What an apartment costs in Muscat depends far more on the area than on anything else: a two-bedroom ranges from about OMR 42,500 in Al Khoud to about OMR 115,000 in Al Mouj on our latest index. For non-GCC foreign buyers, the realistic options are the freehold communities: Al Mouj, Muscat Hills and Muscat Bay, plus a handful of other designated zones. Omani and GCC buyers can choose from every area below.
Apartments are the most practical entry point into Muscat property. They cost less than villas, rent faster and are easier to resell. Here is what they cost, what they earn and how to buy one well. Every figure is drawn live from the Oman Property Index, measured from current listings.
Apartment prices by area#
Estimates apply each area's measured price per square foot (see methodology) to common apartment sizes. Floor, view, age and finish move individual prices well above or below these.
| Area | Price per sq ft | Studio (45 sq m) | 1-bed (70 sq m) | 2-bed (100 sq m) | 3-bed (150 sq m) | Who can buy |
|---|---|---|---|---|---|---|
| Al Mouj | OMR 107 / sqft | OMR 51,500 | OMR 80,500 | OMR 115,000 | OMR 172,500 | Everyone |
| Muscat Bay | OMR 92.9 / sqft | OMR 45,000 | OMR 70,000 | OMR 100,000 | OMR 150,000 | Everyone |
| Muscat Hills | OMR 74.1 / sqft | OMR 36,000 | OMR 56,000 | OMR 80,000 | OMR 119,500 | Everyone |
| Qurum | OMR 53.9 / sqft | OMR 26,000 | OMR 40,500 | OMR 58,000 | OMR 87,000 | Omani & GCC |
| Azaiba | OMR 50.8 / sqft | OMR 24,500 | OMR 38,500 | OMR 54,500 | OMR 82,000 | Omani & GCC |
| Al Khuwair | OMR 43.2 / sqft | OMR 21,000 | OMR 32,500 | OMR 46,500 | OMR 70,000 | Omani & GCC |
| Madinat Sultan Qaboos | OMR 41.6 / sqft | OMR 20,000 | OMR 31,500 | OMR 45,000 | OMR 67,000 | Omani & GCC |
| Al Ghubrah | OMR 39.7 / sqft | OMR 19,000 | OMR 30,000 | OMR 42,500 | OMR 64,000 | Omani & GCC |
| Al Khoud | OMR 39.5 / sqft | OMR 19,000 | OMR 30,000 | OMR 42,500 | OMR 64,000 | Omani & GCC |
To check a specific asking price against these, use Deal Check. See property prices in Muscat 2026 for the market context behind these figures.
Where foreigners can buy apartments#
- Buyer
- Foreign investor or expat resident buying a first Muscat home
- Typical entry point
- One- and two-bedroom apartments in ITC communities
- Usual route to ownership
- Freehold title (Mulqiya) inside a licensed Integrated Tourism Complex
- Best fit
- Rental income or an owner-occupied home with residency
The three established apartment markets open to all nationalities in Muscat:
- Al Mouj: the most liquid, with marina and beach living near the airport. Highest prices; yield about 5.5%.
- Muscat Hills: a golf community near Mall of Oman, the cheapest of the three with the highest measured yield, about 6.0%.
- Muscat Bay: a quieter resort setting, bought for the setting more than the income; yield about 4.2%.
Outside designated zones, some buildings offer foreigners usufruct rights to apartments rather than freehold, a long-term right to use the property. It is a different asset with different resale and residency implications. See freehold vs leasehold in Oman and the full map of where foreigners can buy.
What apartments earn#
| Area | Gross yield | 2-bed (100 sq m) price | Implied monthly rent |
|---|---|---|---|
| Al Mouj | 5.5% | ~OMR 115,000 | ~OMR 525 |
| Muscat Hills | 6.0% | ~OMR 80,000 | ~OMR 400 |
| Muscat Bay | 4.2% | ~OMR 100,000 | ~OMR 350 |
| Qurum | 7.0% | ~OMR 58,000 | ~OMR 340 |
Implied rents are derived from measured yields. Our average rent in Muscat guide has rent data by area and bedroom count, and the screener ranks every area by net yield. Remember that net yield, after service charges, management and vacancy, is what you actually earn. Our rental yield explainer shows how to calculate it, and the landlord guide covers tenancy registration and the 3% municipality tax on rent.
Off-plan or ready?#
| Ready (completed) | Off-plan | |
|---|---|---|
| Price | Market price | Often a launch discount |
| Payment | Lump sum or mortgage | Staged over construction |
| Rental income | Immediate | Only after handover |
| Risk | You see what you buy | Delivery delays, spec changes |
| Residency | Owner permit once registered | Owner permit on preliminary registration |
Off-plan can work, but only with an escrow-protected developer and a realistic timeline. Read our off-plan guide first.
Buyer checklist#
- Confirm freehold eligibility for the specific building and phase.
- Get the service charge history and budget in writing. ITC charges typically run OMR 3-8 per square metre a year.
- Check for arrears on service charges and utilities before transfer.
- Inspect the unit: air conditioning, waterproofing, and any signs of damp.
- Check the rental rules if you plan to let, especially for short stays (short-term rental guide).
- Have a lawyer review the SPA before you sign. See mistakes foreign buyers make.
- Budget 5-8% on top for registration, agency and legal costs. Use the purchase cost calculator.
Find areas that match your budget with the AI Property Advisor, or work out monthly payments with the mortgage calculator.
Sources: area prices and yields from the Oman Property Index, our proprietary market dataset, per our methodology; lending ranges per our expat mortgage guide; buying costs per our buying process guide; foreign ownership zones per MOHUP's June 2026 statement. Estimates only. Check current listings and get a valuation before buying.