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 is one of the Gulf's most livable capitals if you want political stability, low day-to-day friction, and a calm social environment, while accepting trade-offs like summer heat, car dependence, and a smaller job market than Dubai or Doha.
Expat lifestyle in Muscat clusters strongly around a few coastal and master-planned pockets, and housing costs jump sharply inside those zones, especially where foreign ownership is allowed under the Integrated Tourism Complex framework.
We constantly update this blog post to reflect the latest data and changes, so you always have accurate information for your relocation planning.
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.
Is Muscat a good place to live in 2026?
Is quality of life getting better or worse in Muscat in 2026?
As of early 2026, quality of life in Muscat is on a slightly upward trajectory, mainly because macro conditions and property demand are heating up rather than stagnating.
The most noticeable improvement over the past two to three years is the expansion of lifestyle amenities in master-planned communities like Al Mouj, with more restaurants, retail options, and waterfront facilities now available to residents.
However, this same growing demand means prime expat neighborhoods like Qurum and Shatti Al Qurum are getting pricier first, which creates affordability pressure for newcomers who do not have employer-provided housing allowances.
Are hospitals good in Muscat in 2026?
As of early 2026, Muscat's healthcare is generally viewed as good by regional standards, especially for routine care, diagnostics, and many specialties, though complex cases may still require travel abroad.
Hospitals that expats commonly recommend in Muscat include Badr Al Samaa for its multiple private facilities, Muscat Private Hospital for convenient appointments, and the public Royal Hospital for major tertiary procedures.
For a private outpatient consultation in Muscat, you can expect to pay around OMR 10 to 25 (roughly USD 26 to 65 or EUR 24 to 60) for a GP visit and OMR 20 to 40 (approximately USD 52 to 104 or EUR 48 to 96) for many specialists, before tests.
Private health insurance is strongly recommended for expats in Muscat because private care is the "fast lane" and costs compound quickly once imaging and lab work start, so relying solely on public facilities can mean longer waits.
Are there any good international schools in Muscat in 2026?
As of early 2026, Muscat has several well-established international schools, and the practical challenge is often seat availability rather than finding quality options.
Among the most reputable international schools in Muscat are The American International School of Muscat (TAISM), British School Muscat (BSM), and Muscat International School by Amity.
Annual tuition fees at international schools in Muscat typically range from OMR 3,000 to 7,000 per child (approximately USD 7,800 to 18,200 or EUR 7,200 to 16,800), with higher fees in premium British and American-branded schools and in upper grades.
Waitlists at the most popular schools can be long, especially for early years and key transition grades, and public schools are less commonly chosen by expat families due to curriculum language and continuity concerns with international credentials.
Is Muscat a dangerous place in 2026?
As of early 2026, Muscat is generally considered one of the safest capitals in the Gulf region for everyday life, with very low crime rates compared to global standards.
The most common safety concern for expats in Muscat is actually road safety rather than crime, as driving standards can be unpredictable with tailgating, undertaking, and poor observation being frequent issues on Muscat's roads.
The safest neighborhoods for expats in Muscat include Al Mouj, Qurum, Shatti Al Qurum, Madinat Al Sultan Qaboos (MSQ), and Al Khuwair, all of which are well-lit, family-oriented, and have security-conscious residential communities.
Women can generally live alone safely in Muscat with standard precautions like choosing buildings with controlled access, using ride-hailing apps at night, and avoiding isolated areas, as reports of harassment or assault are minimal compared to many Western cities.
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How much does everyday life cost in Muscat in 2026?
What monthly budget do I need to live well in Muscat in 2026?
As of early 2026, a single person in Muscat needs approximately OMR 900 to 1,500 per month (around USD 2,340 to 3,900 or EUR 2,160 to 3,600) to live comfortably, excluding international school fees.
For a modest but decent lifestyle in Muscat, a single person can manage on about OMR 600 to 900 per month (roughly USD 1,560 to 2,340 or EUR 1,440 to 2,160), though this requires choosing housing outside premium expat zones and limiting dining out.
A more comfortable or upscale lifestyle in Muscat runs closer to OMR 1,400 to 2,200 per month for a couple (approximately USD 3,640 to 5,720 or EUR 3,360 to 5,280), and families of four should budget OMR 2,300 to 3,600 monthly before school fees.
Housing is by far the largest expense in Muscat, particularly in coastal and ITC zones like Al Mouj where foreign ownership is permitted, and electricity bills can also be substantial during summer months due to heavy air conditioning use under the official slab-priced tariff system.
What is the average income tax rate in Muscat in 2026?
As of early 2026, the effective personal income tax rate for most expats in Muscat is 0% because Oman's Personal Income Tax does not enter into force until January 1, 2028.
From 2028 onward, Oman will apply a 5% personal income tax rate, but only on taxable income above OMR 42,000 gross annual income (approximately USD 109,000 or EUR 101,000), meaning most mid-level earners will still pay nothing or very little.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Oman versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What kind of foreigners actually live in Muscat in 2026?
Where do most expats come from in Muscat in 2026?
As of early 2026, the top countries of origin for expats in Muscat are India, Bangladesh, Pakistan, the Philippines, and other Arab countries, with smaller Western communities in professional roles.
Foreign residents make up approximately 44% of Oman's total population, with around 2.3 million expatriates living in the country according to the National Centre for Statistics and Information.
Expats from South Asia are primarily drawn to Muscat by private-sector employment opportunities in construction, retail, and services, while Western expats typically come for professional roles in oil and gas, education, and healthcare.
The expat population in Muscat is predominantly working professionals rather than retirees or digital nomads, as most relocations are employer-led and tied to sponsored work visas.
Where do most expats live in Muscat in 2026?
As of early 2026, expats in Muscat cluster in recognizable corridors including Al Mouj (The Wave), Qurum, Shatti Al Qurum, Al Khuwair, Madinat Al Sultan Qaboos (MSQ), and Ghubrah/Azaiba near the airport.
What makes these neighborhoods attractive is their combination of coastal access, proximity to embassies and international schools, security-conscious residential design, and in the case of Al Mouj, the ability for foreigners to purchase freehold property under the ITC framework.
Emerging neighborhoods attracting more expats include Seeb and Al Hail, which offer more value-oriented family housing further from the city center, as well as newer ITC developments like Muscat Bay and Muscat Hills for buyers seeking ownership options.
Are expats moving in or leaving Muscat in 2026?
As of early 2026, Muscat appears to have a steady inflow of expats rather than a mass departure, based on strengthening housing and property indices throughout 2025.
The main factor drawing expats to Muscat right now is the combination of tax-free income (until 2028), relatively affordable housing compared to Dubai, and the government's Vision 2040 push to attract foreign investment and skilled professionals.
The main factor causing some expats to leave Muscat is the ongoing Omanization policy, which prioritizes local hiring in certain sectors and has restricted work visas for specific professions including some IT and engineering roles.
Compared to Dubai or Doha, Muscat's expat population growth is more modest and steady rather than booming, which reflects its smaller job market but also means less volatility and overcrowding.
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What paperwork do I need to move to Muscat in 2026?
What visa options are popular in Muscat in 2026?
As of early 2026, the three most popular visa types for expats moving to Muscat are the employer-sponsored work visa, the family/dependent residence visa, and the investor/property owner visa tied to ITC purchases.
For the standard work visa, the main eligibility requirements are a job offer from an Omani employer, a labor permit from the Ministry of Labour, being at least 21 years old, and passing medical examinations once you arrive in Oman.
Oman does not currently offer a dedicated digital nomad visa, though remote workers sometimes enter on tourist visas (valid up to 30 days) and then need to exit and re-enter, or they can explore property-based residency if they invest in an ITC.
Work visas in Muscat are typically valid for two years and can be renewed as long as the employment continues and the employer maintains compliance with Omanization quotas.
How long does it take to get residency in Muscat in 2026?
As of early 2026, the typical processing time to obtain work-based residency in Muscat is 4 to 8 weeks when paperwork is clean and the employer's PRO (public relations officer) is experienced.
Common factors that can delay the residency application include missing or improperly attested degree certificates, security clearance requirements for certain nationalities, changing visa status after entry, or employers who are behind on Omanization compliance.
For permanent residency or citizenship, Oman does not offer a standard pathway through length of residence, though the Golden Residency program launched in August 2025 allows 10-year renewable residency for property investments of OMR 200,000 or more in an ITC.
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.
How hard is it to find a job in Muscat in 2026?
Which industries are hiring the most in Muscat in 2026?
As of early 2026, the industries hiring the most in Muscat are oil and gas (including energy-adjacent services), healthcare, and tourism/hospitality, with growing demand also in logistics, construction, and international education.
It is realistic for expats to get hired in Muscat without speaking Arabic in sectors like oil and gas, international schools, healthcare, and some corporate functions, though Arabic becomes a strong advantage for government-facing roles, sales positions, and local relationship-heavy businesses.
The roles most accessible to foreign job seekers in Muscat include engineering and technical positions in energy, teaching roles at international schools, nursing and specialist medical positions, hotel management, and senior finance or IT roles where local talent is scarce.
What salary ranges are common for expats in Muscat in 2026?
As of early 2026, the typical salary range for expats working in Muscat is OMR 1,200 to 4,500 per month (approximately USD 3,120 to 11,700 or EUR 2,880 to 10,800), depending heavily on industry reindustry and seniority.
For entry-level or mid-level expat positions in Muscat, salaries typically range from OMR 1,200 to 2,500 per month (roughly USD 3,120 to 6,500 or EUR 2,880 to 6,000), with international school teachers often receiving additional housing and education allowances.
For senior specialist or managerial roles in Muscat, salaries range from OMR 2,500 to 4,500 or more per month (approximately USD 6,500 to 11,700 or EUR 6,000 to 10,800), with oil and gas packages often including additional benefits like flights and housing.
Employers in Muscat commonly sponsor work visas for foreign hires, as sponsorship is the standard model for expat employment and one of the main reasons relocations tend to be employer-led rather than speculative.
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What's daily life really like for expats in Muscat right now?
What do expats love most about living in Muscat right now?
Expats in Muscat most frequently praise the low-drama daily life (safe, calm, family-friendly), the stunning natural beauty with sea and mountains accessible from the metro area, and the "small big city" feel that allows you to build community quickly.
The lifestyle benefit most commonly praised is the ability to enjoy outdoor activities like beach visits, hiking in wadis, and desert trips without traveling far from home, combined with a slower pace of life than in larger Gulf cities.
The practical advantage expats appreciate most in Muscat is the tax-free income (until 2028), relatively affordable housing compared to Dubai, and the straightforward, honest dealing style of Omani landlords and business contacts.
The social and cultural aspect that makes Muscat particularly enjoyable is the genuine hospitality of Omani people, the tolerance and respect embedded in local culture, and the family-oriented community atmosphere in most residential neighborhoods.
What do expats dislike most about life in Muscat right now?
The top complaints expats have about living in Muscat are the intense summer heat requiring constant air conditioning, the car dependence with limited "walkable city" neighborhoods, and the smaller, slower job market compared to Dubai or Doha.
The daily inconvenience that frustrates expats most in Muscat is the lack of reliable public transport, which makes owning or renting a car almost mandatory and means even simple errands require driving.
The bureaucratic issue causing the most headaches for expats in Muscat is the document attestation process for visas and residency, which can be time-consuming if degree certificates are not properly authenticated through the correct channels before arrival.
These common frustrations are generally manageable rather than deal-breakers for most expats, as the quality of life benefits tend to outweigh the inconveniences once you adapt to car culture and plan around the summer heat.
What are the biggest culture shocks in Muscat right now?
The biggest culture shocks expats experience when moving to Muscat are the much quieter and more traditional rhythm of life compared to other expat cities, the home-centered social culture, and the strict alcohol regulations requiring permits for home purchase.
The social norm that surprises newcomers most is how much social life revolves around private homes and gated communities rather than bars or clubs, which means building friendships often happens through work connections, school parent networks, or community activities within residential compounds.
The aspect of daily routines that takes longest to adjust to is the midday closure of many shops during the hottest hours and the Friday prayer schedule, which shifts the rhythm of weekends and shopping compared to what most Western expats are used to.
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.
Can I buy a home as a foreigner in Muscat in 2026?
Can foreigners legally own property in Muscat in 2026?
As of early 2026, foreign property ownership in Muscat is allowed but restricted to designated Integrated Tourism Complexes (ITCs) where non-Omanis can own freehold property under the framework established by Royal Decree 12/2006.
The main restriction for foreigners buying property in Muscat is that purchases must be within licensed ITCs like Al Mouj, Muscat Hills, Muscat Bay, or Jebel Sifah, and buyers have four years to build on purchased land or risk the plot being auctioned by the Ministry.
Within ITCs, foreigners can own apartments, villas, and land for both residential and commercial purposes, but they cannot purchase property in most other parts of Muscat or in restricted areas like Musandam, Buraimi, or near military facilities.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Muscat.
What is the average price per m² in Muscat in 2026?
As of early 2026, the average price per square meter for residential property in Muscat is approximately OMR 1,618 (around USD 4,200 or EUR 3,880) for apartments and OMR 1,312 (roughly USD 3,410 or EUR 3,150) for houses, based on listing data.
Property prices in Muscat have trended upward over the past two to three years, with the official Residential Property Price Index from NCSI showing renewed demand through 2025, particularly in prime expat zones and ITC developments.
Also, you'll find our latest property market analysis about Muscat here.
Do banks give mortgages to foreigners in Muscat in 2026?
As of early 2026, mortgages for foreigners in Muscat are available but selective, with most banks requiring residency status, stable local employment, and properties within ITC zones to qualify.
Banks in Muscat known to offer mortgages to expat residents include Bank Muscat, National Bank of Oman (NBO), and Bank Dhofar, all of which have established processes for handling ITC property purchases by non-Omanis.
Typical mortgage conditions for foreigners in Muscat include a down payment of 10% to 30%, interest rates ranging from 5% to 7.5%, and maximum loan terms of 20 to 25 years, with loan-to-value ratios usually capped at 70% to 80% for expat borrowers.
To qualify for a mortgage in Muscat, foreigners typically need a minimum monthly salary of OMR 1,500 credited to a local Omani bank account, at least 12 months of local employment history, and documentation including salary certificates, passport copies, and proof the property is freehold within an ITC.
You can also read our latest update about mortgage and interest rates in Oman.
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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) | Oman's official statistics agency for population, prices, and indicators. | We used NCSI as the "ground truth" for official macro and population context. We cross-checked private reports against NCSI wherever the same indicator exists. |
| Oman Tax Authority | The official regulator publishing personal income tax law materials. | We used it to state what income tax rules apply in 2026 versus 2028. We avoided secondary summaries unless they pointed back to this portal. |
| Royal Oman Police eVisa Portal | The official entry visa platform used by the government. | We used it to describe practical starting points for entry pathways. We kept visa guidance anchored in official, current procedures. |
| Properstar Muscat Price Index | A transparent listing-based index that derives prices from published listings. | We used it to produce confident price-per-square-meter estimates for Muscat. We treated it as an index and cross-checked with official property data. |
| Nama Electricity Tariff | Official tariff document from Oman's national electricity supply ecosystem. | We used it to anchor utility-cost estimates in something concrete and auditable. We used slab rates to build monthly budget assumptions. |
| Royal Decree 12/2006 (ITC Real Estate Ownership Act) | Primary law text, which is as verifiable as it gets. | We used it to answer "can foreigners own property" with legal certainty. We explained why expat buying is concentrated in specific ITC zones. |
| Cavendish Maxwell Real Estate Report | An established regional consultancy publishing structured market reporting. | We used it to add supply-and-demand context beyond just prices. We kept the housing narrative data-led rather than anecdotal. |
| Expat Arrivals | A dedicated expat resource with verified resident interviews and guides. | We used it to gather qualitative insights on daily life and common concerns. We cross-referenced with multiple testimonials to identify consistent patterns. |
| US State Department Travel Advisory | Official US government assessment of safety conditions. | We used it alongside UK and Australian advisories to triangulate safety assessments. We focused on consistent themes across multiple government sources. |
| Bank Muscat | Oman's largest bank with extensive expat mortgage experience. | We used their lending criteria to describe mortgage availability for foreigners. We verified terms through direct inquiries with loan officers. |
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.
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