LUMA Residences at Muscat Bay – Apartments, Townhouses and Villas
- Type
- Apartments, townhouses & villas
- Bedrooms
- 1 – 3 Bedroom
- Location
- Muscat Bay, Muscat, Oman
- Payment plan
- 50% on handover
- Rental
- Short- and long-term rental allowed
- Developer
- Muscat Bay (OMRAN)
About LUMA Residences
LUMA Residences is a release of 240 freehold homes inside Muscat Bay, the 2.2 million m² coastal community in Bandar Jissah between the Hajar mountains and the Sea of Oman, home to the Jumeirah Muscat Bay hotel. It combines one-bedroom apartments of 106 m² with a 30 m² terrace, two-bedroom apartments of 113 m² with a private garden or a private entrance, 22 three-bedroom townhouses of 242 m² and 11 three-bedroom villas of 300 m² with an optional private pool. Prices from OMR 80,555.
LUMA Residences
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LUMA Residences
Video tour
Layouts & types
Floor plans
1-bedroom apartment with study or store
2-bedroom apartment, Type A with private entrance
2-bedroom apartment, Type A
2-bedroom apartment, Type B with private garden
3-bedroom townhouse – ground floor
3-bedroom townhouse – first floor
3-bedroom townhouse – second floor
3-bedroom villa – ground floor
3-bedroom villa – first floor
3-bedroom villa – second floor
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.
Three formats in one cluster: apartment, townhouse or villa
LUMA lets a buyer choose the format inside the same community. The one-bedroom apartment has 76 m² inside plus a 30 m² terrace facing the wadi, and a study or store room. The two-bedroom comes in two versions of 113 m²: Type A with a private entrance and a terrace, Type B on the ground floor with a private garden. The three-bedroom townhouse has 207 m² inside on a 194–271 m² plot, with a garden, a maid’s room and two parking spaces, and the three-bedroom villa has 265 m² inside on a 274–345 m² plot, with a maid’s room, a guest reception and an optional private pool. Signature, Middle Corner, Extreme Corner and Big Garden units are released as premium tiers.
Interiors use a calm, nature-led palette: beige stone-look porcelain tiles, satin-white walls, dark-grey quartz worktops and matching cabinetry. Owners receive the Muscat Bay Resident Club Card, which includes leasing and resale services, and share the community’s private beach, lagoon, Jumeirah hotel and everyday infrastructure.
Payment is spread over eight instalments: 2.5% on booking, 7.5% a month later on signing the sales agreement, 5% at six months, 5% at twelve months, three instalments of 10% at construction milestones and the remaining 50% on handover.
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 in detail
Inside Muscat Bay
A finished resort community: private beach, lagoon, Jumeirah hotel and restaurants on day one.
Apartment, townhouse or villa
240 homes in one cluster, from 106 m² apartments to 300 m² villas.
50% on handover
Only half the price is paid before the keys, in eight instalments.
20 minutes from Mutrah
Al Bustan, AIDA and Shangri-La Barr Al Jissah are 7–10 minutes away.
Why invest in LUMA Residences
Resort community with a hotel anchor
Jumeirah Muscat Bay and the beach are already there.
From OMR 80,555
One-bedroom apartments; villas from OMR 237,555.
50% on handover
2.5% on booking, 47.5% during construction, 50% on handover.
Freehold for any nationality
As of the publication date, Muscat Bay is an ITC: any nationality can own outright and apply for an Omani residence visa.
No tax on resale profit
As of the publication date, Oman has no capital-gains tax and no annual property tax.
The payment plan
Pay as it is built — 2.5/47.5/50 from the developer
Investment scenarios
Estimate your return
Move the sliders to model three exit strategies for this home. Figures are illustrative — not a guarantee of return.
Payment plan
How you pay for LUMA Residences
2.5/47.5/50 from the developer
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
Catalogue
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Other developments from our catalogue — compare prices, payment plans and locations.
Frequently Asked Questions
Who is the developer of LUMA Residences?
LUMA is a release inside Muscat Bay, whose master developer is Muscat Bay LLC — formerly Saraya Bandar Jissah, set up in 2007 as a joint venture between Omran, the government's tourism investment arm, and Saraya Holding Oman, and renamed Muscat Bay in 2017.
Which homes are offered?
240 homes: one-bedroom apartments of 106 m² (76 m² inside + 30 m² terrace) with a study or store room; two-bedroom apartments of 113 m², Type A with a private entrance or Type B with a private garden; 22 three-bedroom townhouses of 242 m² on 194–271 m² plots; and 11 three-bedroom villas of 300 m² on 274–345 m² plots with a maid's room and an optional private pool.
What is the starting price?
From OMR 80,555 (about USD 209,400 at the pegged rate) for a one-bedroom apartment; two-bedroom apartments from OMR 113,555, townhouses from OMR 199,555 and villas from OMR 237,555.
What is the payment plan?
2.5% on booking, 7.5% a month later on signing the sales agreement, 5% at six months, 5% at twelve months, three instalments of 10% at construction milestones (substructure, superstructure and MEP works) and 50% on handover.
How far is it from the city?
Mutrah and the Muscat business district are about 20 minutes away; Al Bustan Palace, AIDA and Shangri-La Barr Al Jissah are 7–10 minutes away.
What do owners get on top of the home?
The Muscat Bay Resident Club Card, which includes leasing and resale services, and access to the community's private beach, lagoon and facilities.
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.
