Muscat Bay – Apartments, Townhouses and Villas in a Resort Community with Jumeirah Hotel
- Type
- Apartments, townhouses & villas
- Bedrooms
- 1 – 5 Bedroom
- Location
- Muscat Bay, Muscat, Oman
- Payment plan
- Developer plan
- Rental
- Short- and long-term rental allowed
- Developer
- Muscat Bay (OMRAN)
About Muscat Bay
Muscat Bay is a master-planned coastal community in Bandar Jissah, 20 minutes from Old Muscat, developed by Muscat Bay, a joint venture of OMRAN Group and Saraya Holding Oman. Between the Hajar mountains and the Gulf of Oman it combines several clusters — apartment residences, townhouses, duplexes, standalone villas and mansions — with a private beach and lagoon, the five-star Jumeirah Muscat Bay hotel, tennis and padel courts, a spa and everyday infrastructure. Current offers start from OMR 80,555 for a one-bedroom apartment and reach OMR 237,555 for a three-bedroom villa with a private pool. Individual releases such as Zen Residences and LUMA Residences have their own pages.
Muscat Bay
Photo Gallery
Video
Jumeirah Muscat Bay and the bay from the air
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 finished bay, not a master plan on paper
What sets Muscat Bay apart from most off-plan offers in Oman is that the community already works: the Jumeirah hotel, the beach and lagoon, the restaurants, the supermarket and the sports courts are open. New releases add homes to an existing resort.
Muscat Bay is built as several clusters: apartment residences (Zen Residences, LUMA Residences among them), townhouses, duplexes, standalone villas and mansions, from one to five bedrooms. Current offers in the bay: 1-bedroom + study apartments of 76 m² from OMR 80,555; 2-bedroom + study corner apartments of 109 m² from OMR 113,555; 2-bedroom + maid’s apartments of 129 m² with garden view from OMR 140,000; 3-bedroom + maid’s townhouses of 206.5 m² from OMR 197,555; 3-bedroom + maid’s standalone villas of 265 m² with a private pool from OMR 237,555. Prices are per release and move with availability — ask us for the current list.
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
Muscat Bay in detail
Jumeirah hotel and private beach
Five-star hospitality, a beach and a lagoon already operating inside the community.
Apartments, townhouses and villas
Several clusters — from 1-bedroom apartments at OMR 80,555 to standalone villas with private pools and mansions.
Freehold and a residence visa
Muscat Bay is an ITC: any nationality owns outright and can apply for an Omani residence visa.
20 minutes from Old Muscat
Mountain coast within reach of the capital's offices, schools and airport.
Why invest in Muscat Bay
Operating resort
Hotel, beach, lagoon and dining are open today.
From OMR 80,555
1–5 bedroom apartments, townhouses, duplexes, villas and mansions across several clusters.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa.
Close to the city
Long-term tenants from Muscat plus holiday guests from the hotel.
No income or capital-gains tax
Rental income and resale profit stay with the owner.
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
Catalogue
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Other developments from our catalogue — compare prices, payment plans and locations.
Frequently Asked Questions
Who develops Muscat Bay?
The developer is Muscat Bay — formerly Saraya Bandar Jissah, renamed in 2017 — a joint venture set up in 2007 by OMRAN Group, the government's tourism investment arm, and Saraya Holding Oman. Each release has its own sales agreement with the developer.
Which homes are available?
Several clusters: apartment residences (Zen Residences, LUMA Residences), townhouses, duplexes, standalone villas and mansions, from one to five bedrooms. Current offers include 1- and 2-bedroom apartments of 76–129 m², 3-bedroom townhouses of 206.5 m² and 3-bedroom villas of 265 m² with a private pool.
What is the price?
Current offers start from OMR 80,555 for a 1-bedroom apartment (76 m²), from OMR 113,555 for 2 bedrooms, from OMR 197,555 for a 3-bedroom townhouse and from OMR 237,555 for a 3-bedroom villa with a private pool. Prices move with availability — send us a request for the current price lists.
How far is Muscat Bay from the airport?
About 40 minutes by car; Old Muscat and Muttrah are about 20 minutes away.
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.
