Al Khoud

Al Khoud sits inland in Muscat governorate, and its identity is defined by one institution more than any other: Sultan Qaboos University, Oman's oldest and largest public university, sits directly opposite the area. That proximity shapes who actually lives here — a steady mix of university faculty and staff, graduate students, and families drawn by the calmer, more affordable residential character compared to the coastal ITC areas further east.

The area is well served for daily life without being a lifestyle destination in its own right: Al Araimi Boulevard, a 187,000 sqm retail centre with over 200 stores, sits within Al Khoud itself, and Sultan Qaboos University Hospital — one of Oman's major tertiary hospitals — is effectively co-located with the university campus.

At roughly 14 km from Muscat International Airport, Al Khoud is a genuine commuter option for anyone who values airport access without paying coastal-area prices, though it is not a beachfront or marina address — buyers looking for waterfront living should look toward Al Mouj, Muscat Bay, or Qurum instead.

The estimated 7.5% rental yield shown above is a gross figure — before service charges, maintenance, vacancy periods, or financing costs. It is a useful way to compare areas against each other, but not a substitute for a property-specific cash-flow calculation. Off-plan share matters because off-plan purchases typically involve a payment plan spread over the construction period and carry different risk and timing considerations than buying a completed, ready-to-rent unit — neither is inherently better, but they suit different buyer situations.