LUMA Residences at Muscat Bay – Apartments, Townhouses and Villas by Eagle Hills
About LUMA Residences
LUMA Residences is a release by Eagle Hills inside Muscat Bay, the coastal community south of Muscat with the Jumeirah Muscat Bay hotel. It combines one- and two-bedroom apartments of 75–109 m² with three-bedroom townhouses of 206 m² and three-bedroom villas of 265 m², around an indoor pool, a clubhouse, a kids’ pool and playgrounds, with valet parking. Prices from OMR 99,582.
LUMA Residences
Photo Gallery
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.
Three formats in one cluster: apartment, townhouse or villa
LUMA lets a buyer choose the format inside the same community: a one-bedroom apartment of 75 m² as a rental unit or a pied-à-terre, a two-bedroom of 109 m², a three-bedroom townhouse of 206 m², or a 265 m² villa for a family.
Residents share an indoor pool, a clubhouse, a barbecue area, a kids’ pool and playgrounds, and valet parking, while Muscat Bay adds the private beach, lagoon, Jumeirah hotel and everyday infrastructure.
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
One cluster, three formats, from 75 m² to 265 m².
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
A resort address within commuting distance of the capital.
Why invest in LUMA Residences
Resort community with a hotel anchor
Jumeirah Muscat Bay and the beach are already there.
From OMR 99,582
Apartments priced below the villa stock in the same bay.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa.
20 minutes from the city
Close enough to Muscat for long-term tenants, resort enough for holiday rentals.
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 is the developer of LUMA Residences?
Eagle Hills Properties, the Abu Dhabi-based developer behind Muscat Bay and Mandarin Oriental Residences Muscat.
Which unit types are offered?
One-bedroom apartments of 75 m², two-bedroom apartments of 109 m², three-bedroom townhouses of 206 m² and three-bedroom villas of 265 m².
What is the starting price?
From OMR 99,582 (about USD 259,000 at the pegged rate), developer prices with no brokerage fees.
What is the payment plan?
The developer offers an instalment plan tied to construction; the exact split is confirmed in the sales agreement — request the current version from our team.
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.