Jebel Sifah Villas: Jebel Sifah Farms, Olive Farms or Raya?
Jebel Sifah villas start from $194,964 at Olive Farms and $195,000 for a 1-bedroom Jebel Sifah Farms villa, while Raya is available on request. All three collections sit within Jebel Sifah, offer ITC freehold ownership and permit short- and long-term rental, but they suit different budgets, layouts and payment preferences.
For buyers comparing Jebel Sifah villas, the entry point is close: Olive Farms starts from $194,964 (74,986 OMR), while Jebel Sifah Farms starts from $195,000 (75,000 OMR) for a 1-bedroom villa. The more meaningful decision is not the $36 gap. It is whether you want a defined one-bedroom entry unit, a broader 1–3 bedroom villa range, or a 2–3 bedroom villa collection with pricing provided on request.
Jebel Sifah is a coastal ITC destination developed by Muriya Tourism Development. As of the publication date, its ITC status is relevant for international purchasers because the ownership route is freehold rather than a standard leasehold arrangement. The comparison below focuses on the published product facts rather than projected yield or resale assumptions.
Three villa collections, three starting points
Jebel Sifah Farms: the clearest entry price
Jebel Sifah Farms – 1-Bedroom Villa (from $195,000) is the most direct option for a buyer who wants to see a defined starting price for a compact villa format. The collection also includes a 2-bedroom villa from $257,400 (99,000 OMR) and a 3-bedroom farmhouse from $312,000 (120,000 OMR). That creates a $117,000 spread between the published 1-bedroom entry point and the 3-bedroom farmhouse reference point. If you are still choosing between Muriya destinations, see our Jebel Sifah vs Hawana Salalah comparison.
This structure works well for a buyer who has already decided that a smaller home is enough for a second-home plan, while retaining a larger-format route within the same collection. Before reserving, ask for the exact unit plan, plot position, included specification and current developer price sheet; these details should be fixed in the sale contract.
Olive Farms: the lowest published entry price
Olive Farms (from $194,964) starts from 74,986 OMR and covers 1–3 bedroom villas. Its published 10/82/8 payment plan is a key differentiator for buyers who want to assess cash-flow timing alongside the starting price. Do not assume that a payment structure from another Jebel Sifah collection applies here: payment milestones must be confirmed for the selected unit and recorded in the contract.
At only $36 below the stated entry price for Jebel Sifah Farms, Olive Farms is not a radically cheaper alternative. Its practical advantage is a published 10/82/8 payment plan alongside a similar 1–3 bedroom choice. It therefore deserves attention from buyers who may begin with a one-bedroom budget but want a comparable two- or three-bedroom option before making a final decision.
Raya: for buyers who prioritise two or three bedrooms
Raya (Price on request) is available in 2–3 bedroom villas and has a published 10/90 payment plan. Because the price is on request, it cannot be ranked honestly against the $194,964 and $195,000 entry figures above. Ask for a dated developer quotation for the precise villa type, then compare the total contractual price rather than treating a headline price from another collection as a substitute.
Raya is the logical shortlist candidate when a one-bedroom villa is not part of your brief. It can also be the more efficient comparison if your household needs two bedrooms now or expects regular family use. The absence of a published starting figure is not a reason to fill the gap with a market estimate; it is a reason to request the current price and availability in writing.
The published entry prices are $194,964 for Olive Farms and $195,000 for a 1-bedroom Jebel Sifah Farms villa. Raya has no published price and should be assessed only after receiving an up-to-date developer quotation for the chosen 2- or 3-bedroom villa.
How the payment plans change the buying decision
Olive Farms uses a published 10/82/8 plan, while Raya uses a published 10/90 plan. These figures describe different payment structures, so they should be reviewed beside the reservation form and sale-and-purchase documentation rather than reduced to a single “better” plan. Jebel Sifah Farms pricing is published for the 1- and 2-bedroom villas and the 3-bedroom farmhouse, but a payment-plan figure is not stated here and should be requested from the developer for the selected unit.
A typical second-home buyer should model the decision in two layers: first, the total purchase price and contractual payment dates; second, the recurring costs that will apply after ownership. We recommend keeping a reserve beyond the contractual instalments for furnishing, utilities, community charges where applicable and the practical costs of managing a home from abroad.
Ownership and rental use at Jebel Sifah
All three collections are within Jebel Sifah, are sold as ITC freehold property and allow short- and long-term rental. As of the publication date, Oman’s ITC ownership framework is based on Royal Decree No. 12/2006 and its subsequent amendments. For an international buyer, this makes the ownership structure a central part of due diligence, not a footnote after the design choice.
As of the publication date, foreign buyers registering a property purchase pay a 3% registration fee based on the property value, plus fixed fees of 5 OMR for the application, 25 OMR for the non-Omani transaction form, 10 OMR for the title deed and 2 OMR for the contract. These are purchase-registration costs, not rental charges. Confirm the final transaction calculation and eligibility documents before signing.
If your plan includes rentals, distinguish permission to rent from an operating forecast. Short- and long-term rental are allowed for these collections, but occupancy, management fees, furnishing standards and net income depend on the chosen unit and operating approach. We do not treat rental permission as evidence of a specific yield.
Do not compare Raya with the other two collections using an assumed price. Raya is listed as Price on request, and the exact villa price, availability and contractual terms must be confirmed with the developer before a reservation is made.
Which Jebel Sifah villa fits your brief?
Buyers who are still deciding between a villa and another home type should also review Villas across Oman. This prevents a narrow comparison from becoming a rushed commitment to one layout or one destination.
Our assessment: compare the contract, not just the headline
The most disciplined approach is to compare one exact unit from each viable collection. For Jebel Sifah Farms, confirm whether the 1- or 2-bedroom villa or the 3-bedroom farmhouse matches the way you will use the property. For Olive Farms, compare the bedroom options within the 1–3 bedroom range. For Raya, obtain the price before treating its 10/90 plan as a lower-cost choice.
For a buyer planning regular personal stays, two test visits at different times of day often reveal more about driving patterns, privacy and day-to-day comfort than a brochure does. For an investment-led buyer, the priority is different: verify the permitted rental route, total acquisition costs and management assumptions before considering any resale strategy.
Prices, availability, specifications and contract terms can change. This article is general information, not legal, tax or investment advice; obtain the current developer documents and independent professional advice before committing.
To compare a three-bedroom Jebel Sifah farmhouse with similar homes in Muscat Bay, Yiti and Sultan Haitham City, see 3 bedroom villa Muscat compare: Jebel Sifah, Muscat Bay, Yiti or Sultan Haitham City.
- Muriya
- Ministry of Heritage and Tourism
- Ministry of Housing and Urban Planning
Looking to buy property in Oman? Explore Oman Realty’s catalogue of freehold properties →
Jebel Sifah Villas FAQ
What is the starting price for Jebel Sifah villas?
Olive Farms starts from $194,964 (74,986 OMR), while a Jebel Sifah Farms 1-bedroom villa starts from $195,000 (75,000 OMR). Raya is listed as Price on request.
Which Jebel Sifah villa collection offers the lowest published entry price?
Olive Farms has the lowest published entry price at $194,964, which is $36 below the $195,000 starting price for a Jebel Sifah Farms 1-bedroom villa.
What bedroom options are available at Jebel Sifah Farms, Olive Farms and Raya?
Jebel Sifah Farms has published 1- and 2-bedroom villas and a 3-bedroom farmhouse. Olive Farms offers 1–3 bedroom villas. Raya offers 2–3 bedroom villas.
What payment plans are published for Olive Farms and Raya?
Olive Farms has a published 10/82/8 payment plan. Raya has a published 10/90 plan. Confirm the detailed milestones for the chosen unit in the sale contract.
Can foreigners buy Jebel Sifah villas?
As of the publication date, Jebel Sifah is an ITC and the three collections in this comparison are offered as freehold property. Buyers should confirm eligibility, unit documentation and registration requirements before signing.
Can Jebel Sifah Farms, Olive Farms and Raya be rented out?
Yes. Short- and long-term rental are allowed for all three collections. Rental permission does not establish a specific income level, so operating costs and management assumptions should be reviewed separately.
