The Sustainable City – Yiti is Oman’s flagship net-zero masterplan, developed by Diamond Developers in partnership with OMRAN, Oman’s state tourism development company, along the Arabian Sea coastline southeast of Muscat. Spanning studios, apartments, Nikki Beach-branded residences and 300 exclusive villas across a 1,657-property masterplan, Yiti is Oman’s clearest bet on sustainability as a long-term real estate proposition — and, for foreign buyers, a freehold entry point into one of the country’s most closely watched developments.
What Is The Sustainable City – Yiti?
The Sustainable City – Yiti is a large-scale, master-planned community built around 100% renewable energy generation, water conservation infrastructure and an integrated organic-farming and green-mobility framework. It is a direct Omani extension of Diamond Developers’ Sustainable City model, first proven in Dubai, and is positioned as a flagship step toward Oman’s ambition to deliver the world’s first net-zero-emission city by 2040.
Location: Yiti, Muscat’s Coastal Frontier
Yiti sits along the Arabian Sea coastline on Muscat’s southeastern edge, a stretch of coast that has become one of the capital’s key growth corridors for large-scale masterplanned development. The location combines direct beachfront access with proximity to central Muscat, giving residents a coastal, lower-density living environment while remaining within reach of the capital’s business districts and Muscat International Airport.
The Net-Zero Vision: Oman’s Path to a 2040 Zero-Emission City
Yiti is designed as the region’s largest operational sustainable community, built around 100% renewable energy generation for common infrastructure and substantial savings on individual unit utility bills — up to 100% on electricity and 50% on water — for residents. The masterplan also incorporates a zero-maintenance-fee model intended to reduce ongoing ownership costs relative to conventional freehold communities elsewhere in Oman, backed by the same sustainability framework already operational at Diamond Developers’ Dubai project.
The Developer: Diamond Developers and OMRAN
Diamond Developers, a division of SEE Holding, is the master developer behind the Sustainable City model, with an established operational precedent in Dubai. In Oman, Diamond Developers has partnered with OMRAN, the state tourism development company also behind Hawana Salalah and Jebel Sifah’s broader destination infrastructure — giving Yiti both an internationally proven sustainability model and strong local institutional backing.
The Masterplan: 1,657 Properties Across Every Format
The full Yiti masterplan totals 1,657 properties spanning studios, one- to three-bedroom apartments, Nikki Beach-branded units and 300 exclusive three- to four-bedroom villas, with unit sizes ranging from 50 to 500 square metres. This breadth allows the destination to serve a genuinely wide range of buyers, from single professionals and investors at the studio end through to large families seeking a full villa within the same net-zero community.
Studios, Apartments and Townhouses
Entry-level studios and one- to three-bedroom apartments form the bulk of Yiti’s residential inventory, giving buyers the lowest-cost route into the masterplan while still carrying its full sustainability infrastructure and utility savings. These units suit investors targeting rental yield, as well as smaller households wanting a lock-up-and-leave coastal base within reach of Muscat.
Nikki Beach Branded Residences
A distinctive feature of the Yiti masterplan is its inclusion of residences developed in partnership with Nikki Beach, the international hospitality and lifestyle brand known for its beach club and resort developments worldwide. These branded units combine a globally recognised lifestyle identity with the community’s sustainability credentials — a pairing not widely available elsewhere in Oman’s freehold market.
The Exclusive Villa Collection
At the top of the masterplan sit 300 exclusive three- to four-bedroom villas, reaching up to 500 square metres, positioning Yiti as a genuine family-housing option alongside its smaller studio and apartment offering. Villa buyers gain the same utility savings and zero-maintenance-fee framework as the rest of the community, alongside larger private outdoor space and typically greater proximity to the coastline.
Utility Savings and the Zero-Maintenance-Fee Model
Unlike most freehold developments in Oman, which levy an annual service charge to fund shared amenities, Yiti is marketed around a zero-maintenance-fee model, supported by the community’s renewable energy generation and water-efficiency infrastructure. For owners, the combination of up to 100% electricity savings, 50% water savings and no recurring maintenance charge represents a meaningful, quantifiable reduction in the cost of ownership compared with a conventional freehold unit of similar size elsewhere in Muscat.
Organic Farming and Green Mobility
Beyond energy and water infrastructure, the Yiti masterplan incorporates organic farming areas and a green-mobility framework designed to reduce residents’ reliance on private vehicles within the community, mirroring the model already operational at Diamond Developers’ Dubai project. These features shape the day-to-day living experience in a way that goes beyond a marketing-level “green” label, appealing to buyers seeking a genuinely sustainability-oriented lifestyle.
Construction Progress and the Road to Handover
As of the most recent construction updates, approximately 96% of core infrastructure at Yiti has been completed, positioning the masterplan for its targeted 2026 operational launch, with full handover confirmed for December 2027. Given the scale and multi-phase nature of the project, buyers should request current phase-specific construction progress reporting from UInvest ahead of reserving any individual unit.
Freehold Ownership, Residency and Returns
Units at Yiti are available on freehold title, open to buyers of any nationality, with qualifying purchases eligible for Oman’s 10-year Golden Residency programme. A qualifying purchase of OMR 200,000 or more can secure a renewable 10-year residency for the buyer and family, alongside the zero annual property tax available to foreign buyers across Oman’s freehold market.
Where to Buy: Featured Developments at Yiti
Two active listings currently cover the Yiti masterplan, reflecting different entry points into the same community:
- The Sustainable City – Yiti (TSCY) — freehold villas and apartments within the masterplan.
- The Sustainable City Muscat — a broader master-community listing spanning studios through to the exclusive villa collection, including Nikki Beach-branded units.
Buyers should contact UInvest to confirm current phase, unit type and pricing across both listings before reserving.
How Yiti Compares to Oman’s Other ITCs
Compared with golf-and-marina destinations such as Jebel Sifah or the urban waterfront model of Al Mouj, Yiti differentiates itself primarily on sustainability infrastructure and reduced ongoing ownership costs rather than resort or marina amenities. Buyers should weigh Yiti’s utility savings and zero-maintenance model against the more established resort lifestyle and deeper resale history offered by Oman’s conventional freehold communities when comparing options.
Rental Market and Investment Outlook
Yiti’s zero-maintenance-fee model and substantial utility savings materially reduce the ongoing cost base for landlords relative to conventional freehold communities, a meaningful factor for investors modelling net rental yields. As a large, multi-phase masterplan still approaching its 2026 operational launch, Yiti’s own resale and rental market remains in its earliest stages, though it can draw on Diamond Developers’ established operational and resale track record from its Dubai Sustainable City precedent. For broader context on returns across Oman’s freehold market, see our guide to rental yields in Oman.
Who Should Consider Buying at Yiti?
Yiti suits buyers who prioritise environmental credentials, lower long-term ownership costs and a genuinely differentiated lifestyle product over the marina-and-golf model common elsewhere in Oman’s freehold market. It particularly appeals to buyers drawn to the international Nikki Beach brand, families seeking a large villa within a master-planned sustainability community, and investors targeting tenants specifically seeking an eco-conscious rental option.
How to Buy Property at Yiti
Purchasing follows Oman’s standard freehold ITC process: a reservation agreement and down payment secure the chosen unit and phase, followed by the full Sale and Purchase Agreement setting out the payment structure, specification and handover date. Instalments follow through to the December 2027 handover target, after which buyers are invited to a snagging inspection before final acceptance and title registration with Oman’s Ministry of Housing and Urban Planning. Buyers pursuing the Golden Residency typically begin that process once title registration is complete.
Financing and Payment Plans
Buyers at Yiti can choose between Diamond Developers’ own instalment-based payment plans, structured around the masterplan’s phased delivery, or a mortgage from a bank operating in Oman that offers financing to non-resident freehold buyers within designated ITCs. Buyers should confirm current financing terms directly with UInvest, since developer payment plan structures vary by unit type and phase.
Off-Plan Buyer Protections
Off-plan sales within Oman’s designated ITCs 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 ahead of the December 2027 handover.
Is 2026 a Good Time to Buy at Yiti?
With core infrastructure roughly 96% complete and operational launch targeted for 2026, buyers reserving now are entering the masterplan close to its public opening, ahead of full handover confirmed for December 2027. 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.
Diamond Developers’ Track Record in Dubai
Diamond Developers’ Sustainable City model is already operational in Dubai, giving Yiti a proven precedent rather than an unproven concept. Buyers evaluating the Oman masterplan can point to the Dubai community’s established operational history — including its utility savings framework, community amenities and resale market — as a reference point for how Yiti is likely to function once fully handed over. This existing track record is a meaningful differentiator relative to newer, unproven sustainability-branded developments elsewhere in the region.
Buyer Due Diligence Checklist
Before reserving a unit at Yiti, buyers should confirm which specific listing and phase their unit falls within, the exact payment schedule and any available discount for accelerated payment, current construction progress toward the December 2027 handover, and how the zero-maintenance-fee model applies to their specific unit type. Buyers should also request Diamond Developers’ and OMRAN’s current technical documentation on the community’s energy and water systems to understand how these translate into measurable savings.
Currency and Payment Notes
Property at Yiti is typically priced in Omani Rial or US Dollars depending on the listing. The Omani Rial has been pegged to the US Dollar at a fixed rate since 1986, removing currency risk for buyers converting from USD, AED or other Dollar-pegged Gulf currencies over the life of a multi-year payment plan.
Community Governance and Shared Infrastructure
Rather than a conventional owners’ association funded through annual service charges, Yiti’s shared infrastructure — renewable energy generation, water treatment, organic farming areas and green-mobility routes — is designed to be substantially self-funding through the efficiencies it creates, underpinning the zero-maintenance-fee positioning. Buyers should still confirm the exact governance structure and any residual community charges directly with UInvest before signing, since the scope of what is and is not covered can vary by listing and unit type.
Snagging and Handover Inspection
Ahead of final acceptance, Yiti buyers are invited to a snagging inspection where any finishing defects — from paintwork and tiling to fixtures, fittings and the unit’s sustainability systems — 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 the inspection on their behalf.
Family Suitability and Villa Living
The 300 exclusive villas within Yiti, reaching up to 500 square metres, position the masterplan as a genuine family-housing option alongside its smaller studio and apartment offering. Families considering the villa collection should weigh the community’s sustainability infrastructure, organic farming areas and green-mobility framework as everyday practical benefits alongside the larger living space itself, rather than purely as marketing features.
Investor Considerations: Studios vs Branded Units vs Villas
Investors weighing unit type at Yiti should consider that studios and apartments typically offer the lowest entry price and broadest tenant pool, Nikki Beach-branded units typically command a premium tied to the brand’s international recognition, and villas typically suit longer-term family tenants or resale-focused strategies given their higher absolute price point. UInvest can advise on current demand patterns across these unit types to help investors weigh this trade-off against their specific budget and investment horizon.
Beachfront Access and Coastal Lifestyle
Direct Arabian Sea coastline access sets Yiti apart from many of Oman’s inland or partially-coastal freehold developments, giving residents beachfront living as a standard feature of the masterplan rather than a premium reserved for select units. Combined with the community’s sustainability infrastructure, this positions Yiti as a rare combination of genuine coastal lifestyle and environmental credentials within Oman’s freehold market.
Environmental Certification and Long-Term Value
As sustainability credentials become an increasingly significant factor in real estate demand globally, Yiti’s net-zero infrastructure and Diamond Developers’ proven Dubai precedent may support the development’s long-term resale and rental value relative to conventional developments without comparable environmental features. Buyers should view this not only as a lifestyle choice but as a factor relevant to the property’s positioning within Oman’s freehold market over the coming decade, particularly as Oman continues to align its own tourism and urban development strategy with global sustainability benchmarks.
Access and Connectivity
Yiti sits within reach of central Muscat and Muscat International Airport, making the destination accessible for both viewing trips and future residents commuting into the capital. Buyers should confirm current travel times and any planned infrastructure upgrades directly with UInvest ahead of reserving.
Sustainability as a Buying Criterion
For a growing segment of international buyers, a development’s environmental footprint has become as material to the purchase decision as its price, location or amenities. Yiti gives this segment a genuine option within Oman’s freehold market, rather than a marketing overlay on a conventional development — its renewable energy generation, water conservation systems and organic farming infrastructure are structural features of the masterplan itself, not add-ons. Buyers evaluating Yiti purely on sustainability credentials should ask UInvest for the latest technical documentation on the community’s energy and water systems to assess how these translate into measurable savings for their specific unit type.
Diversification Within a Single Community
Because Yiti spans studios, apartments, branded residences and villas within one masterplan, investors have the option to build a diversified position across multiple unit types within a single, well-understood community rather than spreading capital across entirely separate developments. This can simplify ongoing management for investors who prefer working with one developer, one set of community rules and one sustainability framework across their Oman portfolio, while still capturing exposure to different price points and tenant profiles.
Weekend and Second-Home Appeal
For Muscat-based buyers, Yiti’s coastal setting and proximity to the capital make it a practical weekend or second-home option, offering beachfront scenery and a genuinely different pace of life within easy reach of the city. This accessibility positions Yiti as a lock-up-and-leave option for buyers seeking an accessible coastal retreat without a longer journey to more distant Omani destinations such as Salalah.
Resale Market and Long-Term Liquidity
As a large-scale, multi-phase masterplan still approaching its 2026 operational launch, Yiti’s own resale market remains in its earliest stages. Buyers should treat resale liquidity as a longer-term consideration that will build as more phases reach handover and the community becomes fully operational, drawing on Diamond Developers’ demonstrated resale track record from its Dubai Sustainable City precedent as a reference point for how the Oman market is likely to develop over time.
Building a Multi-Property Portfolio at Yiti
Because Oman’s Golden Residency threshold can typically be met through a combination of qualifying properties rather than a single large purchase, some investors choose to combine a Yiti unit with other Omani freehold holdings to clear the OMR 200,000 threshold on a combined basis. UInvest can advise on structuring a combined purchase across Yiti and other Muscat-area developments where a single unit alone does not meet the residency requirement.
Frequently Asked Questions
What is The Sustainable City – Yiti?
A net-zero masterplan on Muscat’s southeastern coast, developed by Diamond Developers in partnership with OMRAN, spanning studios, apartments, Nikki Beach-branded residences and 300 exclusive villas across 1,657 properties.
Can foreigners buy freehold property at Yiti?
Yes. Units are sold on freehold title, open to buyers of any nationality, with no local sponsor required.
When is handover at Yiti?
Handover is confirmed for December 2027, with core infrastructure approximately 96% complete and operational launch targeted for 2026.
Are there service charges at Yiti?
Yiti is marketed around a zero-maintenance-fee model, supported by its renewable energy and water infrastructure, rather than a conventional annual service charge.
Does buying at Yiti qualify for Oman residency?
A qualifying purchase of OMR 200,000 or more can secure a renewable 10-year residency for the buyer and family through Oman’s Golden Residency programme.
What unit types are available at Yiti?
Studios and one- to three-bedroom apartments, Nikki Beach-branded residences, and 300 exclusive three- to four-bedroom villas up to 500 square metres.
How does Yiti compare to Al Mouj or Jebel Sifah?
Yiti differentiates itself on sustainability infrastructure and reduced ownership costs, while Al Mouj and Jebel Sifah are built around waterfront, marina and golf lifestyle amenities.
Ready to Invest at Yiti?
Yiti stands apart as Oman’s flagship net-zero masterplan: a full range of studios, apartments, Nikki Beach-branded residences and exclusive villas backed by Diamond Developers’ proven Sustainable City model and OMRAN’s institutional support. Read our guides to Oman’s Golden Residency and the best areas to invest in Oman, browse all freehold properties in Oman, and contact UInvest for current unit availability and phase-specific guidance before you reserve at Yiti.
