Al Mouj Muscat

Al Mouj Muscat is a purpose-built waterfront community launched in 2006 as a joint venture between the Omani government and Majid Al Futtaim Properties, spanning over 6.5 km of coastline near Muscat International Airport. It is anchored by Al Mouj Marina, which accommodates 400+ pleasure craft and superyachts, and by an 18-hole championship golf course designed by Greg Norman, ranked among the world's Top 100 courses.

The Walk, a waterfront retail-and-dining promenade lining the marina, is the development's social spine — cafés, restaurants, and boutiques directly on the water, distinct from the golf and residential side of the community. As one of Oman's Integrated Tourism Complexes, Al Mouj is freehold for foreign buyers, which combined with its marina/golf lifestyle sets it apart sharply from older, non-freehold areas like Azaiba nearby.

The development is largely self-contained, with its own international school, marina retail, and golf clubhouse, making it less dependent on the rest of the city for daily life than most tracked areas — a deliberate resort-community design rather than an accident of geography.

The estimated 5.5% 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.