LUMA Residences – 3-Bedroom Villa with Private Pool in Muscat Bay, Muscat
- Type
- Villa
- 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 villa at LUMA Residences
LUMA Residences 3-Bedroom Villa is a standalone corner villa of 264.7 m² built-up area (299.7 m² in total with a 35 m² terrace) on a 280 m² plot in LUMA Residences, a cluster of Muscat Bay. Three en-suite bedrooms with dressing rooms, a guest toilet, a maid’s room, a laundry, a kitchen with a separate back kitchen, a private pool, a 40 m² garden and three parking spaces. Price from $617,643 (237,555 OMR); sold off-plan with freehold title for any nationality.
LUMA Residences – 3-Bedroom Villa
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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 standalone villa with its own pool on a corner plot in Muscat Bay
LUMA Residences is the villa-and-townhouse 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 is a detached villa on a 280 m² corner plot: 264.7 m² of built-up area, a 35 m² terrace, a 40 m² private garden and a private swimming pool. The main level holds the entrance with a guest reception, a guest toilet, a combined living and dining room, a fully equipped kitchen with a separate dirty kitchen, a laundry and a maid’s room.
The master bedroom with its dressing room and en-suite bathroom opens directly onto the pool and garden level; the first floor has two more bedrooms, each with a dressing room and en-suite bathroom, around a small lobby. Three parking spaces come with the villa; residents share the clubhouse, pools, gym, basketball court, parks, cafés and shops. Sold off-plan by the developer at 237,555 OMR (about $617,643); 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 Villa in detail
Private pool and garden
Your own swimming pool and a 40 m² garden on a 280 m² corner plot, with no neighbour on one side.
Three en-suite bedrooms
Master suite by the pool, two further bedrooms upstairs, each with dressing room and bathroom.
Maid's room and three cars
Service quarters, laundry, a separate dirty kitchen and three parking spaces.
Freehold and a residence visa
Muscat Bay is an ITC: any nationality owns the villa outright and can apply for an Omani residence visa.
Why invest in LUMA Residences – 3-Bedroom Villa
264.7 m² standalone villa
Built-up 264.7 m², total 299.7 m² with the terrace, plot 280 m².
Villa with pool for premium lets
Detached villas with a private pool command the top rents in a resort with a five-star hotel.
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 villa?
A standalone corner villa of 264.7 m² built-up area (299.7 m² total) on a 280 m² plot: living and dining room, equipped kitchen with a dirty kitchen, maid's room, laundry, guest toilet, three bedrooms with dressing rooms and en-suite bathrooms, a 35 m² terrace, a 40 m² garden, a private pool and three parking spaces.
What is the price and how do I pay?
237,555 OMR, about $617,643. The developer's payment schedule is sent on request.
Is it ready?
No, the villa 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.