Wadi Zaha is Al Ahly Sabbour's first neighbourhood in Oman: a 760-home first phase inside Sultan Haitham City, with studios from about OMR 54,705 and first handovers in Q1 2028. On 2026 releases it prices at roughly OMR 900 to 1,010 per square metre, VAT included, with 20% on booking and part of the balance running after you get the keys. This dossier sets out every unit in OMR and USD, the cost per square metre and per square foot, what the payment plan is worth in today's money, the full fee ledger, residency rules and rent scenarios.
OMR 54,705
Studio from
54 sq m, VAT included
~OMR 900+
Per sq m, 2026 releases
VAT included
20%
On booking
Part paid after handover
Q1 2028
First handovers
Construction began Feb 2026
Project at a glance
- Developer
- Al Ahly Sabbour (founded 1994)
- Location
- Sultan Haitham City, Al Seeb, Muscat
- Phase one
- 760 homes, plus a tower of hotel and serviced residences
- Site
- About 420,000 sq m
- Unit types
- Studios, 1- to 3-bed apartments, penthouses, sky villas, townhouses, villas
- Handover
- Q1 2028 (first handovers)
- Booking
- 20% of the price
- Who can buy
- Omani citizens and expatriates
Wadi Zaha prices in 2026#
These are reference units from 2026 releases, with 5% VAT included. USD uses the fixed peg of 1 OMR = 2.6008 USD.
| Unit | Size | Price (OMR) | Price (USD) | OMR per m² | USD per sq ft |
|---|---|---|---|---|---|
| Studio | 54 m² (581 sq ft) | 54,705 | 142,300 | 1,013 | 245 |
| 1-bedroom | 78 m² (840 sq ft) | 70,455 | 183,200 | 903 | 218 |
| 1-bedroom | 81 m² (872 sq ft) | 76,125 | 198,000 | 940 | 227 |
| 2-bedroom | 105 m² (1,130 sq ft) | 93,765 | 243,900 | 893 | 216 |
| 2-bedroom | 113 m² (1,216 sq ft) | 101,325 | 263,500 | 897 | 217 |
| 3-bedroom | 163 m² (1,755 sq ft) | 148,155 | 385,300 | 909 | 220 |
Across the wider inventory, prices run by type as follows:
| Type | Size range | Price range (OMR) |
|---|---|---|
| Studio | 54 to 57 m² | 54,705 to 63,735 |
| 1-bedroom | 78 to 83 m² | 70,455 to 81,530 |
| 2-bedroom | 105 to 113 m² | 93,630 to 101,325 |
| 3-bedroom | 150 to 163 m² | 145,000 to 148,155 |
| Penthouse | 162 to 303 m² | 152,560 to 199,285 |
| Sky villa | 178 to 211 m² | 168,625 to 201,280 |
Price momentum. The launch release priced a 50 m² studio from OMR 43,050, about OMR 861 per sq m. 2026 releases sit around OMR 900 to 1,010 per sq m including VAT. Each release has been priced off the one before it, which is the pattern early buyers in a new district benefit from.
Request the current Wadi Zaha price sheet and payment schedule
Available units by type and floor, the exact payment schedule for each, the service charge once published and the parking allocation. Sent to your WhatsApp as a PDF.
The payment plan, and what it is worth in today's money#
The standard structure is 20% on booking, about 50% during construction and about 30% over the 24 months after handover. Selected units have also been offered on a five-year plan: 20% down and the balance spread over 60 months.
| Stage | Share | 2-bed from OMR 93,765 |
|---|---|---|
| On booking | 20% | OMR 18,753 |
| During construction (to Q1 2028) | about 50% | OMR 46,883 |
| After handover, over 24 months | about 30% | OMR 28,130 |
| Total | 100% | OMR 93,765 |
Money paid later is worth less than money paid today. Discounting each payment at Oman's 4.50% reference rate (the Central Bank of Oman repo rate since September 2026) gives the present value of each plan:
| Plan | Present value at 4.50% | Present value at 5.25% | Effective saving vs paying in full today |
|---|---|---|---|
| Full payment today | 100% | 100% | none |
| 20 / 50 / 30 (standard) | 95.3% | 94.6% | 4.7% to 5.4% |
| 20% + 80% over 60 months | 91.7% | 90.4% | 8.3% to 9.6% |
On the two-bedroom, the standard plan is worth about OMR 4,400 in today's money, and the five-year plan about OMR 7,800. If both plans are offered at the same price, the longer plan is the better deal for anyone who can earn more than the reference rate on their cash in the meantime.
The full cost: fees, VAT and running costs#
| Item | Rate | On the 2-bed at OMR 93,765 |
|---|---|---|
| VAT on a developer's first sale | 5% | about OMR 4,465, already included in the price above |
| Registration fee (foreign buyer) | 3% | about OMR 2,813 |
| Registration fee (Omani buyer) | 1% | about OMR 938 |
| Service charge | not yet published; plan on OMR 5 to 6 per m² a year | about OMR 525 to 630 a year |
| Annual property tax | none | OMR 0 |
| Municipality tax if you let it | 3% of rent | about OMR 108 a year at OMR 300 a month |
Day-one cost for a foreign buyer is about OMR 96,578, before any agency or legal fees. Our purchase cost calculator works this out for any unit.
Who can buy, and residency#
The residency route reported for Sultan Haitham City purchases works in two steps:
| Price point | What it supports |
|---|---|
| Any unit, once 30% is paid | A renewable two-year residence for the buyer, applied for through the Royal Oman Police |
| Property worth more than OMR 50,000 | The same residence extended to first-degree family: every Wadi Zaha unit from the studio upward |
| OMR 200,000 or more | The 10-year Golden Residency's property route is defined for property inside an Integrated Tourism Complex; for Sultan Haitham City units, confirm eligibility with the Royal Oman Police first |
On the standard plan, the 30% line is crossed during construction, so a buyer can usually begin the residency process well before handover. See our residence visa guide for the full picture.
Rent and yield scenarios#
Sultan Haitham City has no rental history yet, so here are three scenarios for a one-bedroom at OMR 70,455. Net allows 10% for management and vacancy and a service charge of about OMR 429 a year.
| Monthly rent | Annual rent | Gross yield | Approx. net yield |
|---|---|---|---|
| OMR 260 | OMR 3,120 | 4.4% | 3.4% |
| OMR 300 | OMR 3,600 | 5.1% | 4.0% |
| OMR 340 | OMR 4,080 | 5.8% | 4.6% |
Wadi Zaha's case is the combination of an entry price below most of Muscat, a plan that defers part of the cost past handover, and a district where schools, clinics and parks are being built in from the start. Test your own figures in the yield calculator, check a quoted price against the market in Deal Check, and see how Sultan Haitham City ranks against other growth corridors in the Capital Matrix.
Wadi Zaha against the other Sultan Haitham City projects#
| Project | Entry point | Booking | Handover | Guide |
|---|---|---|---|---|
| Wadi Zaha | Studio about OMR 54,705 | 20% | Q1 2028 | This page |
| Sarooj Oasis | 1-bed about OMR 45,325 | 20% | 2028 | Sarooj Oasis guide |
| Yenaier Residences | Studio about OMR 54,600 | from 2.5% | from Q4 2027 | Yenaier vs Joud vs Hay Al Wafa |
| Joud | 2-bed about OMR 78,437 | 2.5% | Q1 2030 | Yenaier vs Joud vs Hay Al Wafa |
| Hay Al Wafa | 2-bed about OMR 93,114 | 20% | from mid-2027 | Yenaier vs Joud vs Hay Al Wafa |
Questions to ask before you book#
- Is the price on your sheet VAT-inclusive, and is the registration fee included?
- Which payment plan applies to your unit, and is the post-handover portion interest-free?
- Is a parking space included, and where?
- What is the service charge per m², and from when does it start?
- Which escrow account receives your payments?
Compare Wadi Zaha units on your budget
Tell us your budget and whether you are buying to live or to let. We send the matching Wadi Zaha units with their payment schedules, plus the closest alternatives in Sultan Haitham City.
Arabic investor summary (ملخص تنفيذي للمستثمرين بالعربية)#
وادي زها هو أول حي تطوره شركة الأهلي صبور في سلطنة عمان، ضمن مدينة السلطان هيثم بولاية السيب في محافظة مسقط. تضم المرحلة الأولى 760 وحدة سكنية على أرض تبلغ مساحتها نحو 420,000 متر مربع، وبدأ البناء في فبراير 2026، والتسليم الأول مستهدف في الربع الأول من عام 2028.
| الوحدة | المساحة | السعر (شامل ضريبة القيمة المضافة) | السعر للمتر المربع |
|---|---|---|---|
| استوديو | 54 متر مربع | 54,705 ريال عماني | 1,013 ريال عماني |
| غرفة نوم واحدة | 78 متر مربع | 70,455 ريال عماني | 903 ريال عماني |
| غرفتا نوم | 105 متر مربع | 93,765 ريال عماني | 893 ريال عماني |
| ثلاث غرف نوم | 163 متر مربع | 148,155 ريال عماني | 909 ريال عماني |
خطة الدفع: 20% عند الحجز، ونحو 50% خلال البناء، ونحو 30% على مدى سنتين بعد التسليم، وتعادل قيمتها الحالية خصماً بنحو 4.7% من السعر. الرسوم: رسوم تسجيل 3% للمشتري الأجنبي و1% للمواطن العماني. الإقامة: يمكن التقدم بطلب إقامة قابلة للتجديد لمدة سنتين بعد سداد 30% من القيمة، وتشمل أقارب الدرجة الأولى إذا تجاوزت قيمة العقار 50,000 ريال عماني.
Bottom line#
Wadi Zaha gives buyers a new apartment in Oman's flagship new city at around OMR 900 per square metre, from an established developer, with a payment plan that carries part of the price beyond handover. The two- and three-bedrooms are the value units, the studios are the lowest ticket, and the residency route opens as soon as 30% is paid. The next step is the live sheet for the unit type you want.