Muscat
Omani Excellence
Life Style
Waterfront Living
Landmark
Royal Opera House
Price starts atAED 500,000
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About Muscat
Muscat, Oman's capital, lies on the country's north-east coast between the Hajar Mountains and the Gulf of Oman. The city combines long white-sand beaches with a mountain backdrop and a warm climate, and it has drawn many expatriates to relocate, with newcomers from the UK, North America, South Africa, Australia and New Zealand among them. Its landmarks include the Royal Opera House Muscat, which opened in 2011 as the first opera house in the Gulf region, and the Sultan Qaboos Grand Mosque. Homes range from city apartments to villas and resort-style communities on the coast. Muscat suits people moving to Oman for work or retirement, buyers looking for a holiday home by the sea, and families who prefer a slower pace of life than in larger Gulf cities.
The map point for this page sits in Al Khuwair, where schools, shops and restaurants are packed closely together. Measured in a straight line, Shams Al Marif School is nearby, and Granada Private School and the foundation buildings of the University of Technology and Applied Sciences (UTAS) are about 1 km away. The surrounding streets are full of places to eat: Cake Creations - Al Khuwair, TARABYA Turkish Food, Lebnani House and Bait Al Mandi Restaurant are within walking distance, and Chaska Point Al Khuwair is nearby. Babil Book Shop, also within walking distance, covers books and stationery. Further afield, the Sultan Qaboos Grand Mosque welcomes non-Muslim visitors from Saturday to Thursday between 8am and 11am, provided they dress modestly, and the Royal Opera House Muscat stages performances. Buyers comparing districts should drive the routes they will use every day before choosing.
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Muscat Location & Surroundings
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Life in Muscat
Life in Muscat mixes coastal leisure with culture. White-sand beaches and a warm climate suit an outdoor lifestyle for much of the year, and the Hajar Mountains frame the city. Cultural life centres on the Royal Opera House Muscat, the first opera house in the Gulf region, and on the Sultan Qaboos Grand Mosque, with its 50-metre dome, five minarets and a hand-woven Persian carpet. Expatriates from Europe, North America, Australia and South Africa are among those who have settled in the city. Neighbourhoods such as Al Khuwair keep schools, cafés, restaurants and shops close to home, and the city's newer coastal developments add villas and branded homes by the sea.
Buying Property in Muscat
Muscat offers apartments, townhouses, villas and branded residences, many within Integrated Tourism Complexes (ITCs) on the coast. A Times of Oman summary from July 2026 explains that under Royal Decree 12/2006, as amended, non-Omanis can buy plots or completed units inside ITCs, and owners of completed units can obtain renewable residency for themselves and first-degree relatives. Times of Oman reported in 2022 that the Ministry of Housing and Urban Planning also allowed expatriates to buy outside ITCs, away from a list of excluded governorates, where a property is valued above OMR 250,000. Projects marketed in the city include AIDA by Dar Global and Eagle Hills' residences at the Mandarin Oriental. Profound does not list homes in Muscat. Its team can share general guidance and compare Muscat with Dubai options.
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FAQ
Where is Muscat and what is it known for?
Muscat, Oman's capital, lies on the north-east coast between the Hajar Mountains and the Gulf of Oman. Muscat is known for its white-sand beaches, the Royal Opera House Muscat, which opened in 2011 and was the first opera house in the Gulf region, and the Sultan Qaboos Grand Mosque with its 50-metre dome and five minarets.
Can foreigners buy property in Muscat?
Yes, foreigners can buy in Muscat within Integrated Tourism Complexes (ITCs), where Royal Decree 12/2006, as amended, lets non-Omanis own built units or plots. Times of Oman reported in 2022 that expatriates may also buy outside ITCs in permitted areas when a property is valued above OMR 250,000. Rules change, so confirm details with Oman's authorities.
Does owning property in Muscat lead to residency?
Buying in a Muscat ITC can support residency. According to a 2026 Times of Oman summary of the ITC rules, owners of a completed unit can obtain renewable residency for themselves and first-degree relatives, while owners of undeveloped plots get a multi-entry investor visa, which is renewed every two years until the building is complete. Check current conditions with the Omani authorities.
What schools and restaurants are near Al Khuwair in Muscat?
Al Khuwair, where this Muscat page's map point sits, has schools and places to eat close together. Measured in a straight line, Shams Al Marif School is nearby, Granada Private School and UTAS foundation buildings are about 1 km away, and restaurants such as TARABYA Turkish Food, Lebnani House and Bait Al Mandi Restaurant are within walking distance.
Does Profound sell property in Muscat?
Profound does not currently list homes in Muscat. The agency is RERA licensed in Dubai and works mainly on off-plan projects in the UAE. Its team can still share general pointers on what to check when buying in Muscat, such as ITC status and residency rules, and compare Muscat with options in Dubai.
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