Uptown Muscat is WUJHA's master-planned residential community inside Knowledge Oasis Muscat, Oman's technology park, with studios from about OMR 41,103, handover in Q1 2027 and a plan that asks for just 15% up front and spreads the rest over five years. It sits minutes from Middle East College and Sultan Qaboos University, the deepest pool of professional and academic tenants in the west of the capital. Next door, WUJHA's Central 7 adds freehold offices. This dossier sets out every unit in OMR and USD, the cost per square metre and per square foot, the plan valued in today's money, fees, ownership and rent scenarios.
OMR 41,103
Studio from
38 sq m, about USD 106,900
15%
To reserve
85% over five years
Q1 2027
Handover
Current release
8.8%
Plan value vs cash
At the 4.50% reference rate
Uptown Muscat at a glance
- Developer
- WUJHA Real Estate Development, 12+ years in Oman, 19+ projects
- Location
- Knowledge Oasis Muscat, Al Rusayl, on the Muscat Expressway
- Masterplan
- About 100,000 m² across seven phases
- Current release
- About 445 residences; first phase Ivy Town
- Homes
- Studios, 1- to 3-bed apartments, penthouses, 4-bed duplexes
- Handover
- Q1 2027
- Community
- Boulevard with cafés and retail, outdoor cooling, pools, gyms, family spaces
- Service charge
- Waived for the first year
Uptown Muscat prices in 2026#
From the current release sheet. 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 | 38 m² (409 sq ft) | 41,103 | 106,900 | 1,082 | 261 |
| 1-bedroom | 56 m² (603 sq ft) | 52,099 | 135,500 | 930 | 225 |
| 2-bedroom | 108 m² (1,163 sq ft) | 89,511 | 232,800 | 829 | 200 |
| 3-bedroom | 193 m² (2,077 sq ft) | 139,496 | 362,800 | 723 | 175 |
| Penthouse | 204 m² (2,196 sq ft) | 162,488 | 422,600 | 797 | 192 |
| 4-bedroom duplex | 346 m² (3,724 sq ft) | 303,714 | 789,900 | 878 | 212 |
Layouts differ between buildings, so a second sheet quotes larger formats: studios from about 51 m² at OMR 50,500, one-bedrooms from about 82 m² at OMR 56,000, two-bedrooms from about 139 m² at OMR 95,000, three-bedrooms from about 190 m² at OMR 125,000 and duplexes from about 333 m² at OMR 230,000. Ask for the building and floor plan with every price.
Request the current Uptown Muscat sheet and floor plans
Available units by building and floor, both price sheets, floor plans and your 15/85 schedule worked out month by month. Sent to your WhatsApp.
The 15/85 five-year plan, and what it is worth#
| Stage | Share | Studio at OMR 41,103 | 2-bed at OMR 89,511 |
|---|---|---|---|
| Reservation | 15% | OMR 6,165 | OMR 13,427 |
| 60 monthly instalments from reservation | 85% | about OMR 582 a month | about OMR 1,268 a month |
| Total | 100% | OMR 41,103 | OMR 89,511 |
With handover in Q1 2027, roughly the first five months of instalments fall before handover and the remaining four and a half years after it. A let unit's rent then works against the instalment for most of the plan. A second plan has also been offered on some releases: 20% on booking and the balance in quarterly instalments to completion.
Discounting every 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:
| Plan | Present value at 4.50% | At 5.25% | Effective saving vs cash today |
|---|---|---|---|
| 15% + 85% over 60 months | 91.2% | 89.8% | 8.8% to 10.2% |
| Full payment today | 100% | 100% | none |
On the two-bedroom, the five-year plan is worth about OMR 7,900 in today's money.
Fees and running costs#
| Item | Rate | On the 2-bed at OMR 89,511 |
|---|---|---|
| VAT on a developer's first sale | 5% | about OMR 4,476 if not included in the quote |
| Registration fee | 3% foreign buyer, 1% Omani buyer | about OMR 2,685 (foreign) or OMR 895 (Omani) |
| Service charge | waived for year one; set by the owners' association after that | plan on about OMR 4 per m², about OMR 432 a year |
| Annual property tax | none | |
| Municipality tax on rent | 3% of rent | only if you let the home |
Ownership and residency#
| Unit | Price | What to confirm |
|---|---|---|
| Studio to penthouse | OMR 41,103 to 162,488 | Eligibility for the sponsor-free Owner residence permit on your title |
| 4-bed duplex | OMR 303,714 | Above OMR 200,000; the 10-year Golden Residency's property route is defined for ITC property, so confirm with the Royal Oman Police |
Who rents here, and rent scenarios#
Uptown Muscat's tenant base is unusually specific: staff and faculty at Sultan Qaboos University and its hospital, Middle East College and Waljat College, and the technology companies of Knowledge Oasis Muscat itself. That is a steady, professional, year-round market. Net allows 10% for management and vacancy and a service charge of about OMR 4 per m² from year two.
| Unit | Monthly rent | Gross yield | Approx. net yield |
|---|---|---|---|
| 1-bed at OMR 52,099 | OMR 230 / 260 / 290 | 5.3% / 6.0% / 6.7% | 4.3% / 5.0% / 5.6% |
| 2-bed at OMR 89,511 | OMR 380 / 420 / 460 | 5.1% / 5.6% / 6.2% | 4.1% / 4.6% / 5.1% |
If a rental guarantee is offered on your release, have it written into the sales agreement with the operator named. Compare the nearby Al Khoud market on our index, check a quote in Deal Check, filter areas in the Screener and see the airport-corridor picture in the Capital Matrix.
Central 7: freehold offices in Knowledge Oasis#
Central 7 is WUJHA's commercial building beside Uptown Muscat, launched in September 2025: freehold offices with flexible layouts and ground-floor retail, aimed at companies that want to own their premises in the technology park rather than lease them.
Central 7 at a glance
- Developer
- WUJHA Real Estate Development
- Use
- Freehold offices with ground-floor retail and leisure
- Building
- Seven storeys, about 24,000 m² (reported)
- Unit sizes
- About 29 to 300 m² (309 to 3,225 sq ft), reported
- Handover
- Targeted for Q4 2026
- Prices and plan
- On request
Commercial property is standard-rated for VAT at 5% on every sale, not only the first, so ask for prices with and without VAT. For a business buyer the case is simple: an owned office in Muscat's technology park, a short walk from the homes its staff can buy.
Not to be confused with Madinat Al Irfan#
Uptown Muscat is sometimes searched alongside Madinat Al Irfan because both are new districts near the airport. They are separate: Uptown is in Al Rusayl, west of the airport; Madinat Al Irfan is beside the airport and the convention centre. See our Madinat Al Irfan guide.
Homes or offices in Knowledge Oasis: get the options
Tell us whether you want a home to live in, a unit to let or an office for your business. We send matching Uptown Muscat or Central 7 units with prices and plans.
Arabic investor summary (ملخص تنفيذي للمستثمرين بالعربية)#
أب تاون مسقط مجتمع سكني متكامل من شركة وجهة للتطوير العقاري داخل واحة المعرفة مسقط بالرسيل، على بعد دقائق من كلية الشرق الأوسط وجامعة السلطان قابوس ونحو 25 دقيقة من مطار مسقط الدولي. التسليم مستهدف في الربع الأول من عام 2027.
| الوحدة | المساحة | السعر | السعر للمتر المربع |
|---|---|---|---|
| استوديو | 38 متر مربع | 41,103 ريال عماني | 1,082 ريال عماني |
| غرفة نوم واحدة | 56 متر مربع | 52,099 ريال عماني | 930 ريال عماني |
| غرفتا نوم | 108 متر مربع | 89,511 ريال عماني | 829 ريال عماني |
| ثلاث غرف نوم | 193 متر مربع | 139,496 ريال عماني | 723 ريال عماني |
| دوبلكس أربع غرف | 346 متر مربع | 303,714 ريال عماني | 878 ريال عماني |
خطة الدفع: 15% عند الحجز و85% على خمس سنوات من تاريخ الحجز، وتعادل قيمتها الحالية خصماً بنحو 8.8%. رسوم الخدمات: معفاة في السنة الأولى. سنترال 7: مبنى مكاتب تجارية بنظام التملك الحر بجوار المشروع، والتسليم مستهدف في الربع الرابع من 2026.
Bottom line#
Uptown Muscat offers one of the lowest entry prices for a new freehold apartment in the capital, a five-year plan that runs mostly after handover, and a tenant base anchored by the country's main university and technology park. The studios and one-bedrooms are the investor units, the three-bedroom is the best space per rial, and Central 7 gives business buyers an owned office next door. The next step is the live sheet with the building and floor plan for your unit.