Mandarin Oriental Residences Muscat – Branded Apartments and Penthouses at Shatti Al Qurum
About Mandarin Oriental Residences
Mandarin Oriental Residences Muscat by Eagle Hills are branded homes on the Shatti Al Qurum beachfront, served by the Mandarin Oriental hotel next door. The release runs from one-bedroom apartments of 70 m² to four-bedroom penthouses of 298 m², with a private beach, infinity pool, spa, gym, lounge and restaurants. Prices from OMR 171,964 direct from the developer.
Mandarin Oriental Residences
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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.
Hotel-branded living on the capital's beach
Owners at Mandarin Oriental Residences get the hotel’s service model at home: concierge, housekeeping on request, the spa and the restaurants, and a private beach on Qurum. One- and two-bedroom apartments of 70–136 m² suit a city base; three-bedroom apartments of 185–189 m² and four-bedroom penthouses of 293–298 m² are full family homes.
Shatti Al Qurum is central Muscat: the Royal Opera House, embassies and the city’s established hotels are minutes away, and the airport is about twenty.
Community & amenities
Shatti Al Qurum is
The capital's beachfront address
Shatti Al Qurum is the seafront district in the centre of Muscat: a long sandy beach, embassies, cafés, the Royal Opera House Muscat and the city’s established hotels are all within a few minutes. It is where Muscat residents go for the beach and the evening promenade.
New branded residences here are sold under the Integrated Tourism Complex framework, so buyers of any nationality can own freehold and apply for an Omani residence visa.
Resort living at an entry price
Mandarin Oriental Residences in detail
Mandarin Oriental services
Branded residences with hotel concierge, spa and dining at the door.
Shatti Al Qurum beachfront
The capital's prime beach address, central and established.
Apartments to penthouses
From 70 m² one-bedrooms to 298 m² four-bedroom penthouses.
Freehold and a residence visa
Sold under the ITC framework: any nationality owns outright and can apply for an Omani residence visa.
Why invest in Mandarin Oriental Residences
Branded residences
A global hotel brand on the title supports resale and rental pricing.
Central beachfront
Qurum beach, not a future coastline.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa.
20 minutes from the airport
Central Muscat: embassies, opera, hotels and offices nearby.
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.
Shatti Al Qurum, Muscat
Location on the map
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Frequently Asked Questions
Who is the developer?
Eagle Hills Properties, the Abu Dhabi-based developer, in partnership with the Mandarin Oriental Hotel Group for the brand and services.
Which unit types are offered?
One-bedroom apartments of 70 m², two-bedroom of 132–136 m², three-bedroom of 185–189 m² and four-bedroom penthouses of 293–298 m².
What is the starting price?
From OMR 171,964 (about USD 447,000 at the pegged rate), developer prices with no brokerage fees.
What is the payment plan?
The developer offers an instalment plan tied to construction; the exact split is confirmed in the sales agreement — request the current version from our team.
Can foreigners buy property here?
Yes. Shatti Al Qurum 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.