Hay Wadi Zaha – Studio
Hay Wadi Zaha Studio is an off-plan studio of 56 m² in Hay Wadi Zaha, a residential neighbourhood of Sultan…
from $129,675 Details
Property type
Studios
8 listings · 5 projects, 3 homes from $129,675 to $171,545 2–4 bedrooms Studios · Apartments · Villas · Townhouses handover 2026–2028
Buying guide
Studios in Oman: the lowest entry ticket, and where it exists
A studio is the cheapest way into a new Omani community and is offered in fewer places than any other type. On our cards the format exists in Sultan Haitham City, where Hay Wadi Zaha and Yenaier Residence sell the lowest-priced homes in the capital; in Yiti, where The Plaza has studios above the community's shops; in Muscat Bay inside Zen Residences; in Jebel Sifah at The Beachfront and Solaris Residences; and in Salalah at Mira Ocean Estates beside Hawana Salalah. Al Mouj Muscat, AIDA and Shatti Al Qurum start at one bedroom.<br />
Every studio we list is sold off-plan by the developer on an instalment plan, so the table above shows the entry price per project.
Five communities, two marketsCity studios in Sultan Haitham City are bought for living or long-term letting; resort studios in Jebel Sifah, Muscat Bay, Yiti and Salalah are bought as lock-and-leave holiday homes.
Open to any nationalityEach studio sits in an Integrated Tourism Complex, in the Sultan Haitham City freehold zone or in a project the developer sells as freehold for foreigners.
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.
Studios in Oman by community: prices and availability
| Community | Listings | Entry price | Bedrooms |
|---|---|---|---|
| Jebel Sifah | 2 | from $142,987 | 2 – 3 bedrooms |
| Sultan Haitham City | 2 | from $129,675 | |
| Yiti | 2 | from $142,953 | 4 bedrooms |
| Muscat Bay | 1 | from $149,763 | 3 bedrooms |
| Salalah | 1 | from $149,763 | 2 bedrooms |
Prices are the developers' current list prices for the cheapest unit in the catalogue; they change with every release.
Studios for sale
Mira Ocean Estates
Mira Ocean Estates is a coastal project by Mira Developments in Salalah, southern Oman. It brings a hotel-style format to…
from $149,763 Details
Solaris Residences
Solaris Residences is an apartment building by Muriya inside Jebel Sifah, the marina resort an hour south-east of Muscat. The…
from $171,545 Details
The Beachfront
The Beachfront is a low-rise cluster by Muriya on the first line of Jebel Sifah, between the marina and the…
from $142,987 Details
The Plaza – Studio
The Plaza Studio is an off-plan studio of about 52 m² with one bathroom in The Plaza, the apartment quarter…
Price on request Details
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…
from $142,953 Details
Yenaier Residence – Studio
Yenaier Residence Studio is an off-plan studio of 72 m² in Yenaier Residence, an apartment neighbourhood of Sultan Haitham City…
from $136,882 Details
Zen Residences
Zen Residences is a low-rise apartment project by Zen Development and Investment in Muscat Bay, the coastal community south of…
from $149,763 Details
How to choose
Decide who will sleep in the studio. If it is you, working in Muscat, Sultan Haitham City is the practical choice: a new city in Seeb with schools, clinics and parks planned into each neighbourhood, a short drive from the expressway and the airport, and the lowest ticket in the capital. If it is a holiday guest, choose by the resort: Jebel Sifah has a marina, golf and a beach club under an hour from Muscat; Muscat Bay is a finished valley with a Jumeirah hotel; Yiti puts The Plaza above the shops of a net-zero community; and Salalah has a monsoon season that fills the coast with visitors from across the Gulf every summer.
What it costs and what drives the price
The table above shows the live developer price of each studio or the project it belongs to. The Sultan Haitham City studios are the lowest-priced homes in our whole catalogue; the resort studios in Jebel Sifah, Muscat Bay, Salalah and Yiti follow, and The Plaza studio is released on request.
- Size and layout: a studio with a separate kitchen or a balcony sits above a plain open plan.
- Setting: a resort with hotel, marina and beach club costs more per square metre than a city block, and lets for more.
- Furnishing: resort studios are often delivered furnished for letting; check what the plan includes.
- Payment plan: a longer instalment schedule on a city project lowers the cash needed at reservation.
Ownership and residency
Jebel Sifah, 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. 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 value thresholds we confirm at the time of purchase rather than quote in advance. Mira Ocean Estates in Salalah is sold by its developer as freehold for any nationality with residency eligibility; it has no ITC designation of its own, so we confirm the title wording with the developer before you reserve.
Compared with other property types
The next step up is a one-bedroom apartment, which exists in every community including Al Mouj Muscat, AIDA and Shatti Al Qurum, where studios do not. Penthouses add the top floor and terrace; townhouses and villas bring a garden and a pool, and the mansion category is a single hillside house in Muscat Bay.
Studios: frequently asked questions
How much does a studio cost in Oman?
The table above shows the live developer price of each studio we list. The Hay Wadi Zaha and Yenaier Residence studios in Sultan Haitham City are the lowest-priced homes in our catalogue; the resort studios in Jebel Sifah, Muscat Bay, Salalah and Yiti follow, and The Plaza studio in Yiti is priced on request.
Can a foreigner buy a studio in Oman?
Yes. Jebel Sifah, Muscat Bay and Yiti are Integrated Tourism Complexes with freehold for any nationality and an owner's residence visa. Sultan Haitham City is a designated freehold zone where any nationality registers title and residency follows the government's investor programme. Mira Ocean Estates is sold as freehold by its developer, and we confirm the title wording before reservation.
Where are studios available, and where not?
On our cards studios exist in Sultan Haitham City (Hay Wadi Zaha, Yenaier Residence), Yiti (The Plaza), Muscat Bay (Zen Residences), Jebel Sifah (The Beachfront, Solaris Residences) and Salalah (Mira Ocean Estates). Al Mouj Muscat, AIDA, Hawana Salalah, Muscat West and Shatti Al Qurum start at one bedroom.
Is a studio better for living or for renting out?
A Sultan Haitham City studio suits a single resident working in Muscat or a long-term let to one. Resort studios in Jebel Sifah, Muscat Bay, Yiti and Salalah are built for short stays: the hotel, marina or monsoon season brings the guests, and the resorts have their own management desks.
What should I check before reserving a studio?
Whether the unit is delivered furnished, the exact floor and orientation, whether short-term letting is allowed and who manages it, the service charge, the handover date and escrow account in the contract, and the title wording for the community, since studios are sold under three different ownership regimes across Oman.