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
Thinking about running an Airbnb in Muscat in 2026? You're looking at a market with around 886 active listings, a 44% average occupancy rate, and nightly prices that range from $45 in budget areas to over $220 in premium waterfront communities like Al Mouj.
This guide breaks down everything you need to know: legal requirements under Oman's Tourism Law, realistic earnings by neighborhood, seasonal revenue swings, and which property types actually perform best in Muscat's unique short-term rental landscape.
We constantly update this blog post to reflect the latest Airbnb market data and regulations 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
- Around 63% of Airbnb listings in Muscat are one-bedroom units, which signals strong demand from business travelers and couples visiting the Omani capital.
- The average nightly rate for an Airbnb in Muscat in 2026 sits at roughly $66, but premium neighborhoods like Al Mouj can command $120 to $220 per night for well-appointed apartments.
- Muscat Nights 2026, running January 1 to 31 across eight venues, creates a significant demand spike that smart hosts can capture with adjusted pricing during this peak period.
- Occupancy rates in Muscat average around 44%, meaning hosts can expect roughly 13 booked nights per month, though top performers in Qurum or Al Mouj regularly hit 55% to 65%.
- A large share of Muscat's Airbnb listings are set to 30+ night minimum stays, which explains why the citywide average annual revenue of $4,900 looks lower than typical tourist markets.
- Air conditioning appears in 98% of Muscat listings, making it a non-negotiable amenity in this Gulf climate where summer temperatures regularly exceed 40°C.
- The budget-to-mid apartment band ($40 to $90 per night) is the most crowded price segment in Muscat, leaving potential white space in the $95 to $140 family-ready category.
- VAT registration becomes mandatory for Muscat Airbnb hosts once taxable turnover exceeds OMR 38,500 (roughly $100,000), with voluntary registration available from OMR 19,250.
Can I legally run an Airbnb in Muscat in 2026?
Is short-term renting allowed in Muscat in 2026?
As of the first half of 2026, short-term renting in Muscat is allowed but operates under a regulated framework rather than being a free-for-all market where anyone can list their property without oversight.
The main legal framework governing short-term rentals in Muscat is Royal Decree 69/2023 (the Tourism Law), which gives the Ministry of Heritage and Tourism authority over tourist accommodation activities including vacation rentals.
The single most important condition hosts must comply with is obtaining proper licensing or registration from the Ministry of Heritage and Tourism, since operating tourist accommodation without authorization can trigger enforcement action.
Penalties for operating an illegal short-term rental in Muscat can include fines and forced closure of the unlicensed accommodation activity, as the Ministry of Heritage and Tourism actively enforces compliance within the tourism sector.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Oman.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Oman.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Muscat as of 2026?
As of the first half of 2026, Muscat does not have a citywide legal minimum-stay requirement or maximum nights-per-year cap like the 90-day limits found in some European cities, though individual properties often set their own minimum stays.
These rules do not differ by property type or host residency status at the city level in Muscat, meaning there are no restrictions that treat apartments differently from villas or primary residences differently from investment properties under the current regulatory framework.
What you will notice is that many Muscat hosts voluntarily set 30+ night minimum stays, which is a market-driven practice rather than a legal mandate and reflects the strong monthly rental demand from business travelers and relocating expats.
Do I have to live there, or can I Airbnb a secondary home in Muscat right now?
There is no residency requirement forcing Airbnb hosts in Muscat to live in the property they rent out, which means you do not need to be present or use the home as your primary residence to operate a short-term rental.
Owners of secondary homes and investment properties can legally operate short-term rentals in Muscat, as evidenced by the significant share of entire-home listings on the platform rather than just spare room rentals.
There are no additional permits or conditions that specifically apply to non-primary residence short-term rentals in Muscat beyond the standard tourism licensing requirements that apply to all hosts.
The main practical difference between renting out a primary residence versus a secondary home in Muscat is not regulatory but operational, since secondary homes require you to arrange remote management, cleaning, and guest communication without being on-site.
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Can I run multiple Airbnbs under one name in Muscat right now?
Running multiple Airbnb listings under one name or entity is allowed in Muscat, and the market data shows identifiable property managers operating several units across the city.
There is no published maximum number of properties one person or entity can list for short-term rental in Muscat under current regulations, unlike some cities that cap multi-property operators.
Hosts with multiple listings face the same licensing requirements as single-property hosts, though scaling up typically pushes you toward formal business registration and makes VAT registration more likely once your combined turnover exceeds the mandatory threshold.
Do I need a short-term rental license or a business registration to host in Muscat as of 2026?
As of the first half of 2026, hosts offering tourist accommodation in Muscat should expect to need some form of licensing or registration with the Ministry of Heritage and Tourism, since Oman regulates tourism establishments and requires operators to display valid licenses.
The typical process involves applying through the Ministry of Heritage and Tourism, which reviews the property for compliance with accommodation standards before issuing authorization.
Documents typically required include proof of property ownership or authorization to sublet, identification documents, and evidence that the property meets safety and quality standards for tourist accommodation.
Beyond licensing, tax registration becomes mandatory once your taxable turnover exceeds OMR 38,500 (roughly $100,000), with voluntary VAT registration available from OMR 19,250 (roughly $50,000).
Are there neighborhood bans or restricted zones for Airbnb in Muscat as of 2026?
As of the first half of 2026, there are no officially published citywide neighborhood bans or restricted zones that prohibit Airbnb operations across Muscat, though restrictions can exist at the building or community level.
The most common restrictions appear in master-planned communities like some integrated developments where homeowner associations or community management rules may limit or prohibit short-term rentals.
These community-level restrictions typically exist because integrated developments want to maintain a residential atmosphere and protect long-term property values by limiting transient guest traffic.
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.
How much can an Airbnb earn in Muscat in 2026?
What's the average and median nightly price on Airbnb in Muscat in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Muscat is approximately $66 (around OMR 25 or €61), while the median nightly price sits closer to $55 (OMR 21 or €51) because Muscat has many mid-priced apartments that pull the middle point below the average.
The typical nightly price range covering roughly 80% of Airbnb listings in Muscat falls between $40 and $150 (OMR 15 to 58, or €37 to €139), with most listings clustering in the apartment segment at the lower end of this range.
The single factor with the biggest impact on nightly pricing in Muscat is location, specifically whether the property sits in a premium integrated community like Al Mouj, a lifestyle hub like Qurum, or a more practical area like Seeb near the airport.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Muscat.
How much do nightly prices vary by neighborhood in Muscat in 2026?
As of the first half of 2026, nightly prices on Airbnb in Muscat vary dramatically from around $45 (OMR 17, €42) in budget areas like Azaiba to over $220 (OMR 85, €204) in premium communities like Al Mouj, representing nearly a 5x difference between the most affordable and most expensive neighborhoods.
The three neighborhoods in Muscat with the highest average nightly prices are Al Mouj at $120 to $220 (OMR 46 to 85, €111 to €204), Qurum and Shatti Al Qurum at $90 to $160 (OMR 35 to 62, €83 to €148), and Muscat Hills at $100 to $180 (OMR 39 to 69, €93 to €167).
The three neighborhoods with the lowest average nightly prices are Azaiba at $45 to $75 (OMR 17 to 29, €42 to €69), Ghubrah at $50 to $85 (OMR 19 to 33, €46 to €79), and Seeb at $45 to $90 (OMR 17 to 35, €42 to €83), though these areas still attract steady bookings from budget-conscious travelers and those wanting airport proximity.
What's the typical occupancy rate in Muscat in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Muscat averages around 44%, which translates to roughly 13 booked nights per month for the average host.
The realistic occupancy rate range covering most Airbnb listings in Muscat falls between 30% and 55%, with weaker listings in less desirable locations sitting at the bottom and well-optimized properties in premium areas reaching the upper end.
Muscat's occupancy rate is moderate compared to major global tourism destinations but competitive within the Gulf region, where seasonal heat suppresses summer demand across most markets.
The single factor with the biggest impact on achieving above-average occupancy in Muscat is winter availability, since the high season from November through March drives the bulk of tourist demand when temperatures are comfortable for visitors.
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What's the average monthly revenue per listing in Muscat in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Muscat is approximately $410 (OMR 158, €380), derived from an annual average of around $4,900 per listing.
The realistic monthly revenue range covering roughly 80% of Airbnb listings in Muscat falls between $200 and $900 (OMR 77 to 346, €185 to €833), with the wide spread reflecting the mix of monthly-stay listings earning less per night but more consistently versus short-stay listings with higher rates but more vacancies.
Top-performing Airbnb listings in Muscat, particularly well-located villas or premium apartments in Al Mouj or Qurum with strong reviews and professional photography, can achieve $1,500 to $2,500 (OMR 577 to 962, €1,390 to €2,315) per month during high season. If a host maintains 65% occupancy at $120 per night, that works out to roughly $2,340 in monthly gross revenue.
Finally, note that we give here all the information you need to buy and rent out a property in Muscat.
What's the typical low-season vs high-season monthly revenue in Muscat in 2026?
As of the first half of 2026, typical monthly revenue for a short-stay Airbnb in Muscat ranges from $450 to $900 (OMR 173 to 346, €417 to €833) during low season and $900 to $1,600 (OMR 346 to 616, €833 to €1,482) during high season for a well-located one to two bedroom property.
Low season in Muscat runs roughly from June through August when summer heat exceeds 40°C and tourist arrivals drop sharply, while high season spans November through March when comfortable temperatures, events like Muscat Nights in January, and holiday travel drive peak demand.
What's a realistic Airbnb monthly expense range in Muscat in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Muscat range from $250 to $650 (OMR 96 to 250, €232 to €602) for self-managed properties and $450 to $1,100 (OMR 173 to 423, €417 to €1,019) for fully managed properties using a professional service.
The single expense category representing the largest share of monthly costs in Muscat is utilities, specifically air conditioning, which can run $100 to $300 (OMR 39 to 116, €93 to €278) monthly depending on property size and summer versus winter usage.
Hosts in Muscat should typically expect to spend 40% to 60% of gross revenue on operating expenses, with the higher end applying to professionally managed properties or larger villas with significant utility costs.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Muscat.
What's realistic monthly net profit and profit per available night for Airbnb in Muscat in 2026?
As of the first half of 2026, realistic monthly net profit for a self-managed Airbnb in Muscat averages $150 to $220 (OMR 58 to 85, €139 to €204), with profit per available night ranging from $5 to $9 (OMR 2 to 3.5, €4.60 to €8.30) based on the citywide baseline.
The realistic monthly net profit range covering most Airbnb listings in Muscat spans from $50 to $700 (OMR 19 to 269, €46 to €648), with the wide variation reflecting differences in location quality, property type, management approach, and seasonal timing.
Hosts in Muscat typically achieve net profit margins of 25% to 45% of gross revenue, with self-managed hosts in premium locations reaching the higher end and professionally managed properties in average locations sitting at the lower end.
The break-even occupancy rate for a typical Airbnb listing in Muscat is around 25% to 30%, meaning hosts need roughly 8 to 9 booked nights per month just to cover their operating expenses before turning a profit.
In our property pack covering the real estate market in Muscat, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Muscat as of 2026?
How many active Airbnb listings are in Muscat as of 2026?
As of the first half of 2026, there are approximately 886 active Airbnb listings in Muscat, making it a relatively small but growing short-term rental market compared to major global tourist destinations.
The number of Airbnb listings in Muscat has grown steadily over recent years as Oman's tourism sector expands under Vision 2040 initiatives, with the long-term trend showing gradual market development rather than explosive growth.
Which neighborhoods are most saturated in Muscat as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Muscat are Al Mouj, Qurum and Shatti Al Qurum, Al Khuwair, Madinat Sultan Qaboos, and the Seeb airport corridor, where the highest concentrations of listings compete for guest bookings.
These neighborhoods have become saturated because they combine the factors guests actively search for: Al Mouj offers waterfront resort-style living, Qurum provides beach access with dining and shopping, and Seeb offers practical airport proximity, making them the obvious first choices for hosts entering the market.
Relatively undersaturated neighborhoods that may offer better opportunities for new Airbnb hosts in Muscat include Muttrah for heritage-seeking travelers, Bausher for families wanting space at lower prices, and emerging areas near the Oman Convention and Exhibition Centre for business event overflow.
What local events spike demand in Muscat in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Muscat include Muscat Nights (January 1 to 31 across eight venues), major exhibitions at the Oman Convention and Exhibition Centre throughout the year, and national celebrations like the Sultan's accession anniversary in January and National Day in November.
During these peak events, Airbnb bookings in Muscat typically increase by 30% to 50% compared to normal periods, while nightly rates can rise 20% to 40% as demand outpaces supply in popular neighborhoods near event venues.
Hosts in Muscat should adjust their pricing and open availability at least four to six weeks before major events to capture early bookers, with final rate increases applied two weeks out as remaining inventory becomes scarce.
What occupancy differences exist between top and average hosts in Muscat in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Muscat achieve occupancy rates of 55% to 65%, particularly those in premium locations like Al Mouj or Qurum with professional photography, fast response times, and strong guest reviews.
By comparison, average hosts in Muscat achieve occupancy rates closer to the 44% market average, while underperforming hosts with generic listings, slow responses, or inconvenient locations may sit at just 25% to 35% occupancy.
New hosts in Muscat typically need six to twelve months to reach top-performer occupancy levels, as building a review history, optimizing pricing, and earning Superhost status takes time even with a well-located and well-presented property.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Muscat.
Which price points are most crowded, and where's the "white space" for new hosts in Muscat right now?
The nightly price range with the highest concentration of Airbnb listings in Muscat is $40 to $90 (OMR 15 to 35, €37 to €83), where budget-to-mid apartments dominate and competition for bookings is most intense.
The most promising white space opportunities for new Airbnb hosts in Muscat exist in the $95 to $140 (OMR 37 to 54, €88 to €130) range for family-ready two-bedroom apartments in lifestyle hubs, and the $180 to $300+ (OMR 69 to 116+, €167 to €278+) range for destination-quality villas with pools or waterfront access.
To successfully compete in these underserved price segments in Muscat, new hosts need properties with genuine differentiators like outdoor space, premium furnishings, excellent sleep comfort, dedicated parking, and professional-grade photography that justifies the premium over budget listings.
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What property works best for Airbnb demand in Muscat right now?
What bedroom count gets the most bookings in Muscat as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom properties get the most bookings on Airbnb in Muscat, with the market heavily concentrated in these sizes that appeal to the largest guest segments.
The estimated booking rate breakdown by bedroom count in Muscat shows one-bedroom units representing about 63% of supply, two-bedroom units at 29%, and three-bedroom or larger properties making up the remaining 8% of listings.
One and two-bedroom properties perform best in Muscat because the guest mix is dominated by business travelers, couples, and small families who need comfortable but compact accommodation, while the monthly-stay market also favors these sizes for relocating professionals and expats.
What property type performs best in Muscat in 2026?
As of the first half of 2026, apartments and condos perform best for consistent Airbnb bookings in Muscat due to their prevalence, competitive pricing, and appeal to the business and monthly-stay market that dominates the city's short-term rental demand.
Occupancy rates across property types in Muscat show apartments averaging 45% to 50%, townhouses and duplexes achieving 40% to 50% when well-located, and villas ranging widely from 30% to 55% depending on whether they offer destination-quality amenities like pools and outdoor entertaining space.
Apartments outperform in Muscat because the market's guest profile skews toward practical stays rather than pure leisure tourism, and the heavy 30+ night minimum-stay presence means monthly renters seeking furnished apartments represent a significant demand source alongside traditional short-stay tourists.
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 |
|---|---|---|
| Ministry of Heritage and Tourism | This is the official Omani government regulator for all tourism activities and hospitality establishments in the country. | We used it to establish the legal framework for short-term rentals and understand what compliance means for hosts. We also referenced it to explain licensing requirements and enforcement authority. |
| Royal Decree 69/2023 (Tourism Law) | This is the primary legal source publishing the actual royal decree text that governs tourism accommodation in Oman. | We used it to anchor all legal conclusions about what hosts can and cannot do in Muscat. We also relied on it to avoid informal claims and ensure accuracy on regulatory matters. |
| Oman Government Services Portal | This is the official government portal listing actual compliance services tied to tourism establishment regulations. | We used it to identify the 4% tourism tax as a real operating cost for licensed accommodation. We also referenced it to show that tourism compliance is actively enforced through e-services. |
| Oman Tax Authority VAT FAQs | This is the official Tax Authority channel explaining VAT treatment in clear language for taxpayers. | We used it to confirm that short-term and holiday rentals are VAT-applicable unlike long residential leases. We also referenced it to inform hosts about tax implications on their earnings. |
| Oman Tax Authority VAT Taxpayer Guide | This is the formal guidance document from the Tax Authority stating specific thresholds and registration rules. | We used it to cite the mandatory VAT registration threshold of OMR 38,500 and voluntary threshold of OMR 19,250. We also applied it to explain when hosts need to register for tax purposes. |
| AirDNA Muscat Market Overview | AirDNA is a widely recognized short-term rental data provider with transparent methodology and global coverage. | We used it as the core source for listing counts, ADR, occupancy rates, and annual revenue figures. We also relied on it for competitive insights like minimum-stay distribution and amenity prevalence. |
| Muscat Daily | This is a major local newspaper reporting city events with direct citations from Muscat Municipality. | We used it to identify the Muscat Nights 2026 event dates and venue locations. We also referenced it to connect event timing with demand spikes hosts can capture. |
| Oman Observer | This is a long-running national outlet with reporting attributed directly to official municipality sources. | We used it to cross-check Muscat Nights dates running January 1 to 31, 2026. We also used it to strengthen demand spike projections with a second independent local source. |
| Central Bank of Oman Annual Reports | This is the central bank's official publication hub for macroeconomic and financial system data. | We used it as a sanity check on interest rates and credit conditions affecting investor financing costs. We also referenced it to ground our assumptions in official economic context. |
| Central Bank of Oman Quarterly Bulletins | This is an official and regularly updated source for Omani financial and economic statistics. | We used it to triangulate financing context and keep investment assumptions realistic for 2026. We also applied it to support conservative stress-testing of profitability scenarios. |
| Savills Oman Property Market Report | Savills is a global real estate consultancy with a recognized research practice covering Middle East markets. | We used it to validate which Muscat neighborhoods are premium and where residential demand is strongest. We also referenced it to build realistic neighborhood pricing bands. |
| Cavendish Maxwell Oman Market Report | This is a major regional real estate advisory firm publishing data-backed research reports. | We used it to understand demographic drivers behind Muscat rental demand. We also relied on it to avoid anecdotal claims about market conditions. |
| Oxford Business Group Oman 2025 Report | This is an established country research publisher synthesizing policy, sector data, and expert interviews. | We used it to understand structural drivers like Vision 2040 development priorities. We also referenced it to align our investment thesis with widely reported national planning. |
| Oman Convention and Exhibition Centre | This is the official calendar from Muscat's primary conference and exhibition venue. | We used it to identify recurring business events that drive accommodation demand. We also referenced it to help hosts plan pricing around conference schedules. |
| Times of India | This outlet reported on official Omani national celebrations with government attribution. | We used it to confirm national celebration dates that create accommodation demand spikes. We also referenced it to give hosts specific events to plan around. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Oman. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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