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
If you're looking to rent or invest in Oman, understanding the current rental market is essential to making smart decisions.
This guide breaks down typical rents in Oman by property type, neighborhood, and tenant profile, so you know exactly what to expect in January 2026.
We constantly update this blog post with fresh data, so you always have the latest picture of Oman's rental market.
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
- Al Mouj in Muscat commands rent premiums of around 35% above the city average, with 2-bedroom apartments reaching OMR 750 per month, making it the priciest residential area in Oman.
- Expats make up more than half of Oman's rental demand, which explains why furnished apartments in Muscat lease faster and often carry a 15% to 20% rent premium.
- Rent growth in Oman's premium Muscat neighborhoods is running at 4% to 7% year-over-year, roughly double the pace of the broader market.
- The rent gap between Muscat and secondary cities like Salalah and Sohar can reach 30% to 40% for comparable apartments, offering budget alternatives outside the capital.
- Vacancy rates in Muscat's best lifestyle compounds sit between 3% and 6%, while the citywide average hovers around 8% to 12%, signaling tight supply in premium areas.
- Well-priced furnished 1 and 2-bedroom apartments in Muscat typically lease within 15 to 30 days, while overpriced or dated units can sit empty for over 60 days.
- January through March and August through October are peak rental seasons in Oman, driven by corporate hiring cycles and school-year relocations.
- Oman has no personal income tax on rental earnings until 2028, but landlords still pay a 3% municipality fee on the total contract value when registering leases in Muscat.
- Rent per square meter in Muscat averages around OMR 5.1, which is noticeably higher than Dubai's mid-market areas but lower than Abu Dhabi's prime districts.
- Cooling upgrades and kitchen refreshes deliver the best renovation ROI in Oman, where tenants prioritize comfort and modern fixtures over cosmetic changes.
What are typical rents in Oman as of 2026?
What's the average monthly rent for a studio in Oman as of 2026?
As of January 2026, the average monthly rent for a studio apartment in Oman is around OMR 280 (about USD 730 or EUR 670), rising to approximately OMR 320 (USD 830 or EUR 765) in Muscat.
Most studio apartments in Oman fall within a realistic range of OMR 180 to OMR 400 per month (USD 470 to USD 1,040 or EUR 430 to EUR 960), depending on the building and location.
The main factors that push studio rents higher or lower in Oman include the neighborhood (premium areas like Al Mouj cost more), building age, availability of parking, and whether the unit comes furnished or unfurnished.
What's the average monthly rent for a 1-bedroom in Oman as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment in Oman is around OMR 380 (about USD 990 or EUR 910), climbing to approximately OMR 420 (USD 1,090 or EUR 1,010) in Muscat.
Most 1-bedroom apartments in Oman rent between OMR 280 and OMR 550 per month (USD 730 to USD 1,430 or EUR 670 to EUR 1,320), with furnished units in expat districts sitting at the top of that range.
Neighborhoods like Qurum and parts of Ghubrah tend to have more affordable 1-bedroom rents in Muscat, while Al Mouj and Shatti Al Qurum command the highest prices for this apartment type.
What's the average monthly rent for a 2-bedroom in Oman as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom apartment in Oman is around OMR 520 (about USD 1,350 or EUR 1,250), reaching approximately OMR 560 (USD 1,455 or EUR 1,345) in Muscat.
Most 2-bedroom apartments in Oman rent between OMR 390 and OMR 760 per month (USD 1,015 to USD 1,975 or EUR 935 to EUR 1,825), with a wide spread depending on amenities and exact location.
In Muscat, Qurum offers more affordable 2-bedroom options at around OMR 390 per month, Al Khuwair sits mid-range at OMR 450 to OMR 475, while Al Mouj commands premium rents of OMR 710 to OMR 755 for 2-bedroom apartments.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Oman.
What's the average rent per square meter in Oman as of 2026?
As of January 2026, the average rent per square meter in Oman is around OMR 4.6 per month (about USD 12 or EUR 11), rising to approximately OMR 5.1 per square meter (USD 13.25 or EUR 12.25) in Muscat.
Rent per square meter in Oman ranges from about OMR 3.5 to OMR 7 per month (USD 9 to USD 18 or EUR 8.40 to EUR 16.80), with older buildings in secondary cities at the low end and premium Muscat compounds at the top.
Compared to other Gulf cities, Oman's rent per square meter sits below Abu Dhabi's prime districts but remains competitive with Dubai's mid-market areas, making Muscat an attractive option for expats seeking value.
Properties with sea views, dedicated parking, modern AC systems, and access to pools or gyms typically push rent per square meter well above the Oman average.
How much have rents changed year-over-year in Oman in 2026?
As of January 2026, rents in Oman have increased by approximately 2% to 4% year-over-year on average, with Muscat's prime areas seeing stronger growth of 4% to 7%.
The main factors driving rent changes in Oman this year include steady expat demand, moderate economic growth, and limited new supply in the most desirable Muscat neighborhoods like Al Mouj.
This year's rent growth in Oman is similar to 2025's pace, which also saw moderate increases, reflecting a stable market rather than the sharp swings seen in some other Gulf countries.
What's the outlook for rent growth in Oman in 2026?
As of January 2026, rent growth in Oman is projected at 2% to 5% for typical rentals, with premium Muscat areas likely to see 4% to 7% growth if economic conditions remain favorable.
The key factors likely to influence rent growth in Oman include accelerating GDP growth (the World Bank expects stronger expansion), continued expat hiring, and ongoing government reforms supporting the non-oil economy.
Neighborhoods like Al Mouj, Shatti Al Qurum, and Madinat Sultan Qaboos in Muscat are expected to see the strongest rent growth in 2026, as these areas have the tightest supply and highest corporate tenant demand.
The main risks that could cause rent growth in Oman to differ from projections include oil price volatility, changes to expat visa policies, or a sudden increase in new housing supply entering the Muscat market.
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 Oman as of 2026?
Which neighborhoods have the highest rents in Oman as of 2026?
As of January 2026, the top three neighborhoods with the highest average rents in Oman are Al Mouj (The Wave) at around OMR 730 per month for a 2-bedroom (USD 1,900 or EUR 1,750), followed by Shatti Al Qurum and Madinat Sultan Qaboos, both averaging OMR 550 to OMR 650 (USD 1,430 to USD 1,690 or EUR 1,320 to EUR 1,560).
These neighborhoods command premium rents in Oman because they offer gated communities, direct beach access, modern amenities like pools and gyms, and proximity to embassies and international schools.
The tenant profile in these high-rent Oman neighborhoods typically includes senior expat executives on corporate housing packages, diplomats, and affluent Omani families who value security and lifestyle amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Oman.
Where do young professionals prefer to rent in Oman right now?
The top three neighborhoods where young professionals prefer to rent in Oman are Al Khuwair, Ghubrah, and Azaiba, all offering good access to Muscat's main employment hubs and a lively urban feel.
Young professionals in these Oman neighborhoods typically pay between OMR 350 and OMR 500 per month (USD 910 to USD 1,300 or EUR 840 to EUR 1,200) for a 1 or 2-bedroom apartment.
These neighborhoods attract young professionals in Oman because they offer a mix of restaurants and cafes, reasonable commute times to offices, modern apartment buildings, and rents that fit typical housing allowances.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Oman.
Where do families prefer to rent in Oman right now?
The top three neighborhoods where families prefer to rent in Oman are Madinat Sultan Qaboos (MQ), Qurum, and Al Mouj, all known for spacious apartments, quiet streets, and proximity to schools.
Families in these Oman neighborhoods typically pay between OMR 500 and OMR 800 per month (USD 1,300 to USD 2,080 or EUR 1,200 to EUR 1,920) for a 2 or 3-bedroom apartment.
These neighborhoods attract families in Oman because they offer larger floor plans, dedicated parking, gated compounds with playgrounds, and a safe, community-oriented atmosphere.
Top-rated schools near these family-friendly Oman neighborhoods include the American International School of Muscat, the British School Muscat, and several well-regarded Indian and Pakistani curriculum schools in the Qurum and MQ areas.
Which areas near transit or universities rent faster in Oman in 2026?
As of January 2026, the top three areas near transit hubs or universities that rent fastest in Oman are Ruwi (near Muscat's main bus station), the Al Khuwair to Azaiba corridor (served by multiple Mwasalat routes), and Al Khoudh near Sultan Qaboos University.
Properties in these high-demand Oman areas typically stay listed for about 15 to 25 days, compared to 30 to 60 days for the broader Muscat market.
The typical rent premium for properties within walking distance of transit or the university in Oman ranges from OMR 30 to OMR 60 per month (USD 80 to USD 155 or EUR 70 to EUR 145) above comparable units further away.
Which neighborhoods are most popular with expats in Oman right now?
The top three neighborhoods most popular with expats in Oman are Al Mouj (The Wave), Shatti Al Qurum, and Madinat Sultan Qaboos, all offering the amenities and security that corporate tenants expect.
Expats in these Oman neighborhoods typically pay between OMR 450 and OMR 800 per month (USD 1,170 to USD 2,080 or EUR 1,080 to EUR 1,920) depending on the apartment size and furnishing level.
These neighborhoods attract expats in Oman because they offer furnished options, gated compounds with 24/7 security, pools and gyms, easy access to international schools, and English-speaking neighbors.
The expat communities most represented in these Oman neighborhoods include British, American, Indian, and other South Asian nationals, along with professionals from other Gulf countries and Europe working in oil and gas, logistics, and government-linked sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Oman.
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Who rents, and what do tenants want in Oman right now?
What tenant profiles dominate rentals in Oman?
The top three tenant profiles that dominate the rental market in Oman are expatriate households (especially those on corporate packages), young Omani professionals, and company-leased tenants working in oil and gas, logistics, or government-linked industries.
Expatriate households represent roughly 50% to 55% of Oman's rental demand, young Omani professionals account for about 25% to 30%, and company-leased tenants make up the remaining 15% to 20% of the market.
Expatriate households in Oman typically seek furnished 1 to 3-bedroom apartments in compounds, young Omani professionals often look for unfurnished studios or 1-bedrooms near work, and company-leased tenants usually require larger furnished units in premium areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Oman.
Do tenants prefer furnished or unfurnished in Oman?
In Oman, roughly 55% to 60% of rental tenants prefer furnished apartments, while 40% to 45% opt for unfurnished units, with the furnished preference driven largely by the expat population.
The typical rent premium for furnished apartments compared to unfurnished in Oman ranges from OMR 50 to OMR 100 per month (USD 130 to USD 260 or EUR 120 to EUR 240), representing roughly a 15% to 20% markup.
Tenant profiles that prefer furnished rentals in Oman include expats on 1 to 2-year assignments, single professionals relocating for work, and corporate tenants whose companies cover housing costs.
Which amenities increase rent the most in Oman?
The top five amenities that increase rent the most in Oman are dedicated parking (especially 2 spaces), 24/7 gated security, a pool and gym, sea views or beach access, and reliable modern air conditioning with good insulation.
In Oman, dedicated parking adds around OMR 25 to OMR 50 per month (USD 65 to USD 130), gated security adds OMR 30 to OMR 60, a pool and gym add OMR 40 to OMR 80, sea views add OMR 60 to OMR 120, and modern AC can add OMR 20 to OMR 40 through lower utility costs and tenant willingness to pay more.
In our property pack covering the real estate market in Oman, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Oman?
The top five renovations that get the best ROI for rental properties in Oman are AC upgrades and energy efficiency improvements, kitchen refreshes with modern fixtures, bathroom ventilation and fittings, fresh lighting and neutral paint, and built-in wardrobe or storage additions.
In Oman, AC upgrades typically cost OMR 300 to OMR 800 (USD 780 to USD 2,080) and can boost rent by OMR 30 to OMR 50 per month, kitchen refreshes cost OMR 500 to OMR 1,500 (USD 1,300 to USD 3,900) for a rent increase of OMR 25 to OMR 60, and bathroom updates cost OMR 200 to OMR 600 (USD 520 to USD 1,560) for OMR 15 to OMR 35 more rent.
Renovations that tend to have poor ROI and should be avoided by landlords in Oman include luxury marble flooring (tenants rarely pay extra for it), overly customized designs that limit tenant appeal, and outdoor landscaping in apartment settings where common areas are managed by the building.
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 Oman as of 2026?
What's the vacancy rate for rentals in Oman as of 2026?
As of January 2026, the estimated vacancy rate for rental properties in Oman is around 8% to 12% in Muscat overall, dropping to just 3% to 6% in the most desirable neighborhoods like Al Mouj and Shatti Al Qurum.
Vacancy rates across different Oman neighborhoods range from as low as 3% in premium lifestyle compounds to as high as 15% in older buildings or less central areas with weaker demand.
The current vacancy rate in Oman is broadly in line with historical averages, as the market has remained stable without the sharp oversupply issues seen in some other Gulf cities during recent years.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Oman.
How many days do rentals stay listed in Oman as of 2026?
As of January 2026, the average number of days rentals stay listed in Oman is approximately 30 to 45 days, with well-priced units in prime Muscat areas leasing in as few as 15 to 30 days.
Days on market in Oman range from about 15 days for furnished 1 or 2-bedrooms in Al Mouj or Al Khuwair to over 60 days for overpriced or dated units in less desirable locations.
The current days-on-market figure in Oman is similar to one year ago, reflecting a stable rental market without major shifts in either tenant demand or available supply.
Which months have peak tenant demand in Oman?
The peak months for tenant demand in Oman are January through March and August through October, when most corporate relocations and family moves happen.
The specific factors driving seasonal demand patterns in Oman include new hiring cycles at the start of the year, school-year timing in late summer, and the end of long summer holidays when expat families return from home countries.
The months with the lowest tenant demand in Oman are typically June and July, when many expat families leave for summer vacations and corporate hiring slows down due to the intense heat.
Buying real estate in Oman can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Oman as of 2026?
What property taxes should landlords expect in Oman as of 2026?
As of January 2026, the main recurring property-related charge landlords should expect in Oman is the Muscat Municipality rent contract fee, calculated as 3% of the total contract value (monthly rent multiplied by the lease period), so a 12-month lease at OMR 500 per month would incur a fee of about OMR 180 (USD 470 or EUR 430).
The realistic range of this contract fee in Oman depends on your rent level and lease length, with annual fees ranging from around OMR 100 (USD 260 or EUR 240) for a modest apartment to OMR 300 or more (USD 780 or EUR 720) for premium properties.
Property-related fees in Oman are calculated using the 3% formula applied to the total contract value, and there is no separate annual property tax like you might find in Western countries.
Please note that, in our property pack covering the real estate market in Oman, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Oman right now?
The utilities landlords most commonly pay on behalf of tenants in Oman are building service charges in managed developments (covering common area maintenance, security, and shared facilities), and sometimes water in older buildings with shared meters.
In Oman, building service charges typically cost landlords OMR 30 to OMR 100 per month (USD 80 to USD 260 or EUR 70 to EUR 240) depending on the building type and amenities, while water (if included) adds roughly OMR 5 to OMR 15 (USD 13 to USD 40).
The common practice in Oman is for tenants to pay electricity, water (when separately metered), internet, and gas directly, while landlords cover building service charges in compound-style developments and are responsible for major maintenance items as specified in the lease.
How is rental income taxed in Oman as of 2026?
As of January 2026, rental income in Oman is not subject to personal income tax because the new personal income tax law does not take effect until 2028, so landlords currently face no direct income tax on their rent earnings.
While there is no income tax yet, Oman landlords can still account for the 3% municipality contract fee as a cost of doing business, and they should keep records of maintenance expenses and service charges for future reference when the tax law does apply.
A common tax mistake specific to Oman that landlords should avoid is assuming that VAT applies to residential rentals, when in fact residential leases are typically VAT-exempt under current regulations, so there is no need to charge or remit VAT on standard apartment rentals.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Oman.
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 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 statistics agency, providing the most reliable population and economic data for the country. | We used it to ground the big picture around population, inflation context, and official publications. We relied on it as the official anchor when describing demand drivers and affordability pressures. |
| NCSI Monthly Statistical Bulletin (December 2025) | This is an official NCSI bulletin that provides primary-source data on Oman's population and economic indicators. | We used it to support the demand story around Muscat's population mix and expat presence. We treated it as a reality-check against private market narratives. |
| Oman Data Portal | This is the Sultanate's public open-data portal, offering official government datasets for verification. | We used it as a cross-check pathway for official datasets when readers want to verify numbers. We validated that Oman publishes data through official channels. |
| Central Bank of Oman Annual Report 2024 | This is the central bank's flagship macro report, providing authoritative economic context for Oman. | We used it to frame the economic backdrop that influences renting, including jobs, inflation, and credit conditions. We kept the rent outlook aligned with Oman's macro direction. |
| IMF 2025 Article IV Mission Statement | The IMF provides an independent, internationally trusted view of Oman's economy after in-country missions. | We used it to triangulate the 2026 outlook for growth, reforms, and risks that typically flow into housing demand. We kept rent-growth expectations from being purely real-estate-industry led. |
| World Bank GCC Growth Outlook | The World Bank offers transparent, internationally recognized macro forecasting for the Gulf region. | We used it to anchor our 2026 rent-growth expectations to a credible growth baseline. We treated it as a cross-check against local market optimism or pessimism. |
| Muscat Municipality Rent Contract Calculator | This is the municipality's official rent-contract service portal with the authoritative fee formula. | We used it to quantify the key recurring property-related fee that shows up in renting. We explained landlord and tenant cost expectations in a verifiable way using the 3% formula. |
| Oman Tax Authority VAT FAQs | This is the official government tax authority guidance page for VAT treatment in Oman. | We used it to clarify that certain residential real-estate supplies like leases can be VAT-exempt. We prevented common confusion about whether VAT applies to rent. |
| Reuters (Personal Income Tax Announcement) | Reuters is a globally trusted wire service that cites underlying decree details accurately. | We used it to explain why rental income taxation could change later, but not in January 2026. We avoided over-claiming about current landlord income tax rules. |
| Deloitte Oman PIT Summary | Deloitte is a top-tier professional services firm providing expert interpretation of legal changes. | We used it to triangulate and interpret the personal income tax scope as future-looking. We translated the legal change into plain-English implications for landlords. |
| PwC PIT News Alert | PwC is a top-tier professional services firm providing independent confirmation of tax timelines. | We used it as a second independent confirmation of the PIT start date and broad scope. We reduced single-source risk on tax timeline information. |
| Savills Research Oman Property Market Q3 2025 | Savills is a globally recognized real-estate research house with established methodology for property markets. | We used it to anchor actual observed rents in named Muscat submarkets, especially 2-bedroom benchmarks. We treated it as the quantitative spine for our 2026 typical rent estimates. |
| Oman Observer (Savills Coverage) | Oman Observer is a major national newspaper that explicitly attributes rent figures to Savills research. | We used it as an accessible cross-check of Savills numbers and the direction of change for key neighborhoods. We validated that rent levels are not based on a single report. |
| Times of Oman (CPI Coverage) | Times of Oman is a leading local paper that attributes CPI data to NCSI and the Oman News Agency. | We used it to keep rent growth expectations consistent with the broader inflation environment. We contextualized why rent growth in 2026 is likely moderate rather than runaway. |
| Mwasalat Official City Routes | Mwasalat is Oman's official public transport operator, providing authoritative route information. | We used it to ground transit-related discussion in concrete bus corridors and hubs. We avoided vague transit-oriented claims in a city without a metro system. |
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