Muscat Bay – Apartments, Townhouses and Villas in a Resort Community with Jumeirah Hotel
About Muscat Bay
Muscat Bay is a master-planned coastal community in Bandar Jissah, 20 minutes from Old Muscat, marketed by Eagle Hills. Between the Hajar mountains and the Gulf of Oman it combines several clusters — apartment residences, townhouses, duplexes, standalone villas and mansions — with a private beach and lagoon, the five-star Jumeirah Muscat Bay hotel, tennis and padel courts, a spa and everyday infrastructure. Current offers start from OMR 80,555 for a one-bedroom apartment and reach OMR 237,555 for a three-bedroom villa with a private pool. Individual releases such as Zen Residences and LUMA Residences have their own pages.
Muscat Bay
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Jumeirah Muscat Bay and the bay from the air
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 finished bay, not a master plan on paper
What sets Muscat Bay apart from most off-plan offers in Oman is that the community already works: the Jumeirah hotel, the beach and lagoon, the restaurants, the supermarket and the sports courts are open. New releases add homes to an existing resort.
Muscat Bay is built as several clusters: apartment residences (Zen Residences, LUMA Residences among them), townhouses, duplexes, standalone villas and mansions, from one to five bedrooms. Current offers in the bay: 1-bedroom + study apartments of 76 m² from OMR 80,555; 2-bedroom + study corner apartments of 109 m² from OMR 113,555; 2-bedroom + maid’s apartments of 129 m² with garden view from OMR 140,000; 3-bedroom + maid’s townhouses of 206.5 m² from OMR 197,555; 3-bedroom + maid’s standalone villas of 265 m² with a private pool from OMR 237,555. Prices are per release and move with availability — ask us for the current list.
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
Muscat Bay in detail
Jumeirah hotel and private beach
Five-star hospitality, a beach and a lagoon already operating inside the community.
Apartments, townhouses and villas
Several clusters — from 1-bedroom apartments at OMR 80,555 to standalone villas with private pools and mansions.
Freehold and a residence visa
Muscat Bay is an ITC: any nationality owns outright and can apply for an Omani residence visa.
20 minutes from Old Muscat
Mountain coast within reach of the capital's offices, schools and airport.
Why invest in Muscat Bay
Operating resort
Hotel, beach, lagoon and dining are open today.
From OMR 80,555
1–5 bedroom apartments, townhouses, duplexes, villas and mansions across several clusters.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa.
Close to the city
Long-term tenants from Muscat plus holiday guests from the hotel.
No income or capital-gains tax
Rental income and resale profit stay with the owner.
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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Other developments from our catalogue — compare prices, payment plans and locations.
Frequently Asked Questions
Who develops Muscat Bay?
Muscat Bay was master-planned with OMRAN, Oman's tourism development company, and new releases are marketed by Eagle Hills Properties; each release has its own sales agreement.
Which homes are available?
Several clusters: apartment residences (Zen Residences, LUMA Residences), townhouses, duplexes, standalone villas and mansions, from one to five bedrooms. Current offers include 1- and 2-bedroom apartments of 76–129 m², 3-bedroom townhouses of 206.5 m² and 3-bedroom villas of 265 m² with a private pool.
What is the price?
Current offers start from OMR 80,555 for a 1-bedroom apartment (76 m²), from OMR 113,555 for 2 bedrooms, from OMR 197,555 for a 3-bedroom townhouse and from OMR 237,555 for a 3-bedroom villa with a private pool. Prices move with availability — send us a request for the current price lists.
How far is Muscat Bay from the airport?
About 40 minutes by car; Old Muscat and Muttrah are about 20 minutes away.
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.
