The Sustainable City Yiti is OMRAN and Diamond Developers' net-zero community on the coast at Yiti, and its offer to buyers rests on three numbers: only 30% paid before handover, no service charge on apartments for five years, and studios from about OMR 70,000. It is a 1,657-home community designed around solar power, recycling, car-free streets and shared green space, by the team behind The Sustainable City in Dubai. This dossier sets out every unit in OMR and USD, the cost per square metre and per square foot, what the 30/70 plan is worth in today's money, the fee ledger, residency and rent scenarios.
30%
Paid before handover
70% on completion
0
Apartment service charge
First five years
OMR 70,000
Studio
49 sq m, about USD 182,000
+27%
Studio price since Nov 2023
From OMR 55,101
The Sustainable City Yiti at a glance
- Developer
- Sustainable Development and Investment Company (OMRAN Group with Diamond Developers)
- Location
- Yiti, about 30 minutes from central Muscat
- Scale
- 1,657 homes, including about 300 villas and 132 serviced residences, on about 1 million m²
- Investment
- Nearly USD 1 billion
- Handover
- December 2027 for The Plaza apartments
- Energy
- Solar powered, target carbon neutral by 2040
- Community
- Marina, equestrian club, school and kindergarten, clinics, 7.4 km of running and cycling tracks
- Financing
- Shari'ah-compliant home finance via Bank Nizwa
Prices in 2026#
USD at the fixed peg of 1 OMR = 2.6008 USD.
| Unit | Size | Price (OMR) | Price (USD) | OMR per m² | USD per sq ft |
|---|---|---|---|---|---|
| Studio | 49 m² (527 sq ft) | 70,000 | 182,100 | 1,429 | 345 |
| 1-bedroom | 58 m² (624 sq ft) | 83,744 | 217,800 | 1,444 | 349 |
| 2-bedroom | 112 m² (1,206 sq ft) | 127,922 | 332,700 | 1,142 | 276 |
| 3-bedroom | 164 m² (1,765 sq ft) | 213,400 | 555,000 | 1,301 | 314 |
| Villa | 255 m² (2,745 sq ft) | 238,700 | 620,800 | 936 | 226 |
Where the value sits. The two-bedroom is the lowest-priced apartment per square foot in the community, at about USD 276, and the villa gives the most space per rial. The studio carries the highest rate per square metre, which is normal: kitchen and bathroom costs are spread over less space.
Price history. The studio launched at about OMR 55,101 (USD 143,300) in November 2023. At about OMR 70,000 today, early buyers have seen roughly 27% in under three years, before a single home has been handed over.
Request the current Sustainable City Yiti availability
Available apartments and villas by building and floor, current prices and the 30/70 schedule worked out for your unit. Sent to your WhatsApp.
The 30/70 plan, and what it is worth in today's money#
| Stage | Share | On a studio at OMR 70,000 | On a 3-bed at OMR 213,400 |
|---|---|---|---|
| Reservation | 5% | OMR 3,500 | OMR 10,670 |
| Within 1 month | 5% | OMR 3,500 | OMR 10,670 |
| Within 4 months of that | 10% | OMR 7,000 | OMR 21,340 |
| Within 8 months of the first instalment | 10% | OMR 7,000 | OMR 21,340 |
| Paid before handover | 30% | OMR 21,000 | OMR 64,020 |
| On completion | 70% | OMR 49,000 | OMR 149,380 |
Discounting each payment at Oman's 4.50% reference rate (the Central Bank of Oman repo rate since September 2026), with 5.25% as a stress case, for a buyer reserving now with handover in December 2027:
| Plan | Present value at 4.50% | At 5.25% | Effective saving vs cash today |
|---|---|---|---|
| 30/70 | 95.8% | 95.2% | 4.2% to 4.8% |
| A front-loaded plan paying 100% during the same construction period | 97.8% | 97.5% | 2.2% to 2.5% |
On the three-bedroom, the 30/70 plan is worth about OMR 9,000 in today's money against paying in full now, and about OMR 4,300 more than a typical front-loaded plan. The bigger benefit is flexibility: with 70% due on completion, buyers can fund the balance with a mortgage once the home is finished and valued.
The full cost: fees and running costs#
| Item | Rate | On the 3-bed at OMR 213,400 |
|---|---|---|
| VAT on a developer's first sale | 5% | about OMR 10,670 if not included in the quote |
| Registration fee | 3% foreign buyer, 1% Omani buyer | about OMR 6,402 (foreign) or OMR 2,134 (Omani) |
| Service charge, apartments | none for the first five years | OMR 0 a year for the first five years |
| Service charge, villas | none on the current listing | OMR 0 |
| Annual property tax | none | |
| Municipality tax on rent | 3% of rent | only if you let the home |
Residency by price point#
| Unit | Price | Residency it can support |
|---|---|---|
| Studio, 1-bed, 2-bed | OMR 70,000 to 127,922 | Sponsor-free Owner residence permit (no minimum value reported) |
| 3-bed apartment | OMR 213,400, OMR 13,400 above the threshold | 10-year Golden Residency |
| Villa | OMR 238,700, OMR 38,700 above the threshold | 10-year Golden Residency |
The OMR 200,000 threshold is about USD 520,160 at the peg. Our Golden Residency guide covers the full rules.
Rent scenarios#
With no service charge for five years, net yield here is gross less management and vacancy (10%):
| Unit | Monthly rent | Gross yield | Approx. net yield |
|---|---|---|---|
| Studio at OMR 70,000 | OMR 330 / 380 / 430 | 5.7% / 6.5% / 7.4% | 5.1% / 5.9% / 6.6% |
| 1-bed at OMR 83,744 | OMR 380 / 430 / 480 | 5.4% / 6.2% / 6.9% | 4.9% / 5.5% / 6.2% |
For comparison, Oman's established freehold communities run at 4.2-6.5% gross on our latest index. Test your own figures in the yield calculator, check a quoted price in Deal Check and see where Yiti ranks in the Capital Matrix.
Before you reserve#
- Confirm the handover date for your building, and what happens to the 70% if it moves.
- Get the service charge waiver written into your sales agreement, with its start and end dates.
- Ask whether the price includes VAT.
- If you plan a mortgage for the 70%, get an in-principle approval before reserving.
- Confirm the escrow account your payments go into.
For the background on the concept and the developer, see our Sustainable City Yiti review. For the neighbouring clifftop community, see the AIDA price matrix.
Get your 30/70 schedule worked out
Tell us the unit type and your budget. We send the matching units, the exact 30/70 schedule in rials and mortgage options for the completion payment.
Arabic investor summary (ملخص تنفيذي للمستثمرين بالعربية)#
المدينة المستدامة يتي مجتمع سكني صديق للبيئة تطوره مجموعة عمران مع دايموند للتطوير العقاري في منطقة يتي، ويضم 1,657 وحدة سكنية على مساحة نحو مليون متر مربع، بقيمة استثمارية تقارب مليار دولار أمريكي، مع هدف الحياد الكربوني بحلول 2040.
| الوحدة | المساحة | السعر | السعر للمتر المربع |
|---|---|---|---|
| استوديو | 49 متر مربع | 70,000 ريال عماني | 1,429 ريال عماني |
| غرفة نوم واحدة | 58 متر مربع | 83,744 ريال عماني | 1,444 ريال عماني |
| غرفتا نوم | 112 متر مربع | 127,922 ريال عماني | 1,142 ريال عماني |
| ثلاث غرف نوم | 164 متر مربع | 213,400 ريال عماني | 1,301 ريال عماني |
| فيلا | 255 متر مربع | 238,700 ريال عماني | 936 ريال عماني |
خطة الدفع 30/70: 30% قبل التسليم و70% عند الإنجاز، وتعادل قيمتها الحالية خصماً بنحو 4.2%. رسوم الخدمات: لا رسوم على الشقق لمدة خمس سنوات، ولا رسوم على الفلل. الإقامة: شقة الثلاث غرف والفلل تتجاوز 200,000 ريال عماني وتؤهل للإقامة الذهبية لمدة 10 سنوات.
Bottom line#
The Sustainable City Yiti combines a payment plan that asks for only 30% before handover, five years without an apartment service charge and a price that has already risen about 27% since 2023, in a coastal community designed from scratch around clean energy. The studio and one-bedroom suit yield-focused buyers, the two-bedroom is the best value per square foot, and the three-bedroom and villas are the Golden Residency homes. The next step is the live availability for the unit type you want.