Sustainable District – Courtyard Villa 3 Bedroom in The Sustainable City – Yiti, Muscat
About the three-bedroom courtyard villa in the Sustainable District
Sustainable District Courtyard Villa 3 Bedroom is an off-plan two-storey villa of 256 m² built-up (238 m² gross floor area) in the West District of the Sustainable District, the villa neighbourhood of The Sustainable City – Yiti, Diamond Developers’ net-zero community south of Muscat. Three en-suite bedrooms, a maid’s room with its own bathroom, five bathrooms in all, a family space on each floor, an open-plan equipped kitchen, a laundry and a store room are arranged around a private patio and garden, with a balcony upstairs and a community pool nearby; the house faces a shaded sikka walkway and carries zero service fees. Priced at $620,742 (238,747 OMR); handover December 2027.
Sustainable District – Courtyard Villa 3 Bedroom
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Floor plans
Diamond Developers – the SEE Holding company behind The Sustainable City, from Dubai to Yiti
Diamond Developers is the development company of SEE Holding, the Dubai group whose businesses also include The Sustainable City brand, the waste company Tadweer and City Solar. Its model was proved at The Sustainable City in Dubai Land, the first operating sustainable community in the Middle East, handed over in 2016 on 5 million sq ft: solar roofs, car-free residential clusters, biodomes and farms, all wastewater reused for irrigation and no service charges for owners. The same blueprint now runs in Sharjah and on Yas Island in Abu Dhabi.
In Oman the company develops The Sustainable City – Yiti with OMRAN Group, the national tourism developer, through their joint-venture vehicle, the Sustainable Development and Investment Company: 86 hectares on the bay of Yiti, 30 km from central Muscat, with 300-plus villas, 1,000-plus apartments at The Plaza and the 132 Nikki Beach residences of The Arc, planned to reach net-zero emissions by 2040. Yiti is an Integrated Tourism Complex, so buyers of any nationality take freehold title and can apply for an Omani residence visa; Shari'ah-compliant financing is available through Bank Nizwa.
A three-bedroom house around its own patio on a car-free lane — with zero service fees
The Sustainable District is the villa neighbourhood of The Sustainable City – Yiti: more than 300 smart, daylight-led villas in two designs across the West and East districts, on car-free shaded sikkas with a community pool in each cluster. The three-bedroom courtyard villa is the entry house of the range, in the West District, with 256 m² built-up and 238 m² gross floor area on two floors wrapped around a private patio and garden. The ground floor runs from an entrance lobby into a living and dining room opening to the patio, a family space, an open-plan equipped kitchen, a powder room, a laundry, a store room and a maid’s room with en-suite; outside are a garden with a sitting area and a service yard.
Upstairs a family hall connects the master bedroom — balcony, walk-in closet and en-suite — with two more en-suite bedrooms with built-in wardrobes. The villa is priced at 238,747 OMR, about $620,742, with handover confirmed for December 2027; District villas carry zero service fees, and Bank Nizwa financing is available through the developer.
Community & amenities
Yiti is
Muscat's new coastal district, 25 minutes from the capital
Yiti is a bay south of Muscat where several master-planned communities are rising at once: The Sustainable City – Yiti, the AIDA hillside project and the Yiti beachfront. The area keeps the feel of a mountain coast — beaches, wadis and hiking trails — while staying within half an hour of the city.
Yiti’s developments are Integrated Tourism Complexes: owners of any nationality hold freehold title and can apply for an Omani residence visa.
Resort living at an entry price
Sustainable District – Courtyard Villa 3 Bedroom in detail
Three en-suite bedrooms plus maid's
Every bedroom has its own bathroom; the maid's room downstairs has one too, and there is a powder room for guests.
Private patio, garden and service yard
Two floors wrap around a private patio; a garden with an outdoor sitting area in front and a separate service area at the back.
Zero service fees on a car-free sikka
The house looks onto a shaded pedestrian lane, not a road, and District owners pay no service fees — the city pays its own way.
Freehold and a residence visa
The Sustainable City – Yiti is an ITC: any nationality owns the villa outright and can apply for an Omani residence visa.
Why invest in Sustainable District – Courtyard Villa 3 Bedroom
Off-plan courtyard villa, West District
256 m² built-up (238 m² GFA) — the most affordable house type in The Sustainable City – Yiti.
Long-term family tenants
Three en-suite bedrooms with a maid's room and garden match the families drawn by the community's K-12 school and clinics.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa; Bank Nizwa financing through the developer's partnership.
Zero service fees
The city pays its own way: District villas carry no service fees, and smart-home controls, insulated glazing and efficient cooling cut the utility bills.
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.
Yiti, Muscat
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Frequently Asked Questions
Who develops the Sustainable District villas?
Diamond Developers, part of SEE Holding, in a joint venture with OMRAN Group, Oman's national tourism developer; the sales agreement is signed directly with the developer.
What exactly is the villa?
A two-storey courtyard villa of 256 m² built-up (238 m² GFA) in the West District: three en-suite bedrooms, maid's room with bathroom, family space on each floor, living and dining room opening to a private patio, open-plan equipped kitchen, powder room, laundry, store, balcony, private garden and service yard, facing a sikka walkway.
What is the price and how do I pay?
238,747 OMR, about $620,742. The developer offers flexible payment plans and Shari'ah-compliant financing via Bank Nizwa — send us a message for the current schedule.
When is handover?
December 2027, confirmed by the developer; the villa is sold off-plan and carries zero service fees after handover.
Can foreigners buy property here?
Yes. Yiti 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.