LUMA Residences – 2-Bedroom + Study Corner Apartment in Muscat Bay, Muscat
About the two-bedroom with study at LUMA Residences
LUMA Residences 2-Bedroom + Study Apartment is a ground-level corner apartment of 109 m² (112.5 m² with the terrace) in LUMA Residences, the Eagle Hills cluster of Muscat Bay. Two bedrooms, two bathrooms, a study, a bar lobby between the kitchen and the dining area, a private garden and one parking space. Price from $295,243 (113,555 OMR); sold off-plan with freehold title for any nationality.
LUMA Residences – 2-Bedroom + Study Apartment
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Layouts & types
Floor plans
Eagle Hills Properties – the Abu Dhabi developer of Mandarin Oriental Muscat and the Muscat Bay releases
Eagle Hills is a private real-estate developer from Abu Dhabi led by Mohamed Alabbar, with master-planned waterfronts and hotel-branded homes in seventeen countries, from Albania, Serbia and Latvia to Bahrain, Jordan, Morocco and the Maldives. In Muscat its own project is The Residences at Mandarin Oriental on the Shatti Al Qurum beach, developed by Eagle Hills Muscat, a joint venture with Izz International, and managed by Mandarin Oriental Hotel Group: homes from one-bedroom apartments of 70 m² to four-bedroom penthouses of 298 m², with a private beach, infinity pool, spa and the hotel's restaurants next door.
The second address we list under Eagle Hills is Muscat Bay in Bandar Jissah, the OMRAN-backed resort village with the five-star Jumeirah Muscat Bay hotel, where the ZEN Residences and LUMA Residences releases add apartments, townhouses and villas to a community that is already open. Both locations are Integrated Tourism Complexes: owners of any nationality hold freehold title and can apply for an Omani residence visa.
A corner apartment with its own garden in Muscat Bay
LUMA Residences is the low-rise cluster that Eagle Hills is building in Muscat Bay, the gated bay south of Muscat where the Jumeirah hotel, the beach and the village square are already open. This apartment sits on the ground level of a residential building in a corner position, with windows on two sides and a private garden instead of a neighbour’s wall. Inside there are 109 m² of built-up area: an entrance hall, a guest bathroom, a living room and a dining area, a kitchen with a small bar lobby, a master bedroom with a dressing room and bathroom, a second bedroom and a separate study.
The study is what sets the layout apart — a closed room for remote work or a nursery, which a standard two-bedroom in the cluster does not have. The apartment comes with one parking space, a 3.5 m² terrace and the garden; residents share the clubhouse, pools, gym, basketball court, parks, cafés and shops. Sold off-plan by the developer at 113,555 OMR (about $295,243); the handover date is given on request.
Community & amenities
Muscat Bay is
A resort community on the Gulf of Oman
Muscat Bay is a master-planned coastal community in Bandar Jissah, about 20 minutes from Old Muscat and Muttrah. Set between the Hajar mountains and the sea, it combines villas, apartments, a private beach and lagoon, the five-star Jumeirah Muscat Bay hotel and everyday infrastructure — restaurants, a supermarket, walking trails and sports courts.
As an Integrated Tourism Complex, Muscat Bay lets foreign buyers own property outright and apply for an Omani residence visa. The hotel and beach bring a year-round flow of visitors, which supports short-term rental demand.
Resort living at an entry price
LUMA Residences – 2-Bedroom + Study Apartment in detail
Corner position
Windows on two sides, extra privacy and a private garden on the ground level.
Study room
A separate closed room next to the bedrooms for an office or a child.
109 m² with bar lobby
Entrance, guest bathroom, living and dining area, kitchen with bar lobby, master bedroom with dressing room and bathroom, second bedroom, one parking space.
Why invest in LUMA Residences – 2-Bedroom + Study Apartment
Ground-level corner unit
109 m² built-up, 112.5 m² with the terrace, plus a private garden.
Two bedrooms plus study
A layout that suits both long-term family tenants and holiday lets.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa for the owner and family.
Jumeirah resort community
Hotel, beach, lagoon, clubhouse and village square inside the gated bay.
No income or capital-gains tax
Oman levies no personal income tax and no capital-gains tax on property.
Investment scenarios
Estimate your return
Move the sliders to model three exit strategies for this home. Figures are illustrative — not a guarantee of return.
How it works
A simple, guided purchase
Our agent walks you through every step, from reservation to keys
Reservation & paperwork
1–5 daysReserve the unit with a refundable fee while we prepare and check the documents.
Sales agreement & payment schedule
1–2 weeksSign the developer's standard contract with instalments tied to construction milestones.
Construction & progress reports
until handoverPay in instalments as the building goes up and receive regular progress updates.
Handover & registration
1–2 weeksMake the final payment, register the title and collect your keys.
Muscat Bay, Muscat
Location on the map
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Frequently Asked Questions
Who develops and sells LUMA Residences?
Eagle Hills Properties, the developer of the LUMA cluster in Muscat Bay; the sales agreement is signed with the developer.
What exactly is the apartment?
A ground-level corner apartment of 109 m² built-up area (112.5 m² total): entrance, guest bathroom, living and dining area, kitchen with bar lobby, master bedroom with dressing room and bathroom, second bedroom, study, a 3.5 m² terrace, a private garden and one parking space.
What is the price and how do I pay?
113,555 OMR, about $295,243. The developer's payment schedule is sent on request.
Is it ready?
No, the apartment is sold off-plan; the handover date is given on request.
Can foreigners buy property here?
Yes. Muscat Bay is an Integrated Tourism Complex (ITC), where citizens of any country can buy freehold property in their own name and apply for an Omani residence visa tied to the ownership.
What taxes and fees apply?
VAT of 5% applies to the first sale from the developer; a registration fee of 3% is paid at handover. Oman has no personal income tax, no capital-gains tax on resale and no annual property tax.
Can I rent the property out?
Yes, both short- and long-term rental are allowed. We do not promise specific yields — ask us for a scenario based on current market data.
How are my payments protected?
Instalments go directly to the developer's project escrow account, released to the developer against construction milestones — never through an agent. We check the escrow arrangement for every project before you sign.