Oman property market data
Oman Property Price and ROI Report
Data as of 17 March 2026. This report is a dated snapshot of our research dataset and is reviewed quarterly.
Median asking prices, monthly rents, and gross rental yields for Muscat and Oman's ITC freehold zones, computed from active verified listings in Tamlik's market database. Free to cite with attribution.
Sale price per square metre by area
Median of asking prices for sale listings with a known built-up size. Areas shown have at least 5 qualifying sale listings.
| Area | Median OMR / m² | Sample |
|---|---|---|
| Yiti | 1,272 | 15 |
| Al Mouj | 1,080 | 49 |
| Muscat Bay | 1,050 | 17 |
| Jebel Sifah | 958 | 8 |
| Al Sifah | 945 | 7 |
| Muscat Hills | 762 | 33 |
Gross rental yields by segment
Gross yield = median monthly rent × 12 ÷ median sale price for the same area, property type, and bedroom count. Top 15 segments shown.
| Area | Type | Beds | Rent / mo | Sale price | Gross yield |
|---|---|---|---|---|---|
| Bosher | Apartment | 1 | OMR 250 | OMR 34,000 | 8.8% |
| Muscat Hills | Apartment | 3 | OMR 850 | OMR 118,000 | 8.6% |
| Azaiba | Apartment | 1 | OMR 250 | OMR 37,000 | 8.1% |
| Bawshar | Apartment | 1 | OMR 200 | OMR 29,962 | 8.0% |
| Al Qurum | Apartment | 1 | OMR 275 | OMR 44,000 | 7.5% |
| Bosher | Apartment | 2 | OMR 300 | OMR 48,500 | 7.4% |
| Azaiba | Apartment | 2 | OMR 323 | OMR 54,000 | 7.2% |
| Al Mouj | Townhouse | 3 | OMR 1,150 | OMR 195,000 | 7.1% |
| Al Qurum | Apartment | 2 | OMR 325 | OMR 55,000 | 7.1% |
| Muscat Hills | Apartment | 1 | OMR 350 | OMR 64,000 | 6.6% |
| Al Khuwair | Villa | 4 | OMR 500 | OMR 93,000 | 6.5% |
| Muscat Hills | Apartment | 2 | OMR 430 | OMR 85,000 | 6.1% |
| Al Qurum | Apartment | 3 | OMR 350 | OMR 70,000 | 6.0% |
| Al Mouj | Apartment | 1 | OMR 475 | OMR 97,000 | 5.9% |
| Al Mouj | Apartment | 2 | OMR 650 | OMR 155,000 | 5.0% |
ITC freehold zones: entry prices and yields
Integrated Tourism Complexes are the zones where foreigners can hold full freehold title. Small samples in some zones; treat these figures as directional.
| Zone | Entry price | Median gross yield | Sample |
|---|---|---|---|
| Al Mouj | OMR 76,000 | 5.7% | 366 |
| Muscat Hills | OMR 50,000 | 5.9% | 151 |
| Muscat Bay | OMR 58,000 | 3.9% | 33 |
| Yiti | OMR 74,000 | n/a | 19 |
| Jebel Sifah | OMR 49,500 | n/a | 8 |
Foreign buyers get full freehold title in these zones, with a renewable owner residency permit at any purchase price and 5 or 10 year investor visas from OMR 250,000. See the freehold property guide and the golden visa guide.
Apartment rent trends by area
Median monthly apartment rents, earliest tracked year versus latest.
| Area | Then | Now | Change |
|---|---|---|---|
| Azaiba | OMR 265 (2019) | OMR 400 (2026) | 50.9% |
| Al Qurum | OMR 298 (2019) | OMR 400 (2025) | 34.2% |
| Al Mouj | OMR 631 (2020) | OMR 800 (2026) | 26.8% |
| Muscat Hills | OMR 350 (2020) | OMR 397 (2025) | 13.4% |
| Al Khuwair | OMR 238 (2019) | OMR 255 (2025) | 7.1% |
| Bosher | OMR 302 (2019) | OMR 290 (2024) | -4.0% |
Oman in the GCC context
Independent 2025 market data (PwC Tax Summaries, Knight Frank, Bayut) puts Muscat ITC-zone prices per square metre roughly 44% to 56% below Dubai Marina, with no annual property tax in Oman and no personal income tax until 2028 (then a limited 5% only above OMR 42,000 a year).
Methodology
- All prices are medians of asking prices from active, verified listings in Tamlik's market database; sold prices are not public in Oman.
- Segments require at least 5 sale and 3 rent listings; thinner segments are excluded rather than estimated.
- Gross yield = median monthly rent × 12 ÷ median sale price for the matching segment. Costs (service charges, maintenance, vacancy) are not deducted.
- Asking prices typically close 3% to 10% below ask after negotiation; treat figures as a compass, not a contract.
- ITC-zone samples can be small; those figures are directional.
Cite this report
Free to cite with attribution and a link:
Source: Tamlik Oman Property Price and ROI Report (17 March 2026), tamlikoman.com/market-report/
Common questions
What is the price per square metre in Muscat?
Median asking prices per square metre vary by area. Among the areas with the largest sale samples, Yiti is the most expensive at around OMR 1,272 per square metre. The full table above lists each tracked area.
What is the average rental yield in Oman?
Gross rental yields in Muscat typically range from about 5% to 10% depending on area, property type, and size. The strongest tracked segment is currently 1 bedroom apartment in Bosher at 8.8% gross.
Can foreigners buy property in Oman?
Yes, in Integrated Tourism Complex (ITC) zones such as Al Mouj, Muscat Hills, Muscat Bay, Jebel Sifah, and Yiti, foreigners can hold full freehold title. Any freehold purchase qualifies for Oman's renewable owner residency permit; from OMR 250,000 buyers also qualify for the 5 or 10 year investor residency.
How do Oman property prices compare with Dubai?
Muscat ITC-zone prices per square metre are substantially below prime Dubai districts (independent 2025 market data puts the gap at roughly 44% to 56% versus Dubai Marina), while Oman levies no annual property tax and, until 2028, no personal income tax (then a limited 5% only above OMR 42,000 a year).
Where does this data come from?
All figures are medians of asking prices from active, verified listings in Tamlik's live market database, filtered for minimum sample sizes (at least 5 sale and 3 rent listings per segment). Asking prices typically close 3% to 10% below ask after negotiation.
How often is this report updated?
The figures come from a dated snapshot of our research dataset, and the report is reviewed quarterly. The exact as-of date is shown at the top of the page, so you always know how current the numbers are.