Al Mouj Muscat is Oman's flagship freehold waterfront community, and in 2026 buyers choose between two very different routes: new launches such as Azura Beach Residences (from about OMR 85,000) and Vistal by Victoria Swarovski (from about OMR 134,000), or ready homes on the resale market that earn rent from the day you collect the keys. This guide compares them on price per square metre, VAT and fees, what each payment plan is worth in today's money, yield and residency, so you can pick the route that fits your money and your timing.
OMR 85,000
Azura 1-bed from
About 70 sq m
OMR 134,000
Vistal 1-bed from
67 sq m, 10% to book
5.5%
Resale gross yield
Our latest index
~8% vs ~3%
Buying costs, new vs resale
5% VAT applies to new only
Al Mouj Muscat at a glance
- Developer
- Al Mouj Muscat (Majid Al Futtaim 50%, OMRAN 40%, Tanmia 10%)
- Location
- On the coast at Seeb, about 15 minutes from Muscat International Airport
- Homes
- 2,500+ delivered, about 4,770 planned
- Amenities
- Marina, 18-hole Greg Norman golf course, The Walk, Kempinski Hotel Muscat
- Ownership
- Integrated Tourism Complex, freehold for all nationalities
- Background
- Al Mouj review and area data
The new launches#
USD at the fixed peg of 1 OMR = 2.6008 USD.
Azura Beach Residences (Al Mouj Muscat)#
Beachfront apartments in the West Point precinct of the Al Marsa district, directly on Al Mouj beach: 570 one- to three-bedroom apartments and 41 four-bedroom duplex beach chalets with private pools and lifts. Phases I and II sold out; phases III and IV are the final release. Handover is targeted for Q4 2028.
| Unit | Size | Price (OMR) | Price (USD) | OMR per m² | USD per sq ft |
|---|---|---|---|---|---|
| 1-bedroom (entry) | about 70 m² (753 sq ft) | 85,000 | 221,100 | 1,214 | 293 |
| 2- and 3-bedroom | by floor plan | on the current sheet | |||
| 4-bed beach chalet | by floor plan | on request |
Vistal by Victoria Swarovski (LEO Developments)#
A nine-storey branded building of 178 residences with designer finishes and a smart-home system installed, private beach, pool, spa and fitness club. Completion is scheduled for 2029.
| Unit | Size | Price (OMR) | Price (USD) | OMR per m² | USD per sq ft |
|---|---|---|---|---|---|
| 1-bedroom | 67 m² (721 sq ft) | 134,000 | 348,500 | 2,000 | 483 |
| 2-bedroom | 108 m² (1,163 sq ft) | 226,000 | 587,800 | 2,093 | 506 |
| 3-bedroom | 232 m² (2,497 sq ft) | 605,000 | 1,573,500 | 2,608 | 630 |
| 4-bed sky villa, 9th floor | 281 m² (3,025 sq ft) | 730,000 | 1,898,600 | 2,598 | 628 |
Vistal payment plan: 10% on booking, 60% during construction, 30% on completion. On the one-bedroom: OMR 13,400 to book, OMR 80,400 over construction and OMR 40,200 on completion.
Villas: Golf Beach and Zunairah#
| Collection | Home | Size | Price (OMR) | OMR per m² |
|---|---|---|---|---|
| Golf Beach Residences (completed) | 5-bed villa | 427 m² (4,597 sq ft) | from about 491,000 | 1,150 |
| Golf Beach, golf-facing villas | 6-bed villa | by plan | from about 667,000 | |
| Zunairah oceanfront mansions | 6-bed and larger | by plan | launched at about 3,000,000 | |
| Jinan Island | villas, 48 in total | by plan | from about 703,000 |
Request Al Mouj availability: new launches and resale
Current Azura and Vistal units with payment schedules, plus ready resale apartments and villas with their rent history. Sent to your WhatsApp.
Resale: the ready-made alternative#
Al Mouj has the deepest resale market of Oman's freehold communities. On our latest index, apartments trade at about OMR 107 / sqft (OMR 93.3 to OMR 136 / sqft for the middle half of the market), which puts a 100 m² apartment at about OMR 115,000, earning about OMR 525 a month at the area's gross yield of about 5.5%.
Off-plan or resale: the cost comparison#
| New launch (Azura, Vistal) | Ready resale | |
|---|---|---|
| VAT | 5% on a developer's first sale | none (resale is exempt) |
| Registration fee | 3% foreign buyer, 1% Omani buyer | 3% foreign buyer, 1% Omani buyer |
| Agency fee | usually none when buying from the developer | about 2% |
| Total buying costs | about 8% | about 3 to 5% |
| Rent | from handover (2028 to 2029) | from day one |
| Payment | spread over construction | full price at transfer, or a mortgage |
| Condition | brand new, latest design | lived-in; check maintenance |
What the Vistal plan is worth. Discounting each payment at Oman's 4.50% reference rate (the Central Bank of Oman repo rate since September 2026), the 10/60/30 plan is worth about 92.0% of the price in today's money (90.8% at 5.25%): an effective saving of 8.0 to 9.2%, or about OMR 10,700 on the one-bedroom. That offsets the 5% VAT and then some.
Residency by price point#
| Home | Price | Residency it can support |
|---|---|---|
| Azura 1-beds, Vistal 1-beds, most resale apartments | Below OMR 200,000 | Sponsor-free Owner residence permit (no minimum value reported) |
| Vistal 2-bed and larger | From OMR 226,000 | 10-year Golden Residency |
| Golf Beach, Jinan Island and Zunairah villas | From about OMR 491,000 | 10-year Golden Residency |
Yield scenarios for a new Azura one-bedroom#
Gross yields at Azura are quoted at 5 to 7%. For a one-bedroom at OMR 85,000, with 10% for management and vacancy and a service charge of about OMR 315 a year:
| Monthly rent | Annual rent | Gross yield | Approx. net yield |
|---|---|---|---|
| OMR 380 | OMR 4,560 | 5.4% | 4.5% |
| OMR 430 | OMR 5,160 | 6.1% | 5.1% |
| OMR 480 | OMR 5,760 | 6.8% | 5.7% |
Check any quoted price against the market in Deal Check, compare Al Mouj with Muscat Hills and Muscat Bay in our three-way comparison, filter areas in the Screener and see the airport corridor in the Capital Matrix.
New or resale? Get both options on your budget
Tell us your budget and whether income or a new home matters most. We send the best matching new-launch unit and the best resale unit side by side, with total costs and yield.
Arabic investor summary (ملخص تنفيذي للمستثمرين بالعربية)#
الموج مسقط أبرز مجتمع ساحلي بنظام التملك الحر في سلطنة عمان، ويضم مرسى وملعب جولف من 18 حفرة وممشى "ذا ووك"، على بعد نحو 15 دقيقة من مطار مسقط الدولي.
| المشروع | الوحدة | المساحة | السعر | السعر للمتر المربع |
|---|---|---|---|---|
| أزورا بيتش ريزيدنسز | غرفة نوم واحدة | نحو 70 متر مربع | 85,000 ريال عماني | 1,214 ريال عماني |
| فيستال | غرفة نوم واحدة | 67 متر مربع | 134,000 ريال عماني | 2,000 ريال عماني |
| فيستال | غرفتا نوم | 108 متر مربع | 226,000 ريال عماني | 2,093 ريال عماني |
| جولف بيتش | فيلا خمس غرف | 427 متر مربع | نحو 491,000 ريال عماني | 1,150 ريال عماني |
الجديد أم إعادة البيع: الوحدات الجديدة تخضع لضريبة القيمة المضافة 5% إضافة إلى رسوم التسجيل 3%، بينما تُعفى وحدات إعادة البيع من الضريبة وتدرّ إيجاراً منذ اليوم الأول. خطة فيستال: 10% عند الحجز و60% خلال البناء و30% عند الإنجاز. الإقامة: العقار الذي تبلغ قيمته 200,000 ريال عماني أو أكثر يؤهل للإقامة الذهبية لمدة 10 سنوات.
Bottom line#
Al Mouj gives buyers a genuine choice. Azura is the entry ticket to a brand-new beachfront home, Vistal is the branded statement with a plan that more than covers its VAT in today's money, and the resale market offers income from day one at lower buying costs. Decide whether you are buying for income now or for a new home later, then get the live options for that route.