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Home / Developers / Eagle Hills
Abu Dhabi master-developer of destination-led waterfront communities — and Oman's first branded beachfront residences.

Eagle Hills

Eagle Hills is an Abu Dhabi-based private real-estate investment and development firm, founded in 2014 and chaired by Mohamed Alabbar — the founder of Emaar and the figure behind Downtown Dubai and the Burj Khalifa. The company builds large-scale, destination-led master-planned communities in fast-growing markets across the GCC, the wider Middle East, North Africa and Europe, usually anchored by branded hospitality, public realm and waterfront placemaking. Its best-known project is Belgrade Waterfront in Serbia. In Oman, the firm trades as Eagle Hills Muscat Properties LLC and is the developer of The Residences at Mandarin Oriental, Muscat — the country's first luxury branded beachfront homes.

Founded 2014 Founder Mohamed Alabbar (Chairman) HQ Abu Dhabi, United Arab Emirates
2014
Founded
Mohamed Alabbar
Chairman
Mandarin Oriental
Oman project
THE TRACK RECORD

Eagle Hills's record.

Known for destination-led placemaking: branded hotels, public promenades, beaches and retail woven into large mixed-use communities. The leadership lineage traces back to the same team behind Dubai's most recognised landmarks, which lends the brand strong international credibility.

Delivery record

Eagle Hills develops at city scale — typically full waterfront districts rather than single buildings — and works with established hospitality brands. In Oman, the Mandarin Oriental towers reached completion and moved into handover, delivering a category that did not previously exist in the Sultanate.

Years active

Over 10 years (since 2014). A multi-country portfolio of master-planned communities

Financial strength

Eagle Hills is privately held and backs ventures with a deep international project pipeline, including its flagship Belgrade Waterfront in Serbia. Private ownership means financials are not publicly reported.

Founded2014
FounderMohamed Alabbar (Chairman)
HQAbu Dhabi, United Arab Emirates
TypePrivate real-estate investment & development
Active projects1
SIGNATURE COMMUNITIES

Eagle Hills flagship destinations.

Mega-community · Serbia
Belgrade Waterfront
Eagle Hills' flagship — a large mixed-use district along the Sava River with residences, offices, retail and public space, anchoring the regeneration of central Belgrade.
Branded beachfront residences · Oman
The Residences at Mandarin Oriental, Muscat
Oman's first luxury branded beachfront homes — 156 residences in two waterfront towers beside the Mandarin Oriental hotel on Shatti Al Qurum, with direct private beach access.
Waterfront master-community · Bahrain
Marassi Al Bahrain
A seafront city in Bahrain combining branded residences, hotels, a beachfront and a major retail and leisure destination.
Branded community · UAE
Address Fujairah Resort + Spa
A branded beachfront resort and residences development on the UAE's east coast, illustrating Eagle Hills' hospitality-led model.
WHAT SETS THEM APART

What makes Eagle Hills special.

Property types Branded residencesApartmentsPenthousesHospitalityRetail & leisure
Price segment Luxury

Signature style

Eagle Hills specialises in destination-led master-planned communities — waterfront districts built around a branded hotel, public promenade, beach and retail. The model creates a complete address rather than a standalone building, which underpins long-term demand.

Payment plans

In Oman the Mandarin Oriental residences carry a post-handover plan — 25% on signing and the remaining 75% spread over three years after handover, in annual instalments.

THE HONEST VIEW

Strengths & considerations.

Where Eagle Hills shines
  • A genuinely scarce asset — Oman's first luxury branded beachfront residences, on Muscat's most established premium address
  • Mandarin Oriental management and concierge — a globally recognised hospitality brand supporting resale and short-let demand
  • Freehold ownership for all nationalities via Integrated Tourism Complex (ITC) status, with residency for the owner and immediate family
  • Completed and handing over — no construction risk, and the plan lets buyers pay 75% over three years after taking the keys
Worth considering
  • Luxury price segment — a high entry point relative to mainstream Muscat stock
  • A single Oman project, so choice is limited to two towers and a fixed unit mix
  • Branded-residence service charges reflect the five-star operating standard and should be factored into net yield
1 ACTIVE PROJECT

All projects by Eagle Hills.

Live from the catalog — sorted cheapest first. Click any card for the full property page.

COMPLETED
Shatti Al Qurum, Muscat · Muscat

The Residences at Mandarin Oriental, Muscat

1–4 Handover 2025
From
161,888OMR
GOOD TO KNOW

Common questions about Eagle Hills.

Who is Eagle Hills and how strong is the developer?+

Eagle Hills is an Abu Dhabi-based real-estate developer founded in 2014 and chaired by Mohamed Alabbar — the founder of Emaar. It builds destination-led waterfront communities across the GCC, the wider Middle East, North Africa and Europe, with Belgrade Waterfront in Serbia as its flagship. In Oman it operates as Eagle Hills Muscat Properties LLC.

What is Eagle Hills building in Oman?+

One project: The Residences at Mandarin Oriental, Muscat — 156 luxury homes in two towers on Shatti Al Qurum beside the Mandarin Oriental hotel. These are Oman's first luxury branded beachfront residences, with direct private beach access and full Mandarin Oriental services.

Can foreigners own an Eagle Hills home in Oman outright?+

Yes. The Mandarin Oriental residences sit within an Integrated Tourism Complex (ITC), the framework that lets non-Omani buyers own freehold property of any nationality. ITC ownership also entitles the owner and immediate family to Oman residency, renewable while the property is held.

Are there property or income taxes on this investment?+

Oman levies no annual property tax and no personal income tax on individuals, so rental income and any gain on resale are not taxed at the personal level. Buyers should still budget for one-off purchase and registration costs and ongoing service charges.

How does the payment plan work?+

Because the towers are complete, the plan is post-handover: 25% on signing, then 75% spread over three years after taking handover, in annual instalments. Buyer funds for projects of this type are protected through a developer escrow account at a local bank.

Does buying qualify me for residency in Oman?+

Yes — ITC property ownership grants residency tied to the property value for the owner and immediate family, renewable for as long as the home is owned. It is one of the most direct routes for a foreign investor to base a family in Oman.

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