Hay Wadi Zaha – 2-Bedroom Penthouse
Hay Wadi Zaha 2 Bedroom Penthouse is an off-plan penthouse of 163 m² with a 64 m² terrace in Hay…
from $385,614 Details
Property type
Penthouses
5 listings · 1 projects, 4 homes from $385,614 to $1,315,800 1–4 bedrooms Penthouses · Apartments ready
Buying guide
Penthouses in Oman: top floors in five communities, from city blocks to a hotel beach
A penthouse in Oman is a top-floor home with a terrace the lower floors lack, and here it comes in two different forms. In Sultan Haitham City the penthouses of Hay Wadi Zaha and Yenaier Residence are two- and three-bedroom top floors in new city neighbourhoods, and they are the lowest-priced entries in the table above. On the coast the format changes: the Sky Garden duplex in Muscat Bay is a completed three-bedroom above the clubhouse, the Mandarin Oriental Residences on Qurum beach hold four-bedroom penthouses with hotel service, and The Arc in Yiti crowns its curved building with four-bedroom penthouses and sky gardens, priced on request.<br />
All five are open to buyers of any nationality.
Two markets in one categoryCity penthouses in Sultan Haitham City and resort penthouses in Muscat Bay, Shatti Al Qurum and Yiti differ in price, service and tenant as much as any two property types.
One completed homeThe Sky Garden penthouse in Muscat Bay is built and sold by the master developer, so it can be lived in without waiting for a handover.
Residence visa for ownersBuying in an Integrated Tourism Complex gives an owner of any nationality the right to an Omani residence visa for themselves and immediate family while they hold the title; outside the ITCs – Sultan Haitham City, Muscat West, Salalah – residency runs through the state investor programme.
Penthouses in Oman by community: prices and availability
| Community | Listings | Entry price | Bedrooms |
|---|---|---|---|
| Sultan Haitham City | 2 | from $385,614 | 2 – 3 bedrooms |
| Muscat Bay | 1 | on request | 3 bedrooms |
| Shatti Al Qurum | 1 | from $447,106 | 1 – 4 bedrooms |
| Yiti | 1 | on request | 4 bedrooms |
Prices are the developers' current list prices for the cheapest unit in the catalogue; they change with every release.
Penthouses for sale
Mandarin Oriental Residences
Mandarin Oriental Residences Muscat by Eagle Hills are branded homes on the Shatti Al Qurum beachfront, served by the Mandarin…
from $447,106 Details
Sky Garden Penthouse
Sky Garden Penthouse is a finished duplex penthouse on the third and fourth floors of a Muscat Bay residence, with…
Price on request Details
The Arc – Penthouse 4 Bedroom
The Arc – Penthouse 4 Bedroom is a four-bedroom penthouse of 680–698 m² with a covered terrace of up to…
Price on request Details
Yenaier Residence – 3-Bedroom Penthouse
Yenaier Residence 3 Bedroom Penthouse is an off-plan penthouse of 676 m² in Yenaier Residence, an apartment neighbourhood of Sultan…
from $1,315,800 Details
How to choose
Ask what the top floor is for. If it is a family home in the capital with a terrace instead of a garden, the city penthouses in Sultan Haitham City sit in walkable neighbourhoods a short drive from Seeb, the expressway and the airport, at a fraction of the coastal price. If it is a view and hotel service, Shatti Al Qurum puts you on Muscat’s own beach with the Mandarin Oriental next door, Muscat Bay gives a finished resort valley with a Jumeirah hotel twenty minutes from Old Muscat, and Yiti offers The Arc, a serviced building on a man-made island with Nikki Beach privileges and its own marina.
What it costs and what drives the price
The table above carries the live developer price of each penthouse; the city ones in Sultan Haitham City are the entry, the Mandarin Oriental and Yenaier three-bedroom are the upper band with a figure, and the Sky Garden and The Arc penthouses are released on request.
- Terrace and sky garden area: the open space is what you pay for, and at The Arc it can be larger than the interior.
- Service: hotel-managed buildings (Mandarin Oriental, Nikki Beach at The Arc) add concierge and a letting route, and a price step.
- Stage: the Sky Garden penthouse is completed; the others are sold off-plan on the developer’s schedule.
- Setting: a city neighbourhood, a hotel beach and a resort island are three different price levels for a similar room count.
Ownership and residency
Muscat Bay and Yiti are Integrated Tourism Complexes: a buyer of any nationality registers freehold title and can apply for an Omani residence visa as an owner. In Shatti Al Qurum the district itself is ordinary city land, but the Mandarin Oriental Residences hold ITC approval in their own right, so the same rule applies inside the building. Sultan Haitham City is a designated freehold zone outside the ITC system: title is registered in the buyer’s name and residency runs through the government’s investor programme, whose conditions we confirm at the time of purchase.
Compared with other property types
A penthouse buys the terrace and the view that an apartment in the same building lacks, at a higher ticket. A townhouse or villa gives a garden and a private pool instead, and the mansion category is a single hillside house. The studio is the opposite end of the scale and the lowest entry into Sultan Haitham City and Yiti.
Penthouses: frequently asked questions
How much does a penthouse cost in Oman?
The table above shows the live developer price of each penthouse we list. The two city penthouses in Sultan Haitham City are the entry point; the Mandarin Oriental Residences and the Yenaier three-bedroom form the upper band with a published figure; the Sky Garden penthouse in Muscat Bay and The Arc penthouse in Yiti are priced on request.
Can a foreigner buy a penthouse in Oman?
Yes. Muscat Bay and Yiti are Integrated Tourism Complexes with freehold for any nationality and an owner's residence visa; the Mandarin Oriental Residences carry their own ITC approval. Sultan Haitham City is a freehold zone where any nationality registers title and residency follows the government's investor programme.
Which penthouse suits living and which suits renting out?
For a family home in the capital, the Sultan Haitham City penthouses offer the most space for the money near schools and the expressway. For letting, hotel-managed buildings do the work: the Mandarin Oriental Residences serve Muscat's corporate and diplomatic tenants, and The Arc comes with concierge and Nikki Beach service.
Which penthouses are ready?
The Sky Garden duplex penthouse in Muscat Bay is completed and sold by the community's master developer. The Hay Wadi Zaha and Yenaier Residence penthouses, the Mandarin Oriental Residences stock and The Arc penthouse are sold on the developer's schedule; we confirm the status and the handover terms of each unit before you reserve.
What should I check before reserving a penthouse?
Whether the terrace or sky garden is included in the title area or granted as exclusive use, the service charge and what the building management covers, the payment schedule and escrow account, the handover date in the contract, the title wording for the community, and whether short-term letting is permitted.