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As of September 2025, Oman's property market presents compelling opportunities for both investors and end-users seeking affordable real estate in the Gulf region. Property prices in Oman remain significantly lower than neighboring UAE markets while showing steady growth patterns and strong fundamentals driven by Vision 2040 development initiatives.
If you want to go deeper, you can check our pack of documents related to the real estate market in Oman, based on reliable facts and data, not opinions or rumors.
Property prices in Oman range from OMR 800-1,200 per square meter depending on location and property type, with Muscat commanding the highest prices.
The market has shown strong recovery with 7.3% growth in 2024-2025, making it an attractive destination for conservative investors and lifestyle buyers.
| Property Type | Location | Price Range (OMR/m²) | USD Equivalent |
|---|---|---|---|
| Luxury Apartments | Muscat ITC Areas | 1,000-1,200 | $2,080-2,600 |
| Standard Apartments | Muscat Residential | 800-1,000 | $1,665-2,080 |
| Villas | Muscat Prime Areas | 750-1,000 | $1,560-2,080 |
| Apartments | Salalah | ~900 | ~$1,870 |
| Apartments | Sohar | ~800 | ~$1,665 |
| Land Plots | Al Amerat | 3,450-31,000 per plot | $7,176-64,480 |
What are the current average property prices across Oman?
As of September 2025, property prices in Oman vary significantly based on location and property type, with Muscat commanding the highest prices in the country.
Apartments in Muscat's prime Integrated Tourism Complex areas like Al Mouj and Muscat Hills average OMR 1,000-1,200 per square meter (USD 2,080-2,600 per square meter). Standard residential areas in Muscat typically range between OMR 800-1,000 per square meter (USD 1,665-2,080 per square meter).
The national average for residential property transactions in 2024-2025 stands at $285,255 per unit across all property types. Overall residential property prices in Oman range from USD 208,000 to USD 520,000, depending on the specific type, location, and available amenities.
Regional cities offer more affordable options, with Salalah averaging OMR 900 per square meter and Sohar approximately OMR 800 per square meter, making these markets particularly attractive for budget-conscious buyers and investors looking at emerging markets.
How do property prices vary by type - apartments, villas, and land?
Property type significantly influences pricing in Oman's real estate market, with clear distinctions between apartments, villas, and land parcels.
Luxury apartments in Muscat's Integrated Tourism Complexes command the highest prices at OMR 1,000-1,200 per square meter, while standard apartments in regular residential areas typically cost OMR 800-1,000 per square meter. Apartments in regional cities like Salalah and Sohar are priced more affordably at around OMR 900 and OMR 800 per square meter respectively.
Villas and townhouses in Muscat's prime locations are priced between OMR 750-1,000 per square meter, making them competitive with apartment prices in similar areas. The villa market particularly benefits from the growing demand for family-oriented properties among expatriates and affluent locals.
Land plots show the widest price variation, with areas like Al Amerat offering plots ranging from OMR 3,450 to OMR 31,000 per plot depending on size, location, and development potential. Land prices are particularly attractive for investors looking at long-term appreciation in developing areas.
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Which areas offer the most expensive, budget-friendly, and emerging opportunities?
Oman's property market is clearly segmented into distinct price categories based on location and development status.
The most expensive areas include Al Mouj (The Wave), Muscat Hills, and Muscat Bay, which command premium prices due to their luxury amenities, waterfront locations, and high-end Integrated Tourism Complex status. These areas consistently show strong demand and maintain the highest property values in the country.
Budget-friendly options are concentrated in areas like Al Amerat, Qurum, Bosher, and Al Hail, where rapid development is occurring alongside more affordable pricing structures. Al Amerat particularly stands out as offering affordable land with significant development potential.
Up-and-coming areas present the most interesting investment opportunities, with Al Amerat leading due to major infrastructure projects, Sultan Haitham City representing the future of planned urban development, and parts of Salalah and Sohar showing strong growth potential as regional economic centers expand.
These emerging areas benefit from government investment in infrastructure and urban planning initiatives that are expected to drive significant appreciation over the coming years.
What's the price difference between Muscat city center and suburban areas?
The price differential between Muscat's city center and suburban areas reflects the typical urban property market dynamics found throughout the Gulf region.
Muscat city center properties, particularly in prime Integrated Tourism Complex locations, command prices of OMR 1,000-1,200 per square meter for apartments. Rental prices in these areas range from USD 896-1,817 per month for one to two-bedroom units, reflecting the premium location value.
Suburban areas typically offer prices that are 15-40% lower per square meter compared to city center locations, depending on the specific area and level of development. Some new suburban developments, particularly the planned "future cities," offer more affordable entry points but are expected to appreciate as development progresses.
The suburban market benefits from larger plot sizes, family-oriented amenities, and more relaxed living environments while maintaining reasonable commuting distances to Muscat's business districts. This price differential makes suburban areas particularly attractive for families and long-term residents seeking better value for money.
How do per square meter prices break down across different property types and locations?
| Location | Property Type | Price per m² (USD) | Market Segment |
|---|---|---|---|
| Muscat City Center | Luxury Apartments | $2,080-2,600 | Premium/ITC |
| Muscat Residential | Standard Apartments | $1,665-2,080 | Mid-Market |
| Muscat Prime | Villas | $1,560-2,080 | Luxury Residential |
| Muscat Suburbs | Mixed Properties | $1,165-1,870 | Affordable |
| Salalah | Apartments | ~$1,870 | Regional |
| Sohar | Apartments | ~$1,665 | Emerging |
| Regional Comparison | Dubai City Center | $6,070 | Reference Point |
What are the total costs including all fees, registration, and taxes?
Understanding the complete cost structure is essential for accurate budgeting when purchasing property in Oman.
The registration fee amounts to approximately 3% of the property value, representing one of the most significant additional costs in the transaction. Agent fees typically range between 2-3% of the purchase price, though these can often be negotiated depending on the specific transaction and market conditions.
Oman offers a favorable tax environment for property investors, with no property tax, inheritance tax, or capital gains tax for individual buyers. This tax-free structure significantly reduces the ongoing cost of property ownership compared to many other international markets.
Miscellaneous fees including legal representation, property valuation, and insurance typically total between $1,000-3,000, varying based on property value and complexity of the transaction. For those seeking residency, the Golden Visa program requires a minimum property investment of OMR 250,000 for a 5-year visa or OMR 500,000 for a 10-year visa.
These additional costs should be factored into your total investment calculation, typically adding 5-8% to the base property purchase price.
What mortgage rates and financing options are currently available?
Oman's mortgage market offers competitive financing options for both residents and expatriates, though terms vary based on residency status.
Current average mortgage rates range from 5.6-6% on fixed-rate loans, with a slight downward trend observed throughout 2025. Loan-to-value ratios allow up to 80% financing for expatriates, requiring a minimum 20% down payment from buyers.
Maximum loan terms extend to 25 years, with the requirement that loans must be fully repaid before the borrower reaches age 60-65. Foreign buyers must purchase properties within designated Integrated Tourism Complexes and maintain valid residency status to qualify for mortgage financing.
The financing process typically requires comprehensive documentation including salary certificates, bank statements, and residency permits. Pre-approval processes can streamline the purchasing timeline and provide buyers with clear budget parameters before beginning their property search.
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What are some real examples of recent property sales in different areas?
Recent transaction data provides concrete examples of actual market prices across Oman's key property markets.
The average property purchase across all types in 2024 was $285,255 per unit, reflecting the broad spectrum of properties available in the market. This figure encompasses everything from affordable apartments in emerging areas to luxury villas in prime locations.
Rental market examples from 2025 show The Wave (Al Mouj) one-bedroom apartments renting for $1,385 per month, while two-bedroom units command $1,817 per month. These rental figures help investors calculate potential returns and understand market demand patterns.
More affordable rental options in areas like Qurum, Bosher, and Al Hail range from $650-962 per month, demonstrating the variety of price points available throughout Muscat. These examples illustrate the income potential for different investment strategies and budget levels.
The rental yield calculations based on these examples typically range from 3-5% net yield in prime areas, with higher yields available in emerging markets where purchase prices remain more affordable relative to rental income potential.
How should investment strategy differ between personal use and rental investment?
Your intended use of the property should fundamentally shape your purchasing decision and location selection in Oman's market.
For personal residence, focus on Integrated Tourism Complex developments or master-planned communities in Muscat and Sultan Haitham City that offer superior lifestyle amenities, international-standard infrastructure, and long-term value retention. These properties provide the best quality of life and typically maintain stronger appreciation over time.
Long-term rental investment strategies should target apartments in Al Mouj or other Muscat ITC areas where net yields of 3-5% are achievable, with 10-20% rent growth observed over the past year in prime locations. These areas attract stable, long-term tenants including expatriate professionals and affluent locals.
Short-term rental opportunities perform best in prime Muscat locations like The Wave and Muscat Bay, which attract business travelers and expatriate tourists seeking high-quality accommodations. These properties typically achieve higher occupancy rates and premium nightly rates.
For resale-focused investment, consider new properties with smart home technology, sustainable features, and land in emerging areas like Al Amerat or planned new cities, which offer the best potential for capital appreciation as development progresses.
It's something we develop in our Oman property pack.
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 have property prices changed over the past 5 years and 1 year?
Oman's property market has experienced a significant recovery cycle following the oil price downturn of the mid-2010s.
Over the past five years, the market experienced a substantial decline from 2015-2021, with prices falling approximately 30% during this period. However, since 2021, the market has shown consistent recovery with annual growth rates of 2-8% as economic conditions stabilized and government development initiatives gained momentum.
The most recent year (2024-2025) has shown particularly strong performance with overall market growth of 7.3%. Apartments have led this recovery with impressive 17% growth, while villas increased 6.4% and land values rose 6.5%.
This recent growth reflects renewed confidence in Oman's economic outlook, increased expatriate population, and the positive impact of Vision 2040 development projects on property demand. The recovery has been broad-based across property types and geographic areas.
The current growth trajectory suggests the market has moved past the correction phase and entered a stable appreciation period supported by fundamental economic and demographic factors.
What are the price forecasts for 1, 5, and 10 years ahead?
Property price forecasts for Oman reflect cautiously optimistic growth expectations based on economic development plans and demographic trends.
Over the next year, property prices are expected to increase by 3-7%, representing a moderation from the strong 7.3% growth seen in 2024-2025 but maintaining steady upward momentum. This forecast reflects continued economic stability and ongoing development project implementation.
The five-year outlook anticipates gradual upward trends averaging 3-5% annually, driven by Vision 2040 development initiatives, growing expatriate population, and major infrastructure projects reaching completion. This sustained growth period should benefit from increased economic diversification and reduced dependence on oil revenues.
Looking ahead 10 years, ongoing urbanization and population growth, particularly in Greater Muscat, are likely to support average annual appreciation of 4-6%. However, this long-term outlook remains sensitive to oil market cycles and the success of economic diversification efforts.
These forecasts position Oman as a stable, moderate-growth market rather than a high-risk, high-reward investment destination, making it particularly suitable for conservative investors and end-users seeking steady appreciation over time.
How do Oman's property prices compare with other Gulf cities?
Oman's property market offers compelling value when compared to other major Gulf real estate markets, particularly Dubai and other UAE cities.
Muscat property prices are approximately 70-77% less expensive per square meter compared to Dubai, with rental costs running 73-75% lower than Dubai's market rates. This significant price differential makes Oman particularly attractive for investors seeking Gulf region exposure at more accessible price points.
Specific comparisons show one-bedroom apartments in Oman ranging from $78,000-249,600, while Dubai prices span $54,000-675,000, and Doha ranges $153,252-324,000. For three-bedroom villas, Muscat offers $429,000-910,000 compared to Dubai's prices reaching $1.4 million, Doha's $540,000-1,080,000, and Manama's $463,750-874,500.
While Oman may offer lower short-term rental yields compared to Dubai's more dynamic market, it provides higher long-term appreciation potential with lower risk profiles. The market particularly appeals to lifestyle buyers and conservative investors seeking stable returns without the volatility associated with more speculative markets.
This positioning makes Oman an excellent entry point for investors new to Gulf real estate markets or those seeking diversification away from higher-priced UAE properties.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Oman's property market in 2025 presents a compelling combination of affordability, stability, and growth potential that positions it as an attractive destination for both investors and end-users in the Gulf region.
With property prices significantly lower than Dubai and other regional markets, moderate but consistent growth patterns, and supportive government policies including tax-free ownership and Golden Visa programs, Oman offers excellent value for conservative investors and lifestyle buyers seeking long-term appreciation in a stable market environment.
It's something we develop in our Oman property pack.
Sources
- Sands of Wealth - Oman Price Forecasts
- Tranio - Oman Property Investment
- Sands of Wealth - Muscat Area Guide
- Oxford Business Group - Oman Real Estate Report 2025
- DXB Off Plan - UAE vs Oman Property Comparison
- Global Property Guide - Oman Buying Guide
- Oman Property Investment - Mortgages Guide
- CEIC Data - Oman Bank Lending Rates