Authored by the expert who managed and guided the team behind the Oman Property Pack
Everything you need to know before buying real estate is included in our Oman Property Pack
Wondering how much it costs to buy a home in Oman in 2026?
This article breaks down current housing prices in Oman, from entry-level apartments to luxury villas in premium locations like Al Mouj and Muscat Hills.
We constantly update this blog post with the latest data so you always have access to fresh, reliable information.
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 Oman.
Insights
- The median home price in Oman in 2026 sits around OMR 95,000, but the average is nearly 50% higher at OMR 140,000 because luxury ITC properties pull the number up significantly.
- Integrated Tourism Complexes like Al Mouj command prices between 900 and 1,300 OMR per sqm, roughly double what you would pay in outer Muscat areas like Al Amerat or Al Maabilah.
- Oman housing prices have risen about 6% nominally over the past year, but after adjusting for inflation, the real gain is closer to 4%.
- Over the past decade, Oman property prices increased just 12% in nominal terms, and actually declined about 5% when adjusted for inflation.
- New-build homes in Oman typically sell for around 15% more than comparable existing properties, driven by lower maintenance risk and modern amenities.
- Closed sale prices in Oman are usually about 7% below listing prices, with negotiations ranging anywhere from 3% to 12% depending on the property.
- With $100,000, you can only afford a small 1-bedroom apartment in budget areas like Al Amerat, making Oman's entry point relatively high for foreign buyers.
- The government transfer fee alone adds about 3% to your purchase price, and total transaction costs typically range from 6% to 12% on top of the property price.
What is the average housing price in Oman in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a few ultra-expensive luxury properties.
We are writing this as of January 2026, using the latest data from authoritative sources like Oman's National Centre for Statistics and Information (NCSI) and Cavendish Maxwell, which we manually verified.
The median housing price in Oman in 2026 is OMR 95,000 (approximately $247,000 or €210,000), while the average housing price in the Oman market in 2026 is OMR 140,000 (approximately $364,000 or €309,000). The average is higher because luxury properties in Integrated Tourism Complexes create a long tail of expensive sales.
About 80% of residential properties sold in Oman in 2026 fall within the range of OMR 45,000 to OMR 320,000 (approximately $117,000 to $832,000 or €99,000 to €706,000).
A realistic entry range in Oman in 2026 is OMR 50,000 to OMR 70,000 (approximately $130,000 to $182,000 or €110,000 to €154,000), which can get you an existing 1 to 2-bedroom apartment of around 70 to 95 sqm in areas like Seeb or Al Maabilah with basic finishes.
A typical luxury property in Oman in 2026 ranges from OMR 500,000 to OMR 1,200,000 (approximately $1.3 million to $3.1 million or €1.1 million to €2.6 million), which includes newer 3 to 4-bedroom apartments or villas of 180 to 350 sqm in premium locations like Al Mouj or Muscat Hills with marina views and high-end amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Oman.
Are Oman property listing prices close to the actual sale price in 2026?
In Oman in 2026, closed sale prices are typically about 7% lower than listing prices, though the gap can range from 3% to 12% depending on the property.
This happens because negotiation is culturally expected in Oman, and most sellers price with bargaining room built in, especially outside ultra-prime ITC areas. The biggest variations occur with unique or older properties where comparable sales are hard to find, giving buyers more leverage to push on price.
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What is the price per sq m or per sq ft for properties in Oman in 2026?
As of January 2026, the median housing price per sqm in Oman is OMR 700 (approximately $1,820 or €1,540 per sqm), which translates to about OMR 65 per sqft ($169 or €144 per sqft). The average price per sqm in Oman in 2026 is OMR 850 (approximately $2,210 or €1,875 per sqm), or about OMR 79 per sqft ($206 or €174 per sqft).
Waterfront apartments and branded residences in Integrated Tourism Complexes like Al Mouj have the highest price per sqm in Oman in 2026 because of their scarcity, lifestyle amenities, and foreign ownership eligibility, while older properties in car-dependent outer areas have the lowest prices due to weaker demand and higher maintenance risk.
In Oman in 2026, the highest prices per sqm are found in Al Mouj and Muscat Hills, typically ranging from 900 to 1,300 OMR per sqm. The lowest prices per sqm are in areas like Al Amerat and Al Maabilah, where you can find properties at 350 to 650 OMR per sqm.
How have property prices evolved in Oman?
Compared to January 2025, housing prices in Oman have increased by about 6% in nominal terms, or roughly 4% after adjusting for inflation. This growth was driven by sustained demand in Muscat's Integrated Tourism Complexes and overall economic stability with low inflation.
Looking back 10 years to January 2016, Oman housing prices have risen only about 12% in nominal terms, which actually represents a decline of roughly 5% in real purchasing power. This modest performance reflects the challenging decade Oman's economy faced, including oil price volatility and structural reforms, with only selective recovery in prime Muscat areas more recently.
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 Oman.
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.
What types of properties are available in Oman and how do their prices compare in 2026?
In Oman's housing market in 2026, apartments make up about 45% of available properties, villas account for roughly 35%, townhouses represent around 10%, traditional Arabic-style houses about 7%, and specialty units like duplexes and penthouses make up the remaining 3%, reflecting strong demand for both dense urban living in Muscat and family-sized homes.
The average price for an apartment in Oman in January 2026 is OMR 85,000 ($221,000 or €188,000), while villas average OMR 210,000 ($546,000 or €463,000). Townhouses come in at around OMR 165,000 ($429,000 or €364,000), traditional houses at OMR 120,000 ($312,000 or €265,000), and duplexes or penthouses at OMR 260,000 ($676,000 or €574,000). Branded ultra-prime units in ITCs start at OMR 600,000 ($1.56 million or €1.32 million) and go much higher.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Oman in 2026?
In Oman in 2026, new-build properties typically sell for about 15% more than comparable existing homes, though this premium can range from 10% to 25% depending on the location and property type.
This premium exists because new homes in Oman come with lower maintenance risk, modern layouts, better parking, and in master-planned communities like Al Mouj, buyers are paying for community quality including security, landscaping, and shared facilities, not just the building itself.
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How do property prices vary by neighborhood in Oman in 2026?
Al Mouj is Oman's most sought-after Integrated Tourism Complex, offering marina-front living, walkable neighborhoods, and premium amenities. Property prices in Al Mouj in January 2026 range from OMR 160,000 to OMR 900,000 ($416,000 to $2.34 million or €353,000 to €1.98 million), with the premium driven by foreign ownership eligibility and strong resale demand.
Muscat Hills attracts families looking for a gated community feel with golf course adjacency and spacious villas. Prices in Muscat Hills in 2026 range from OMR 180,000 to OMR 800,000 ($468,000 to $2.08 million or €397,000 to €1.76 million), reflecting its appeal to expats seeking security and green spaces.
Seeb and Al Maabilah offer more affordable options on the outskirts of Muscat, popular with budget-conscious buyers and first-time homeowners. Prices in these areas in January 2026 range from OMR 50,000 to OMR 230,000 ($130,000 to $598,000 or €110,000 to €507,000), making them realistic entry points for those willing to commute.
You will find a much more detailed analysis by areas in our property pack about Oman. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (OMR / $) | Per sqm (OMR / $) | Per sqft (OMR / $) |
|---|---|---|---|---|
| Al Mouj (ITC) | Premium / Expat | 160k - 900k / $416k - $2.34m | 900 - 1,300 / $2,340 - $3,380 | 84 - 121 / $217 - $314 |
| Muscat Hills (ITC) | Gated / Family | 180k - 800k / $468k - $2.08m | 850 - 1,200 / $2,210 - $3,120 | 79 - 112 / $205 - $290 |
| Shatti Al Qurum | Prime / Coastal | 140k - 600k / $364k - $1.56m | 800 - 1,150 / $2,080 - $2,990 | 74 - 107 / $193 - $278 |
| Qurum | Central / Popular | 120k - 450k / $312k - $1.17m | 700 - 1,000 / $1,820 - $2,600 | 65 - 93 / $169 - $241 |
| Madinat Al Sultan Qaboos | Family / Schools | 110k - 420k / $286k - $1.09m | 650 - 950 / $1,690 - $2,470 | 60 - 88 / $157 - $230 |
| Al Khuwair | Commute / Apartments | 75k - 250k / $195k - $650k | 600 - 850 / $1,560 - $2,210 | 56 - 79 / $145 - $205 |
| Ghubrah | Commute / Value | 70k - 220k / $182k - $572k | 550 - 800 / $1,430 - $2,080 | 51 - 74 / $133 - $193 |
| Azaiba | Beach / Mixed | 80k - 260k / $208k - $676k | 600 - 900 / $1,560 - $2,340 | 56 - 84 / $145 - $217 |
| Al Hail | Family / Villas | 90k - 320k / $234k - $832k | 500 - 750 / $1,300 - $1,950 | 46 - 70 / $121 - $181 |
| Seeb | Entry / Broad | 55k - 230k / $143k - $598k | 450 - 700 / $1,170 - $1,820 | 42 - 65 / $109 - $169 |
| Al Maabilah | Entry / Broad | 50k - 210k / $130k - $546k | 400 - 650 / $1,040 - $1,690 | 37 - 60 / $97 - $157 |
| Al Amerat | Budget / Growing | 45k - 180k / $117k - $468k | 350 - 550 / $910 - $1,430 | 33 - 51 / $85 - $133 |
How much more do you pay for properties in Oman when you include renovation work, taxes, and fees?
When buying property in Oman in 2026, you should budget an additional 6% to 12% on top of the purchase price to cover transaction fees, agent commissions, legal costs, and potential renovation work.
For a property around $200,000 (approximately OMR 77,000), you would typically pay about 8% in additional costs, which adds roughly OMR 6,000 ($15,600) for government transfer fees, agent commission, and legal work. This brings your total to around OMR 83,000 or $216,000.
For a property around $500,000 (approximately OMR 192,000), expect to pay around 9% in additional costs, adding roughly OMR 17,000 ($44,000) for fees, commissions, and closing expenses. Your total would come to approximately OMR 209,000 or $544,000.
For a property around $1,000,000 (approximately OMR 385,000), additional costs of about 10% would add roughly OMR 38,500 ($100,000) to cover all transaction expenses and potentially some light customization work. Your total investment would reach approximately OMR 423,500 or $1.1 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 Oman
| Expense | Category | Estimated Cost (OMR / $) |
|---|---|---|
| Government transfer fee | Tax/Fee | About 3% of the property value. For a OMR 100,000 property, this means roughly OMR 3,000 ($7,800). This fee is paid to register the property transfer with Oman's authorities. |
| Agent commission | Fee | Typically 1% to 3% of the purchase price, depending on the deal structure. Sometimes the seller pays, sometimes it is shared. For a OMR 150,000 property, expect OMR 1,500 to OMR 4,500 ($3,900 to $11,700). |
| Legal review and admin | Fee | OMR 300 to OMR 1,200 ($780 to $3,120). This covers contract review, document preparation, and coordination with government offices. More complex transactions involving foreign buyers may cost toward the higher end. |
| Valuation and inspection | Fee | OMR 250 to OMR 800 ($650 to $2,080). Banks require valuations for mortgages, and prudent buyers often commission independent inspections. ITC properties with detailed documentation may cost less to assess. |
| Light renovation | Renovation | OMR 1,500 to OMR 6,000 ($3,900 to $15,600). This covers painting, minor repairs, and cosmetic updates to make an existing property move-in ready. Most newer ITC units need minimal work. |
| Full renovation | Renovation | OMR 8,000 to OMR 25,000+ ($20,800 to $65,000+). Older properties or those with outdated kitchens and bathrooms may require significant investment. Scope varies widely based on property condition and buyer preferences. |
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 Oman in 2026 with different budgets?
With $100,000 (approximately OMR 38,500), your options in Muscat are quite limited, and you would likely need to look at a small existing 1-bedroom apartment of around 55 to 65 sqm in budget areas like Al Amerat with basic finishes, an older studio or 1-bedroom of 45 to 60 sqm in Al Maabilah needing cosmetic work, or a small apartment in a secondary city outside Muscat where availability varies.
With $200,000 (approximately OMR 77,000), you can find an existing 2-bedroom apartment of around 90 to 110 sqm in Seeb in decent condition, an existing 2-bedroom apartment of 85 to 105 sqm in Ghubrah with mid-range finishes, or an older small villa or house of 140 to 180 sqm in Al Amerat on a basic plot.
With $300,000 (approximately OMR 115,000), your options expand to an existing 2 to 3-bedroom apartment of 120 to 150 sqm in Al Khuwair, an existing 3-bedroom apartment of 140 to 170 sqm in Azaiba, or an existing 3 to 4-bedroom villa of 220 to 280 sqm in value pockets of Al Hail.
With $500,000 (approximately OMR 192,000), you enter ITC territory and can consider a newer 2 to 3-bedroom apartment of 130 to 160 sqm in Al Mouj at the entry level, a townhouse of 180 to 220 sqm in Muscat Hills depending on the exact unit, or a 4-bedroom villa of 300 to 380 sqm in Madinat Al Sultan Qaboos or outer Qurum in older stock.
With $1,000,000 (approximately OMR 385,000), you have access to premium properties including a prime 3-bedroom apartment of 180 to 220 sqm in Al Mouj with better views and positioning, a 4-bedroom townhouse or villa of 280 to 350 sqm in Muscat Hills, or a large villa of 400+ sqm in Qurum or Shatti Al Qurum that may be older but sits in a prime location.
With $2,000,000 (approximately OMR 769,000), you are in the true luxury segment of Oman's market and can purchase a top-tier villa of 350 to 500 sqm in Al Mouj with a premium plot and views, a high-end villa of 450 to 600 sqm in Shatti Al Qurum in a trophy location, or an ultra-prime penthouse or branded-style residence in an ITC where supply is limited and pricing varies widely.
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 Oman, 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 |
|---|---|---|
| National Centre for Statistics and Information (NCSI) | NCSI is Oman's official government statistics agency and the primary publisher of national economic and real estate indicators. | We used NCSI data to anchor the official direction of property prices through their Real Estate Price Index. We also used their data to maintain timeline consistency up to January 2026. |
| NCSI Real Estate Price Index | This is the official national real estate price index published by Oman's statistics authority with a 2018 base year. | We used this index to estimate year-over-year and decade-long price movements in a consistent and comparable way. We then translated index changes into practical OMR amounts using current price levels. |
| NCSI Inflation Report (Real Estate Transactions) | This official NCSI publication provides detailed transaction counts and values broken down by property category. | We used this report to understand market composition between residential land, apartments, and villas. We also used it to validate typical transaction sizes and explain why national averages differ from Muscat prices. |
| Cavendish Maxwell Oman Market Report | Cavendish Maxwell is a major regional real estate consultancy with established research methodology and local data partnerships. | We used their report to anchor credible price-per-sqm ranges in Integrated Tourism Complexes like Al Mouj and Muscat Hills. We then mapped these per-sqm figures into realistic total prices for apartments and villas. |
| Central Bank of Oman (CBO) | The CBO is Oman's central bank and the official source for the country's exchange rate regime and monetary policy. | We used the CBO's published fixed peg rate of 1 OMR to $2.6008 to convert all local currency figures to US dollars accurately. This ensures all our currency conversions are verifiable and consistent. |
| European Central Bank (ECB) | The ECB is the official reference rate publisher for Euro exchange rates used by financial institutions worldwide. | We used the ECB's late December 2025 USD/EUR reference rate to convert dollar amounts into Euros consistently. This keeps all Euro figures mechanically tied to an official source. |
| NCSI Consumer Price Inflation Report (November 2025) | This is the official inflation publication for Oman showing CPI data with a 2018 base year. | We used this report to inflation-adjust the year-over-year price comparison from nominal to real terms. We also used it to establish what inflation looks like in Oman for context on purchasing power. |
| World Bank CPI Data | The World Bank provides internationally standardized inflation data with consistent methodology across countries. | We used World Bank data to cross-check longer-run inflation for the 10-year real versus nominal comparison. We also used it to validate NCSI's near-term inflation figures against international standards. |
| PwC Tax Summaries - Oman | PwC is a global professional services firm that maintains updated tax information for countries worldwide. | We used their Oman tax summary to verify the government transfer fee rate of approximately 3% on property transactions. We incorporated this into our total cost calculations for buyers. |
| NCSI Housing Statistics Portal | The NCSI portal provides access to Oman's official housing and construction statistics updated regularly. | We used portal data to understand the breakdown of property types in the market. We cross-referenced this with transaction reports to estimate market composition percentages. |
| Cavendish Maxwell ITC Price Benchmarks | Their ITC-specific data comes from direct market research in Al Mouj and Muscat Hills developments. | We used their apartment price range of 800 to 1,100 OMR per sqm and villa range of 750 to 1,000 OMR per sqm as anchors. We then built neighborhood comparisons relative to these verified benchmarks. |
| NCSI Quarterly Real Estate Reports | These official quarterly reports provide the most detailed breakdown of real estate transactions by type and location. | We used quarterly data to understand seasonal patterns and transaction volumes. We also used this to justify why national averages are pulled down by lower-priced transactions outside Muscat. |
| CBO Monetary Policy Framework | The CBO's documentation of the fixed peg regime explains why the OMR/USD rate remains stable. | We relied on the peg's stability to use a single exchange rate throughout the article. We noted this allows readers to verify our currency conversions against any OMR figure. |
| ECB Historical Exchange Rates | The ECB provides transparent historical data allowing verification of the specific rate used. | We selected the late December 2025 rate as our operational rate for January 2026 conversions. We documented this choice so readers can verify or update Euro figures as rates change. |
| NCSI Transaction Value Data | Official transaction values allow calculation of average ticket sizes by property category. | We used this data to sanity-check our price estimates against actual recorded transaction values. We also used it to understand the gap between median and average prices. |
| World Bank Oman Economic Indicators | World Bank data provides macroeconomic context for understanding Oman's housing market dynamics. | We used economic indicators to explain why Oman's property market behaved differently during oil price cycles. We incorporated this context into our 10-year price analysis. |
| Cavendish Maxwell Demand Analysis | Their analysis of buyer demographics and demand drivers helps explain price variations across segments. | We used their findings on expat and foreign buyer concentration in ITCs to explain premium pricing. We also used demand insights to project continued strength in these segments. |
| NCSI Geographic Distribution Data | NCSI provides transaction data broken down by governorate and area within Oman. | We used geographic data to understand how prices vary between Muscat and other regions. We weighted our national estimates appropriately based on transaction volumes by location. |
| PwC Oman Transaction Costs Guide | PwC maintains comprehensive guides to transaction costs and fees in each country they cover. | We used their fee schedules to build our additional costs table. We verified these against other professional sources to ensure accuracy for buyer budgeting. |
| NCSI Monthly CPI Updates | Monthly CPI reports provide the most current inflation data for real-terms calculations. | We used the November 2025 report showing approximately 1.7% year-over-year inflation. We applied this to convert nominal price changes to real purchasing power changes. |
| Cavendish Maxwell New vs Existing Analysis | Their market reports compare pricing between new developments and secondary market properties. | We used their analysis to estimate the new-build premium of approximately 15% in Oman. We explained this premium through their findings on buyer preferences and amenity values. |
| NCSI Construction and Housing Index | NCSI tracks construction costs and housing supply indicators that affect pricing dynamics. | We used construction data to understand supply-side factors affecting prices. We incorporated supply trends into our explanation of price movements over time. |
| World Bank Long-term Inflation Series | The World Bank provides inflation data going back decades with consistent methodology. | We used the 10-year cumulative inflation to calculate real versus nominal price changes since 2016. We documented this methodology for transparency in our historical comparisons. |
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