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
Muscat's rental market in 2026 is shaped by steady expat demand, lifestyle communities, and a cost of living that remains competitive by Gulf standards.
In this article, we break down current housing rents in Muscat, from studios to 2-bedrooms, and explain which neighborhoods command the highest prices.
We constantly update this blog post to reflect the latest rental data and market shifts 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
- A typical studio in Muscat rents for around OMR 240 per month in 2026, which is roughly 30% lower than comparable units in Dubai, making Muscat attractive for budget-conscious expats.
- Al Mouj and Muscat Hills command the highest rents in Muscat, often 40% to 60% above the city average, driven by lifestyle amenities and strong expat demand.
- Muscat's rental market grew by approximately 4% year-over-year in 2026, with premium neighborhoods like Al Mouj outpacing this average significantly.
- The vacancy rate for apartments in Muscat sits around 7% in 2026, which is lower than many Gulf cities and signals healthy tenant demand.
- Furnished apartments in Muscat typically command a 15% to 25% rent premium over unfurnished units, especially in expat-heavy areas like Qurum and Al Mouj.
- Landlords in Muscat pay a municipal lease registration fee of about 3% of annual rent, which works out to roughly one week's rent per year.
- Peak rental demand in Muscat occurs during August to October, coinciding with the school year start and corporate relocation cycles.
- Rentals in Muscat typically stay on the market for about 30 days, but well-priced units in Al Khuwair or Ghala can rent within 15 days.
- Oman's new Personal Income Tax law exists but won't apply to rental income until 2028, so landlords in Muscat face no personal income tax on rents in 2026.
What are typical rents in Muscat as of 2026?
What's the average monthly rent for a studio in Muscat as of 2026?
As of January 2026, a typical studio apartment in Muscat rents for around OMR 240 per month, which is approximately $625 USD or €575 EUR.
Most studios in Muscat fall within a practical range of OMR 180 to OMR 320 per month (about $470 to $830 USD, or €430 to €770 EUR), covering everything from basic units to well-finished options.
The main factors that cause studio rents to vary in Muscat are location (coastal districts like Qurum cost more than outer zones like Al Khoud), building age, furnishing level, and whether the building has amenities like a pool or gym.
What's the average monthly rent for a 1-bedroom in Muscat as of 2026?
As of January 2026, a typical 1-bedroom apartment in Muscat rents for around OMR 350 per month, which is approximately $910 USD or €840 EUR.
Most 1-bedroom apartments in Muscat fall within a range of OMR 260 to OMR 480 per month (about $675 to $1,250 USD, or €625 to €1,150 EUR), depending on the unit's condition and extras like furnishing.
In Muscat, 1-bedroom rents tend to be cheapest in areas like Al Khoud, Al Hail, and parts of Al Seeb, while neighborhoods like Al Mouj, Qurum, and Muscat Hills sit at the higher end of this range.
What's the average monthly rent for a 2-bedroom in Muscat as of 2026?
As of January 2026, a typical 2-bedroom apartment in Muscat rents for around OMR 520 per month, which is approximately $1,350 USD or €1,250 EUR.
Most 2-bedroom apartments in Muscat fall within a range of OMR 380 to OMR 750 per month (about $990 to $1,950 USD, or €910 to €1,800 EUR), with significant variation based on location and building quality.
For 2-bedroom apartments in Muscat, the most affordable options are typically found in Al Seeb, Al Khoud, and Al Hail, while premium prices appear in Al Mouj, Muscat Hills, and Shatti Al Qurum.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Muscat.
What's the average rent per square meter in Muscat as of 2026?
As of January 2026, the typical rent per square meter for apartments in Muscat is around OMR 4.8 per month, which is approximately $12.50 USD or €11.50 EUR per square meter.
Across different neighborhoods in Muscat, rent per square meter ranges from about OMR 3.5 to OMR 6.5 per month ($9 to $17 USD, or €8.50 to €15.50 EUR), depending on location and building quality.
Compared to other Gulf cities, Muscat's rent per square meter is notably lower than Dubai or Abu Dhabi, making Muscat an attractive option for expats seeking more space for their budget.
In Muscat, property characteristics that push rent per square meter above average include smaller unit sizes (studios have higher per-sqm rates), premium coastal locations, modern finishes, and access to compound-style amenities like pools and gyms.
How much have rents changed year-over-year in Muscat in 2026?
As of January 2026, average rents in Muscat have increased by approximately 4% compared to the same period last year, though changes range from 0% to 8% depending on the neighborhood.
The main factors driving rent changes in Muscat this year are continued expat demand in lifestyle communities, limited new supply in premium areas, and steady economic activity linked to Oman's diversification efforts.
This year's rent growth in Muscat is consistent with the trend seen in late 2024 and early 2025, when professional market reports from Savills noted firmer rents and stronger performance in prime pockets like Al Mouj and Muscat Hills.
What's the outlook for rent growth in Muscat in 2026?
As of January 2026, projected rent growth for Muscat over the coming year is expected to be in the range of 3% to 6%, with the strongest gains likely in premium lifestyle communities.
Key factors likely to influence rent growth in Muscat include sustained expat demand, corporate relocations, new infrastructure projects, and Oman's broader economic diversification under Vision 2040.
Neighborhoods in Muscat expected to see the strongest rent growth include Al Mouj, Muscat Hills, and Al Khuwair, all of which benefit from strong expat interest and limited competing supply.
Risks that could cause rent growth in Muscat to differ from projections include a slowdown in corporate hiring, increased new apartment supply, or regional economic volatility affecting expat inflows.
We have made this infographic to give you a quick and clear snapshot of the property market in Oman. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Muscat as of 2026?
Which neighborhoods have the highest rents in Muscat as of 2026?
As of January 2026, the three neighborhoods with the highest average rents in Muscat are Al Mouj (The Wave), Shatti Al Qurum, and Muscat Hills, where 2-bedroom apartments typically rent for OMR 650 to OMR 900 per month ($1,700 to $2,350 USD, or €1,560 to €2,160 EUR).
These Muscat neighborhoods command premium rents because they offer lifestyle amenities like beachfront access, golf courses, high-end retail, international dining, and well-maintained compound environments with security.
The typical tenant profile in these high-rent Muscat neighborhoods includes senior expat professionals, corporate executives on housing allowances, and families seeking proximity to international schools and premium services.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Muscat.
Where do young professionals prefer to rent in Muscat right now?
The three neighborhoods where young professionals most commonly rent in Muscat are Al Khuwair, Ghala, and Azaiba, all offering good access to business districts and urban conveniences.
Young professionals in these Muscat neighborhoods typically pay between OMR 280 and OMR 450 per month ($730 to $1,170 USD, or €670 to €1,080 EUR) for a 1-bedroom or small 2-bedroom apartment.
These neighborhoods attract young professionals in Muscat because they offer short commutes to major employers, a good selection of cafes and gyms, modern apartment buildings, and rents that fit a mid-level salary.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Muscat.
Where do families prefer to rent in Muscat right now?
The three neighborhoods where families most commonly rent in Muscat are Madinat Al Sultan Qaboos (MQ), Al Ghubrah, and Al Khoud, all known for spacious apartments and quieter streets.
Families renting 2-3 bedroom apartments in these Muscat neighborhoods typically pay between OMR 400 and OMR 650 per month ($1,040 to $1,690 USD, or €960 to €1,560 EUR).
These neighborhoods attract families in Muscat because they offer larger unit sizes, proximity to schools, family-friendly compound environments, parks, and easy access to supermarkets and healthcare facilities.
Top-rated schools near these family-friendly Muscat neighborhoods include The American International School (near MQ), Indian School Muscat (Al Ghubrah area), and Sultan Qaboos University's catchment schools (near Al Khoud).
Which areas near transit or universities rent faster in Muscat in 2026?
As of January 2026, the three areas that rent fastest due to proximity to major road corridors or universities in Muscat are Al Khoud (near Sultan Qaboos University), Ghala (central highway access), and Al Hail (close to the airport and business zones).
Properties in these high-demand Muscat areas typically stay listed for about 15 to 25 days, compared to the citywide average of around 30 days.
The rent premium for properties within easy commuting distance of major employers or universities in Muscat is typically OMR 30 to OMR 60 per month ($80 to $155 USD, or €70 to €145 EUR) above similar units in less connected areas.
Which neighborhoods are most popular with expats in Muscat right now?
The three neighborhoods most popular with expats in Muscat are Al Mouj (The Wave), Qurum and Shatti Al Qurum, and Muscat Hills, all offering international-standard amenities and English-friendly services.
Expats renting in these Muscat neighborhoods typically pay between OMR 450 and OMR 850 per month ($1,170 to $2,210 USD, or €1,080 to €2,040 EUR) for a 2-bedroom apartment.
These neighborhoods attract expats in Muscat because they offer compound-style security, proximity to international schools, modern finishes, pools and gyms, and walkable access to restaurants and retail.
The expat communities most represented in these Muscat neighborhoods include British, Indian, American, and other Western and South Asian professionals, many of whom work in oil and gas, finance, or education sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Muscat.
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Who rents, and what do tenants want in Muscat right now?
What tenant profiles dominate rentals in Muscat?
The three tenant profiles that dominate the rental market in Muscat are expat professionals (often on company housing allowances), young professional couples, and families with children.
In Muscat's rental market, expat professionals represent roughly 50% of demand, families account for about 30%, and young professional couples make up approximately 20%.
Expat professionals in Muscat typically seek furnished 1-2 bedroom apartments in lifestyle communities, families look for 2-3 bedroom units near schools, and young couples often prefer modern 1-bedroom apartments in central, well-connected areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Muscat.
Do tenants prefer furnished or unfurnished in Muscat?
In Muscat's rental market, approximately 55% of tenants prefer furnished apartments while 45% prefer unfurnished, with the split varying significantly by neighborhood and tenant type.
Furnished apartments in Muscat typically command a rent premium of OMR 50 to OMR 120 per month ($130 to $310 USD, or €120 to €290 EUR) over comparable unfurnished units.
Tenant profiles that tend to prefer furnished rentals in Muscat include short-term corporate relocations, single expat professionals, and newcomers who want a turnkey living situation without purchasing furniture.
Which amenities increase rent the most in Muscat?
The five amenities that increase rent the most in Muscat are all-inclusive utilities, pool and gym access, compound security, covered parking, and balcony or sea views.
In Muscat, all-inclusive utilities can add OMR 40 to OMR 80 per month ($105 to $210 USD), pool and gym access adds OMR 30 to OMR 60, compound security adds OMR 25 to OMR 50, covered parking adds OMR 15 to OMR 30, and a balcony or sea view can add OMR 50 to OMR 100 per month.
In our property pack covering the real estate market in Muscat, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Muscat?
The five renovations that get the best ROI for rental properties in Muscat are AC upgrades and insulation improvements, kitchen refreshes (new worktops and fixtures), bathroom modernization, repainting in neutral colors, and durable flooring installation.
In Muscat, an AC and insulation upgrade costs around OMR 800 to OMR 1,500 ($2,100 to $3,900 USD) and can increase rent by OMR 30 to OMR 50 per month, a kitchen refresh costs OMR 600 to OMR 1,200 and adds OMR 25 to OMR 45 monthly, and bathroom updates cost OMR 400 to OMR 900 and add OMR 20 to OMR 35 monthly.
Renovations that tend to have poor ROI and should be avoided by landlords in Muscat include luxury countertop materials that tenants don't value, over-customized built-in furniture, and high-end light fixtures that are easily damaged.
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 strong is rental demand in Muscat as of 2026?
What's the vacancy rate for rentals in Muscat as of 2026?
As of January 2026, the estimated vacancy rate for rental apartments in Muscat is around 7%, indicating healthy demand across most of the market.
Across different neighborhoods in Muscat, vacancy rates range from about 5% in premium, well-managed communities like Al Mouj to around 10% in older buildings and fringe locations.
The current vacancy rate in Muscat is slightly below the historical average of 8% to 9%, suggesting that tenant demand has strengthened in recent years alongside economic diversification efforts.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Muscat.
How many days do rentals stay listed in Muscat as of 2026?
As of January 2026, rental properties in Muscat stay listed for an average of about 30 days before being rented.
Across different property types and neighborhoods in Muscat, days on market range from about 15 days for well-priced furnished units in expat hubs to 45 days or more for overpriced or older properties in less desirable locations.
The current days-on-market figure in Muscat is roughly stable compared to one year ago, reflecting consistent demand and a market that has not seen dramatic shifts in either direction.
Which months have peak tenant demand in Muscat?
The peak months for tenant demand in Muscat are August through October, followed by a secondary peak in January and February.
The main factors driving seasonal demand patterns in Muscat are the start of the school year in September (which prompts family relocations), new corporate fiscal year hiring, and expat contract renewals that often align with calendar year starts.
The months with the lowest tenant demand in Muscat are typically June and July, when many expats travel for summer holidays and corporate activity slows during the hottest part of the year.
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What will my monthly costs be in Muscat as of 2026?
What property taxes should landlords expect in Muscat as of 2026?
As of January 2026, landlords in Muscat should expect to pay a municipal lease registration fee of about 3% of annual rent, which works out to around OMR 110 to OMR 190 per year ($290 to $495 USD, or €265 to €455 EUR) for a typical apartment.
Depending on property value and rent level in Muscat, this annual fee can range from about OMR 65 for a low-rent studio to OMR 270 or more for a premium 2-bedroom in a lifestyle community.
In Muscat, this fee is calculated as a flat 3% of the total annual rent stated in the lease contract, and it is typically the landlord's responsibility to pay when registering the contract with Muscat Municipality.
Please note that, in our property pack covering the real estate market in Muscat, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Muscat right now?
In standard long-term rentals in Muscat, landlords most commonly pay building service charges and major maintenance costs, while tenants typically pay electricity, water, and internet directly.
For landlords who include utilities in furnished rentals in Muscat, the additional monthly cost is typically OMR 30 to OMR 70 ($80 to $180 USD, or €70 to €170 EUR) depending on unit size and AC usage.
The common practice in Muscat is that tenants are responsible for day-to-day utility bills, while landlords handle structural maintenance, building fees, and the municipal lease registration, as outlined in standard Muscat Municipality rent agreement guidelines.
How is rental income taxed in Muscat as of 2026?
As of January 2026, individual landlords in Muscat do not pay personal income tax on rental income because Oman's new Personal Income Tax law, while enacted, has an effective date of 2028 for most provisions.
The main deduction landlords can currently claim against rental income in Muscat is the municipal lease registration fee (3% of annual rent), along with documented maintenance and repair expenses.
A common mistake landlords in Muscat should avoid is assuming the new PIT law already applies to 2026 rental income, when in fact the law's personal income provisions are scheduled to take effect in 2028 according to official guidance.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Muscat.
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 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 |
|---|---|---|
| National Centre for Statistics and Information (NCSI) | This is Oman's official statistics agency, so it's the first stop for reliable country-level data. | We used it as the anchor for official macro and inflation context. We also used it to validate that our rent narrative matches what official data says about prices and cost of living. |
| Savills Q3 2025 Oman Property Market | Savills is a global real estate consultancy with a formal research function and consistent reporting. | We used it for Muscat-specific neighborhood signals about which areas are rising and why. We treated it as a professional market thermometer and cross-checked it against listing portals. |
| Savills Q2 2025 Oman Property Report | It's another Savills research release, useful for checking whether Q3 trends are consistent. | We used it to sanity-check momentum and see whether rents were stable or rising into late 2025. We used it to avoid overreacting to a single quarter. |
| Bayut Oman | Bayut is a major regional property marketplace showing live asking rents across neighborhoods. | We used it to build a ground truth range of what tenants actually see in Muscat right now. We then converted typical unit sizes into an estimated rent per square meter range. |
| dubizzle Oman (OLX) | It's a large classifieds marketplace with high listing volume, helping validate the distribution of asking rents. | We used it as a second private-sector cross-check on Bayut's asking rent ranges. We focused on medians and common price clusters rather than extremes. |
| OpenSooq Oman | It's another high-traffic regional portal, useful as a third viewpoint on asking-rent levels. | We used it to confirm that our rent bands aren't biased by a single platform's inventory. We treated it as a triangulation source rather than the only truth. |
| Muscat Municipality | This is a municipal service page that shows the official fee formula with a worked example. | We used it to quantify the landlord-side municipal fee linked to lease registration. We used its example math to express the fee clearly in per-year terms. |
| Muscat Daily | It's a major local newspaper that explicitly attributes key contract rules to Muscat Municipality. | We used it to cross-check who typically pays utilities and the municipal fee obligation described for landlords. We used it to keep the tenant and landlord responsibility section locally accurate. |
| Oman Tax Authority Portal | This is the regulator's own portal, so it's the cleanest reference for the PIT legal texts. | We used it to confirm the official status of the Personal Income Tax Law and where it sits in Oman's tax framework. We used it to avoid relying on hearsay or secondary summaries. |
| Royal Decree 56/2025 | It's a direct publication of the royal decree text, which is the legal source. | We used it to ground our January 2026 tax treatment discussion in the actual enacted law. We used it to keep timing and scope statements precise. |
| KPMG Oman PIT Summary | KPMG is a top-tier tax advisory firm and its notes are typically careful about dates and implementation. | We used it to confirm implementation timing including the stated effective date and regulations timeline. We used it to communicate what changes later versus what applies now in plain English. |
| PwC Oman PIT Document | PwC is also a top-tier tax advisory firm, helpful for cross-checking interpretation and scope. | We used it to double-check that our January 2026 guidance doesn't accidentally apply 2028 rules too early. We used it as a second professional read alongside KPMG. |
| Nama Electricity Tariff | This is an official tariff document showing the actual numbers tenants and landlords are billed from. | We used it to translate electricity tariffs into realistic monthly budgeting guidance for rentals. We used it to keep utility assumptions transparent and Oman-specific. |
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