Golf Hills is Al Osool's three-tower freehold launch inside Muscat Hills, the golf community next to Muscat International Airport, and it is one of the few ways to buy a brand-new, golf-side apartment in Muscat for under OMR 65,000. One-bedrooms start from about OMR 62,900, the service charge is a low OMR 6.5 per sq m, and the plan spreads 80% of the price over two years before handover in Q4 2028. Here is every number you need to decide.
OMR 62,900
1-bed from
60 sq m, about USD 163,600
OMR 6.5
Service charge per sq m
About OMR 390 on a 1-bed
20%
To book
Then 15% every 6 months
Q4 2028
Handover
Per the developer
What Golf Hills is#
Golf Hills is a freehold residential project by Al Osool Real Estate Development on an 11,000 sq m site at Muscat Hills, the Integrated Tourism Complex built around an 18-hole championship golf course in Al Irfan. It is three residential towers: launch coverage in early 2026 cited 366 apartments, and the developer's current tower-by-tower inventory totals 323 (Tower A 112, Tower B 90, Tower C 121), with around 206 of them still available at the latest count.
The location is the main draw. Muscat Hills sits beside the Madinat Al Irfan new-city district, close to the Oman Convention and Exhibition Centre, Mall of Oman and the Muscat Expressway, with the developer quoting about 14 minutes to Muscat International Airport off-peak.
Amenities in the towers: an infinity pool with a separate children's pool, fitness room, open-air yoga terrace, landscaped gardens, children's playground, 24-hour security and underground parking (one space per apartment, two for three-bedrooms).
- Buyer
- Professionals, expat families and yield-focused investors
- Typical entry point
- From about OMR 62,900 (1-bed apartment)
- Usual route to ownership
- Off-plan freehold purchase on a 20% booking and a six-instalment plan
- Best fit
- Buyers who want a new golf-side home near the airport at an apartment price
Golf Hills prices in 2026#
USD figures use the fixed peg of about USD 2.60 per rial.
| Unit | Size | From (OMR) | From (USD) | Per sq m | Per sq ft (USD) |
|---|---|---|---|---|---|
| 1-bedroom | 60 sq m (644 sq ft) | 62,900 | ~163,600 | ~OMR 1,048 | ~$254 |
| 2-bedroom | On application | On application | |||
| 3-bedroom | 155 sq m (1,667 sq ft) | 195,200 | ~507,700 | ~OMR 1,259 | ~$305 |
| Largest layout | 200 sq m (2,151 sq ft) | On application |
How that compares with the rest of Muscat Hills: our index puts the area at about OMR 800 per sq m across existing homes, and resale one-bedrooms in Muscat Hills have been listed from around OMR 58,500. In other words, Golf Hills asks only a few thousand rials more than the cheapest second-hand one-bedroom for a brand-new unit with a two-year payment plan and a fresh warranty. That is the premium a new build normally commands, and on the entry unit it is a modest one.
Request the Golf Hills availability sheet and floor plans
Live availability by tower and floor, golf-view and corner stacks, the 2-bedroom and 200 sq m prices on application, and the payment schedule for your unit. Sent to your WhatsApp.
The service charge, and why it matters#
Golf Hills' service charge is OMR 6.5 per square metre. This is the number that decides how much of your rent you actually keep, so here it is for each unit:
| Unit | Size | Service charge | Share of price |
|---|---|---|---|
| 1-bedroom | 60 sq m | ~OMR 390 | 0.62% |
| 3-bedroom | 155 sq m | ~OMR 1,008 | 0.52% |
| Largest layout | 200 sq m | ~OMR 1,300 | n/a |
Below about 0.7% of value is an efficient running cost for a building with an infinity pool, gym and underground parking. It is a big reason the net yields below hold up well.
The payment plan: 80% before handover, 20% on completion#
The plan is time-based, counted from your booking date, not tied to construction stages. That makes it predictable: you know the exact months your payments fall.
| Stage | Share | 1-bed from OMR 62,900 | 3-bed from OMR 195,200 |
|---|---|---|---|
| On booking | 20% | OMR 12,580 (~$32,720) | OMR 39,040 |
| Month 6 | 15% | OMR 9,435 (~$24,540) | OMR 29,280 |
| Month 12 | 15% | OMR 9,435 | OMR 29,280 |
| Month 18 | 15% | OMR 9,435 | OMR 29,280 |
| Month 24 | 15% | OMR 9,435 | OMR 29,280 |
| On completion | 20% | OMR 12,580 | OMR 39,040 |
| Total | 100% | OMR 62,900 | OMR 195,200 |
Keeping a full 20% for completion is buyer-friendly: a fifth of the price is only due once the home is finished and ready to inspect. It also gives you time to arrange a mortgage for the final payment if you prefer; our mortgage guide explains how that works for expats.
Rental yield: the numbers#
Our index puts a 60 sq m home in Muscat Hills at about OMR 240 a month across all existing stock. New, furnished one-bedrooms with a pool and gym usually let above that blended figure. Here are three rent scenarios on the OMR 62,900 one-bedroom. Net deducts the OMR 390 service charge plus 10% of rent for management and vacancy.
| Monthly rent | Annual rent | Gross yield | Approx. net yield |
|---|---|---|---|
| OMR 300 | OMR 3,600 | 5.7% | 4.5% |
| OMR 350 | OMR 4,200 | 6.7% | 5.4% |
| OMR 400 | OMR 4,800 | 7.6% | 6.2% |
And on the three-bedroom at OMR 195,200 (service charge about OMR 1,008):
| Monthly rent | Annual rent | Gross yield | Approx. net yield |
|---|---|---|---|
| OMR 800 | OMR 9,600 | 4.9% | 3.9% |
| OMR 900 | OMR 10,800 | 5.5% | 4.5% |
| OMR 1,000 | OMR 12,000 | 6.1% | 5.0% |
The one-bedroom is the yield unit; the three-bedroom is the family-home and residency unit. Muscat Hills as a whole runs at about 6.0% gross, one of the strongest of Muscat's freehold communities. Test your own rent in our yield calculator.
Golf Hills vs Opal Residences#
Opal Residences is the other new-build launch in Muscat Hills, about 760 m away, and buyers often compare the two. Both are good products for different priorities:
| Golf Hills | Opal Residences | |
|---|---|---|
| Building | 3 towers, resort-style podium | 1 building, 7 storeys |
| 1-bed size | 644 sq ft (60 sq m) | 883 sq ft (82 sq m) |
| 1-bed from | OMR 62,900 (~$163,600) | ~$194,100 (~OMR 74,600) |
| Price per sq ft (1-bed) | ~$254 | ~$220 |
| Payment plan | 6 time-based instalments | 10 construction milestones |
| Paid before handover | 80% | 90% |
| Service charge | OMR 6.5 per sq m | OMR 6.5 per sq m |
| Handover | Q4 2028 | Q4 2028 to Q1 2029 |
Choose Golf Hills if you want the lower ticket price, more amenities and 20% held back until completion. Choose Opal if you want the most space per rial in a smaller, quieter building. Either way you are buying into the same community, the same service charge rate and the same airport-side location.
Who can buy, and residency#
- Owner residence permit: registered ownership supports Oman's sponsor-free Owner residence permit, with no minimum value reported.
- Golden Residency (10 years): needs property worth OMR 200,000 or more; the larger layouts are the units that get there. See our Golden Residency guide.
Buying costs (registration fee and related charges) are on top of the price; our purchase cost calculator works them out for any unit.
Before you book#
- Ask for the tower and floor of the unit and its view: golf-facing and corner units are priced and let differently.
- Confirm the escrow account your payments go into.
- Get the 2-bedroom price in writing if it is not on the sheet you were sent.
- Check whether the price includes kitchen appliances and air conditioning.
- Ask how resale before handover works if your plans change.
Compare Golf Hills and Opal on your budget
Tell us your budget and whether you are buying to live or to let. We send the matching units in both buildings, with the net yield and payment schedule worked out side by side.
Arabic summary (ملخص بالعربية - جولف هيلز، مسقط هيلز)#
جولف هيلز مشروع سكني بنظام التملك الحر من تطوير شركة الأصول للتطوير العقاري داخل مجمع مسقط هيلز السياحي المتكامل، المطل على ملعب الجولف وعلى بعد نحو 14 دقيقة من مطار مسقط الدولي. يتكون المشروع من ثلاثة أبراج سكنية مع مسبح لا متناهي ومواقف سيارات تحت الأرض.
| الوحدة | المساحة | السعر ابتداءً من |
|---|---|---|
| شقة غرفة نوم واحدة | 60 متر مربع | 62,900 ريال عماني |
| شقة ثلاث غرف نوم | 155 متر مربع | 195,200 ريال عماني |
| أكبر وحدة | 200 متر مربع | السعر عند الطلب |
رسوم الخدمات: 6.5 ريال عماني للمتر المربع. خطة الدفع: 20% عند الحجز، ثم 15% في الأشهر 6 و12 و18 و24، و20% عند الإنجاز. التسليم: الربع الرابع من عام 2028. التملك: متاح لجميع الجنسيات، والوحدات التي تبلغ قيمتها 200,000 ريال عماني أو أكثر تؤهل للإقامة الذهبية.
Bottom line#
Golf Hills puts a new, golf-side, freehold apartment next to the airport within reach of a OMR 62,900 budget, with a low service charge and a plan that holds 20% back until completion. The one-bedroom is the investor's unit, the three-bedroom and larger layouts are the family and residency units. Availability is released tower by tower, so the next step is the live sheet for the stack you want.