Muscat apartment prices in 2026 run from about OMR 425 per sq m in Al Khoud to about OMR 1,150 per sq m in Al Mouj, the city's most expensive freehold community, on our latest index measured from live listings. The official price index has been rising fast, up 22.7% year on year in Q2 2026, though most of that is land; apartments have moved more slowly.
Below are measured prices for nine Muscat areas, what typical apartments cost in each, and which ones a foreign buyer can actually purchase in. All figures are drawn live from the Oman Property Index.
+22.7%
NCSI real estate price index, Q2 2026
Year on year, nationwide, land-heavy
9
Muscat areas measured
From live apartment listings
3 of 9
Areas open to foreign freehold
Al Mouj, Muscat Bay, Muscat Hills
Muscat prices by area#
Median apartment asking price per square metre and per square foot, adjusted about 8% toward achieved prices, with gross rental yield. See our methodology for how they are measured.
| Area | Price per sq m | Price per sq ft | Gross yield | Who can buy |
|---|---|---|---|---|
| Al Mouj | OMR 1,150 per sq m | OMR 107 / sqft | 5.5% | Everyone (ITC) |
| Muscat Bay | OMR 1,000 per sq m | OMR 92.9 / sqft | 4.2% | Everyone (ITC) |
| Muscat Hills | OMR 800 per sq m | OMR 74.1 / sqft | 6.0% | Everyone (ITC) |
| Qurum | OMR 580 per sq m | OMR 53.9 / sqft | 7.0% | Omani & GCC |
| Azaiba | OMR 545 per sq m | OMR 50.8 / sqft | 7.3% | Omani & GCC |
| Al Khuwair | OMR 465 per sq m | OMR 43.2 / sqft | 6.8% | Omani & GCC |
| Madinat Sultan Qaboos | OMR 450 per sq m | OMR 41.6 / sqft | 7.5% | Omani & GCC |
| Al Ghubrah | OMR 425 per sq m | OMR 39.7 / sqft | 7.0% | Omani & GCC |
| Al Khoud | OMR 425 per sq m | OMR 39.5 / sqft | 7.5% | Omani & GCC |
Prices are shown in Omani rials by default; use the currency switcher at the top of the page to see them in dollars, dirhams or rupees. Our OMR/USD peg explainer covers what the peg means for foreign buyers.
What a typical apartment costs#
Applying the measured prices to common unit sizes gives a realistic starting budget. Real listings vary with age, view, floor and finish, so treat these as a guide to the range rather than a quote, and check any specific asking price in Deal Check.
| Area | 1-bed (70 sq m) | 2-bed (100 sq m) | 3-bed (150 sq m) |
|---|---|---|---|
| Al Mouj | ~OMR 0 | ~OMR 0 | ~OMR 0 |
| Muscat Bay | ~OMR 0 | ~OMR 0 | ~OMR 0 |
| Muscat Hills | ~OMR 0 | ~OMR 0 | ~OMR 0 |
| Qurum | ~OMR 0 | ~OMR 0 | ~OMR 0 |
| Azaiba | ~OMR 0 | ~OMR 0 | ~OMR 0 |
| Al Khoud | ~OMR 0 | ~OMR 0 | ~OMR 0 |
Villas price on a different basis from apartments (land share, build cost, plot size) and are not covered by these figures. Compare live listings before you set a villa budget, and add 5-8% for buying costs.
Why Muscat prices are rising#
The National Centre for Statistics and Information (NCSI) real estate price index rose 15.9% year on year in Q1 2026 and 22.7% in Q2. Our breakdowns of the Q1 and Q2 releases go into the detail. The main drivers:
- Residency linked to ownership. The investor residency programme and the newer sponsor-free Owner permit make buying more useful to expats. See our Golden Visa guide.
- Inflows from the wider Gulf. Buyers from the UAE and Saudi Arabia have been active, as covered in where GCC capital is flowing.
- Limited freehold supply. Only a handful of communities sell to foreigners, which concentrates demand.
- Vision 2040 projects. New cities and infrastructure, explained in Oman Vision 2040 for property investors.
Muscat vs other cities#
| City / area | Price per sq ft | Gross yield |
|---|---|---|
| Muscat Hills (Muscat freehold) | OMR 74.1 / sqft | 6.0% |
| Hawana Salalah | OMR 144 / sqft | 6.5% |
| Salalah City Centre | OMR 72 / sqft | 3.2% |
| Sohar City Centre | OMR 36.4 / sqft | 8.8% |
The Salalah figures rest on thinner data than Muscat's and have not yet been re-measured from live listings. Muscat remains far cheaper than Dubai for comparable coastal freehold. Our Oman vs Dubai comparison weighs price against liquidity and rental demand.
Use the yield calculator to test rental returns on a specific price, or see full data on each Muscat area page.
Sources: area prices and yields from the Oman Property Index, measured from live apartment sale and rent listings, per our methodology; NCSI real estate price index, Q1 and Q2 2026; foreign ownership rules per MOHUP and Royal Decree 12/2006. Prices change over time. Check current listings and a valuation before buying.