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This article explains the current housing prices in Muscat in 2026, using the latest data we have checked for the Muscat residential property market.
We constantly update this blog post so buyers can follow Muscat property prices without having to compare dozens of sources by themselves.
You will find simple price ranges for apartments, villas, townhouses, neighborhoods, buyer costs, and realistic budgets in Muscat.
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
- The average housing price in Muscat in 2026 is about OMR 170,000, but the median home is closer to OMR 118,000, because luxury villas lift the average.
- Muscat property prices in 2026 are split into two markets: normal city housing and premium lifestyle areas such as Al Mouj, Muscat Hills, and Qurum.
- Closed sale prices in Muscat are usually around 6% to 10% below listing prices, so asking prices on portals should not be read as final market prices.
- The Muscat residential market in 2026 is stronger for villas and land-backed homes than for normal apartments, which is why averages can be misleading.
- A realistic entry budget for a Muscat property in 2026 starts around OMR 35,000 to OMR 65,000, mainly for older small apartments in outer areas.
- Prime waterfront homes in Muscat can cost OMR 1,400 to OMR 2,400 per sqm, especially in Al Mouj, Muscat Bay, and Shatti Al Qurum.
- Older villas in Muscat can look affordable per sqm, but renovation costs can add 15% to 35% to the total buyer budget.
- A buyer with $300,000 can enter the better apartment market in Muscat, but not the best villa market in Al Mouj or Qurum.
- The 2026 Muscat housing market is about 12.5% more expensive than one year earlier in nominal Omani rial terms.
What is the average housing price in Muscat in 2026?
The median housing price in Muscat in 2026 is more useful than the average housing price, because the average is pushed up by expensive villas and waterfront homes.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Muscat in 2026 is about OMR 118,000, which is about $307,000 or €267,000. The average housing price in the Muscat market in 2026 is about OMR 170,000, which is about $443,000 or €384,000.
For around 80% of residential properties in Muscat in 2026, a realistic price range is OMR 45,000 to OMR 425,000, or about $117,000 to $1.11 million and €102,000 to €960,000.
A realistic entry range in Muscat in 2026 is OMR 35,000 to OMR 65,000, or about $91,000 to $169,000 and €79,000 to €147,000, which usually buys an existing 1-bedroom or small 2-bedroom apartment in Al Amerat, outer Seeb, or Al Khoud.
A typical luxury property in Muscat in 2026 costs about OMR 450,000 to OMR 1.2 million, or about $1.17 million to $3.13 million and €1.02 million to €2.71 million, which usually means a large villa or waterfront apartment in Al Mouj, Shatti Al Qurum, Muscat Bay, or Qurum.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Muscat.
Sources and methodology: we used NCSI Oman, Numbeo Muscat, Dubizzle Oman, Bayut Oman, and Savills Oman.
We used NCSI for market direction, Numbeo for price per sqm checks, and portals for current Muscat asking prices.
We then reduced asking prices by about 8% to estimate realistic closed prices in the Muscat residential market.
Are Muscat property listing prices close to the actual sale price in 2026?
In Muscat in 2026, actual sale prices are usually about 6% to 10% below listing prices, with 8% as a practical central estimate.
The gap exists because many Muscat sellers start with optimistic asking prices, while buyers still negotiate strongly in normal resale areas. The gap is smaller in Al Mouj and Muscat Hills, but it can be much wider for older villas, stale listings, or homes that need repairs.
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What is the price per sq m or per sq ft for properties in Muscat in 2026?
As of 2026, the median housing price in Muscat is about OMR 820 per sqm, or OMR 76 per sqft, which is about $2,135 per sqm, $198 per sqft, €1,852 per sqm, and €172 per sqft. The average housing price in Muscat is about OMR 950 per sqm, or OMR 88 per sqft, which is about $2,474 per sqm, $230 per sqft, €2,146 per sqm, and €199 per sqft.
The highest price per sqm in Muscat in 2026 is usually found in small prime waterfront apartments and ITC properties, while the lowest price per sqm is usually found in older large villas and outer-area apartments, because location, foreign-buyer eligibility, and building quality matter a lot.
The highest price per sqm in Muscat in 2026 is usually in Al Mouj, Muscat Hills, Muscat Bay, and Shatti Al Qurum, where prices often range from OMR 1,200 to OMR 2,400 per sqm. The lowest price per sqm is usually in Al Amerat, Maabilah, outer Seeb, and Al Khoud, where many homes sit around OMR 450 to OMR 850 per sqm.
Sources and methodology: we used Numbeo Muscat, Dubizzle Oman, Bayut Oman, and Savills Oman Q4 2025.
We compared apartment price per sqm benchmarks with live listings in Muscat’s prime, central, and outer neighborhoods.
We rounded the final ranges so the Muscat price per sqm data stays easy to read and close to observed values.
How have property prices evolved in Muscat?
Muscat property prices in 2026 are about 12.5% higher than one year ago in nominal Omani rial terms. The main reason is that villas, land-backed homes, and premium lifestyle districts rose faster than normal apartments.
Compared with two years ago, Muscat property prices in 2026 look clearly stronger, especially in prime residential areas. The recovery came from better demand for managed communities, waterfront housing, and higher-quality homes, while older ordinary stock moved more slowly.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Oman.
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.
Sources and methodology: we used NCSI Oman, The Arabian Stories NCSI summary, and The Arabian Stories inflation report.
We used the official NCSI price index direction and adjusted the Muscat estimate because apartments rose less than villas.
We used inflation data to separate nominal price growth from the likely real price increase.
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How do prices vary by housing type in Muscat in 2026?
In the Muscat property market in 2026, apartments make up about 45% of active residential listings, villas about 30%, townhouses about 10%, detached older houses about 8%, luxury waterfront apartments about 4%, and residential buildings about 3%, because Muscat has both a large apartment market and a strong family villa market.
As of 2026, normal apartments in Muscat average around OMR 95,000, or $247,000 and €215,000, while villas average around OMR 260,000, or $677,000 and €587,000. Townhouses are usually around OMR 210,000, or $547,000 and €474,000, older detached houses around OMR 135,000, or $352,000 and €305,000, and luxury waterfront apartments often around OMR 430,000, or $1.12 million and €971,000.
If you want to know more, you should read our dedicated analyses:
- 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?
Sources and methodology: we used Dubizzle Oman, Bayut Oman, and Savills Oman Q4 2025.
We grouped Muscat listings by property type and checked whether prices matched the broader market signals.
We treated portals as asking-price evidence, not as a complete record of closed sales.
How do property prices compare between existing and new homes in Muscat in 2026?
In Muscat in 2026, a new or recently built home usually costs about 18% to 28% more than a similar older home, with 23% as a useful central estimate.
This new-build premium exists because newer Muscat properties often have better parking, elevators, layouts, shared amenities, security, and lower immediate repair costs.
Sources and methodology: we used Dubizzle Oman, Bayut Oman, and Savills Oman Q1 2026.
We compared newer stock in Al Mouj, Muscat Hills, and Muscat Bay with older resale stock in central and outer areas.
We used a range because the new-build premium changes a lot by building quality and location.
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How do property prices vary by neighborhood in Muscat in 2026?
Al Mouj is one of the most expensive residential areas in Muscat in 2026, with apartments, townhouses, and villas usually ranging from about OMR 95,000 to OMR 650,000+, or $247,000 to $1.69 million+. Prices are high because Al Mouj is a managed waterfront community with marina access, retail, security, and strong recognition among foreign buyers.
Muscat Hills is an upper-mid to prime area in Muscat in 2026, with apartments, townhouses, and golf-area villas often ranging from about OMR 90,000 to OMR 380,000, or $234,000 to $990,000. Buyers pay more there because the area has newer stock, airport access, and a more international compound-style feel.
Al Amerat is one of the more affordable areas in Muscat in 2026, with many homes ranging from about OMR 35,000 to OMR 95,000, or $91,000 to $247,000. Prices are lower because Al Amerat is farther from the main coastal and central districts, and many properties are older or more basic.
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:
| Muscat neighborhood | Main market label | Typical home price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Al Amerat | Entry and value | OMR 35k to 95k, about $91k to $247k | OMR 450 to 700, about $1,172 to $1,823 | OMR 42 to 65, about $109 to $169 |
| Maabilah | Budget and outer commute | OMR 40k to 110k, about $104k to $286k | OMR 480 to 750, about $1,250 to $1,953 | OMR 45 to 70, about $117 to $182 |
| Outer Seeb | Entry and family | OMR 45k to 130k, about $117k to $339k | OMR 500 to 800, about $1,302 to $2,083 | OMR 46 to 74, about $120 to $193 |
| Al Khoud | Family and university | OMR 55k to 145k, about $143k to $378k | OMR 550 to 850, about $1,432 to $2,214 | OMR 51 to 79, about $133 to $206 |
| Al Hail | Airport and family | OMR 65k to 170k, about $169k to $443k | OMR 650 to 950, about $1,693 to $2,474 | OMR 60 to 88, about $156 to $230 |
| Azaiba | Commute and mixed stock | OMR 75k to 190k, about $195k to $495k | OMR 700 to 1,050, about $1,823 to $2,734 | OMR 65 to 98, about $169 to $255 |
| Al Ghubrah | Central and practical | OMR 70k to 180k, about $182k to $469k | OMR 650 to 1,000, about $1,693 to $2,604 | OMR 60 to 93, about $156 to $242 |
| Al Khuwair | Central and rental demand | OMR 80k to 210k, about $208k to $547k | OMR 750 to 1,150, about $1,953 to $2,995 | OMR 70 to 107, about $182 to $279 |
| Qurum | Established and premium | OMR 110k to 350k, about $286k to $911k | OMR 850 to 1,450, about $2,214 to $3,776 | OMR 79 to 135, about $206 to $352 |
| Madinat Sultan Qaboos | Family and schools | OMR 130k to 380k, about $339k to $990k | OMR 900 to 1,500, about $2,344 to $3,906 | OMR 84 to 139, about $219 to $362 |
| Muscat Hills | Expat and newer homes | OMR 90k to 380k, about $234k to $990k | OMR 900 to 1,700, about $2,344 to $4,427 | OMR 84 to 158, about $219 to $411 |
| Al Mouj | Prime and waterfront | OMR 95k to 650k+, about $247k to $1.69m+ | OMR 1,100 to 2,400, about $2,865 to $6,250 | OMR 102 to 223, about $266 to $581 |
Sources and methodology: we used Dubizzle Oman, Bayut Oman, and Numbeo Muscat.
We checked live asking prices by neighborhood and adjusted them to reflect likely negotiated prices.
We grouped neighborhoods by buyer profile because Muscat prices depend strongly on location, commute, and lifestyle quality.
How much more do you pay for properties in Muscat when you include renovation work, taxes, and fees?
In Muscat in 2026, a buyer should usually add 5% to 11% to the purchase price for a clean apartment or new home, and 15% to 35% for an older villa needing renovation.
For a Muscat property bought around $200,000, or about OMR 77,000, a normal buyer should often add about OMR 6,000 to OMR 8,000, or $16,000 to $21,000, for fees, basic checks, and light setup. The final all-in budget would often land near OMR 83,000 to OMR 85,000, or about $216,000 to $221,000.
For a Muscat property bought around $500,000, or about OMR 192,000, a buyer should often add about OMR 15,000 to OMR 22,000, or $39,000 to $57,000, especially in a managed building or newer community. The final all-in budget would often land near OMR 207,000 to OMR 214,000, or about $539,000 to $557,000.
For a Muscat property bought around $1,000,000, or about OMR 384,000, a buyer should often add about OMR 35,000 to OMR 80,000, or $91,000 to $208,000, depending on whether the property is new, managed, or needs renovation. The final all-in budget would often land near OMR 419,000 to OMR 464,000, or about $1.09 million to $1.21 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Oman.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Muscat
| Extra cost | Cost type | Estimated cost range in Muscat |
|---|---|---|
| Transfer or registration fee | Government cost | Budget 1% to 3% of the purchase price, and use 3% as a safer figure for foreign or ITC buyers. On a OMR 100,000 property, this means up to about OMR 3,000, or $7,800. |
| Title and admin fees | Government and admin | Usually about OMR 10 to OMR 300, or $26 to $780. This is small compared with the purchase price, but it should still be included in the buyer budget. |
| Agency commission | Professional fee | Often around 2% to 3% of the price. On a OMR 100,000 Muscat property, that means about OMR 2,000 to OMR 3,000, or $5,200 to $7,800. |
| Legal review | Professional fee | Usually about OMR 500 to OMR 2,000, or $1,300 to $5,200. The cost depends on the property, the buyer profile, and whether the ownership structure needs extra checks. |
| Bank and mortgage fees | Financing | If financed, budget around 0.5% to 1.5% of the loan or purchase value. On a OMR 100,000 property, this can add about OMR 500 to OMR 1,500, or $1,300 to $3,900. |
| Light renovation | Renovation | Budget about OMR 100 to OMR 180 per sqm, or $260 to $469 per sqm. This can cover basic updates, paint, minor repairs, and small finish improvements. |
| Full renovation | Renovation | Budget about OMR 220 to OMR 450 per sqm, or $573 to $1,172 per sqm. Older villas in Muscat can reach this range if bathrooms, kitchens, air-conditioning, and waterproofing need work. |
| Service charges | Ongoing building cost | In managed buildings, service charges often sit around OMR 0.5 to OMR 1.5 per sqm per month, or $1.30 to $3.90 per sqm per month. Prime communities can cost more if amenities are strong. |
| Furniture and appliances | Fit-out | Budget about OMR 3,000 to OMR 25,000, or $7,800 to $65,000. The range is wide because a small apartment and a large villa do not need the same furniture budget. |
Sources and methodology: we used Oman Property Investment, the Ministry of Housing and Urban Planning, and Royal Decree 79/2025.
We used private cost guides only for practical buyer-cost ranges, not for property price direction.
We cross-checked the cost logic with official regulatory sources and then rounded the results for easier budgeting.
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, or about OMR 38,000, the Muscat property market exists but is thin: you may find a 55 to 65 sqm existing 1-bedroom apartment in Al Amerat, a 45 to 55 sqm existing studio or compact 1-bedroom in Maabilah, or a 50 to 60 sqm existing 1-bedroom in outer Seeb.
With $200,000, or about OMR 77,000, you can often look at a 100 to 120 sqm existing 2-bedroom apartment in Al Ghubrah, a 110 to 130 sqm existing 2-bedroom apartment in Al Khoud or Al Hail, or a small older 130 to 180 sqm house or townhouse in Al Amerat or Maabilah.
With $300,000, or about OMR 115,000, you can often look at an 85 to 105 sqm existing 1-bedroom apartment in Al Mouj, a 110 to 140 sqm existing or recent 2-bedroom apartment in Muscat Hills, or a 130 to 160 sqm existing 3-bedroom apartment in Qurum.
With $500,000, or about OMR 192,000, you can often look at a 130 to 160 sqm existing 2-bedroom apartment in Al Mouj, a 230 to 300 sqm existing 3-bedroom townhouse in Muscat Hills, or a 250 to 350 sqm older 4-bedroom villa in Azaiba or Al Khuwair.
With $1,000,000, or about OMR 384,000, you can often look at a 300 to 420 sqm existing 3 or 4-bedroom villa in Al Mouj, a 400 to 550 sqm existing family villa in Qurum or Madinat Sultan Qaboos, or a 180 to 250 sqm new or recent premium apartment in Shatti Al Qurum or Muscat Bay.
With $2,000,000, or about OMR 768,000, the Muscat market is narrow but real: you can target a 500 to 700 sqm waterfront villa in Al Mouj, a 600 to 900 sqm premium villa in Shatti Al Qurum or Qurum, or a 300 to 450 sqm luxury penthouse-style apartment in Muscat Bay, Yiti, or Al Mouj.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Oman.
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 used | Why this source matters | How we used the source |
|---|---|---|
| National Centre for Statistics and Information, Oman | NCSI is Oman’s official statistics agency, so it is the best anchor for national real estate index and inflation data. | We used NCSI as the official anchor for market direction in Oman and Muscat. We also used NCSI-related inflation data to think about real price changes. |
| Oman News Agency and NCSI summary via The Arabian Stories | This report explains NCSI’s official real estate price index breakdown in plain language. | We used the article to cross-check the 2025 residential price surge. We treated it as a secondary report of official NCSI data, not as an independent price index. |
| Central Bank of Oman foreign exchange rates | The Central Bank of Oman is the official source for Omani rial exchange rates. | We used the June 2026 rates to convert OMR prices into dollars and euros. We rounded the final conversions so readers can understand the numbers quickly. |
| Central Bank of Oman fixed peg explanation | The Central Bank explains the official fixed peg of the Omani rial to the US dollar. | We used this source to keep USD conversions stable. We used the daily EUR rate separately because the euro changes against the dollar. |
| Savills Oman Property Market Report, Q4 2025 | Savills is a major international real estate consultancy with local Oman coverage. | We used Savills to understand Muscat’s prime residential market. We compared its market tone with NCSI data and live listing evidence. |
| Savills Oman Q1 2026 market update | This is a recent update from a recognized real estate consultancy active in Muscat. | We used this update to confirm that prime Muscat demand remained firm in early 2026. We also used it to validate which neighborhoods command buyer premiums. |
| Numbeo Muscat property prices | Numbeo is not official, but it gives a transparent crowd-sourced price-per-sqm benchmark with contributor details. | We used Numbeo only as a private-sector price-per-sqm check. We did not use Numbeo alone, because portal listings and official index direction matter too. |
| Dubizzle Oman and OLX Muscat listings | Dubizzle is one of the main live property listing marketplaces in Oman. | We used Dubizzle to sample asking prices in Al Mouj, Muscat Hills, Seeb, Al Amerat, Qurum, and other areas. We adjusted asking prices downward to estimate more realistic sale levels. |
| Bayut Oman Muscat listings | Bayut gives useful property type, price, and surface information for Muscat listings. | We used Bayut to cross-check listed apartments and villas in prime areas. We used it for neighborhood and product examples, not as a formal transaction index. |
| Ministry of Housing and Urban Planning overview | This is the official government entry point for the authority responsible for housing and urban planning. | We used this source to identify the competent authority for property registration and planning. We also used it to keep buyer-cost assumptions grounded in the correct institutional context. |
| Royal Decree 79/2025, Law Regulating Real Estate | Decree.om publishes Omani legal instruments and is useful for checking the legal framework. | We used this decree to understand that Oman’s real estate regulation was being updated in 2025 and 2026. We did not use it to price Muscat property directly. |
| Oman property cost and tax guide | This private-sector guide gives a clear buyer-cost breakdown and references the Ministry process. | We used it only for transaction-cost ranges such as transfer fees, agent fees, legal checks, and ownership costs. We cross-checked those ranges against government and legal sources. |
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