Mandarin Oriental Residences Muscat – Branded Apartments and Penthouses at Shatti Al Qurum
- Type
- Apartments & penthouses
- Bedrooms
- 1 – 4 Bedroom
- Location
- Shatti Al Qurum, Muscat, Oman
- Handover
- Ready
- Payment plan
- 25% + 3 × 25% after handover
- Rental
- Short- and long-term rental allowed
- Developer
- Eagle Hills Properties
About Mandarin Oriental Residences
Mandarin Oriental Residences Muscat by Eagle Hills are 156 branded homes in two waterfront towers on the Shatti Al Qurum beach, sharing the address with the new 150-key Mandarin Oriental, Muscat hotel. The buildings are completed and ready to move in: one-bedroom apartments of 70 m² to four-bedroom penthouses of 298 m², every one with a fitted kitchen, floor-to-ceiling glazing and views of the sea or the Hajar mountains. Residents get a private beach, a pool with a kids’ pool, a lounge and courtyard, and the hotel’s gym, spa and restaurants. Prices from OMR 171,964.
Mandarin Oriental Residences
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Mandarin Oriental Residences
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Layouts & types
Floor plans
Eagle Hills Properties – the Abu Dhabi developer of Mandarin Oriental Muscat
Eagle Hills is a private real-estate developer from Abu Dhabi led by Mohamed Alabbar, with master-planned waterfronts and hotel-branded homes in seventeen countries, from Albania, Serbia and Latvia to Bahrain, Jordan, Morocco and the Maldives. In Oman its project is The Residences at Mandarin Oriental on the Shatti Al Qurum beach in central Muscat, developed by Eagle Hills Muscat, a joint venture with Izz International, and managed by Mandarin Oriental Hotel Group: 156 finished homes from one-bedroom apartments of 70 m² to four-bedroom penthouses of 298 m², with a private beach, infinity pool, spa and the hotel's restaurants next door.
Shatti Al Qurum is an Integrated Tourism Complex: as of the publication date, owners of any nationality hold freehold title and can apply for an Omani residence visa.
Hotel-branded living on the capital's beach
The 156 residences are 41 one-bedroom, 84 two-bedroom and 29 three-bedroom apartments and two four-bedroom penthouses. Owners live with the hotel’s service: a 24-hour Mandarin Oriental concierge, a private residents’ entrance and drop-off, luggage and parcel handling with separate service lifts, and hotel services à la carte. Residents have their own pool with a kids’ pool, a lounge, a private courtyard and a games room, free use of the hotel gym, à la carte access to the spa, the hotel’s kids’ club and priority at its restaurants, and direct access to the sandy beach.
The homes are built, so payment is set for a ready property: 25% when you sign and take the keys, then three annual instalments of 25% over the three years after handover.
Shatti Al Qurum is central Muscat: the Royal Opera House, Qurum Park, the embassies and the city’s established hotels are minutes away, and the airport is about twenty.
Community & amenities
Shatti Al Qurum is
The capital's beachfront address
Shatti Al Qurum is the seafront district in the centre of Muscat: a long sandy beach, embassies, cafés, the Royal Opera House Muscat and the city’s established hotels are all within a few minutes. It is where Muscat residents go for the beach and the evening promenade.
New branded residences here are sold under the Integrated Tourism Complex framework, so buyers of any nationality can own freehold and apply for an Omani residence visa.
Resort living at an entry price
Mandarin Oriental Residences in detail
Mandarin Oriental services
Branded residences with hotel concierge, spa and dining at the door.
Shatti Al Qurum beachfront
The capital's prime beach address, central and established.
Apartments to penthouses
From 70 m² one-bedrooms to 298 m² four-bedroom penthouses.
Ready, with three years to pay
25% on signing, then 25% a year for three years after handover.
Why invest in Mandarin Oriental Residences
Branded residences
A global hotel brand on the title supports resale and rental pricing.
Central beachfront
Qurum beach, not a future coastline.
Freehold for any nationality
As of the publication date, buyers of any nationality own freehold and can apply for an Omani residence visa.
Ready to move in
Completed towers next to an operating Mandarin Oriental hotel.
No tax on resale profit
As of the publication date, Oman has no capital-gains tax and no annual property tax.
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
Viewing & reservation
1–5 daysSee the home in person or on a video call, then reserve it with a refundable fee while we check the documents.
Sales agreement & payment
1–2 weeksSign the developer's sales agreement and pay the price as set out in it.
Title registration
1–2 weeksThe sale is registered with the Ministry of Housing and the title deed is issued in your name.
Keys
on registrationThe home is already built: collect the keys and move in or hand it to a letting manager.
Shatti Al Qurum, Muscat
Location on the map
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Frequently Asked Questions
Who is the developer?
Eagle Hills Properties, the Abu Dhabi-based developer. It uses the Mandarin Oriental name under licence; the residences are not developed or sold by the Mandarin Oriental Hotel Group.
Which unit types are offered?
One-bedroom apartments of 70 m², two-bedroom of 132–136 m², three-bedroom of 185–189 m² and four-bedroom penthouses of 293–298 m².
What is the starting price?
From OMR 171,964 (about USD 447,000 at the pegged rate).
Are the residences ready?
Yes. The towers are completed; you take the keys when the sale is signed and registered.
What is the payment plan?
25% on signing and handover, then 25% at 12, 24 and 36 months after handover, directly with the developer.
What services do owners get?
A 24-hour Mandarin Oriental concierge, private residents' access and drop-off, luggage and parcel handling, hotel services à la carte, free use of the hotel gym and à la carte access to the spa.
Can owners let their homes?
Yes. Freehold owners can resell or let, including short lets, without restrictions from the developer.
Can foreigners buy property here?
Yes. Shatti Al Qurum 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.
