LUMA Residences – 3-Bedroom Villa with Private Pool in Muscat Bay, Muscat
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, the Eagle Hills 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
Eagle Hills Properties – the Abu Dhabi developer of Mandarin Oriental Muscat and the Muscat Bay releases
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 Muscat its own project is The Residences at Mandarin Oriental on the Shatti Al Qurum beach, developed by Eagle Hills Muscat, a joint venture with Izz International, and managed by Mandarin Oriental Hotel Group: 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.
The second address we list under Eagle Hills is Muscat Bay in Bandar Jissah, the OMRAN-backed resort village with the five-star Jumeirah Muscat Bay hotel, where the ZEN Residences and LUMA Residences releases add apartments, townhouses and villas to a community that is already open. Both locations are Integrated Tourism Complexes: owners of any nationality hold freehold title and can 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 Eagle Hills is building in Muscat Bay, 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
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Frequently Asked Questions
Who develops and sells LUMA Residences?
Eagle Hills Properties, the developer of the LUMA cluster in Muscat Bay; 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 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?
VAT of 5% applies to the first sale from the developer; a registration fee of 3% is paid at handover. Oman has no personal income tax, no capital-gains tax on resale and no annual property 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.