LUMA Residences – 3-Bedroom Townhouse with Maid's Room in Muscat Bay, Muscat
- Type
- Townhouse
- Bedrooms
- 3 Bedroom
- Location
- Muscat Bay, Muscat, Oman
- Payment plan
- Developer plan
- Rental
- Short- and long-term rental allowed
- Developer
- Muscat Bay (OMRAN)
About the three-bedroom townhouse at LUMA Residences
LUMA Residences 3-Bedroom Townhouse is a three-storey townhouse of 206.5 m² built-up area (242 m² in total with the 36 m² terrace) in LUMA Residences, a cluster of Muscat Bay. Three bedrooms with dressing rooms, three bathrooms plus a guest toilet, a maid’s room, a laundry, a kitchen with a separate back kitchen, a private garden on a 204 m² plot and two parking spaces. Price from $518,843 (199,555 OMR); sold off-plan with freehold title for any nationality.
LUMA Residences – 3-Bedroom Townhouse
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Layouts & types
Floor plans
Muscat Bay – the resort village master-developed by OMRAN
Muscat Bay is master-planned and developed by OMRAN Group, the tourism development arm of the Sultanate of Oman, with Saraya as co-shareholder. OMRAN built the community's backbone — the five-star Jumeirah Muscat Bay hotel on the beach, the lagoon, the village green with shops, restaurants, pools and play areas, the roads and utilities — and sells the villa and apartment collections directly: the Wajd Senses hilltop villas, the Nameer island villas, the Zaha clubhouse villas, the Sky Garden penthouses and the Bay Residences apartments. Partner developers add new apartment releases inside the bay.
The village is low-density by design: 260 residences in a secluded valley between the Al Hajar mountains and the Gulf of Oman, 20 minutes from downtown Muscat, with only a few homes from the original portfolio still unsold. Buying from the master developer means the sales agreement is signed with the owner of the land and the community itself, with instalments paid to the project escrow account; Muscat Bay is an ITC, so owners of any nationality hold freehold title and may apply for an Omani residence visa.
A family townhouse with its own garden in Muscat Bay
LUMA Residences is the townhouse-and-villa cluster that the developer Muscat Bay is building in its own community, the gated bay between the mountains and the sea where the Jumeirah hotel, the beach and the village square already operate. This townhouse has 206.5 m² of built-up area over three levels and a total area of 242 m² once the 36 m² terrace is counted. The ground floor is the family floor: an entrance with a guest reception, a guest toilet, a combined living and dining room, an equipped kitchen with a separate dirty kitchen, a laundry and a maid’s room, plus a private garden and two parking spaces outside.
The first floor holds the master bedroom and the second bedroom, each with its own dressing room and bathroom; the top floor is a third bedroom suite, again with dressing room and bathroom. Residents share a clubhouse, pools, a gym, a basketball court, parks, playgrounds, cafés and shops. The home is sold off-plan by the developer at 199,555 OMR (about $518,843); the handover date is given on request.
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
LUMA Residences – 3-Bedroom Townhouse in detail
Private garden and two cars
A 204 m² plot with a landscaped private garden and two parking spaces at the door.
Three en-suite bedrooms
Every bedroom has its own dressing room and bathroom, spread over the first and top floors.
Maid's room and back kitchen
Service quarters, a laundry and a separate dirty kitchen keep the living floor tidy.
Freehold and a residence visa
Muscat Bay is an ITC: any nationality owns the townhouse outright and can apply for an Omani residence visa.
Why invest in LUMA Residences – 3-Bedroom Townhouse
206.5 m² over three floors
Built-up area 206.5 m², total 242 m² with the terrace, on a 204 m² plot.
Family rental format
Three-bedroom townhouses with a maid's room are the scarcest rental product in Muscat Bay.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa for the owner and family.
Jumeirah resort community
Hotel, beach, lagoon, clubhouse and village square inside the gated bay.
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.
Muscat Bay, Muscat
Location on the map
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Frequently Asked Questions
Who develops and sells LUMA Residences?
Muscat Bay, the developer of the whole community (formerly Saraya Bandar Jissah, a joint venture of OMRAN Group and Saraya Holding Oman); the sales agreement is signed with the developer.
What exactly is the townhouse?
A three-storey townhouse of 206.5 m² built-up area (242 m² total): living and dining room, equipped kitchen with a dirty kitchen, maid's room, laundry, guest toilet, three bedrooms with dressing rooms and bathrooms, a 36 m² terrace, a private garden and two parking spaces.
What is the price and how do I pay?
199,555 OMR, about $518,843. The developer's payment schedule is sent on request.
Is it ready?
No, the townhouse is sold off-plan; the handover date is given on request.
Can foreigners buy property here?
Yes. Muscat Bay is an Integrated Tourism Complex (ITC), where, as of the publication date, 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?
As of the publication date, VAT of 5% applies to the first sale from the developer and a registration fee of 3% is paid at handover; there is no capital-gains tax on resale and no annual property tax. A personal income tax law has been adopted and takes effect on 1 January 2028; as of the publication date there is no such 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.