| Mira Ocean Estates | $149,738 | OMR 57,574 | 29% |
| The Beachfront | $143,000 | OMR 54,983 | 27% |
| Solaris | $130,040 | OMR 50,000 | 25% |
| Uptown Muscat | $106,900 | OMR 41,103 | 21% |
The most expensive studio in Oman reaches about a third of the ten-year threshold. There is no studio, and no combination of a studio and a small upgrade, that gets you there — you would need roughly three of them. If the ten-year permit is your objective, this is the wrong page; the townhouses and villas pages are where the qualifying stock sits.
If a renewable, sponsor-free residence permit is enough, the studio is the cheapest instrument in the country that produces one. The two routes are compared in Golden Residency vs the Owner Visa.
Service charges hit studios hardest
Service charges in Oman are low by Gulf standards in absolute terms. As a share of what you paid, the studio is the worst-affected unit in any building.
| Unit | Annual charge | Price | Share of price |
|---|---|---|---|
| Solaris studio | $1,500 | $130,040 | 1.15% |
| Luma townhouse | ~OMR 1,519 | $568,400 | 0.69% |
| Mandarin Oriental one-bedroom | OMR 248 | $442,100 | 0.15% |
The Solaris studio carries a service charge that is nearly eight times heavier, as a share of purchase price, than a Mandarin Oriental one-bedroom. The reason is arithmetic rather than unfairness: charges are levied per square metre or per unit against shared facilities that a studio owner uses in full — pool, gym, lobby, security — while contributing the smallest possible purchase price to the denominator.
The practical consequence is on yield. A $1,500 charge on a $130,040 studio eats a meaningful slice of gross rent before anything else is deducted. Always ask for the annual charge in cash, not as a rate, and divide it by the price yourself. More in service charges in Oman.
What it costs to reserve one
| Project | Booking deposit | Terms |
|---|---|---|
| The Sustainable City – Yiti | $9,100 | 5% of the $182,000 studio |
| Solaris | $13,004 | 10% booking (OMR 5,000) |
| Mira Ocean Estates | $14,974 | AED 55,000 expression of interest |
| Uptown Muscat | $16,035 | 15% of the $106,900 studio |
Nine thousand dollars reserves a freehold home in Oman. That is the lowest committed cash figure anywhere in our portfolio, and it is the studio’s strongest practical argument — you can secure a unit, then fund the balance over a staged plan running to handover in 2027 or 2028.
Note that the deposit is not proportional to the price. Uptown Muscat asks 15% on the cheapest studio on this page, while The Sustainable City asks 5% on the most expensive. The cheapest headline is not the cheapest to start.
Where the studios are
| Area | Studio from | Character |
|---|---|---|
| Duqm | $76,700 (leasehold) | Special Economic Zone, industrial employment demand |
| Muscat | $106,900 | Knowledge Oasis, tech and business park tenants |
| Jebel Sifah | $130,040 | Marina, seaside golf and beach, 45 minutes from Muscat |
| Salalah | $149,738 | Dhofar coast, Khareef monsoon season, lagoons |
| Yiti | $182,000 | Net-zero coastal masterplan, car-light community |
| Muscat Hills | Not published | Golf community inside the capital |
| Muscat Bay | Not published | Gated bay 15 km from the capital, resort community |
The studio map splits cleanly in two. Duqm and Knowledge Oasis are employment plays — the tenant is a worker at a port, a zone or a technology park, the demand is year-round and unglamorous, and the entry price reflects that. Jebel Sifah, Salalah, Yiti and Muscat Bay are lifestyle and short-let plays, where the studio is a holiday base or a rental unit inside a resort community and you pay a premium of 20 to 70 per cent for the setting.
Ready now or waiting until 2028
| Handover | Projects |
|---|---|
| 2025 | Maysan Duqm (leasehold), The Beachfront As Sifah |
| 2027 | Uptown Muscat, Solaris, The Sustainable City – Yiti, Zen Residences |
| 2028 | Opal Residences, Mira Ocean Estates (Q4) |
Not one studio on this page is complete. Every project here is under construction, with the nearest handovers in 2025 and the furthest in the last quarter of 2028. That is a meaningful difference from the wider apartment market, where Muscat Bay and The St. Regis Residences are both finished — but neither of those sells a studio.
If you need rental income inside twelve months, the studio market cannot currently give it to you. The full delivery picture across types is on the apartments page.
What owning a studio costs
| Item | Typical |
|---|---|
| Title transfer fee | 3% of the purchase price |
| VAT | 5% where it applies — confirm per project |
| Legal and registration | Budget separately; use your own independent lawyer |
| Service charge | $1,500 a year at Solaris — 1.15% of the purchase price |
| Furnishing | Four figures, and effectively mandatory — a studio lets furnished or not at all |
| Booking deposit | $9,100 – $16,035 |
| Annual property tax | None |
| Rental income tax | None |
| Capital gains tax | None |
Budget roughly 8% on top of the price where VAT applies. The studio-specific line is furnishing. A three-bedroom apartment can let unfurnished to a family who owns furniture; a 400-square-foot studio essentially cannot, because its tenant is a single professional or a short-stay visitor arriving with a suitcase. Treat the fit-out as part of the purchase price rather than an optional extra, and remember that on a $130,000 asset a four-figure furnishing bill is a larger proportion than it would be anywhere else on the site. Costs are covered in property tax in Oman.
Studio or one-bedroom
| Studio | One-bedroom | |
|---|---|---|
| Example | Uptown Muscat, 409 sq ft | Uptown Muscat, one-bedroom |
| Entry price | $106,900 | Higher tier on the same list |
| Per sq ft | $261 – $343 | Lower — the rate falls as size rises |
| Tenant | Single professionals, short stays | Singles and couples |
| Void risk | Higher turnover, shorter voids | Slightly longer tenancies |
| Furnishing | Effectively mandatory | Optional |
| Resale pool | Investors, rarely owner-occupiers | Investors and owner-occupiers |
| Golden Residency | No — 21% to 35% of the threshold | No, at these price points |
The honest framing is that the studio is an investment instrument and the one-bedroom is a home that also works as one. A studio’s resale market is other investors, because very few people in Oman buy 400 square feet to live in permanently. That keeps the buyer pool narrower than the tenant pool — the opposite of the villa market, where the buyer pool is wide and the tenant pool is narrow.
Both facts are manageable if you know them going in. What you should not do is buy a studio expecting it to behave like a small apartment on resale. Read the wider market in apartments for sale in Oman and the risk picture in the risks of the Oman market.
Renting a studio out
Studios let to single professionals on twelve-month contracts and, in the resort schemes, to short-stay visitors. The tenant pool is the deepest of any property type in Oman and voids are the shortest, because a replacement is usually weeks away rather than months. Gross yields are typically the highest in the market for the same reason — a small unit rents for proportionally more than a large one.
Net yield is where the studio gives some of that back. The service charge is 1.15% of purchase price at Solaris, furnishing is unavoidable, and turnover costs recur more often because tenants change more frequently. Model the net, not the gross.
Location sets the tenant. Knowledge Oasis in Muscat and Duqm run on employment demand, year-round and stable. Jebel Sifah, Muscat Bay and Yiti are holiday and short-let markets with seasonality and a management company taking its cut. Salalah concentrates demand into the three months of the Khareef monsoon — the highest short-let rates in Oman and the longest quiet season. Full context in rental yields in Oman.
Eight checks before buying a studio in Oman
- Get the studio’s net internal area in square feet. Two of the eight projects here quote a studio price with no size at all.
- Confirm freehold or usufruct in writing, and for anything under about $110,000 confirm foreign eligibility specifically.
- Ask for the annual service charge in cash and divide it by the price yourself. On a studio, 1% or more is normal.
- Establish what furnishing is included. An unfurnished studio is very hard to let in Oman.
- Ask whether the currency you are quoted is the currency of registration — Mira Ocean Estates quotes AED on an Omani title.
- Do not expect Golden Residency. Confirm the Owner Visa route with your lawyer instead.
- Ask what the booking deposit is as a percentage, not just as a number — it ranges from 5% to 15% here.
- Model the net yield after service charge, furnishing amortisation and management fee, not the gross the brochure shows.
Frequently asked questions
Can foreigners buy studios in Oman?
Yes. Buyers of any nationality can own a studio with full freehold title in their own name inside a designated Integrated Tourism Complex, with no Omani sponsor and no local company. Studios are also reachable through the expatriate usufruct route, which applies to units in buildings of four storeys or more — an option that villas and land do not have.
How much does a studio cost in Oman?
From $106,900 for the cheapest freehold studio — Uptown Muscat at 409 sq ft, about $261 per square foot — up to $182,000 for a 531 sq ft studio at The Sustainable City in Yiti. Maysan Duqm is cheaper at $76,700 but is sold on 99-year leasehold rather than freehold. Two projects, Opal Residences and Zen Residences, include studios but publish no studio price.
How big is a studio in Oman?
Between 403 and 635 square feet, or 37 to 59 m², across the projects that publish a size. The smallest is Solaris at Jebel Sifah, a single open space with kitchen, bathroom and full-height glazing; the largest is Zen Residences at Muscat Bay. Maysan Duqm and Mira Ocean Estates quote a studio price without a published size.
Are studios good value in Oman?
Not per square foot. Studios price at $261 to $343 per square foot, against about $100 for a 1,700 sq ft apartment at Hay Al Wafa and $179 for a 1,141 sq ft apartment at Jood. What a studio offers is the lowest total cheque, the deepest tenant pool and the highest gross yield — buy it for those reasons, not for the rate.
Does buying a studio give Oman residency?
It supports the sponsor-free Owner Visa, which has no minimum purchase amount, so even the $106,900 entry qualifies. It does not reach the ten-year Golden Residency, which requires OMR 200,000 (about $520,160). The most expensive studio in Oman, at OMR 70,000, is about 35% of that threshold.
What is the cheapest studio in Oman?
Maysan Duqm at $76,700, though that is 99-year leasehold inside a Special Economic Zone rather than freehold. The cheapest freehold studio is Uptown Muscat at $106,900, with the caveat that Knowledge Oasis’s Integrated Tourism Complex status is unconfirmed in published sources — worth a written answer before a deposit.
Are there completed studios in Oman?
No. Every studio project on this page is under construction, with handovers between 2025 and the fourth quarter of 2028. The two completed apartment schemes in Oman, Muscat Bay and The St. Regis Residences, do not sell studios.
What service charge should I expect on an Omani studio?
Around 1% or more of the purchase price annually. Solaris publishes $1,500 a year on a $130,040 studio, which is 1.15% — nearly eight times the ratio a Mandarin Oriental one-bedroom carries. Shared facilities cost the same to run whatever unit you own, so the smallest purchase price carries the heaviest proportional charge.
Where is the best place to buy a studio in Oman?
Knowledge Oasis in Muscat or Duqm if you want year-round employment-led tenants at the lowest entry price; Jebel Sifah, Yiti or Muscat Bay if you want a resort setting and short-let rates, paying 20 to 70 per cent more for it; Salalah if you want the Khareef season’s short-let peak and can absorb a long quiet period.
Related reading on this site
By property type: apartments for sale in Oman, villas, townhouses, houses, land, penthouses, beach houses, affordable homes. By area: Muscat, Jebel Sifah, Yiti, Salalah, Muscat Bay, Muscat Hills, Duqm, Sultan Haitham City. Rules and process: buying as a foreigner, freehold property in Oman, comparing the ITCs, residency routes, property tax, service charges, rental yields, mortgages for foreigners, inheritance rules, all Oman property.
The verdict
The studio is the lowest rung on the Omani property ladder and it does that job well. $106,900 buys freehold title in your own name, $9,100 reserves it, and the purchase supports a renewable, sponsor-free residence permit with no minimum amount. No other product in the country asks for so little to get you onto the register.
What it does not do is offer value per square foot. Studios price at $261 to $343 a foot while a 1,700 square foot apartment at Hay Al Wafa costs about $100 — the same money that buys a 531 square foot studio at Yiti buys four times the floor area an hour up the road. That is not a flaw in the pricing, it is what small units cost everywhere; it just needs saying before you sign.
Three things decide whether a specific studio is a good buy. Get the size — two of these eight projects quote a price with no floor area at all, which makes the price unjudgeable. Get the service charge in cash and divide it yourself; at 1.15% of price on the one project that publishes it, this is the heaviest proportional charge in Omani property. And be clear which residence permit you are buying: the Owner Visa, yes, comfortably; the ten-year Golden Residency, not at any studio price in the country.
Buy it as an income unit with a residence permit attached, and the studio is the most efficient entry Oman offers. Buy it expecting a home or a ten-year visa, and you have bought the wrong product.
Ask for studio sizes, service charges and unit-level prices
Further reading: the Ministry of Housing and Urban Planning registers title; the Ministry of Heritage and Tourism licenses Integrated Tourism Complexes; the Central Bank of Oman publishes lending benchmarks.
