Capital allocation terminal
Match your goal to the right Oman community. Every area we track, mapped by net rental yield and entry price, with the investment shaping it and a projection of your own holding period in your currency.
High-Yield Cash Flow
Accessible entry prices per square foot and Oman's deepest year-round rental demand, from universities, ministries, hospitals and head offices. Built for income from the first month.
Core Wealth Preservation & Lifestyle
Oman's established international freehold addresses and coastal lifestyle communities. Built for capital preservation, executive tenants, resale depth and owner residency options.
Core Expansion & Balanced Return
Neighbourhoods beside employment, logistics and urban expansion corridors, balancing steady rental income with the growth that new jobs and infrastructure bring.
Strategic Catalyst & Equity Growth
Early-phase entry into Oman Vision 2040 cities and sovereign zones, often on developer payment plans, positioned for long-term equity growth as infrastructure delivers.
What are you investing for?
Every area we track, by net rental yield and entry price. Larger marks rest on more listings. Select any area for its dossier.
The dashed line is the 4.50% sovereign reference: Central Bank of Oman repo rate (from 17 Sep 2026) and the 4.50% coupon on Government Development Bond issue 84 (7-year, Aug 2026). Property adds equity growth on top of the rental income shown here.
13 of 13 areas, highest net yield first
Sohar
7.57%
net yield
Muscat
6.39%
net yield
Muscat
6.38%
net yield
Muscat
6.32%
net yield
Salalah · Freehold
6.18%
net yield
Muscat
6.14%
net yield
Muscat
5.83%
net yield
Muscat
5.72%
net yield
Muscat
5.54%
net yield
Muscat · Freehold
5.37%
net yield
Muscat · Freehold
5.07%
net yield
Muscat · Freehold
3.70%
net yield
Salalah
2.55%
net yield
Masterplans and zones with sourced investment figures but no established resale market for us to track yet. They join the map as soon as there is enough price data.
Al Seeb, Muscat
Oman's flagship Vision 2040 smart city. Its first neighbourhoods give buyers an entry point ahead of the wider city's build-out.
OMR 1B
Phase 1 development contracts
signed Feb 2024, phase 1 runs to 2030 · Times of Oman, Feb 2024
Yiti, Muscat
A new coastal city on Muscat's southern shoreline, where two flagship communities give early owners exposure to a whole destination being built around them.
$1.5B≈ OMR 577M
AIDA (Omran Group and Dar Al Arkan)
3,500 homes and two hotels across three phases · Oman Observer, 2022
$1B≈ OMR 384M
The Sustainable City Yiti (Omran Group and Diamond Developers)
reported as nearly $1B, 1,657 homes · Omran Group, Mar 2022
Al Irfan, beside Muscat International Airport
Muscat's new urban district at the meeting point of the airport, the expressway and new office and retail space. Muscat Hills, which we do track, sits right beside it.
$13B≈ OMR 5B
Madinat Al Irfan urban district (Omran and Majid Al Futtaim)
planned over 20 years · Middle East Construction News, Jun 2018
Duqm, Al Wusta
Oman's largest special economic zone, anchored by refining, green hydrogen and port logistics. Long-term demand for workforce and corporate housing grows with every project that opens.
OMR 8.82B
Committed cumulative investment (SEZAD)
by end of June 2026, up from OMR 6.3B a year earlier · Times of Oman, Sep 2026
Sifah, Muscat
A self-contained coastal resort community with a marina and golf, offering freehold holiday living within an hour of Muscat.
Scenario planner
Rental cash flow plus equity growth, after purchase and selling costs. Growth is your assumption; rent is held flat, so the income side is never inflated.
Blank uses the area benchmark: OMR 117,480 for this size.
1.47x
Equity multiple in 5 years
8.0%
Annualised, approx.
4.63%
Net yield after voids
Free, sent to WhatsApp or email
Our market data is cited by Atheer, Oman Economic Review, Global Property Investor and Sands of Wealth
Cite this data
Oman Property Index (2026). Oman Capital Matrix: net rental yield and entry price by area. https://omanpropertyindex.com/tools/capital-matrix
Area prices and yields are indicative estimates from our proprietary market dataset; see our methodology. Net yield deducts the area's service charge (or an OMR 5/sqm a year assumption where we hold none). Price index figures are from the National Centre for Statistics and Information. Infrastructure figures link to their published sources. Projections depend on the assumptions you choose and are not forecasts, valuations or financial advice.
Deal Check
Is the price you were quoted fair? Grade it against the area.
OpenAI Property Advisor
Match a budget to the Oman areas where the numbers work.
OpenYield & Investment Calculator
Gross, net, and total-cost yield on a specific purchase.
OpenRent vs. Buy Calculator
The year buying overtakes renting, with the maths shown.
OpenMortgage & Affordability Calculator
The monthly payment, and what a bank would actually lend you.
OpenPurchase Cost Calculator
Every fee on top of the price, and the cash you need on the day.
OpenA free map of every Oman area we track, placed by net rental yield and entry price per square foot and grouped into four investor strategies: high-yield cash flow, core wealth preservation, core expansion and strategic catalyst. Each area opens a dossier with its figures, the infrastructure investment around it and the projects there, and a planner projects your own holding period.
The Central Bank of Oman's repo rate, raised to 4.50% in September 2026, which is also the coupon on the August 2026 7-year Government Development Bond. It gives a familiar benchmark for income: areas to the right of the line earn a net rental yield above it, and property adds potential equity growth on top.
Net sale proceeds (the projected value less 2% selling costs) plus all net rent collected, divided by the cash you put in (the price plus registration, admin and, on a resale, agency fees). Rent is held flat, growth is the rate you choose, and there is no mortgage, maintenance or tax in the figure.
Each figure links to the published report it was taken from, in the currency it was reported in, with the date. Figures in other currencies are converted for display only. Corridors without an established resale market are shown in the growth pipeline rather than on the map, because there is no tracked price or yield to place them by.
Foreign buyers can own freehold in Integrated Tourism Complexes such as Al Mouj Muscat, Muscat Bay, Muscat Hills and Hawana Salalah. Choose 'Open to foreign buyers' to see only those areas and the freehold projects in the pipeline. Omani and GCC citizens can buy in all the areas shown.
