Every villa currently for sale
All seventeen projects offering villas for sale in Oman that we represent, with live prices and photographs — across ten districts, on full freehold title open to buyers of any nationality.
Mira Ocean Estates, Hawana Salalah, Oman
Mira Ocean Estates, Hawana Salalah, Dhofar, Oman Details
Yamal, Al Seeb — TMG Waterfront ITC Residences in Muscat, Oman
Yamal, Al Seeb, Muscat, Oman Details
Al Mina, Barr Al Jissah, Muscat, Oman — Marina Residences & Beachfront Villas
Al Mina, Barr Al Jissah, Muscat, Oman Details
Luma Residence, Bandar Jissah, Muscat Bay, Oman
Luma Residence, Bandar Jissah, Muscat Bay, Muscat, Oman Details
Al Ahlam District, Sultan Haitham City — Freehold Villas in Muscat, Oman
Al Ahlam District, Sultan Haitham City, Muscat, Oman Details
Jood, Sultan Haitham City — Freehold Apartments & Villas in Muscat, Oman
Jood, Sultan Haitham City, Muscat, Oman Details
Olive Farms, Jebel Sifah, Oman — 46 Freehold Villas from $195,100
Olive Farms, Jebel Sifah, Muscat, Oman Details
Lubana Island, Amazi — Freehold Waterfront Residences in Hawana Salalah, Oman
Lubana Island, Amazi, Hawana Salalah, Dhofar, Oman Details
The Sustainable City – Yiti (TSCY) — Net-Zero Freehold Homes in Muscat, Oman
The Sustainable City - Yiti, Bandar Jissah, Muscat, Oman Details
Sarooj Oasis Villas, Sultan Haitham City — Freehold Villas in Oman
Sarooj Oasis, Sultan Haitham City, Muscat, Oman Details
Hay Al Wafa, Sultan Haitham City — Freehold Apartments, Townhouses & Villas in Muscat
Hay Al Wafa, Sultan Haitham City, Muscat, Oman Details
Vistal by Victoria Swarovski, Al Mouj — Branded Freehold Residences in Muscat, Oman
Al Mouj, Muscat, Oman Details
AIDA by DarGlobal, Yiti — Freehold Villas with Trump Golf in Muscat, Oman
AIDA by DarGlobal, Yiti, Muscat, Oman Details
Raya, Jebel Sifah, Oman — Wellness & Majlis Villas with Private Pools
Raya, Jebel Sifah, Muscat, Oman DetailsThe one thing to know before you compare prices
Most villa projects in Oman are mixed developments — studios, apartments and villas on the same masterplan — and the headline price you see advertised is almost always the studio or the one-bedroom apartment, not the villa. The gap is not small.
| Project | Advertised “from” | Actual villa price | Difference |
|---|---|---|---|
| Muscat Bay | $234,100 | $897,000 | 3.8× |
| The Sustainable City – Yiti | $182,000 | $620,900 | 3.4× |
| Al Mina, Barr Al Jissah | $479,200 | $4,183,000 | 8.7× |
| Luma Residence | $300,500 | $650,200 | 2.2× |
| Lubana Island | $258,800 | $352,700 | 1.4× |
| The Beachfront, As Sifah | $143,000 | $393,000 | 2.7× |
That table is the reason this page exists separately from our houses page. A buyer who budgets $234,100 for a “villa at Muscat Bay” is short by roughly $663,000. Every price in the main table below is the villa price, taken from each developer’s own published pricing — not the project entry point.
Villas in Oman at a glance
| Buying a villa in Oman | |
|---|---|
| Who can buy | Any nationality, inside an ITC or approved district — no sponsor, no local company |
| What you get | Full freehold title in your own name, inheritable and resellable |
| Villa projects | 17 open to foreign buyers |
| Cheapest confirmed villa | $195,100 — Olive Farms, Jebel Sifah |
| Most expensive | $4,183,000 — beachfront villa at Al Mina |
| Best value per sq ft | ~$118 — Al Ahlam District |
| Dearest per sq ft | ~$660 — Al Mina beachfront |
| Biggest villa | 6,340 sq ft at Al Mina; 4,627 sq ft at Hay Al Wafa |
| Ready now | Muscat Bay only |
| Annual tax | None — no property tax, no tax on rent, no capital gains tax |
| Residency | Owner Visa on any valid purchase; Golden Residency needs OMR 200,000 |
Every villa we sell, by villa price
Sorted by the price of the villa itself. Where a project publishes a villa size, the per-foot rate is calculated from it.
| Project | Where | Villa from | Size | ~ Per sq ft | Handover |
|---|---|---|---|---|---|
| Yamal | Al Seeb | $165,800 (see note) | 2,831 sq ft | ~$59 ? | 2029 |
| Olive Farms | Jebel Sifah | $195,100 | 807 sq ft | ~$242 | 2028 |
| Amazi, Hawana | Salalah | $202,862 | 624 sq ft | ~$325 | 2026 |
| Mira Ocean Estates | Salalah | $202,862 | — | — | 2028 |
| Lubana Island | Salalah | $352,700 | — | — | 2029 |
| The Beachfront, As Sifah | Jebel Sifah | $393,000 | — | — | 2025 |
| Jood | Sultan Haitham City | $412,400 | 2,400 sq ft | ~$172 | 2030 |
| AIDA by DarGlobal | Yiti | $416,000 | 1,345 sq ft | ~$309 | 2027 |
| Sarooj Oasis Villas | Sultan Haitham City | $447,800 | 2,307 sq ft | ~$194 | 2029 |
| Raya | Jebel Sifah | $492,100 | 1,690 sq ft | ~$291 | 2027 |
| Al Ahlam District | Sultan Haitham City | $499,100 | 4,216 sq ft | ~$118 | 2027 |
| Vistal — Sky Villa | Al Mouj | Above $611,200 | — | — | 2029 |
| The Sustainable City – Yiti | Yiti | $620,900 | — | — | 2027 |
| Hay Al Wafa | Sultan Haitham City | $629,400 | 4,627 sq ft | ~$136 | 2027 |
| Luma Residence | Muscat Bay | $650,200 | — | — | 2029 |
| Muscat Bay | Muscat Bay | $897,000 | — | — | Complete |
| Al Mina, Barr Al Jissah | Muscat Bay | $4,183,000 | 6,340 sq ft | ~$660 | 2027 |
The note on Yamal matters. Its listing states that $165,800 buys a 2,831 sq ft four-bedroom villa — which would work out at about $59 per square foot, less than half the cheapest verified rate in the country. The same listing openly asks whether that figure is a villa or a one-bedroom apartment. Until a developer price list against named unit numbers resolves it, treat Yamal as unconfirmed rather than as the bargain of the market. On confirmed pricing, the cheapest villa a foreigner can buy is Olive Farms at $195,100.
Best value per square foot
Price alone is a poor guide when villas range from 624 to 6,340 square feet. Per foot, the order changes completely.
| Rank | Villa | Per sq ft | Size and price |
|---|---|---|---|
| 1 | Al Ahlam District | ~$118 | 4,216 sq ft from $499,100 |
| 2 | Hay Al Wafa | ~$136 | 4,627 sq ft from $629,400 |
| 3 | Jood | ~$172 | 2,400 sq ft from $412,400 |
| 4 | Sarooj Oasis Villas | ~$194 | 2,307 sq ft from $447,800 |
| 5 | Olive Farms | ~$242 | 807 sq ft from $195,100 |
| — | Al Mina beachfront | ~$660 | 6,340 sq ft from $4,183,000 |
Two things jump out. The four best-value villas per square foot are all in Sultan Haitham City, the new 14.8 km² city being built inland at Al Seeb — the same pattern we see across every property type in Oman. And the spread from best to worst is 5.6× per foot: a square foot of beachfront villa at Al Mina costs about five and a half times a square foot of inland villa at Al Ahlam.
Whether that premium is worth paying is a genuine question rather than a rhetorical one. Al Mina is a beachfront villa in a completed cove resort fifteen kilometres from the capital. Al Ahlam is a large family villa in a city that does not exist yet. You are not paying 5.6× for the same product — you are paying it for the sea, and for the fact that the coast at Barr Al Jissah cannot be replicated.
The biggest villa for the money
| Villa | Size | Price | Per sq ft |
|---|---|---|---|
| Al Mina beachfront | 6,340 sq ft | $4,183,000 | ~$660 |
| Hay Al Wafa | 4,627 sq ft | $629,400 | ~$136 |
| Al Ahlam District | 4,216 sq ft | $499,100 | ~$118 |
| Jood | 2,400 sq ft | $412,400 | ~$172 |
| Sarooj Oasis | 2,307 sq ft | $447,800 | ~$194 |
| Raya | 1,690 sq ft | $492,100 | ~$291 |
The sharpest comparison on this page is the third row against the last. Al Ahlam and Raya cost almost the same — about $499,000 and $492,000 — and the Al Ahlam villa is two and a half times larger. Raya buys you a marina, a golf course and a beach forty minutes from Muscat; Al Ahlam buys you 2,500 more square feet in a planned inland city. If floor area is the priority, that decision is not close.
Where villas are, district by district
| District | Villas from | Character |
|---|---|---|
| Sultan Haitham City | $412,400 | New inland city, the largest villas per dollar in Oman |
| Jebel Sifah | $195,100 | Marina, 9-hole golf course and beach, 40 min from Muscat |
| Salalah | $202,862 | Dhofar coast, khareef monsoon season, lagoon settings |
| Yiti | $416,000 | Coastal masterplans — AIDA on the clifftop, net-zero at TSCY |
| Muscat Bay | $650,200 | Enclosed cove, 15 km from the capital, top of the market |
| Al Mouj | Above $611,200 | Established beachfront, marina and golf, branded residences |
| Al Seeb | $165,800 (unconfirmed) | Coastal wilayat, TMG’s first Omani project |
The pattern is consistent and worth stating plainly: villa prices in Oman are set by distance from the sea far more than by size or specification. The inland villas at Sultan Haitham City are the largest and the cheapest per foot; the coastal villas at Muscat Bay and Al Mouj are the smallest and dearest per foot. Everything else sits on that line.
Who can buy a villa in Oman
Any nationality, provided the villa sits inside a designated Integrated Tourism Complex or an approved district. That covers all seventeen projects on this page. You get full freehold title registered in your own name — not a lease, not a usufruct, not a company structure — and it is inheritable and resellable.
There is one trap specific to villas, and it is worth understanding. Oman’s second ownership route, expatriate usufruct, applies only to units in buildings of at least four floors. Villas are two storeys. That route never reaches a villa, which means a villa outside a designated complex is almost certainly not available to you at all.
Two projects in Oman prove the point. Husn Al Zain in Bidbid sells villas from $123,500 and Nismat Zain in Sur from $130,000 — around $66 per square foot, by far the cheapest villas in the country. Both are Ministry of Housing schemes for Omani citizens on ordinary land, and neither is on this page because a foreigner cannot buy them. If you are offered a villa in Oman below roughly $195,000, that is the first thing to check. Our guide is at buying property in Oman as a foreigner.
Residency: which villas reach the ten-year permit
The sponsor-free Owner Visa is tied to ownership, renewable, covers your spouse and first-degree relatives, and has no minimum purchase value — every villa here supports it.
The Golden Residency is the ten-year permit and needs OMR 200,000, about $520,160. Villas are the property type most likely to clear it.
| Villa | Price | In OMR | Against OMR 200,000 |
|---|---|---|---|
| Al Mina | $4,183,000 | OMR 1,608,351 | Clears 8× |
| Muscat Bay | $897,000 | OMR 344,894 | Clears |
| Luma Residence | $650,200 | OMR 250,000 | Clears |
| Hay Al Wafa | $629,400 | OMR 242,004 | Clears |
| The Sustainable City – Yiti | $620,900 | OMR 238,735 | Clears |
| Al Ahlam District | $499,100 | OMR 191,903 | Short by OMR 8,097 |
| Raya | $492,100 | OMR 189,211 | Short by OMR 10,789 |
Five villa projects clear the ten-year threshold on published villa pricing — far more than any other property type in Oman, where usually only one or two addresses qualify. And Al Ahlam misses by just OMR 8,097, about $21,000, on a villa collection that runs from 4,216 up to 4,464 sq ft — so a larger plot there could well clear it. That is a specific question worth putting to the developer. The two routes are compared in Golden Residency vs Owner Visa.
Ready now, or waiting until 2030
| Handover | Villas |
|---|---|
| Complete today | Muscat Bay — the only finished villa stock in Oman we sell |
| 2025 – 2026 | The Beachfront As Sifah, Amazi Hawana |
| 2027 | Al Ahlam, Hay Al Wafa, Raya, AIDA, Al Mina, The Sustainable City Yiti |
| 2028 | Olive Farms, Mira Ocean Estates |
| 2029 | Sarooj Oasis Villas, Lubana Island, Luma Residence, Vistal, Yamal |
| 2030 | Jood |
Exactly one villa in Oman is finished and standing, at Muscat Bay, and it is also among the most expensive. Everything cheaper is a plan, an escrow account and a delivery date between 2025 and 2030. If you want to walk through a villa before buying it, that constraint decides your shortlist before price does.
What a villa costs to own
| Item | Typical |
|---|---|
| Transfer fee | 3% of the purchase price |
| VAT | 5% where it applies — confirm per project |
| Legal and registration | Budget separately; use your own lawyer |
| Service charge | Often unpublished off-plan. Hay Al Wafa: OMR 300–500 a year |
| Furnishing a villa | A five-figure cost most yield calculations omit |
| Annual property tax | None |
| Tax on rental income | None |
| Capital gains tax | None |
Budget roughly 8% on top of the price where VAT applies. The bottom three rows are the genuine argument for Oman: once the villa is yours, the recurring cost is close to the service charge alone. Two cautions specific to villas — service charges levied per square metre scale with size, so the biggest villa is not automatically the best yield; and furnishing four or five bedrooms is a real number that belongs in your budget, not a footnote. Purchase costs are set out in property tax in Oman.
Villa or apartment — which is the better buy?
The honest answer depends on whether you are buying floor area or liquidity, and the two pull in opposite directions in Oman.
| Villa | Apartment | |
|---|---|---|
| Entry price | From $195,100 | From $82,160 |
| Cost per sq ft | $118 – $660 | $100 – $666 |
| Ownership routes | ITC freehold only | ITC freehold or expatriate usufruct in 4+ floor buildings |
| Tenants | Families on 12-month contracts | Singles, couples, short-let |
| Turnover and voids | Low turnover, longer voids | Higher turnover, shorter voids |
| Resale market | Thinner — fewer comparable transactions | Deeper — more units, more sales to price against |
| Furnishing cost | Five figures | Four figures |
| Reaches OMR 200,000 | Five projects do | Two addresses do |
Two rows decide most cases. A villa is the more reliable route to the ten-year Golden Residency — five villa projects clear OMR 200,000 against only two apartment addresses in the whole country. But an apartment is the more liquid asset: there are far more of them, so there are far more comparable sales to price a resale against, and a shorter wait to find the next tenant.
Per square foot the two are closer than most buyers expect — both bottom out around $100 to $118 and both top out around $660. The villa premium in Oman is not really a premium per foot; it is a premium in total ticket size, because villas start at three to five times the floor area. If your budget is the binding constraint, that is the number that matters, not the rate.
Letting a villa
Villas let to families on twelve-month contracts — expatriate professionals with children who want space, parking and a school run. That is a slower, stickier market than apartments: lower turnover, lower vacancy, but a much smaller pool of tenants and a longer void when one leaves.
Location decides the rest. In Muscat and Sultan Haitham City demand is corporate and year-round. At Muscat Bay, Jebel Sifah and Al Mouj it is holiday and second-home, which means seasonality and a management company taking a cut. In Salalah the khareef monsoon compresses demand into roughly three months — the one genuinely counter-cyclical rental season in Oman. Broader context is in rental yields in Oman.
Six checks before you buy a villa
- Confirm the quoted price is for a villa, against a named unit number — not the project’s entry apartment. On this page that difference reaches 8.7×.
- Get the built-up area and the plot size separately, and whether the area is gross or net.
- Confirm the plot’s designation in writing and have an independent Omani lawyer verify it at the land registry.
- Ask for the annual service charge and whether it is a flat fee or per square metre — on a large villa that distinction is worth thousands.
- If residency is the goal, do the arithmetic in rials against OMR 200,000 before choosing a unit.
- Ask what the villa is handed over with. Fitted kitchens and wardrobes are worth five figures on a four-bedroom house.
Frequently asked questions
Can foreigners buy villas in Oman?
Yes. Buyers of any nationality can own a villa on full freehold title, registered in their own name, inside a designated Integrated Tourism Complex or approved district — no Omani sponsor or local company required. All seventeen villa projects on this page are open to foreign buyers. Note that the expatriate usufruct route applies only to buildings of four floors or more, so it never covers a villa.
How much does a villa in Oman cost?
From $195,100 for the cheapest confirmed villa, at Olive Farms in Jebel Sifah, up to $4,183,000 for a 6,340 sq ft beachfront villa at Al Mina in Muscat Bay. Per square foot the range runs from about $118 at Al Ahlam District to about $660 at Al Mina.
What is the cheapest villa in Oman?
Among villas a foreigner can actually buy, Olive Farms at Jebel Sifah from $195,100. Cheaper villas exist — Husn Al Zain in Bidbid from $123,500 and Nismat Zain in Sur from $130,000, both around $66 per square foot — but they are Ministry of Housing schemes for Omani citizens and are not available to foreign buyers.
Why is the advertised price lower than the villa price?
Because most Omani projects are mixed developments and the advertised “from” price is the studio or one-bedroom apartment. At Muscat Bay the advertised entry is $234,100 while villas start at $897,000; at Al Mina the entry is $479,200 while the beachfront villa is $4,183,000. Always ask for the villa price against a named unit.
Which villa gives the most space for the money?
Al Ahlam District at Sultan Haitham City — 4,216 sq ft from $499,100, about $118 per square foot. For nearly identical money, Raya at Jebel Sifah gives 1,690 sq ft in a marina and golf resort. The four best-value villas per square foot in Oman are all in Sultan Haitham City.
Does buying a villa give Oman residency?
A valid freehold purchase supports the sponsor-free Owner Visa, which has no minimum value. The ten-year Golden Residency requires OMR 200,000 (about $520,160) — five villa projects clear it on published pricing: Al Mina, Muscat Bay, Luma Residence, Hay Al Wafa and The Sustainable City Yiti. Al Ahlam misses by only OMR 8,097.
Are there any completed villas in Oman?
Only at Muscat Bay, with villas from $897,000. Every other villa on this page is off-plan, handing over between 2025 and 2030.
Where is the best place to buy a villa in Oman?
Sultan Haitham City for size and value per square foot; Jebel Sifah for a marina, golf and a beach at the lowest confirmed villa price; Muscat Bay and Al Mouj for established coastal addresses at the top of the market; Salalah for the khareef season and lagoon settings. Villa pricing in Oman tracks distance from the sea more than size.
Are villa service charges high in Oman?
They are low by Gulf standards, but most off-plan projects have not published one. Hay Al Wafa publishes OMR 300–500 a year, roughly 0.46% of the purchase price — against the 1–2% common across the Gulf. Ask whether the charge is a flat fee or levied per square metre, because on a 4,000 sq ft villa that distinction is significant.
Related pages on this site
By property type: houses for sale in Oman, apartments, townhouses, penthouses, beach houses, cheap houses. By district: Sultan Haitham City, Jebel Sifah, Muscat Bay, Al Mouj, Yiti, Salalah, Muscat, Al Seeb, Muscat Hills, Shatti Al Qurum. Rules and process: buying as a foreigner, freehold property in Oman, compare the ITCs, property tax, rental yields, mortgages for foreigners, all Oman property.
The verdict
Oman is one of the few markets in the Gulf where a foreigner can own a villa outright — full title in your own name, no annual property tax, no tax on rental income, and a residency permit attached to ownership with no minimum purchase value. For a detached family house with a garden, that combination is rare.
The single most useful thing on this page is the price correction. The advertised “from” price of an Omani villa project is almost never the villa — at Muscat Bay it is 3.8× short, at Al Mina 8.7× short. Every figure in the main table is the villa price from the developer’s own published list, which is why several are far higher than the numbers you will see elsewhere.
Where the value is, is unambiguous. The four cheapest villas per square foot in Oman are all in Sultan Haitham City, and the best of them is a 4,216 sq ft villa at Al Ahlam for $499,100 — about $118 a foot, roughly a fifth of what beachfront costs at Al Mina. If floor area is what you are buying, that is the answer.
Two closing instructions. Get the villa price against a named unit number before you budget anything — that one question is worth more than everything else on this page. And if a villa in Oman is offered below about $195,000, check who is allowed to buy it: the cheapest villas in the country are government housing for Omani citizens, and no brochure will tell you so.
Ask us for villa prices against named units — not project entry 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.
