Sultan Haitham City has three off-plan neighbourhoods that answer three different buyer questions: Yenaier Residences offers the longest payment plans (up to 10 years), Joud by Talaat Moustafa asks the smallest booking (2.5%) and the lowest price per square metre, and Hay Al Wafa hands over first, from mid-2027. This guide puts them side by side on price, cost per square metre, how much cash each needs and when, what each plan is worth in today's money, fees, and residency.
OMR 54,600
Yenaier studio
64 sq m, VAT included
2.5%
Joud booking
17.5% more within a month
Mid-2027
Hay Al Wafa first handover
Earliest of the three
Up to 13%
Plan value vs cash
Yenaier 10-year, at 4.50%
The three projects at a glance#
| Yenaier Residences | Joud | Hay Al Wafa | |
|---|---|---|---|
| Developer | Adanté Realty (Al Adrak Group) | Talaat Moustafa Group | Al Abrar Real Estate |
| Size | 770+ homes, six towers up to 8 storeys | 7,746 homes on 2.7 million m² | Apartments, townhouses and villas |
| Homes | Studios to penthouses, fully finished | Apartments and villas, finished, unfurnished | Apartments, row homes, villas |
| Entry point | Studio about OMR 54,600 | 2-bed about OMR 78,437 | Apartments from about OMR 65,600 |
| Booking | From 2.5% | 2.5% | 20% |
| Handover | From Q4 2027; later towers to 2029 | Q1 2030 | From mid-2027 to Dec 2028 |
| Best for | Buyers who want the longest plan | Value per m² and space | Buyers who want keys soonest |
Yenaier Residences#
Yenaier Residences at a glance
- Developer
- Adanté Realty, part of Al Adrak Group (contracts issued by Adrak Developers LLC)
- Launched
- January 2025
- Scale
- More than 770 residences in six towers
- Finish
- Fully finished, smart-home system, EV charging in parking
- Handover
- From Q4 2027; later towers to June 2029
- Service charge
- About OMR 3 to 4 per m² a year (studios)
2026 offers, VAT included. USD at 1 OMR = 2.6008 USD.
| Unit | Size | Price (OMR) | Price (USD) | OMR per m² | USD per sq ft |
|---|---|---|---|---|---|
| Studio | 64.28 m² (692 sq ft) | 54,600 | 142,000 | 849 | 205 |
| 1-bedroom | 87.7 m² (944 sq ft) | 72,450 | 188,400 | 826 | 200 |
| 2-bedroom | 129.97 m² (1,399 sq ft) | 95,550 | 248,500 | 735 | 178 |
| 2-bedroom, luxury package overlooking the Mini Plaza | 124.24 m² (1,337 sq ft) | 123,750 | 321,800 | 996 | 241 |
Payment plans offered on Yenaier:
| Plan | Structure |
|---|---|
| Five-year (60/40) | 2.5% reservation, 12.5% within 15 days, 15% at month 12, 15% at month 24, 15% on handover, 40% over 24 months after handover |
| Ten-year | 10% initial, 30% during construction, 20% on handover, 40% over 84 months after handover |
| Express | 50% down, 50% on completion |
A booking deposit (expression of interest) of OMR 1,000 plus VAT secures a unit while the contract is prepared. On the five-year plan the 2-bed works out as OMR 2,389 to reserve, OMR 11,944 within 15 days, then OMR 14,333 at months 12 and 24 and at handover, and OMR 38,220 spread over the two years after handover.
Joud by Talaat Moustafa Group#
Joud at a glance
- Developer
- Talaat Moustafa Group (founded 1970)
- Scale
- 7,746 homes (5,352 apartments, 2,394 villas) on 2.7 million m²
- Open space
- Nearly half the land is green and open space
- Finish
- Fully finished, unfurnished
- Handover
- Q1 2030
- Parking
- Two covered spaces per villa; parking in each apartment building
Starting prices by type. USD at the peg.
| Unit | Size | Price (OMR) | Price (USD) | OMR per m² | USD per sq ft |
|---|---|---|---|---|---|
| 2-bedroom | 106 m² (1,141 sq ft) | 78,437 | 204,000 | 740 | 179 |
| 3-bedroom | 144 m² (1,550 sq ft) | 109,620 | 285,100 | 761 | 184 |
| 4-bedroom | 184 m² (1,981 sq ft) | 122,578 | 318,800 | 666 | 161 |
| Villa | 223 m² (2,400 sq ft) | 158,567 | 412,400 | 711 | 172 |
Joud's 4.5-year plan: 2.5% on booking, 17.5% within one month, 15% at month 12, 15% at month 24, then three instalments of 15% every six to eight months, and the final 5% on completion. Because the units are handed over unfurnished, budget roughly 8 to 12% of the price for furniture and fit-out.
Hay Al Wafa by Al Abrar Real Estate#
Hay Al Wafa at a glance
- Developer
- Al Abrar Real Estate (in Oman since 2008)
- Homes
- Apartments, garden row homes, semi-detached and detached villas
- Healthcare
- Agreement signed for a private hospital and a government health centre in the district
- Handover
- Apartments from June 2027; villas December 2027; row homes December 2028
Reference units, VAT included. USD at the peg.
| Unit | Size | Price (OMR) | Price (USD) | OMR per m² | USD per sq ft | Plan | Handover |
|---|---|---|---|---|---|---|---|
| 2-bedroom (Type C) | 115.02 m² (1,238 sq ft) | 93,114 | 242,200 | 810 | 196 | 20% + 60 months | June 2027 |
| Garden row home | 225 m² (2,422 sq ft) | 156,975 | 408,300 | 698 | 169 | 20% + 48 months | Dec 2028 |
| Villa 400 | 429.88 m² (4,627 sq ft) | 248,256 | 645,700 | 578 | 140 | On request | Dec 2027 |
Smaller apartments have been released from about OMR 65,600. Hay Al Wafa's villas offer the most built area per rial of any project in this guide, at under OMR 600 per sq m.
Get all three price sheets side by side
Current availability and payment schedules for Yenaier, Joud and Hay Al Wafa at your budget, with the plan worked out in rials for each. Sent to your WhatsApp.
Capital commitment: how much cash, and when#
This is the table that decides most purchases: what each project asks for up front, by handover and afterwards.
| Plan | Booking | Paid within the first month | Paid by handover | Paid after handover |
|---|---|---|---|---|
| Yenaier five-year | 2.5% | 15% | 60% | 40% over 24 months |
| Yenaier ten-year | 10% | 10% | 60% | 40% over 84 months |
| Joud 4.5-year | 2.5% | 20% | 95% | 5% on completion |
| Hay Al Wafa 2-bed | 20% | 20% | about 30% (June 2027) | about 70% over the remaining months |
What each plan is worth in today's money#
Discounting every payment at Oman's 4.50% reference rate (the Central Bank of Oman repo rate since September 2026), and at 5.25% as a stress case, shows the real cost of each plan as a share of the list price:
| Plan | Present value at 4.50% | At 5.25% | Effective saving vs cash today |
|---|---|---|---|
| Yenaier ten-year | 86.6% | 84.7% | 13.4% to 15.3% |
| Yenaier five-year | 89.7% | 88.2% | 10.3% to 11.8% |
| Joud 4.5-year | 91.3% | 90.0% | 8.7% to 10.0% |
| Hay Al Wafa 20% + 60 months | 91.7% | 90.4% | 8.3% to 9.6% |
| Hay Al Wafa 20% + 48 months | 93.2% | 92.2% | 6.8% to 7.8% |
| Yenaier express 50/50 | 97.5% | 97.1% | 2.5% to 2.9% |
On the Yenaier two-bedroom at OMR 95,550, the ten-year plan is worth about OMR 12,800 in today's money against paying in full. Where a cash discount is offered instead, compare it with these figures: a cash discount smaller than the plan's value is the weaker deal for a buyer who can earn the reference rate on their money.
Fees and running costs#
| Item | Rate | Notes |
|---|---|---|
| VAT on a developer's first sale | 5% | Included in the Yenaier and Hay Al Wafa prices above; confirm on Joud quotes |
| Registration fee | 3% foreign buyer, 1% Omani buyer | About OMR 2,866 for a foreign buyer on the Yenaier 2-bed |
| Service charge | About OMR 3 to 4 per m² a year quoted at Yenaier; confirm per project | About OMR 390 to 520 a year on a 130 m² unit |
| Annual property tax | None | |
| Municipality tax on rent | 3% of rent | Only if you let the home |
Residency#
The residency route reported for Sultan Haitham City purchases opens once at least 30% of the price is paid: a renewable two-year residence, which also covers first-degree family when the property is worth more than OMR 50,000. Every unit in this guide is above that line. When each plan crosses 30%:
| Plan | Reaches 30% paid |
|---|---|
| Yenaier five-year | Month 12 (2.5% + 12.5% + 15%) |
| Yenaier ten-year | During construction |
| Joud 4.5-year | Month 12 (20% + 15%) |
| Hay Al Wafa 20% + 60 months | About month 8 |
The 10-year Golden Residency's property route is defined for property worth OMR 200,000 or more inside an Integrated Tourism Complex. For the Hay Al Wafa villa or any Sultan Haitham City unit above OMR 200,000, confirm eligibility with the Royal Oman Police before relying on it.
Rent scenarios#
There is no rental history in Sultan Haitham City yet. Net allows 10% for management and vacancy and the service charge shown.
| Unit | Price | Rent per month | Gross yield | Approx. net yield |
|---|---|---|---|---|
| Yenaier 2-bed (130 m², service charge about OMR 455) | OMR 95,550 | OMR 380 / 430 / 480 | 4.8% / 5.4% / 6.0% | 3.8% / 4.4% / 4.9% |
| Joud 2-bed (106 m², service charge about OMR 530) | OMR 78,437 | OMR 330 / 370 / 410 | 5.0% / 5.7% / 6.3% | 3.9% / 4.4% / 5.0% |
| Hay Al Wafa 2-bed (service charge about OMR 400) | OMR 93,114 | OMR 360 / 400 / 440 | 4.6% / 5.2% / 5.7% | 3.7% / 4.2% / 4.7% |
On a long plan the yield matters less than the gap between rent and instalments: on Yenaier's ten-year plan, rent from a let two-bedroom can cover most of the post-handover instalment, which is the core of its appeal to investors. Run your own case in the yield calculator, check a quote in Deal Check, filter areas in the Screener and compare corridors in the Capital Matrix.
Also in Sultan Haitham City#
- Al Ahlam: a gated enclave of 47 villas, reported from about OMR 191,900, with handover targeted for Q1 2027, the earliest villa keys in the city.
- Wadi Zaha: Al Ahly Sabbour's 760-home first phase, studios from about OMR 54,705, Q1 2028.
- Sarooj Oasis: gated apartments and villas around a private park, 1-beds from about OMR 45,325.
- The city itself: Sultan Haitham City guide.
Which one suits you#
- You want the smallest monthly commitment and can wait: Yenaier's ten-year plan.
- You want the most space per rial and a big-name developer: Joud, if a 2030 handover fits.
- You want to move in or let soonest: Hay Al Wafa's mid-2027 apartments.
Tell us which matters most: price, plan or handover
We match your budget and timing to the right Sultan Haitham City project and send the current units, prices and payment schedules on WhatsApp.
Arabic investor summary (ملخص تنفيذي للمستثمرين بالعربية)#
تضم مدينة السلطان هيثم ثلاثة أحياء رئيسية قيد البيع على الخارطة، ولكل منها ميزة واضحة. يقدم مشروع "ينير ريزيدنسز" من أدانتي العقارية (مجموعة الإدراك) أطول خطط الدفع حتى عشر سنوات، ويطلب مشروع "جود" من مجموعة طلعت مصطفى أقل دفعة حجز بنسبة 2.5% وأقل سعر للمتر المربع، بينما يسلّم "حي الوفاء" من الأبرار العقارية أولاً اعتباراً من منتصف 2027.
| المشروع | الوحدة | المساحة | السعر | السعر للمتر المربع | التسليم |
|---|---|---|---|---|---|
| ينير | استوديو | 64 متر مربع | 54,600 ريال عماني | 849 ريال عماني | من الربع الرابع 2027 |
| جود | غرفتا نوم | 106 متر مربع | 78,437 ريال عماني | 740 ريال عماني | الربع الأول 2030 |
| حي الوفاء | غرفتا نوم | 115 متر مربع | 93,114 ريال عماني | 810 ريال عماني | يونيو 2027 |
القيمة الحالية لخطط الدفع: خطة ينير لعشر سنوات تعادل خصماً بنحو 13.4% من السعر عند معدل خصم 4.5%. الإقامة: يمكن التقدم بطلب إقامة قابلة للتجديد لمدة سنتين بعد سداد 30% من القيمة، وتشمل الأسرة إذا تجاوزت قيمة العقار 50,000 ريال عماني. الرسوم: رسوم تسجيل 3% للمشتري الأجنبي و1% للمواطن العماني.
Bottom line#
All three neighbourhoods give buyers a new home in Oman's flagship new city at well under OMR 1,000 per square metre, and each is strongest on a different measure. Yenaier wins on payment runway, Joud on space per rial and developer scale, Hay Al Wafa on time to keys. Choose the measure that matters most to you, then get the live sheet for that project.