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The Residences at Mandarin Oriental, Muscat

Shatti Al Qurum, Muscat, Sultanate of Oman

2025

Handover

70sqm

From size

1–4

Layouts

  Shatti Al Qurum, Muscat, Muscat · 1–4 · from 70sqm · handover 2025 · starting at 161,888OMR 

About the project

The Residences at Mandarin Oriental, Muscat open a category that did not previously exist in Oman: a luxury branded beachfront home alongside one of the world's most respected names in hospitality. Two waterfront towers — 156 residences in all — sit directly on Shatti Al Qurum, sharing the address with the new Mandarin Oriental, Muscat hotel (150 keys) and 1,630 m² of waterfront dining and retail.

Homes & sizes

1 bedroom — 41 units
2 bedrooms — 84 units
3 bedrooms — 29 units
4-bedroom penthouses — 2 units
Homes range from 70 m² to 260 m², each finished with a fully equipped kitchen and floor-to-ceiling glazing framing the Sea of Oman or the Hajar mountains.

The Mandarin Oriental experience

24-hour Mandarin Oriental concierge, with a branded arrival and departure experience
Private residents-only access and drop-off
Daily newspapers and fresh florals and botanicals in the common areas
Luggage and package receipt and delivery, plus separate service lifts
À la carte hotel services on request
Internet access in common areas, with neighbourhood retail outlets on site

Resident-exclusive amenities

Residents' swimming pool with a dedicated kids' pool
Private residents' lounge and a private residential courtyard
Games room, with access to the hotel's Kid's Club
Beachfront dining outlets and preferred access to the hotel restaurants
Direct private access to a pristine sandy beach

For body and soul

Uninterrupted sea and mountain views from every residence
Complimentary access to the Mandarin Oriental, Muscat fitness centre
À la carte access to the Mandarin Oriental Spa

Why this address matters

Shatti Al Qurum is Muscat's most established premium address — a long crescent of public beach and palm-lined promenade between the Royal Opera House Muscat and Qurum Beach Park, anchored by the Embassies District and the city's five-star beachfront hotels. It is a short walk to Al Qurum Park and the Royal Opera House, and only minutes from the Sultan Qaboos Grand Mosque, the Embassies District and Muscat International Airport.

Payment plan — ready to move in

25% down payment on signing
75% spread over three years post-handover (three annual 25% instalments)
Freehold ownership for all nationalities, with no restrictions on resale or short-term let

Disclaimer (per the developer's brochure): The Residences at Mandarin Oriental, Muscat are not developed, sponsored, owned, offered or sold by Mandarin Oriental Hotel Group (MOHG). The developer uses the Mandarin Oriental name and trademarks under licence from MOHG.

Direct-to-developer access via Palmera — no buyer commission, full Palmera support from selection through handover, in your language.

Investment & ownership

Freehold

Ownership

Dec 2025

Handover

Eligible

Investor residency

156

Total units

Payment plan

25%Down paymentOn signing (ready-to-move-in handover)
25%1st post-handover instalment12 months post handover
25%2nd post-handover instalment24 months post handover
25%Final post-handover instalment36 months post handover

Interest-free developer payment plan. Final figures are confirmed in the Sale & Purchase Agreement.

Escrow-protected purchaseOman regulation requires off-plan payments to be made into the developer's regulated escrow account — never to a personal account.

Bank: Bank Muscat
Account holder: EAGLE HILLS MUSCAT PROPERTIES LLC
Account no.: 0423055169210018
SWIFT: BMUSOMRX
Branch: Corporate Branch, CBD, Ruwi

The developer

Eagle Hills

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

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.

2014FoundedAbu Dhabi, United Arab EmiratesHeadquartersA multi-country portfolio of master-planned communitiesProjects delivered

View Eagle Hills

About Shatti Al Qurum

Muscat's most established beachfront address — and the country's first branded residences.

Shatti Al Qurum is the capital's premier seafront district — a long crescent of public beach and palm-lined promenade running between the Royal Opera House Muscat and Qurum Beach Park. Developed from the mid-1980s, it concentrates Muscat's diplomatic, cultural and luxury-hospitality life: the Embassies District, the Grand Hyatt, Crowne Plaza and InterContinental, all minutes from the Royal Opera House. Its flagship freehold offering is The Residences at Mandarin Oriental, Muscat by Eagle Hills — Oman's first luxury branded beachfront residences, with 156 homes across two waterfront towers, direct private beach access and freehold ownership for buyers of any nationality. With 0% property tax and a 10-year Golden Residency from OMR 200,000, an established prestige postcode is now open to foreign investors.

The American British Academy (Qurum, adjacent)NearbyInternational schools across Qurum & Madinat Sultan QaboosNearbyRoyal Opera House Muscat · ~5 minDrive time

Explore Shatti Al Qurum

Location

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