Authored by the expert who managed and guided the team behind the Oman Property Pack
Yes, the analysis of Muscat's property market is included in our pack
In this article, we break down the current housing prices in Muscat so you can understand exactly what to expect in 2026.
We update this blog post regularly to make sure you always have access to the freshest data available.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Muscat.
Insights
- In Muscat, listings typically close about 6% below the asking price, which means buyers have real room to negotiate, especially for older apartments outside premium zones.
- The median home price in Muscat in 2026 sits around OMR 240,000 (about $624,000), but the average is higher at OMR 275,000 because luxury villas pull numbers up.
- Muscat property prices jumped roughly 18% in the past year, driven mostly by strong demand in master-planned communities like Al Mouj and Muscat Hills.
- Apartments make up about 55% of listings in Muscat, making them the most accessible option for first-time buyers and expats looking to invest.
- New-build homes in Muscat command a premium of around 25% per square meter compared to existing properties, thanks to modern amenities and lower maintenance needs.
- Prime waterfront areas like Al Mouj and Shatti Al Qurum reach OMR 2,400 to OMR 3,600 per square meter, while outer districts like Al Amerat drop to OMR 600 to OMR 950.
- Over the past 10 years, Muscat housing prices have grown about 40% in nominal terms, or roughly 25% when adjusted for Oman's low inflation rate.
- Entry-level buyers in Muscat can find older 1-2 bedroom apartments in Al Khuwair or Al Ghubrah starting around OMR 75,000 to OMR 110,000 (about $195,000 to $286,000).
- When you factor in registration fees, agent commissions, and potential renovation costs, expect to add 6% to 15% on top of your Muscat property purchase price.
- Foreign buyers in Muscat are largely restricted to Integrated Tourism Complexes like Al Mouj, which concentrates international demand and keeps prices elevated in those areas.
What is the average housing price in Muscat in 2026?
The median housing price is more useful than the average because it represents the true middle of the market, without being skewed by a handful of ultra-expensive villas that can distort the numbers.
We are writing this as of January 2026, using the latest data collected from authoritative sources that we manually double-checked.
The median home price in Muscat in 2026 is around OMR 240,000, which equals approximately $624,000 or €550,000. The average home price in Muscat in 2026 is higher at roughly OMR 275,000 (about $715,000 or €635,000) because high-end villas and prime projects push the mean upward.
About 80% of residential properties in Muscat in 2026 fall within a price range of OMR 120,000 to OMR 450,000, which translates to roughly $312,000 to $1.17 million or €275,000 to €1.04 million.
A realistic entry-level price range in Muscat in 2026 is OMR 75,000 to OMR 110,000 (about $195,000 to $286,000 or €170,000 to €250,000), which typically gets you an older 1-2 bedroom apartment of 55 to 85 square meters in neighborhoods like Al Khuwair or Al Ghubrah.
For luxury properties in Muscat in 2026, expect to pay between OMR 700,000 and OMR 2,200,000 (roughly $1.82 million to $5.72 million or €1.6 million to €5.1 million), which would typically buy you a new or recently renovated 4-6 bedroom villa of 350 to 600 square meters in prime areas like Al Mouj or Shatti Al Qurum with sea views and premium amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Muscat.
Are Muscat property listing prices close to the actual sale price in 2026?
In Muscat in 2026, properties typically close at about 6% below the listed asking price on average.
This happens because negotiation is culturally expected in Oman, and sellers often build in room for bargaining, especially for older or non-branded properties. The discount tends to be smaller (around 2-4%) for new units in managed projects like Al Mouj, where pricing is standardized and supply is controlled.
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What is the price per sq m or per sq ft for properties in Muscat in 2026?
As of January 2026, the median price per square meter in Muscat is around OMR 1,500 (about $3,900 or €3,450), while the median price per square foot is roughly OMR 139 (about $362 or €320). The average price per square meter is slightly higher at OMR 1,650 ($4,290 or €3,800) and the average per square foot is OMR 153 ($398 or €352) because premium listings pull the mean upward.
Waterfront properties and units in Integrated Tourism Complexes like Al Mouj have the highest price per square meter in Muscat in 2026, while car-dependent outer districts with older buildings like parts of Seeb or Al Amerat have the lowest, mainly due to longer commutes and less lifestyle appeal.
The highest prices per square meter in Muscat in 2026 are found in Al Mouj and Shatti Al Qurum, ranging from OMR 2,200 to OMR 3,600 per square meter ($5,700 to $9,400). The lowest prices are in Al Amerat and outer Seeb, ranging from OMR 600 to OMR 1,050 per square meter ($1,560 to $2,730).
How have property prices evolved in Muscat?
Compared to January 2025, Muscat property prices in 2026 have increased by about 18% in nominal terms. This jump is mainly due to sustained demand for well-managed, lifestyle-focused developments like Al Mouj and Muscat Hills, where foreign buyers can actually purchase property.
Looking back 10 years to January 2016, Muscat housing prices have risen approximately 40% in nominal terms, or around 25% when adjusted for inflation. This long-term growth reflects the shift toward master-planned communities and the concentration of foreign investment in Integrated Tourism Complexes.
By the way, we've written a blog article detailing the latest updates on property price variations in Muscat.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Muscat.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Oman versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Muscat in 2026?
In Muscat's residential market in 2026, apartments and condos make up about 55% of listings, followed by standalone villas at 20%, townhouses at 10%, compound villas at 7%, penthouses and duplexes at 5%, and other property types at 3%, reflecting that apartments are the most accessible product while villas dominate the high-value segment.
The average price for an apartment in Muscat in 2026 is around OMR 210,000 ($546,000 or €485,000), while condos with building amenities average OMR 260,000 ($676,000 or €598,000). Townhouses average OMR 300,000 ($780,000 or €690,000), standalone villas average OMR 430,000 ($1.12 million or €990,000), compound villas in gated communities average OMR 520,000 ($1.35 million or €1.20 million), and penthouses or duplexes average around OMR 600,000 ($1.56 million or €1.38 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Muscat?
- How much should you pay for a house in Muscat?
- How much should you pay for an apartment in Muscat?
- How much should you pay for a villa in Muscat?
- How much should you pay for a studio in Muscat?
How do property prices compare between existing and new homes in Muscat in 2026?
In Muscat in 2026, new-build properties command a premium of approximately 25% per square meter compared to similar existing homes.
This premium exists because new developments are typically located in master-planned communities with modern amenities, better parking, and professional management, plus buyers avoid immediate renovation or major maintenance costs that older buildings often require.
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How do property prices vary by neighborhood in Muscat in 2026?
Al Mouj is Muscat's flagship Integrated Tourism Complex, offering apartments and villas in a waterfront master-planned community with marina access, beaches, and retail. Prices in Al Mouj in 2026 range from OMR 450,000 to OMR 1,400,000 ($1.17 million to $3.64 million or €1.04 million to €3.22 million), driven by foreign ownership eligibility and lifestyle amenities that are hard to find elsewhere in Oman.
Qurum and Shatti Al Qurum are established premium neighborhoods close to embassies, beaches, and upscale dining, popular with expat families and diplomats. Property prices in Qurum in 2026 range from OMR 320,000 to OMR 1,800,000 ($832,000 to $4.68 million or €737,000 to €4.14 million) because of the central coastal location and mature infrastructure.
Muscat Hills offers a golf-adjacent, gated community feel with condos and villas that appeal to professionals and families seeking a managed environment. Prices in Muscat Hills in 2026 range from OMR 280,000 to OMR 900,000 ($728,000 to $2.34 million or €645,000 to €2.07 million), reflecting solid amenities without the peak waterfront premium.
You will find a much more detailed analysis by areas in our property pack about Muscat. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range (OMR / $) | Per sqm (OMR / $) | Per sqft (OMR / $) |
|---|---|---|---|---|
| Al Mouj | Expat / Lifestyle / ITC | 450k-1.4M / $1.17M-$3.64M | 2,400-3,600 / $6,240-$9,360 | 223-334 / $580-$870 |
| Shatti Al Qurum | Expat / Coastal / Premium | 400k-1.8M / $1.04M-$4.68M | 2,200-3,500 / $5,720-$9,100 | 204-325 / $530-$845 |
| Qurum | Expat / Central / Premium | 320k-1.2M / $832k-$3.12M | 1,900-3,000 / $4,940-$7,800 | 177-279 / $460-$725 |
| Muscat Hills | Expat / Golf / Managed | 280k-900k / $728k-$2.34M | 1,800-2,800 / $4,680-$7,280 | 167-260 / $435-$675 |
| Madinat Sultan Qaboos | Family / Central | 200k-650k / $520k-$1.69M | 1,300-2,000 / $3,380-$5,200 | 121-186 / $315-$485 |
| Azaiba | Family / Beach-Adjacent | 180k-600k / $468k-$1.56M | 1,200-1,900 / $3,120-$4,940 | 112-177 / $290-$460 |
| Ghubrah | Commute / Value-Central | 150k-500k / $390k-$1.30M | 1,050-1,700 / $2,730-$4,420 | 98-158 / $255-$410 |
| Al Khuwair | Commute / Budget-Central | 120k-420k / $312k-$1.09M | 950-1,500 / $2,470-$3,900 | 88-139 / $230-$360 |
| Bawshar | Family / Growing | 140k-520k / $364k-$1.35M | 900-1,450 / $2,340-$3,770 | 84-135 / $220-$350 |
| Seeb / Al Hail | Family / Value / Suburban | 95k-320k / $247k-$832k | 650-1,050 / $1,690-$2,730 | 60-98 / $155-$255 |
| Al Amerat | Entry / Value | 75k-240k / $195k-$624k | 600-950 / $1,560-$2,470 | 56-88 / $145-$230 |
| Ruwi / Muttrah | Heritage / Mixed | 110k-380k / $286k-$988k | 800-1,300 / $2,080-$3,380 | 74-121 / $190-$315 |
How much more do you pay for properties in Muscat when you include renovation work, taxes, and fees?
When buying property in Muscat in 2026, plan on adding roughly 6% to 15% on top of the purchase price to cover registration fees, agent commissions, legal costs, and any renovation work you might need.
If you buy a property around $200,000 (about OMR 77,000) in Muscat in 2026, expect to pay roughly OMR 5,000 to OMR 7,000 ($13,000 to $18,000) in fees and taxes, plus OMR 5,000 to OMR 10,000 ($13,000 to $26,000) if you do a light renovation. That brings your total to approximately OMR 87,000 to OMR 94,000 ($226,000 to $244,000).
For a property around $500,000 (about OMR 192,000) in Muscat in 2026, fees and taxes typically add OMR 12,000 to OMR 18,000 ($31,000 to $47,000), and a moderate renovation might cost OMR 15,000 to OMR 25,000 ($39,000 to $65,000). Your all-in cost would be roughly OMR 219,000 to OMR 235,000 ($570,000 to $612,000).
If you're purchasing a $1,000,000 property (about OMR 385,000) in Muscat in 2026, expect OMR 23,000 to OMR 35,000 ($60,000 to $91,000) in fees and taxes, with a premium renovation potentially costing OMR 40,000 to OMR 80,000 ($104,000 to $208,000). Your total investment could reach OMR 448,000 to OMR 500,000 ($1.16 million to $1.30 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Muscat.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Muscat
| Expense | Category | Estimated Cost (OMR / $) |
|---|---|---|
| Registration and transfer fees | Fees | Typically 2% to 4% of the purchase price. For a property worth OMR 200,000, this means OMR 4,000 to OMR 8,000 (about $10,400 to $20,800). These government fees cover the official transfer of ownership. |
| Agent or brokerage commission | Fees | Usually 1% to 2.5% of the purchase price, depending on whether the buyer pays or the fee is split with the seller. On a OMR 300,000 property, expect OMR 3,000 to OMR 7,500 (about $7,800 to $19,500). Some deals have the seller covering this cost entirely. |
| Legal review and contract admin | Fees | Typically OMR 500 to OMR 2,000 (about $1,300 to $5,200). This covers a lawyer reviewing the sale agreement and handling documentation. More complex transactions or foreign buyers may pay toward the higher end. |
| Bank valuation and mortgage setup | Fees | If you're financing your purchase, expect OMR 300 to OMR 1,500 (about $780 to $3,900). This covers the bank's property valuation and loan processing fees. Cash buyers can skip this expense. |
| Light renovation | Renovation | Approximately OMR 80 to OMR 150 per square meter (about $208 to $390 per sqm). This includes painting, minor repairs, and basic updates. For a 100 sqm apartment, budget OMR 8,000 to OMR 15,000 ($20,800 to $39,000). |
| Moderate renovation | Renovation | Approximately OMR 150 to OMR 300 per square meter (about $390 to $780 per sqm). This covers kitchen and bathroom upgrades, flooring replacement, and electrical updates. A 150 sqm townhouse would cost OMR 22,500 to OMR 45,000 ($58,500 to $117,000). |
| Premium renovation | Renovation | Approximately OMR 300 to OMR 600 per square meter (about $780 to $1,560 per sqm). This includes high-end finishes, custom cabinetry, and full mechanical system replacements. A 300 sqm villa could require OMR 90,000 to OMR 180,000 ($234,000 to $468,000). |
We made this infographic to show you how property prices in Oman compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Muscat in 2026 with different budgets?
With $100,000 (about OMR 38,500), options in Muscat are very limited as of January 2026. You might find a small studio of 35 to 45 square meters in Al Amerat, a 1-bedroom apartment of 45 to 55 square meters on the outer edge of Seeb that needs updating, or a compact 1-bedroom of 40 to 50 square meters in an older Ruwi building.
With $200,000 (about OMR 77,000) in Muscat in January 2026, you can buy a 1-bedroom apartment of 55 to 70 square meters in Seeb or Al Hail, a 1-2 bedroom apartment of 60 to 80 square meters in Al Amerat in decent condition, or an older 1-bedroom of 55 to 70 square meters in outer Al Khuwair.
With $300,000 (about OMR 115,000) in Muscat in January 2026, your options include a 2-bedroom apartment of 85 to 110 square meters in Al Khuwair, a 2-bedroom apartment of 90 to 120 square meters in Ghubrah, or a small 2-3 bedroom unit of 120 to 150 square meters in a value pocket of Bawshar.
With $500,000 (about OMR 192,000) in Muscat in January 2026, you can purchase a 2-bedroom apartment of 115 to 140 square meters in Madinat Sultan Qaboos, a 2-3 bedroom apartment of 130 to 160 square meters in Azaiba, or a newer 2-bedroom unit of 110 to 140 square meters in an entry-level Muscat Hills building.
With $1,000,000 (about OMR 385,000) in Muscat in January 2026, you can afford a 3-4 bedroom villa of 280 to 360 square meters in Azaiba in good condition, a large renovated 3-bedroom apartment of 180 to 230 square meters in Qurum, or a 3-bedroom townhouse of 240 to 320 square meters in a premium Bawshar development.
With $2,000,000 (about OMR 769,000) in Muscat in January 2026, you enter the luxury market with options like a 4-5 bedroom villa of 400 to 550 square meters in Shatti Al Qurum (newer or renovated), a 4-bedroom luxury villa of 350 to 500 square meters in Al Mouj (not top-tier but excellent quality), or a high-end penthouse of 250 to 350 square meters in Qurum or top-tier Muscat Hills.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Muscat.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Muscat, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Oman - Fixed Peg | This is Oman's central bank explaining the official exchange rate regime in clear terms. | We used this to anchor all USD conversions because the Omani rial is officially pegged. We then converted every OMR figure into dollars using the peg value it states. |
| Central Bank of Oman - Daily FX | This is the central bank's published rate sheet for major currencies including the euro. | We used this as a real-world cross-check for EUR/OMR around end-2025 as the closest available proxy to January 2026. We used that rate to validate our euro conversions. |
| IMF Article IV (Oman) | This is an IMF country report that explicitly documents the exchange rate arrangement. | We used this to corroborate the exact peg level (1 OMR = $2.6008). This makes our currency conversion verifiable from two independent top-tier institutions. |
| Properstar - Muscat Price Index | This is a large international property platform publishing a transparent, listing-based price index. | We used this as our primary level estimate for Muscat sale prices (median OMR per sqm for apartments and houses). We then built typical home totals by applying realistic unit sizes and a market-type mix. |
| Properstar - Oman Index | This provides a countrywide cross-check plus 12-month price variation data. | We used this to triangulate Muscat's level estimates (sqft vs sqm consistency) and to anchor our 1-year change estimate. We adjusted slightly upward for Muscat because prime submarkets are over-represented in listings. |
| Hamptons International Oman | This is a major brokerage and research brand publishing structured market guides with labeled submarkets. | We used this to identify prime expat submarkets and justify which neighborhoods typically price at a premium. We also used its rent bands as a reality check that our price tiers match real demand patterns. |
| World Bank - Oman CPI Data | This is a standard, widely used macro dataset with consistent cross-country methodology. | We used this to inflation-adjust our 1-year and 10-year comparisons so we can discuss real price change, not just nominal. We also used it to justify why Oman's inflation adjustment is usually small. |
| National Centre for Statistics and Information (NCSI) | This is Oman's official statistics agency providing demographic and economic data. | We used this to understand population distribution and housing demand patterns across Muscat. This helped us weight neighborhood importance in our analysis. |
| Ministry of Housing and Urban Planning | This is the government ministry responsible for housing policy and urban development in Oman. | We used this to understand regulatory frameworks and foreign ownership rules. This context helped explain why certain areas like Al Mouj command premium prices. |
| Knight Frank Research | This is a global real estate consultancy with established presence in the Gulf region. | We used their regional reports to cross-reference Muscat price trends against broader GCC patterns. This helped validate whether Muscat's movements were consistent with regional dynamics. |
| JLL MENA Research | This is a major global property services firm with dedicated Middle East coverage. | We used their market reports to understand commercial and residential market interactions. This helped us identify areas where office development is driving residential demand. |
| Savills Research | This is a global property advisor providing market intelligence across asset classes. | We used their reports to benchmark Muscat against other regional capitals. This context helped frame Muscat's relative affordability and investment appeal. |
| Bayut Oman | This is a major regional property portal with substantial Oman listings. | We used their listings to spot-check price ranges in specific neighborhoods. This provided granular validation of our broader estimates. |
| Property Finder Oman | This is one of the largest property portals operating in the MENA region. | We used their search tools to verify listing volumes by property type and area. This helped us estimate the market share breakdown by housing type. |
| Al Mouj Muscat (Official) | This is the official website of Muscat's flagship Integrated Tourism Complex. | We used their published price guides and community information to understand premium tier pricing. This was essential for accurately representing the luxury segment. |
| Muscat Hills (Official) | This is the official website of the Muscat Hills development. | We used their pricing information to benchmark the managed community segment. This helped position Muscat Hills accurately within the neighborhood hierarchy. |
| CBRE Research | This is the world's largest commercial real estate services company. | We used their GCC market outlooks to understand regional investment flows. This context helped explain demand patterns in Muscat's ITC developments. |
| Global Property Guide - Oman | This is an independent research platform focused on residential property markets worldwide. | We used their price-to-rent ratio data to validate whether our price estimates align with rental market dynamics. This served as an additional consistency check. |
| Numbeo - Muscat Property | This is a crowd-sourced cost of living database with property price submissions. | We used their price-per-sqm estimates as a third-party comparison point. While not our primary source, it helped confirm our figures were in a reasonable range. |
| Reuters - Commodities | This is a major global news agency with real-time financial and commodity data. | We used their oil price tracking to understand Oman's economic context. Oil revenues significantly impact government spending and overall property demand. |
| IMF - Oman Country Page | This is the International Monetary Fund's official country analysis hub. | We used their economic outlook reports to understand Oman's fiscal position. This context helped frame the sustainability of current price trends. |
| World Bank - GCC Overview | This is the World Bank's regional analysis covering Gulf Cooperation Council countries. | We used their economic indicators to compare Oman's trajectory with neighbors. This regional context informed our discussion of 10-year price changes. |
| Oman Real Estate Association | This is the professional body representing real estate practitioners in Oman. | We used their market commentary to understand local transaction practices. This informed our estimates of the gap between listing and sale prices. |
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