Jebel Sifah and Al Nakheel are the two most accessible ways to own beachfront freehold within reach of Muscat: Jebel Sifah, Muriya's marina resort south-east of the capital, sells Solaris studios from about OMR 35,000 to 50,000 on 10% down, and Al Nakheel, ALARGAN Towell's crystal-lagoon ITC on the Batinah coast, is preparing its first residential release. This guide sets out each project's prices in OMR and USD, cost per square metre, the payment plan in today's money, fees, residency and weekend-let scenarios.
~OMR 35,245
Solaris studio, Mar 2026 list
About 35 sq m
10%
To book at Jebel Sifah
Then 7.5% a quarter
452 + 30
Al Nakheel phase 1 homes
Apartments and townhouses
~45 min
Jebel Sifah from Muscat
By car
Jebel Sifah (Muriya)#
Jebel Sifah at a glance
- Developer
- Muriya (OMRAN Group and Orascom Development)
- Location
- Coast south-east of Muscat, beyond Yiti, about 45 minutes by car
- Size
- About 6.2 million m² with more than 5 km of beachfront
- Amenities
- 84-berth marina, golf course, hotel, beaches, diving and hiking
- Ownership
- Integrated Tourism Complex, freehold for all nationalities
- Background
- Our Jebel Sifah review
USD at the fixed peg of 1 OMR = 2.6008 USD.
| Neighbourhood | Homes | Status | From (OMR) | From (USD) |
|---|---|---|---|---|
| Solaris | Studio to 2-bed apartments, golf and sea views | Off-plan, handover est. Q1 2027 | 35,245 (Mar 2026 list); site advertises 50,000 | 91,700 / 130,000 |
| Olive Farms | 1- to 3-bed farmhouses | Off-plan | 75,000 to 79,500 | 195,100 to 206,800 |
| Raya | 2- and 3-bed golf-front villas | Off-plan | 156,929 to 189,196 | 408,100 to 492,100 |
| Golf Lake | Studio to 2-bed apartments | Completed | 83,375 | 216,800 |
| Marina Apartments | 1- to 3-bed apartments | Completed | 137,847 | 358,500 |
Solaris per square metre: a 35 m² studio at OMR 35,245 is about OMR 1,007 per m² (USD 243 per sq ft); at the advertised OMR 50,000 it is about OMR 1,429 per m². Solaris launched at around OMR 36,000 in 2024, and the remaining units are now marketed higher.
Payment plan: 10% to book, then 7.5% every three months over 36 months, interest-free.
| Stage | Share | On a Solaris studio at OMR 35,245 |
|---|---|---|
| Booking | 10% | OMR 3,525 |
| 12 quarterly instalments | 7.5% each, 90% total | OMR 2,643 each |
Discounted at Oman's 4.50% reference rate (the Central Bank of Oman repo rate since September 2026), this plan is worth 93.8% of the price in today's money (92.9% at 5.25%): an effective saving of 6.2 to 7.1%.
Muriya has also announced a hotel pipeline for Jebel Sifah, including a Four Seasons with 200 rooms and 70 villas, which would add year-round visitors as it opens.
Request the current Jebel Sifah price list
Remaining Solaris units, Olive Farms and Raya villas with floor plans and the 3-year schedule, plus completed Golf Lake and Marina apartments. Sent to your WhatsApp.
Al Nakheel ITC (ALARGAN Towell)#
Al Nakheel at a glance
- Developer
- ALARGAN Towell Investment Company
- Location
- Barka, on the Batinah coast west of Muscat
- Centrepiece
- A man-made crystal lagoon of about 55,000 m² with a waterfront promenade
- Hotel
- Pickalbatros, 305 rooms, suites and villas, with an integrated aqua park
- Homes, phase 1
- Al Nakheel Signature Residences: 452 apartments and 30 townhouses
- Ownership
- Freehold, open to Omani and international buyers
- Status
- Phase 1 licensing nearing completion (June 2026)
- Financing
- Project financing agreement with Bank Nizwa (2022)
Al Nakheel has not yet published an official residential price list. Early listings have quoted apartments from about OMR 50,000, and the project was launched with the aim of pricing homes within reach of citizens and residents. Registering interest now is the way to see the first release.
Jebel Sifah or Al Nakheel?#
| Jebel Sifah | Al Nakheel | |
|---|---|---|
| Setting | Marina, beaches and mountains | Crystal lagoon and aqua park |
| Distance | About 45 minutes south-east of Muscat | Batinah coast, west of Muscat |
| Status | Established resort, new phases selling | Phase 1 preparing for sales |
| Entry | From about OMR 35,245 | Expected from about OMR 50,000 |
| Best for | Buyers who want a working resort today | Buyers who want early pricing in a new destination |
Fees and running costs#
| Item | Rate | On a Solaris studio at OMR 35,245 |
|---|---|---|
| VAT on a developer's first sale | 5% | about OMR 1,762 if not included in the quote |
| Registration fee | 3% foreign buyer, 1% Omani buyer | about OMR 1,057 (foreign) or OMR 352 (Omani) |
| Service charge | resort communities typically OMR 4 to 12 per m² a year | ask for the current budget |
| Municipality tax on rent | 3% of rent |
Residency by price point#
| Home | Price | Residency it can support |
|---|---|---|
| Solaris, Olive Farms, Golf Lake, Marina Apartments, Al Nakheel apartments | Below OMR 200,000 | Sponsor-free Owner residence permit (no minimum value reported) |
| Raya villas | About OMR 156,929 to 189,196 | Owner residence permit; the 10-year Golden Residency needs a single property of OMR 200,000 or more |
Weekend and holiday letting#
Both resorts are weekend escapes from Muscat, with demand peaking at weekends, public holidays and the cooler months. For a Solaris studio at the March 2026 list price, with 10% for management and vacancy and a service charge of about OMR 280 a year:
| Average rent per month | Annual | Gross yield | Approx. net yield |
|---|---|---|---|
| OMR 180 | OMR 2,160 | 6.1% | 4.7% |
| OMR 210 | OMR 2,520 | 7.1% | 5.6% |
| OMR 240 | OMR 2,880 | 8.2% | 6.6% |
At the advertised OMR 50,000, the same rents give 4.3 to 5.8% gross. Ask any operator for achieved figures on comparable units across a full year. Test your numbers in the yield calculator, check a quote in Deal Check and compare corridors in the Capital Matrix.
Get on the list for Al Nakheel's first release
We send Al Nakheel's first residential price list as soon as it is released, plus the best current Jebel Sifah units at your budget in the meantime.
Arabic investor summary (ملخص تنفيذي للمستثمرين بالعربية)#
جبل السيفة منتجع ساحلي متكامل من شركة مريّة على بعد نحو 45 دقيقة جنوب شرق مسقط، ويضم مرسى وملعب جولف وشواطئ، بينما يقع مشروع النخيل المتكامل من الأرجان تاول في بركاء ويتمحور حول بحيرة كريستالية مع فندق بيك ألباتروس وحديقة مائية.
| المشروع | الوحدة | المساحة | السعر | السعر للمتر المربع |
|---|---|---|---|---|
| سولاريس، جبل السيفة | استوديو | نحو 35 متر مربع | من 35,245 ريال عماني | 1,007 ريال عماني |
| أوليف فارمز | منزل ريفي | من 75,000 ريال عماني | ||
| رايا | فيلا مطلة على الجولف | من 156,929 ريال عماني | ||
| النخيل | 452 شقة و30 تاون هاوس | قائمة الأسعار لم تُعلن بعد |
خطة الدفع في جبل السيفة: 10% عند الحجز ثم 7.5% كل ثلاثة أشهر على مدى 36 شهراً، وتعادل قيمتها الحالية خصماً بنحو 6.2%. الإقامة: التملك متاح لجميع الجنسيات ويدعم تصريح إقامة المالك. الرسوم: رسوم تسجيل 3% للمشتري الأجنبي و1% للمواطن العماني.
Bottom line#
Jebel Sifah is the established choice: a working marina resort with studios from about OMR 35,000 to 50,000 and one of the easiest plans in the market. Al Nakheel is the early-mover choice: a new lagoon destination on the Batinah coast with its first homes still to be priced. Buy at Jebel Sifah if you want a resort you can use now; register for Al Nakheel if you want first access to its launch pricing.