The Sustainable City – Yiti – Net-Zero Community with Villas, Apartments and The Arc, Muscat
About The Sustainable City – Yiti
The Sustainable City – Yiti is a master-planned net-zero beachfront community on the bay of Yiti south of Muscat, developed by Diamond Developers (SEE Holding) in a joint venture with OMRAN Group, Oman’s national tourism developer. Three neighbourhoods share one master plan: the Sustainable District with 300-plus villas and zero service fees, The Plaza with 1,000-plus apartments above some 70 shops and restaurants (handover December 2027, five years without service charge), and The Arc — 132 Nikki Beach residences on the marina headland. Seventeen destinations, from the marina and beach to a K-12 school, wellness centre and equestrian centre, sit inside the community, which targets net zero by 2040. Phase one is sold out and phase two is selling; prices from $142,954 (54,982 OMR).
The Sustainable City – Yiti
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Layouts & types
Floor plans
Diamond Developers – the SEE Holding company behind The Sustainable City, from Dubai to Yiti
Diamond Developers is the development company of SEE Holding, the Dubai group whose businesses also include The Sustainable City brand, the waste company Tadweer and City Solar. Its model was proved at The Sustainable City in Dubai Land, the first operating sustainable community in the Middle East, handed over in 2016 on 5 million sq ft: solar roofs, car-free residential clusters, biodomes and farms, all wastewater reused for irrigation and no service charges for owners. The same blueprint now runs in Sharjah and on Yas Island in Abu Dhabi.
In Oman the company develops The Sustainable City – Yiti with OMRAN Group, the national tourism developer, through their joint-venture vehicle, the Sustainable Development and Investment Company: 86 hectares on the bay of Yiti, 30 km from central Muscat, with 300-plus villas, 1,000-plus apartments at The Plaza and the 132 Nikki Beach residences of The Arc, planned to reach net-zero emissions by 2040. Yiti is an Integrated Tourism Complex, so buyers of any nationality take freehold title and can apply for an Omani residence visa; Shari'ah-compliant financing is available through Bank Nizwa.
Three neighbourhoods, seventeen destinations and a 2040 net-zero target — a whole town on the Yiti coast
The Sustainable City – Yiti brings the proven Sustainable City model to Oman: up to 100% renewable energy, all wastewater recycled for irrigation, all waste diverted from landfill, electric mobility with EV charging throughout, indoor vertical farming, air-to-water drinking water and low-carbon materials, with net zero as the target for 2040. The master plan has three residential neighbourhoods. The Sustainable District holds more than 300 smart villas in two designs across the West and East districts, with zero service fees because the city pays its own way. The Plaza is the social centre — more than 1,000 apartments from studios to three-bedrooms above about 70 retail, dining and lifestyle outlets, handover confirmed for December 2027 and no service charge for the first five years. The Arc is the branded tier: 132 fully serviced Nikki Beach residences in a single curved building on the eastern headland, with the marina inside the curve.
Seventeen destinations sit inside the community: the marina with resident mooring, a north-facing beach, a sports complex, a wellness centre with clinics and spa, a four-star hotel and the five-star Nikki Beach Resort & Spa, a mosque, a K-12 school and nursery, the Green Spine promenade, Festival Park, the SEE Lab, the Sanad Autism Centre and an equestrian centre, linked by car-free, pet-friendly streets with jogging, cycling and e-buggy tracks. Yiti is an ITC, so any nationality owns freehold and can apply for a residence visa; Shari’ah-compliant financing is available through Bank Nizwa. Phase one is sold out and phase two is selling, from $142,954 (54,982 OMR).
Community & amenities
Yiti is
Muscat's new coastal district, 25 minutes from the capital
Yiti is a bay south of Muscat where several master-planned communities are rising at once: The Sustainable City – Yiti, the AIDA hillside project and the Yiti beachfront. The area keeps the feel of a mountain coast — beaches, wadis and hiking trails — while staying within half an hour of the city.
Yiti’s developments are Integrated Tourism Complexes: owners of any nationality hold freehold title and can apply for an Omani residence visa.
Resort living at an entry price
The Sustainable City – Yiti in detail
Three neighbourhoods, one master plan
Sustainable District villas with zero service fees, Plaza apartments above the retail centre, and The Arc's 132 Nikki Beach residences on the marina.
Net zero by 2040
Up to 100% renewable energy, recycled water, zero waste to landfill and electric mobility — the lowest running costs on the Muscat coast.
Seventeen destinations inside the community
Marina, beach, two hotels, K-12 school, wellness centre, sports complex, mosque and equestrian centre, on car-free streets.
Freehold and a residence visa
An ITC: any nationality owns outright and can apply for an Omani residence visa; Bank Nizwa financing through the developer's partnership.
Why invest in The Sustainable City – Yiti
Net-zero running costs
Zero service fees in the Sustainable District, five years without service charge in The Plaza, and utility bills cut by renewable energy and recycled water.
From $142,954
Plaza one- to three-bedrooms at 89,451–223,705 OMR, District villas at 238,747–455,618 OMR; the Plaza studio and Arc residences on request.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa; Shari'ah-compliant financing via Bank Nizwa.
Beach, marina and Nikki Beach
A north-facing beach, a marina with resident berths, a four-star hotel and the five-star Nikki Beach Resort & Spa inside the community.
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.
Yiti, Muscat
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Frequently Asked Questions
Who develops The Sustainable City – Yiti?
A joint venture of SEE Holding — parent of Diamond Developers, the company behind The Sustainable City in Dubai — and OMRAN Group, Oman's national tourism developer. The project won Best Sustainable Project and Best Sustainable Development at the 10th Dossier Construction Awards & Summit.
Which homes are offered?
Sustainable District: three- and four-bedroom courtyard and garden villas of 256–459 m² built-up with zero service fees. The Plaza: studios and one- to three-bedroom apartments above the retail outlets. The Arc: 132 fully serviced residences from two-bedroom duplexes to four-bedroom penthouses in the Øria, Ønda and Øpal collections, with Nikki Beach privileges.
What are the prices and the sales status?
Phase one is sold out and phase two is selling. Prices from $142,954 (54,982 OMR); Plaza one- to three-bedrooms are listed at 89,451–223,705 OMR and District villas at 238,747–455,618 OMR, while the Plaza studio and all Arc residences are priced on request.
When is handover and how do I pay?
The Plaza and the Sustainable District villas hand over in December 2027, confirmed by the developer; The Arc's date is given on request (as of July 2026 the frame is up, the marina basin filled and the breakwater in). Payment plans are fixed in the sales agreement, and Shari'ah-compliant financing is available through the developer's partnership with Bank Nizwa.
Can foreigners buy property here?
Yes. Yiti 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.