Muscat, Oman
Muscat Hills
Freehold-eligibleA golf-course freehold community close to Muscat International Airport, popular with expat families wanting more space.
Our estimate — not official transaction data.
Our own dataset and analysis — see our data & methodology.
Last updated: August 12, 2026
Current price / sqft
OMR 110
Estimated rental yield
6.2%
Off-plan share
30%
70% secondary/ready
Directional estimate based on the area's known profile, not a transaction-verified per-area split — see our methodology.
What that means in money
Muscat Hills's tracked OMR 110 / sqft and 6.2% estimated gross yield, applied to three reference unit sizes. These are conversions of the per-sqft figure — the same sizes are used for every area so comparisons stay honest — not measured averages of what has actually sold or let in Muscat Hills. A specific unit's price moves with floor, view, finish, age, and service charges.
1-bed apartment
75 sqm · 807 sqft
OMR 88,802
Indicative purchase price
OMR 459 / month
Implied gross rent at 6.2%
2-bed apartment
110 sqm · 1,184 sqft
OMR 130,243
Indicative purchase price
OMR 673 / month
Implied gross rent at 6.2%
3-bed villa
200 sqm · 2,153 sqft
OMR 236,806
Indicative purchase price
OMR 1,223 / month
Implied gross rent at 6.2%
Gross rent, before service charges, maintenance, vacancy between tenants, agency fees, and financing. Run your own costs through the yield calculator for a net figure.
Price per sqft — illustrative trend
Anchored to the current tracked price above; the shape between points is illustrative, not a verified month-by-month history. Real historical tracking begins once we have built up a dated time series of our own.
Overview
Muscat Hills is a low-density community of roughly 300 residences in the Ghala/Bawshar hills, built around Oman's first natural-grass, PGA-certified 18-hole championship golf course, opened in 2009. It was the first Integrated Tourism Complex established in Oman, making it freehold for foreign buyers from the outset.
Unlike coastal, marina-centric Al Mouj, Muscat Hills is an inland, hilltop, car-dependent community set into terraced slopes with Al Hajar mountain views — walkability is limited to its own retail spine, Muscat Hills Boulevard, a roughly 660-metre strip that opened in 2023.
Property here — apartments alongside 5-6 bedroom villas — is marketed as golf-course living at a meaningful discount to Muscat's coastal, Al Mouj-tier prices, positioning it as an accessible-luxury alternative for buyers prioritizing space and a golf lifestyle over beach proximity.
The estimated 6.2% 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.
How Muscat Hills compares in Muscat
Against the 9 Muscat areas tracked on this site — the only honest way to read a single area's numbers.
Why Muscat Hills
What actually shapes day-to-day life and access here — real, verified distances, not a generic “close to everything” claim.
Airport
4.8 km
Muscat International Airport
Landmark
0.4 km
Almouj Golf (Muscat Hills course)
Nearby amenities
- British School Muscat3.1 km
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Frequently asked questions
What is the current price per sqft in Muscat Hills?
As of the most recent update, Muscat Hills is tracked at OMR 110 / sqft. This is our own estimate — aggregated market data normalised to a common price/sqft basis and adjusted for the typical gap between asking and achieved prices. It is not official government transaction data. How we derived it: Our Muscat area dataset (compiled June 2026) from aggregated public listing data and published market research, normalised to a common price/sqft basis and adjusted ~8% for the typical gap between asking and achieved sale prices.What is the estimated rental yield in Muscat Hills?
The estimated gross rental yield in Muscat Hills is 6.2%. This is a gross estimate — it does not deduct service charges, maintenance, vacancy periods, or financing costs, so treat it as a starting point rather than a net return figure.Is Muscat Hills's price data official or an estimate?
This is our own estimate — aggregated market data normalised to a common price/sqft basis and adjusted for the typical gap between asking and achieved prices. It is not official government transaction data.What share of property in Muscat Hills is off-plan vs secondary/ready?
Around 30% of tracked inventory in Muscat Hills is off-plan, with the remaining 70% secondary/ready stock. This is a directional estimate based on the area's known profile, not a transaction-verified per-area split.Who typically buys property in Muscat Hills?
Golf enthusiasts, yield-focused investors, and expat families prioritizing space and a golf-resort community at a lower price point than Al Mouj.Other areas in Muscat
Al Ghubrah
Est. rental yield: 7%
Al Khoud
Est. rental yield: 7.5%
Al Khuwair
Est. rental yield: 7.5%
Want a fuller side-by-side view? Compare areas.