Shatti Al Qurum, Muscat

Yes — but only inside an ITC-designated development. Shatti Al Qurum is an established district, so most of its stock is not open to foreign freehold. The exception is The Residences at Mandarin Oriental, Muscat, which has been granted Integrated Tourism Complex (ITC) status — and ITC designation is precisely what lets foreign investors own freehold property in Oman and obtain a residency visa on that basis. Within this branded development, ownership is freehold for buyers of any nationality, with full rights to resell, lease and bequeath. Outside ITC projects, foreigners cannot freely buy freehold in Shatti.

It is Oman's first luxury branded beachfront residence — a development of 156 homes (one-, two- and three-bedroom apartments plus four-bedroom penthouses) across two waterfront towers on the Shatti Al Qurum seafront, sharing the site with the new Mandarin Oriental, Muscat hotel. Developed by Eagle Hills, it offers direct private beach access, an outdoor pool with a children's pool, a residents' lounge, a games room and theatre, in-residence dining, and a Mandarin Oriental-trained team with a 24-hour concierge, valet, housekeeping and security. On price, entry starts from around OMR 161,888 for a one-bedroom (about 76 m²), with two-bedroom homes from roughly OMR 278,888 (132 m²) and a three-bedroom from OMR 483,888 (184 m²), per a May 2026 developer inventory snapshot; sizes run from 70 m² to 260 m². The payment plan is 25% on signing plus 75% over three years post-handover. Availability moves quickly in a single development — let us verify the current unit list before you reserve.

Yes, if your purchase reaches OMR 200,000. Oman grants a 10-year renewable Golden Residency to foreign buyers who invest OMR 200,000 or more in freehold real estate within an ITC. At the Mandarin Oriental residences, every two-bedroom (from ~OMR 278,888) and the three-bedroom clear that threshold outright, qualifying the buyer for the visa. A single one-bedroom (priced below OMR 200,000) does not on its own, though combining qualifying ITC purchases can. The visa includes the investor's spouse and first-degree relatives, allows business and leasing activity, and carries no requirement to physically reside in Oman.

Oman is one of the most tax-light property markets in the region. There is 0% annual property tax, 0% capital-gains tax and 0% personal income tax on rental income for owners. At acquisition you pay a one-time 3% title-deed registration fee on the property value, and 5% VAT applies to the instalments of a new-build purchase (not to resale). Service charges in Oman are typically modest by Gulf standards. Always confirm the exact figures for your specific residence with us before signing.

It sits at the intersection of the capital's diplomatic, cultural and luxury-hospitality cores. Developed from the mid-1980s, Shatti Al Qurum is Muscat's diplomatic quarter — home to a notable concentration of embassies and ambassadorial residences — and is famous for its low-density white villas and a long public beach that is among the busiest in the city. The Royal Opera House Muscat sits adjacent in Qurum Heights, and the seafront is lined with five-star hotels including the Grand Hyatt, Crowne Plaza and InterContinental. Scarce, tightly held land has long made Shatti the capital's most coveted residential postcode.

Buyer payments at the Mandarin Oriental residences are made into a developer escrow account (held at Bank Muscat for Eagle Hills Muscat Properties LLC), the standard protection mechanism for Omani developments, releasing funds against progress. On branding: the homes are managed and serviced to Mandarin Oriental standards, but — as stated in the developer's own materials — the residences are not developed, owned or sold by Mandarin Oriental Hotel Group; the developer uses the Mandarin Oriental name under licence. The hotel-grade management and 24-hour concierge are real; the legal owner and seller is the developer, Eagle Hills.