Oman is building an entirely new city from scratch, a short drive from Muscat International Airport. Sultan Haitham City, a multi-billion-dollar 14.8 square kilometre masterplan designed for 100,000 residents, is quickly becoming one of the most talked-about property stories in the Gulf. For investors watching Oman real estate, understanding Sultan Haitham City is now the single biggest indicator of where the country’s infrastructure spending and freehold opportunities are heading over the next two decades. This guide breaks down what Sultan Haitham City actually is, what has been announced in 2026, and how you can invest in it today.
What Is Sultan Haitham City?
Sultan Haitham City is Oman’s flagship new-city project, commissioned by the Ministry of Housing and Urban Planning as a cornerstone of Oman Vision 2040. Named after Sultan Haitham bin Tariq, the project is being built on a largely undeveloped 14.8 square kilometre site in the Wilayat of Al Seeb, roughly 12 to 15 minutes from Muscat International Airport.
Designed by the internationally renowned architecture firm SOM (Skidmore, Owings & Merrill), the studio behind the Burj Khalifa and One World Trade Center, the masterplan blends traditional Omani design elements like mashrabiya screens with smart-city infrastructure, renewable energy systems and a 7.5 kilometre wadi transformed into a public green spine running through the city.
On completion, Sultan Haitham City will house:
- 100,000 residents
- Approximately 20,000 residential units across 19 integrated neighbourhoods
- 39 schools
- 11 health facilities
- 25 mosques
- A central park plus retail, cultural and commercial districts
Development Timeline: Four Phases to 2045
Sultan Haitham City is being delivered in four phases:
- Phase 1: 2024 to 2030
- Phase 2: 2028 to 2034
- Phase 3: 2033 to 2040
- Phase 4: 2038 to 2045
Construction is already moving at pace. The government has confirmed delivery is progressing at roughly 1,000 residential units per year, with more than 1,700 units already sold in the first phase alone.
What’s New in 2026
Sultan Haitham City has seen major momentum in 2026:
- A RO 185 million (about $480 million) development contract was signed for a new phase of construction
- The Ministry of Housing and Urban Development signed an agreement with Al Adrak Group to build residential units and a shopping arcade on a 450,000 square metre plot within the city
- Oman’s national real estate expo highlighted Sultan Haitham City as a centrepiece of the country’s push to attract foreign investment
These are not just announcements on paper. Contracts of this size signal that the government is actively accelerating delivery, which is exactly the kind of infrastructure commitment investors look for before prices catch up.
Why Investors Are Watching Sultan Haitham City
A handful of factors make this project stand out from typical off-plan launches:
- Government-backed, not developer-speculative. Sultan Haitham City is a state masterplan under Oman Vision 2040, not a single private developer’s project, which reduces the risk of stalled construction.
- Freehold ownership for foreigners. Select communities inside the city offer full freehold ownership open to all nationalities, a rare structure outside Oman’s traditional Integrated Tourism Complexes.
- Ground-floor pricing. With studios starting from around $125,000, entry prices are still well below comparable new-city projects in Dubai or Abu Dhabi.
- Built-in demand. A 100,000-resident target, 39 schools and a relocating government workforce create a natural pool of future tenants and buyers.
- Golden Visa eligibility. Qualifying property purchases in Oman, including in Sultan Haitham City, can support a renewable 10-year residency application.
How to Invest in Sultan Haitham City Today
The clearest way for foreign investors to enter Sultan Haitham City right now is Wadi Zaha, a 760-home freehold community developed by Al Ahly Sabbour, a developer with more than 30 years and 50+ delivered projects across the region.
Wadi Zaha highlights:
- Freehold ownership open to all nationalities
- Studio apartments from OMR 48,125 (about $125,000)
- 15% down payment, with the balance spread over 4 to 5 years
- Handover scheduled for 2026 to 2027
- Largest frontage onto the city’s central park
- OMR 90 million developer investment
For a wider view of what your budget can get you across Oman right now, see our guide on what you can buy in Oman for $200,000, $400,000 and $600,000 in 2026.
Is Sultan Haitham City a Good Investment?
For buyers asking whether now is the right time to enter the Oman market, Sultan Haitham City is arguably the strongest single data point in favour of yes. It combines confirmed government funding already in the hundreds of millions of dollars, a fixed and published delivery timeline, freehold access for foreign buyers, and entry prices still at pre-completion, off-plan levels.
That combination of government backing, foreign freehold access and early pricing does not come around often in Gulf real estate. For a deeper look at market timing and risk, read our analysis on whether 2026 is still a good time to buy property in Oman.
Frequently Asked Questions
What Is Sultan Haitham City?
Sultan Haitham City is a government-led new-city masterplan in the Wilayat of Al Seeb, about 12 to 15 minutes from Muscat International Airport. Commissioned by the Ministry of Housing and Urban Planning under Oman Vision 2040, it is designed to house 100,000 residents across roughly 20,000 residential units by 2045.
Can Foreigners Buy Property in Sultan Haitham City?
Yes. Select freehold communities within Sultan Haitham City, including Wadi Zaha, are open to full foreign ownership, with no requirement to partner with an Omani national or company.
When Will Sultan Haitham City Be Finished?
The masterplan is being delivered in four phases running from 2024 to 2045. Phase 1 is already under construction, with roughly 1,000 residential units being delivered per year and more than 1,700 units sold so far.
Who Designed Sultan Haitham City?
The masterplan was designed by SOM (Skidmore, Owings & Merrill), the architecture firm behind the Burj Khalifa and One World Trade Center, blending traditional Omani design with smart-city infrastructure and a 7.5 kilometre green wadi spine.
Does Buying in Sultan Haitham City Qualify for Oman Residency?
Qualifying property purchases in Sultan Haitham City can support a renewable 10-year residency application under Oman’s Golden Residency programme, in addition to standard freehold ownership rights.
Ready to Invest in Sultan Haitham City?
Sultan Haitham City is one of the clearest infrastructure-backed opportunities in Oman real estate today, combining confirmed government funding, foreign freehold access and early-stage pricing rarely found together in the Gulf. Explore our full range of Oman properties, including live availability in Sultan Haitham City, or get in touch with our team for a personalised recommendation.
