Muscat Bay

Yes — Muscat Bay is a designated Integrated Tourism Complex (ITC), and ITCs are the route through which foreigners of any nationality can own property outright in Oman. Buyers receive 100% freehold title to their villa, townhouse or apartment, with the right to sell, rent and pass it on. Outside ITCs such as Muscat Bay, AIDA, Jebel Sifah and Al Mouj, non-Omanis are generally restricted to leasehold or usufruct arrangements rather than full ownership.

Muscat Bay sits at Bandar Jissah, just south of Qantab, set into the coves where the Al Hajar Mountains meet the Sea of Oman. It is roughly 20 minutes by car from downtown Muscat (Mutrah / the CBD) and around 30–40 minutes from Muscat International Airport. It neighbours the Shangri-La Barr Al Jissah resort and lies about 7 minutes from the cliffside AIDA community — a quiet, scenic pocket of coastline that still keeps the capital within easy reach.

Jumeirah Muscat Bay is a five-star beachfront resort — Jumeirah's first hotel in Oman — and the anchor of the community. Muscat Bay is a gated, low-density resort estate of villas, townhouses and apartments wrapped around private beaches, coves and mountain trails. Residents have access to a retail village with restaurants, a gym, an on-site medical clinic and resident-club facilities, with the resort's spa, dining and beach amenities alongside. It is designed as a self-contained five-star destination rather than a conventional city neighbourhood.

Muscat Bay offers a curated mix of coastal and hilltop villas, townhouses and apartments. Its earlier Zen Residences phase is now in handover, and in January 2026 the community launched Luma Residence — a roughly RO 20 million project of around 240 freehold homes (apartments, townhouses and villas) across about 37,000 sqm of built-up area. Because Muscat Bay is a phased, hospitality-led development, available product changes with each release — always confirm current availability, sizes and prices for the specific phase you're considering.

Oman levies no annual property tax, no personal income tax and no capital gains tax on residential property, which is a core part of the investment case. The main transaction costs are a property transfer/registration fee paid to the authorities plus the usual legal and agency fees; rates can change, so confirm the current figures at the time of purchase. In line with Oman's off-plan rules, developer payments for under-construction ITC phases are channelled through a regulated escrow account at an approved Omani bank, releasing funds against construction milestones to protect buyers.

Yes — a qualifying property purchase can support an Oman investor residency visa for the owner and first-degree family members. Oman operates an investment-linked residency programme with tiers tied to the value invested (a longer renewable visa applies to higher investment thresholds), and a freehold home in an ITC such as Muscat Bay is an eligible asset. Because programme rules and thresholds are periodically updated, confirm the current minimum investment and visa term before relying on it for your plans.

Muscat Bay is master-developed by Muscat Bay LLC, formerly Saraya Bandar Jissah, which was established in 2007 and rebranded to Muscat Bay in 2017 to match the destination it created. It is a joint venture involving Omran — the Oman Tourism Development Company, the government's tourism investment arm — giving the masterplan strong institutional backing as part of Oman's strategy to grow inbound tourism. The destination is already operational, anchored by the open Jumeirah Muscat Bay resort, with residential phases delivered and handing over in stages.