Master-developer of the Bandar Jissah destination — a government-backed Omran × Saraya joint venture.

Muscat Bay

Q: Can foreigners buy property at Muscat Bay?

Yes. Muscat Bay is an Integrated Tourism Complex (ITC) — one of the designated zones in Oman where buyers of any nationality can own 100% freehold. Ownership typically comes with renewable Omani residency for the owner and immediate family.

Q: Is the Jumeirah Muscat Bay resort part of the same destination?

Yes. Jumeirah Muscat Bay is the anchor of the destination and Jumeirah's first resort in Oman — a five-star beachfront hotel set in the cove of Bandar Jissah, surrounded by the residential clusters of the wider Muscat Bay ITC.

Q: What taxes apply to property investors at Muscat Bay?

Oman currently levies no annual property tax and no personal income tax, so rental income and capital gains for individuals are untaxed. A one-time registration fee applies on purchase. This makes ITC freehold property in Oman attractive on a net-yield basis.

Q: Where exactly is Muscat Bay located?

Muscat Bay sits at Bandar Jissah, near Qantab, just south of Muscat, in a coastal cove between the Al Hajar Mountains and the Sea of Oman — roughly 20 minutes from the Muscat CBD and Mutrah, with neighbouring resorts a short drive away.

Muscat Bay — formerly Saraya Bandar Jissah — is the master-developer of one of Oman's flagship coastal destinations, a 2.2 million sqm Integrated Tourism Complex (ITC) set in the cove of Bandar Jissah, near Qantab, just south of Muscat. The company was established in 2007 as a privately held joint venture between Omran (the Oman Tourism Development Company, the government's tourism investment arm) and Saraya Holding Oman, and rebranded to Muscat Bay in 2017 to match the destination it built. Backed by the Omani government as part of the country's drive to grow inbound tourism, the destination is anchored by the five-star Jumeirah Muscat Bay resort and freehold residential clusters open to buyers of any nationality.

Founded 2007 (rebranded to Muscat Bay in 2017) Founder Joint venture — Omran (Oman Tourism Development Company) and Saraya Holding Oman HQ Muscat, Sultanate of Oman DFM Not publicly listed Not publicly disclosed

2007

Founded

~2.2M sqm

Destination

Govt JV

Backing

THE TRACK RECORD

Muscat Bay's record.

Positioned as one of Oman's premier tourism destinations, built around an integrated master plan that pairs a Jumeirah-operated resort with residential villas and apartments, retail, leisure and beach access between the Al Hajar Mountains and the Sea of Oman.

Delivery record

A single-destination, master-developer model: rather than building across many sites, Muscat Bay focuses entirely on developing and managing the Bandar Jissah ITC in phases. The five-star Jumeirah Muscat Bay resort opened on site, and residential clusters have been delivered and handed over within the destination.

Years active

Since 2007 (as Saraya Bandar Jissah). One master destination — Muscat Bay at Bandar Jissah

Financial strength

As a government-backed joint venture — with Omran, the state tourism investment company, as a partner alongside Saraya Holding Oman — the destination carries strong institutional sponsorship aligned with Oman's national tourism strategy.

Founded2007 (rebranded to Muscat Bay in 2017)

FounderJoint venture — Omran (Oman Tourism Development Company) and Saraya Holding Oman

HQMuscat, Sultanate of Oman

TypePrivate joint venture — government-backed

Active projects1

SIGNATURE COMMUNITIES

Muscat Bay flagship destinations.

Five-star beach resort · ~206 rooms

Jumeirah Muscat Bay

The anchor of the destination and Jumeirah's first resort in Oman — a five-star beachfront retreat set in the secluded cove of Bandar Jissah.

Integrated Tourism Complex · ~2.2M sqm

Muscat Bay ITC

The master destination at Bandar Jissah — residential clusters, the Jumeirah resort, retail and leisure, with beach access and mountain and wadi outlooks.

Freehold homes · apartments, townhouses & villas

Luma Residence

A residential release inside Muscat Bay — freehold homes open to any nationality, with lifetime Omani residency for owners and resort facility access.

WHAT SETS THEM APART

What makes Muscat Bay special.

Property types ApartmentsTownhousesVillasHospitalityRetail

Price segment Premium / luxury

Signature style

Muscat Bay specialises in a single integrated tourism destination — a master-planned ITC that blends a five-star resort, branded residences and leisure into one coastal community, rather than a portfolio of scattered projects.

Payment plans

Within its residential releases, Muscat Bay uses construction-linked payment plans — a booking deposit and SPA payment up front, milestone instalments through construction, and a substantial balance on handover.

THE HONEST VIEW

Strengths & considerations.

Where Muscat Bay shines

An ITC where foreigners can own 100% freehold — and gain Omani residency
Government-backed through Omran, the state tourism investment company
Anchored by an operating Jumeirah five-star resort — a strong destination brand
0% property tax and 0% personal income tax in Oman on rental income and gains

Worth considering

A single-destination developer — your exposure is concentrated in one location, Bandar Jissah
Premium-to-luxury pricing reflects the resort setting and branded environment
A privately held JV — without the public-company disclosure of a listed developer
Off-plan releases carry the usual construction and handover timelines — plan for patient capital

1 ACTIVE PROJECT

All projects by Muscat Bay.

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

OFF-PLAN

Muscat Bay · Muscat

Luma Residence

1–3

From
78,555OMR

GOOD TO KNOW

Common questions about Muscat Bay.

Who is the developer behind Muscat Bay?+

Muscat Bay — formerly Saraya Bandar Jissah — is the master-developer of the destination of the same name at Bandar Jissah, near Qantab. It was set up in 2007 as a privately held joint venture between Omran (the Oman Tourism Development Company, the government's tourism investment arm) and Saraya Holding Oman, and adopted the Muscat Bay name in 2017.

Can foreigners buy property at Muscat Bay?+

Yes. Muscat Bay is an Integrated Tourism Complex (ITC) — one of the designated zones in Oman where buyers of any nationality can own 100% freehold. Ownership typically comes with renewable Omani residency for the owner and immediate family.

Is the Jumeirah Muscat Bay resort part of the same destination?+

Yes. Jumeirah Muscat Bay is the anchor of the destination and Jumeirah's first resort in Oman — a five-star beachfront hotel set in the cove of Bandar Jissah, surrounded by the residential clusters of the wider Muscat Bay ITC.

What taxes apply to property investors at Muscat Bay?+

Oman currently levies no annual property tax and no personal income tax, so rental income and capital gains for individuals are untaxed. A one-time registration fee applies on purchase. This makes ITC freehold property in Oman attractive on a net-yield basis.

Is buying off-plan at Muscat Bay safe?+

Off-plan purchases in Oman's ITCs are typically protected by escrow arrangements, where buyer payments are held in a regulated account and released to the developer against construction progress. Muscat Bay's government-backed Omran partnership adds institutional sponsorship to the destination.

Where exactly is Muscat Bay located?+

Muscat Bay sits at Bandar Jissah, near Qantab, just south of Muscat, in a coastal cove between the Al Hajar Mountains and the Sea of Oman — roughly 20 minutes from the Muscat CBD and Mutrah, with neighbouring resorts a short drive away.

Similar developers.

Muscat Bay

Muscat Bay's record.

Delivery record

Years active

Financial strength

Muscat Bay flagship destinations.

What makes Muscat Bay special.

Signature style

Payment plans

Strengths & considerations.

All projects by Muscat Bay.

Luma Residence

Common questions about Muscat Bay.

Similar developers.

Past conversations

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