Sarooj Oasis is the gated, park-centred neighbourhood inside Sultan Haitham City, and in 2026 it is one of the lowest-cost ways to own a new home in Muscat's best-funded new district. One-bedroom Azha apartments start from about OMR 45,325, villas from about OMR 72,593, and the whole price is spread over a construction-linked 20/70/10 plan. This guide sets out every figure a buyer needs: prices in OMR and USD, cost per square metre, the payment schedule worked out in rials, handover dates, residency rules and rent scenarios.
OMR 45,325
1-bed apartment from
71 sq m, about USD 117,900
20%
To reserve
Then 70% over construction
2028
Apartment handover
Villa phases to follow
OMR 30m
Community investment
Gated, 86,000 sq m
What Sarooj Oasis is#
Sarooj Oasis is a gated residential community by the Sarooj Real Estate Development Company inside Sultan Haitham City, the new city being built in Al Seeb, west of Muscat International Airport. The developer inaugurated the project in January 2025, and sales were launched together with the Ministry of Housing and Urban Planning, so the project carries the backing of the ministry that is building the city around it.
At its sales launch the community was reported as an OMR 30 million project across about 86,000 sq m, with 210 homes in that first release; the ministry's project page now lists more than 350 residential units as later releases have been added. It is laid out around a private central park, with micro-mobility routes for walking and cycling, basement parking for the apartments, a plaza with shops, daycare, and a business and commercial zone of more than 11,000 sq m.
It is organised in three named collections:
| Collection | Home type | Target handover |
|---|---|---|
| Azha | 1- to 3-bedroom apartments around the central plaza | 2028 (Q3 to Q4 quoted) |
| Ahed | 4-bedroom twin villas, 2 to 3 storeys | Later phase, Q4 2029 reported |
| Al Thuraya | Larger villas | Later phase, Q4 2029 reported |
- Buyer
- First-time owners, families, and investors who want a new home in a government-backed district
- Typical entry point
- From about OMR 45,325 (1-bed apartment)
- Usual route to ownership
- Off-plan purchase with a 20% reservation and construction-linked instalments
- Best fit
- Buyers with a 2028+ horizon who value a low entry price and a master-planned setting
Sarooj Oasis prices in 2026#
These are the "from" prices on current releases. USD figures use the fixed peg of about USD 2.60 per rial.
| Unit | Size | From (OMR) | From (USD) | OMR per sq m |
|---|---|---|---|---|
| 1-bedroom apartment (Azha) | 71 sq m (764 sq ft) | 45,325 | ~117,900 | ~638 |
| 4-bedroom twin villa (Ahed) | 250 sq m as listed (2,691 sq ft) | 72,593 | ~188,800 | ~290 |
| 5-bedroom standalone villa | 280 sq m (3,014 sq ft) | 219,030 | ~569,700 | ~782 |
| 6-bedroom standalone villa | 280 sq m (3,014 sq ft) | 245,000 | ~637,200 | ~875 |
Three things worth knowing about this table:
- The twin villa is the standout number. At about OMR 290 per listed square metre, it is priced far below the apartments per sq m. Ask whether the 250 sq m is the built-up area or the plot, because that changes how you compare it, and either way it is one of the lowest entry prices for a four-bedroom new-build villa in the Muscat governorate.
- Larger standalone villas have been quoted from about OMR 172,000 in earlier releases, so the right villa price depends on which release, plot and orientation you are offered.
- Prices step up by release. Early launch coverage in January 2025 put the 71 sq m one-bed at about OMR 31,600. Today's releases start around OMR 45,325 for the same layout. Buyers who reserved early have already seen that difference on paper; the next release is usually priced off the last one, not the first.
Request verified Sarooj Oasis unit inventory and payment schedule
The current release sheet: which Azha apartments and Ahed and Al Thuraya villas are still available, exact sizes, floor, view and the full payment schedule in rials. Sent to your WhatsApp as a PDF.
The payment plan, worked out in rials#
The standard Sarooj Oasis plan is construction-linked: 20% on reservation, 70% during construction in seven instalments, and 10% on handover. Because each construction instalment is 10% of the price, the schedule is easy to budget.
| Stage | Share | 1-bed from OMR 45,325 | 5-bed villa from OMR 219,030 |
|---|---|---|---|
| Reservation | 20% | OMR 9,065 | OMR 43,806 |
| Construction instalments (x7) | 10% each, 70% total | OMR 4,532.50 each | OMR 21,903 each |
| Handover | 10% | OMR 4,532.50 | OMR 21,903 |
| Total | 100% | OMR 45,325 | OMR 219,030 |
Some villa releases are offered on a monthly schedule instead, where a bigger deposit lowers the monthly payment. If you are offered a 36-month schedule (deposit, then 35 equal monthly instalments from month 2 to month 36), this is how it works out on a twin villa from OMR 72,593:
| Deposit | Monthly (months 2 to 36) | Deposit in OMR | Monthly in OMR |
|---|---|---|---|
| 20% | 2.29% a month | 14,519 | ~1,659 |
| 30% | 2.00% a month | 21,778 | ~1,452 |
| 40% | 1.71% a month | 29,037 | ~1,244 |
| 50% | 1.43% a month | 36,297 | ~1,037 |
Who can buy, and residency#
At its launch, Sarooj Oasis was announced as available to Omani citizens as well as expatriates, and the Ministry of Housing and Urban Planning lists ownership opportunities in the neighbourhood for citizens and residents. That makes it one of the few new-build communities in Muscat open to both Omani families and expatriates living in Oman.
On residency, the route that applies is the one reported for Sultan Haitham City purchases:
- Residency after 30% paid: once at least 30% of the price is paid, the buyer can apply for a renewable two-year residence without an employer sponsor. Buying does not issue residency automatically; the application goes through the Royal Oman Police.
- Family included above OMR 50,000: at a property value above OMR 50,000 the residence can also cover first-degree relatives. The entry one-bed from OMR 45,325 sits just under that line, so ask about a slightly larger unit if family cover matters; every villa sits well above it.
- 10-year Golden Residency: its property route is defined for property worth OMR 200,000 or more inside an Integrated Tourism Complex. The standalone villas are above OMR 200,000, but because Sultan Haitham City is sold under its own framework, confirm Golden Residency eligibility with the Royal Oman Police before you rely on it.
Our Golden Residency guide covers the full rules and the other routes in.
Rental yield: what the numbers could look like#
Sultan Haitham City has no rental history yet, because the first homes have not been handed over. So rather than quote a single number, here are three rent scenarios for the entry one-bedroom at OMR 45,325. Net assumes about 15% of rent goes on service charges, management and the odd empty month.
| Monthly rent | Annual rent | Gross yield | Approx. net yield |
|---|---|---|---|
| OMR 220 | OMR 2,640 | 5.8% | 4.9% |
| OMR 250 | OMR 3,000 | 6.6% | 5.6% |
| OMR 280 | OMR 3,360 | 7.4% | 6.3% |
For comparison, Muscat's freehold communities currently run at about 6.0% gross in Muscat Hills and 5.5% in Al Mouj on our latest index. A new, low-entry-price home in a district with schools, clinics and a park designed in from day one has a credible path into that range, and the early owners set the rents that later listings are compared with. Run your own figures in our yield calculator.
How Sarooj Oasis compares with other Sultan Haitham City projects#
Sultan Haitham City has several projects on sale at once. Each suits a different buyer, so here is how they line up on reported entry prices.
| Project | What is on offer | Reported entry price | Target handover | Suits |
|---|---|---|---|---|
| Sarooj Oasis | 1-bed to 3-bed apartments, 4- to 6-bed villas, central park | 1-bed from OMR 45,325; villas from OMR 72,593 | 2028 (apartments) | Families and buyers who want a villa option and a gated park setting |
| Wadi Zaha (Al Ahly Sabbour) | Studios to 3-bed apartments, penthouses, villas | Studio from about OMR 54,705; 1-bed from about OMR 70,455 | Q1 2028 | Apartment buyers who want a large, amenity-led neighbourhood |
| Yenaier Residences (Adanté Realty) | 770+ fully finished residences | Studio from about OMR 54,600 | From Q4 2027 | Buyers who want the longest payment plans, up to 10 years |
| Hay Al Wafa (Al Abrar Real Estate) | Apartments, row homes, villas | Apartments from about OMR 65,600 | From mid-2027 | Buyers who want the earliest handover |
| Joud (Talaat Moustafa Group) | Apartments and villas | 2-bed from about OMR 78,437 | Q1 2030 | Space per rial, with a 2.5% booking |
Prices across Sultan Haitham City move by release, so treat these as starting points and ask us for the current sheet for any project above. Sarooj Oasis is the one that pairs an apartment entry price with a villa ladder from OMR 72,593 up to OMR 245,000, inside one gated community.
Questions to ask before you reserve#
Serious buyers ask the same short list. Having the answers in writing makes the decision easy:
- Title: is the unit sold as freehold or usufruct, and in whose name is the title registered at handover?
- Escrow: which bank holds the escrow account, and are instalments tied to construction milestones?
- Area: for villas, is the quoted size built-up area or plot?
- Service charge: what is the estimated annual charge per sq m once the community is handed over?
- Resale: can you assign or resell before handover, and is there a transfer fee?
Our off-plan buying guide and due diligence checklist cover each of these in more detail.
Get the Sarooj Oasis price sheet with your answers
Tell us your budget and whether you want an apartment or a villa. We send the units that fit, the payment schedule in rials and the answers to the five questions above, on WhatsApp.
Arabic summary (ملخص بالعربية - واحة سروج، مدينة السلطان هيثم)#
واحة سروج مجمع سكني مسوّر داخل مدينة السلطان هيثم في ولاية السيب بمحافظة مسقط، من تطوير شركة سروج للتطوير العقاري، وأُطلقت مبيعاته بالتعاون مع وزارة الإسكان والتخطيط العمراني. يتمحور المجمع حول حديقة مركزية خاصة، ويضم شقق "أزها" وفلل "عهد" و"الثريا"، بقيمة استثمارية تبلغ نحو 30 مليون ريال عماني على مساحة 86,000 متر مربع.
| الوحدة | المساحة | السعر ابتداءً من |
|---|---|---|
| شقة غرفة نوم واحدة (أزها) | 71 متر مربع | 45,325 ريال عماني |
| فيلا توأم 4 غرف (عهد) | 250 متر مربع حسب الإعلان | 72,593 ريال عماني |
| فيلا مستقلة 5 غرف | 280 متر مربع | 219,030 ريال عماني |
| فيلا مستقلة 6 غرف | 280 متر مربع | 245,000 ريال عماني |
خطة الدفع: 20% عند الحجز، و70% خلال فترة البناء على سبع دفعات، و10% عند التسليم. التسليم المستهدف: الشقق في عام 2028، والفلل في مراحل لاحقة. الإقامة: وفق الآلية المعلنة لمدينة السلطان هيثم، يمكن التقدم بطلب إقامة قابلة للتجديد لمدة سنتين بعد سداد 30% من قيمة العقار، وتشمل أقارب الدرجة الأولى إذا تجاوزت قيمة العقار 50,000 ريال عماني. يُنصح بالتحقق من شروط الإقامة الذهبية لدى شرطة عمان السلطانية. التملك متاح للمواطنين العمانيين والمقيمين، ويُنصح بتأكيد نوع الملكية في عقد البيع قبل دفع مبلغ الحجز.
Bottom line#
Sarooj Oasis gives you a new home in Muscat's flagship new city at an entry price most of the capital cannot match, with a builder-developer behind it, a gated park setting, and a payment plan that asks for only 20% up front. Apartments suit first-time owners and investors with a 2028 horizon; the standalone villas suit families who want space and a residency route that covers the whole family. In every release the park-facing units are the ones buyers ask for first, so the useful next step is the live inventory, not another brochure.