Azura vs Bellevue Al Mouj: Which Apartment Fits a Budget up to 400,000 OMR?
In Q1 2026, Oman’s overall real estate price index rose 15.9% year on year, while the residential segment increased 17.6%. Against that backdrop, Azura and Bellevue offer two clearly different entry points at Al Mouj Muscat: Azura starts from 69,000 OMR for a one-bedroom apartment, while Bellevue starts from 129,900 OMR and reaches 379,900 OMR for a two-bedroom apartment with a suite.
The question in an Azura vs Bellevue Al Mouj comparison is not simply which address costs less. Both options sit in Al Mouj Muscat, both are ITC freehold homes, and both can fit below a 400,000 OMR purchase ceiling. The practical difference is how much capital you want to commit at entry, whether a one-bedroom or larger layout suits your plan, and how the payment structure affects your cash flow.
For buyers comparing new-build apartments in Muscat, the 400,000 OMR threshold covers a wide range of choices. It includes the entry-level Azura Beach Residences (from $179,400) proposition, as well as several Bellevue formats. It does not mean that every available Azura two-bedroom, three-bedroom or beach chalet is automatically within budget: prices for those Azura formats are available on request and should be checked against the current developer price list.
Where the two price ladders begin
Azura III and IV begin with a one-bedroom apartment from 69,000 OMR, equivalent to $179,400. The stated structure is 5% plus 5%, with the balance paid through construction milestones. For a buyer who wants to preserve liquidity for a portfolio, relocation, furnishing or transaction costs, that staged approach is the main point to assess.
Bellevue begins at a higher level. A one-bedroom apartment starts from 129,900 OMR, a one-bedroom with study from 176,900 OMR, a two-bedroom apartment from 231,700 OMR and a two-bedroom with study from 299,300 OMR. A two-bedroom apartment with a suite starts from 379,900 OMR. That keeps all five stated Bellevue starting points under the 400,000 OMR ceiling, but it leaves very different room in the budget for taxes, registration and personal furnishing choices.
At the stated starting prices, the gap between an Azura one-bedroom at 69,000 OMR and a Bellevue one-bedroom at 129,900 OMR is 60,900 OMR. Compare the unit layout and payment schedule before treating that difference as a like-for-like value judgement.
Our assessment is simple: Azura is the lower-capital entry route, while Bellevue is the broader apartment ladder for a buyer who wants to allocate more of the 400,000 OMR budget to space. Readers who want a wider context for the district can review Al Mouj Muscat alongside the individual unit specifications.
What each apartment option is designed to solve
Azura: an entry-led off-plan decision
The Azura comparison starts with the one-bedroom format because it is the only published price point in this selection: 69,000 OMR. The 5% plus 5% payment stages and milestone balance matter as much as the headline price. A buyer using an off-plan strategy should request the current schedule, identify every milestone, and ensure that the exact unit, payment dates and handover terms are fixed in the sale contract.
Azura’s two-bedroom, three-bedroom and four-bedroom beach chalet options are price on request. That is not a drawback; it is a signal to avoid assuming that a larger format remains below 400,000 OMR. Ask for a dated quotation for the specific unit rather than relying on a starting price from a one-bedroom apartment.
Bellevue: a clearer path to larger layouts
Bellevue gives buyers five published starting points below the budget limit: 129,900 OMR for one bedroom, 176,900 OMR for one bedroom plus study, 231,700 OMR for two bedrooms, 299,300 OMR for two bedrooms plus study, and 379,900 OMR for a two-bedroom apartment with a suite. The suite format sits only 20,100 OMR below the 400,000 OMR ceiling, so transaction charges and any upgrades should be reviewed before reserving a unit.
For an owner-occupier, the decision is often less about a theoretical return and more about day-to-day usability. A buyer planning regular stays in Muscat should compare storage, work-from-home needs, parking, sunlight and the practical distinction between a second bedroom and a dedicated suite. Those checks are more valuable than choosing solely by bedroom count.
Ownership costs and legal checks to include
As of the publication date, foreign purchasers registering a property transaction pay a 3% registration fee based on the property value. The official process also lists fixed charges of 5 OMR for the application, 25 OMR for the non-Omani sale form, 10 OMR for the title deed and 2 OMR for the contract. These are registration costs, not a substitute for confirming the full developer payment schedule.
As of the publication date, the first sale of residential property is subject to 5% VAT; a residential resale and residential lease are exempt from VAT. Before signing, ask whether the developer’s displayed unit price is stated inclusive or exclusive of VAT, and request a written breakdown of every payable item.
A published starting price identifies an entry unit, not necessarily the home you will reserve. For Azura larger layouts, the price is on request; for every unit, confirm availability, VAT treatment, payment milestones and the exact contractual handover date in writing.
Both developments are presented as ITC freehold opportunities. That matters because, as of the publication date, ITC status is the established route to freehold ownership for foreign buyers. Freehold status should still be checked in the reservation and sale documentation for the precise apartment, rather than inferred from the wider community name.
Which buyer profile fits each option?
In practice, a buyer intending to live in Muscat benefits more from two visits at different times of day than from a brochure comparison alone. Test the route, noise level, walkability and the apartment’s orientation. An investor, meanwhile, should first define an exit horizon and confirm which unit features are most comparable across the available Apartments in the district.
A practical decision framework before reserving
Choose Azura if the priority is a lower published entry price, an off-plan payment structure of 5% plus 5% followed by milestone payments, and a one-bedroom format. Choose Bellevue if the priority is a published path from one bedroom to a two-bedroom plus suite while remaining below 400,000 OMR at the stated starting prices.
Do not frame the choice as a forecast of guaranteed returns. Oman’s residential price index rose 17.6% year on year in Q1 2026, while residential land prices in Muscat rose 43.6%; the latter is a land-price measure, not a residential home-price index. These figures provide market context, but they do not determine the resale value or rental performance of a particular apartment.
For a separate district comparison, see Al Mouj Muscat Property Investment: Azura Beach Residences or St. Regis?. If Bellevue is your preferred route, start with the unit-level details for Bellevue – 2-Bedroom + Suite Apartment (from $987,740) and request confirmation of the current availability and documentation.
To see how the Azura 5% + 5% structure compares with other developer schedules, read our Oman developer payment plan comparison.
- National Centre for Statistics and Information
- Ministry of Housing and Urban Planning
- Oman Tax Authority
This article is general market information, not legal, tax or investment advice. Prices, availability, taxes and contractual terms should be verified with the developer and recorded in the purchase documentation.
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Azura vs Bellevue Al Mouj: Frequently Asked Questions
What is the starting price for Azura apartments at Al Mouj?
Azura III and IV one-bedroom apartments start from 69,000 OMR, equivalent to $179,400. Prices for Azura two-bedroom and larger formats are available on request.
Which Bellevue apartments are below 400,000 OMR?
The stated Bellevue starting prices below 400,000 OMR are 129,900 OMR for one bedroom, 176,900 OMR for one bedroom plus study, 231,700 OMR for two bedrooms, 299,300 OMR for two bedrooms plus study and 379,900 OMR for a two-bedroom apartment with a suite.
What payment plan is available for Azura at Al Mouj?
The published structure for Azura one-bedroom apartments is 5% plus 5%, with the remaining balance paid through construction milestones. Confirm the current schedule in the sale contract.
Do foreign buyers pay registration fees when buying property in Oman?
As of the publication date, foreign buyers pay a 3% registration fee based on the property value, plus fixed official charges of 5 OMR, 25 OMR, 10 OMR and 2 OMR for the listed registration services.
Is VAT charged on a new residential apartment in Oman?
As of the publication date, the first sale of residential property is subject to 5% VAT. Residential resales and residential leases are exempt from VAT.
