Tamlik Market IntelligenceLive · 4,590 listings · 49 areas
0
OMR/month after all costs
0%0% return12%
Vacancy 1mo
·
Mgmt 8%
·
Repairs 5%
·
Ins 1%
·
Muni 3%
Empty months ?Months per year the property sits empty. 1 month is typical for Muscat.0
Management 8%0
Repairs 5%0
Insurance 1%0
Municipality 3% FIXED0
Gross annual rent0
You keep
OMR 0/yr
5yr: OMR 0
Tamlik managed ?3-5% per contract, not monthly. Zero fees during vacancy. Includes tenant sourcing, rent collection, maintenance.
Save 0/yr
These estimates use asking prices from Tamlik listings. This is not financial advice. Actual returns depend on your negotiated price, real vacancy, and property-specific costs.
Full ROI calculator
Mortgage leverage, cost breakdown, nationality comparison, 5-year projection
0
OMR total project cost
Land + fees + construction
Land price0
Transfer + legal + survey0
Built area250 sqm
Construction VerifiedOMR 300/sqm
Construction total0
⚖️ ITC land: Must start building within 4 years. Cannot sell during build period. Source: Royal Decree 12/2006
Land doesn't earn rent until built. Use the residential tab after construction to estimate income.
0
OMR/month estimated rent
Based on asking rents
Revenue per sqm/yr0
Annual rent0
Municipality 4%0
Management 10%0
Vacancy 10%0
Net annualOMR 0
Commercial tenants typically stay 3-7 years. Longer leases but harder to fill when vacant.
Return on money cannot be shown. We have rental data (214 shops, 136 offices) but almost no commercial sale prices.
GCC Comparison
40% cheaper. Same returns.
Muscat freehold zones vs the Gulf's most expensive markets.
Muscat
Avg freehold price per sqm
850 OMR
Dubai
88% more expensive per sqm
1,600 OMR
Doha
53% more expensive per sqm
1,300 OMR
6-10%
Rental returns
in Muscat
in Muscat
94%
Asking prices
close to sold
close to sold
+27%
Transaction growth
Jan '26 YoY
Jan '26 YoY
0%
Property tax
+ capital gains
+ capital gains
Full GCC comparison
6 markets, price bars, yield tables, residency matrix
Available now
Listings matching your calculator
Tenant demand
Where renters compete for units
Bigger bubble = more renters per property for sale.
All 49 areas
Shatti 9.4:1, highest demand pressure
Freehold zones
5 zones. 5 different bets.
The only areas where foreign nationals own property outright in Oman.
8.2
Al Mouj
5.8%
n=367
7.8
Muscat Hills
6.1%
n=153
6.9
Muscat Bay
3.9%
n=33
5.4
Yiti
-
Sale only
5.1
Jebel Sifah
-
Sale only
620 ITC listings totalEntry from OMR 49,500Returns 3.9-6.1%
Compare zones
M. Hills = best yield. Al Mouj = safest exit.
Market pulse
The market is moving
Jun '23Mar '26
80
new listings in February, an all-time high
Full timeline
7.5× more listings than mid-2023. NCSI: transactions up 27%.
Price intelligence
What it costs, what it earns, and where it pays off
4,590 listings · 49 areas
Updated weekly
Updated weekly
Price per sqm (sale) ?Median asking price ÷ property size. Based on listings with known size. Saturated
Avg rent / month ?Median monthly asking rent across all rental listings in that area.
How many renters vs buyers ?Rental listings ÷ sale listings. Higher = more tenants competing. 9:1 means 9 renters for every seller.
Shatti
9.4:1
Misfah
8.5:1
Azaiba
6.4:1
Al Mouj
3.4:1
Al Khoud
1.2:1
Entry price (cheapest sale) ?Lowest current asking price per area. Shows minimum budget to enter each market.
J. Sifah
49.5K
M. Hills
50K
M. Bay
58K
Yiti
74K
Al Mouj
76K
Top earners ?Annual rent ÷ purchase price. Only shown where 5+ listings exist on both sides.
Al Amerat
Villas
9.8%
Azaiba
Apartments
8.7%
Bosher
Apartments
8.3%
Bawshar
Apartments
8.1%
Al Qurum
Apartments
7.6%
Ghala
Apartments
6.6%
Muscat Hills
Apartments
5.9%
Al Mouj
Apartments
5.8%
Explore all 49 areas
Al Amerat villas earn 9.8%, highest in Muscat right now
Tax advantage
Zero tax. Seriously.
You keep more of what your property earns. Every dirham of rent is yours.
Annual property tax
Oman has none
0%
Capital gains on sale
Sell anytime, keep the profit
0%
VAT on residential rent
Exempt by law
0%
Income tax (from Jan 2028)
5% above OMR 42,000/yr. 99% unaffected
5%*
Sources: PwC Tax Summaries, Oman Tax Authority, Royal Decree 56/2025
Full tax breakdown
Compare: Dubai 5% VAT on commercial. Oman = 0% on residential.
Property management
Buy it. We handle the rest.
Tamlik finds tenants, collects rent, and handles maintenance so you don't have to.
Tenant sourcing & vetting
We find and screen tenants
Rent collection
Monthly deposits to your account
Repairs & maintenance
24/7 response. Your property stays earning
3-5% per contract
Not monthly. Zero fees during vacancy.
vs industry 8%
Learn more
3-5% per contract, not monthly.
Rent stability
Rents haven't moved in 6 years.
That's not a weakness. It's predictable income.
What this means: The rental income the calculator shows is stable. Muscat isn't Dubai. Your rents won't spike 30% or crash 20%.
Full timeline
6 years of data, 7 areas. Saturated