Get all the data you need about the real estate market in Muscat
This article covers apartment purchase prices in Muscat in 2026, and we update it regularly so the data you see here always reflects current market conditions.
If you are looking to buy a residential apartment in Muscat, this guide breaks down prices by neighborhood, from the most expensive to the most affordable.
You will find everything you need to understand how the Muscat apartment market is structured and what budget you realistically need.
And if you are planning to buy a property in Muscat, you may want to download our real estate pack about Muscat.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for apartments in Muscat | Al Mouj (The Wave) |
| Most affordable neighborhood for apartments in Muscat | Al Maabilah |
| Average price per square meter across all Muscat neighborhoods | OMR 800 |
| Median apartment price across Muscat | OMR 68,000 |
| Lowest realistic starting budget to buy an apartment in Muscat | OMR 15,800 |
| Most expensive apartment type in Muscat (by bedroom count) | Two-bedroom apartments |
| Most affordable apartment type in Muscat (by bedroom count) | Studio apartments |
| Average price for a studio apartment in Muscat | OMR 39,000 |
| Average price for a one-bedroom apartment in Muscat | OMR 56,000 |
| Average price for a two-bedroom apartment in Muscat | OMR 81,000 |
| Price gap between the most expensive and least expensive Muscat neighborhood | OMR 1,320 per sqm (Al Mouj vs Al Maabilah) |
| Price dispersion across Muscat apartment neighborhoods | Wide: from OMR 330/sqm to OMR 1,650/sqm |
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Muscat neighborhoods in 2026 ranked by apartment purchase price
This table ranks the top neighborhoods in the Muscat apartment market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will find much more detailed data in our real estate pack about Muscat.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Al Mouj (The Wave) | OMR 1,650 | OMR 145,000 | OMR 85,000 | OMR 82,000 | OMR 125,000 | OMR 178,000 | Lifestyle-focused expat buyers looking for Muscat's top apartment community | Prime marina setting, professional management, strong walkability, and the deepest premium apartment demand in Muscat | Entry prices are the highest in Muscat, service charges can be significant, and budget-friendly units are hard to find | Luxury |
| 2 | Muscat Hills | OMR 1,250 | OMR 74,000 | OMR 49,000 | OMR 63,000 | OMR 88,000 | OMR 131,000 | Golf-community professionals and buyers seeking modern stock at a clear step below Al Mouj | Good quality modern apartments, convenient airport access, and noticeably lower entry prices than Al Mouj | Less coastal lifestyle appeal than Al Mouj, and quality varies more widely across the available stock | Premium |
| 3 | Qantab | OMR 1,100 | OMR 112,000 | OMR 80,000 | OMR 58,000 | OMR 83,000 | OMR 116,000 | Boutique coastal buyers and second-home seekers wanting a scenic Muscat setting | Attractive coastal location and resort-style apartment stock with niche lifestyle and second-home appeal | A smaller and thinner market than the main Muscat hubs, with less liquidity and fewer apartment choices | Premium |
| 4 | Qurum | OMR 950 | OMR 68,000 | OMR 40,000 | OMR 48,000 | OMR 67,000 | OMR 96,000 | Central-location professionals who value Qurum's established prestige and beach access | Well-established prestige, beach proximity, and a central Muscat address that holds long-term demand | Building quality is uneven and older stock can need more careful due diligence before buying | Premium |
| 5 | Madinat Sultan Qaboos | OMR 900 | OMR 76,000 | OMR 49,000 | OMR 45,000 | OMR 63,000 | OMR 91,000 | Upgrading local households looking for a central, practical, and family-friendly Muscat address | Central location, established neighborhood feel, and a balanced mix of family appeal and urban convenience | Apartment supply is not as deep as in newer master-planned Muscat communities | Premium |
| 6 | Al Sifah | OMR 850 | OMR 68,000 | OMR 45,000 | OMR 43,000 | OMR 60,000 | OMR 94,000 | Resort-home investors and buyers who prioritize a beach lifestyle over central Muscat access | Beach resort setting, strong lifestyle appeal, and a wide choice of furnished apartment options | Farther from central Muscat, which makes it less practical for buyers who commute daily | Mid-Market |
| 7 | Sultan Haitham City | OMR 820 | OMR 84,000 | OMR 46,000 | OMR 44,000 | OMR 58,000 | OMR 90,000 | Early-mover buyers attracted by new-project stock and mid-tier pricing in a planned Muscat development | Modern apartment stock from a new planned city, broad buyer interest, and launch-phase supply still available | Resale benchmarks are still limited because the market is new and pricing is still settling | Mid-Market |
| 8 | Bosher (Bawshar) | OMR 620 | OMR 45,000 | OMR 25,000 | OMR 31,000 | OMR 43,000 | OMR 66,000 | First-step urban buyers looking for broad supply, central positioning, and accessible price points in Muscat | Wide apartment supply, central Muscat location, and realistic price points for buyers entering the market | Some stock is generic and building quality can vary significantly from one block to the next | Mid-Market |
| 9 | Al Khuwair | OMR 560 | OMR 52,000 | OMR 36,000 | OMR 28,000 | OMR 39,000 | OMR 59,000 | Investor-landlord buyers targeting a central Muscat location with stable rental demand | Very central, busy, and rental-friendly with consistent mainstream apartment demand from tenants | Older stock dominates many listings and the area has a functional rather than lifestyle-driven feel | Affordable |
| 10 | Azaiba | OMR 540 | OMR 48,000 | OMR 29,500 | OMR 27,000 | OMR 38,000 | OMR 57,000 | Airport-corridor professionals and value-focused urban buyers in Muscat | Convenient location near Muscat International Airport and manageable entry pricing for value-conscious buyers | Quality consistency is uneven and some buildings sit in less attractive micro-locations | Affordable |
| 11 | Al Hail | OMR 500 | OMR 40,000 | OMR 18,400 | OMR 25,000 | OMR 35,000 | OMR 53,000 | Coastal family buyers who want beach proximity at a more affordable Muscat price point | Beach-side access, family-friendly demand in the Seeb corridor, and lower apartment entry costs than central Muscat | Farther from core Muscat business districts, so the daily commute is a real trade-off for many buyers | Affordable |
| 12 | Al Maabilah | OMR 330 | OMR 27,000 | OMR 15,800 | OMR 17,000 | OMR 24,000 | OMR 36,000 | Budget-first homebuyers who prioritize the lowest realistic apartment entry price in Muscat | The clearest low-entry apartment market in Muscat, with plenty of practical stock for buyers on a tight budget | Capital growth tends to be slower, and the area feels peripheral for buyers who want a central Muscat lifestyle | Budget |
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Key insights about apartment purchase prices in Muscat
Insights
- Al Mouj apartment prices in Muscat are roughly five times higher per square meter than Al Maabilah, making the gap between Muscat's top and bottom neighborhoods one of the widest in any Gulf city of this size.
- Muscat Hills offers a genuine mid-point between luxury and mid-market: it delivers a premium community feel at around OMR 1,250 per sqm, about 24% cheaper than Al Mouj's OMR 1,650 per sqm.
- Qantab and Al Sifah show that coastal lifestyle adds a significant price premium in Muscat even when the neighborhoods are far from the central business district, which is the opposite of what buyers often expect.
- A buyer with a budget of around OMR 50,000 in Muscat has real choices in Bosher, Azaiba, and Al Khuwair, but would be priced out of almost every premium neighborhood in the city.
- Sultan Haitham City has the highest median property price among the mid-market neighborhoods at OMR 84,000, which reflects developer launch pricing and the premium attached to new Muscat stock rather than established resale values.
- Al Khuwair is Muscat's strongest neighborhood for rental-minded apartment buyers, combining a central location with one of the lowest price-per-sqm rates among centrally positioned districts at OMR 560.
- Studios are significantly less visible in Muscat's affordable districts than in master-planned and resort communities, meaning budget buyers in areas like Al Maabilah or Al Hail have fewer studio options than you might expect.
- If you want a two-bedroom apartment in Muscat for under OMR 60,000, your realistic shortlist narrows very quickly to Al Khuwair, Azaiba, Al Hail, and Al Maabilah.
- Qurum remains expensive by Muscat standards despite older building stock, which confirms that location quality and beach proximity carry more weight than building age in this market.
- Al Maabilah is Muscat's clearest first-time buyer district, with a starting budget of under OMR 16,000 and a median apartment price of OMR 27,000 that is far below any other tracked neighborhood in the city.
- Price dispersion within premium Muscat neighborhoods like Qurum is wide enough that building quality matters almost as much as the neighborhood address itself when choosing where to buy.
- Muscat's premium apartment story is really concentrated in a small handful of neighborhoods. Outside Al Mouj, Muscat Hills, Qantab, Qurum, and Madinat Sultan Qaboos, the market shifts quite sharply to mid-market pricing.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Muscat.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data on Muscat apartment prices, we applied a strict source filter. We only used authoritative, verifiable sources covering the Omani property market, not random listings or unsupported figures. More on that point below.
For each Muscat neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range across the Muscat market.
This allowed us to estimate the average price per square meter and the median property price for each Muscat neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase in Muscat.
For each apartment category, we estimated an average purchase price based on local Muscat market conventions. The typical size and layout of a studio, a one-bedroom, and a two-bedroom apartment can vary across Muscat neighborhoods, so we adapted our estimates accordingly. As a general reference, we used studio apartments of around 45 to 55 sqm, one-bedroom apartments of around 65 to 85 sqm, and two-bedroom apartments of around 95 to 120 sqm, which reflect practical Muscat apartment sizing conventions.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and apartment type to better reflect local ownership conditions and price levels in the Muscat market.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Muscat.
What sources have we used to write this blog article?
Whether it is in our blog articles or the market analyses included in our real estate pack about Muscat, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we have listed the authoritative sources we used for Muscat apartment prices, and explained how we used them and the methods behind our estimates.
| Source | Why it is authoritative | How we used it |
|---|---|---|
| Ministry of Housing and Urban Planning Open Data (Oman) | It is the official Omani government data portal for housing and real estate activity, making it the most direct official source for the Muscat property market. | We used it to anchor our analysis in official Muscat market activity rather than listing data alone. We used it to verify that neighborhood pricing estimates fit the broader Muscat and Oman transaction backdrop. |
| Ministry of Housing and Urban Planning Quarterly Statistics | It is the ministry's official publication page for recurring Omani real estate statistics, providing consistent and recurring official data on the Muscat property market. | We used it to confirm that quarterly real estate bulletins form part of the official evidence base for the Muscat apartment market. We used it to support the timing and consistency of our market context. |
| National Centre for Statistics and Information (Oman) | It is Oman's national official statistics agency, providing the most authoritative macro reference for any analysis of the Muscat property market. | We used it as the official reference point for national statistical credibility when assessing Muscat apartment prices. We used it to validate that macro housing and price references were tied to official Omani statistics. |
| Central Bank of Oman Financial Stability Report 2024 | It is an official Central Bank of Oman report covering market commentary and systemic risk analysis, giving a reliable macro-financial lens on the Muscat real estate market. | We used it to confirm the post-pandemic rebound pattern in Oman's real estate market and its effect on Muscat apartment pricing. We used it to frame apartment buying conditions in Muscat within the wider Omani economic context. |
| Savills Oman Property Market Report Q4 2025 | Savills is a major international property consultancy with transparent research coverage in Oman, and its Q4 2025 report is one of the most detailed institutional sources available for the Muscat apartment market. | We used it to check which Muscat apartment districts still commanded clear pricing and rental premiums into early 2026. We used it to strengthen our ranking logic for prime versus mid-market Muscat neighborhoods. |
| Savills Oman Property Market Q3 2025 | It is a recognized global real estate consultancy report confirming late-2025 momentum in Muscat's residential market with institutional-grade analysis. | We used it to confirm the late-2025 market trends in Muscat and benchmark relative strength in key apartment areas. We used it alongside the Q4 2025 report to track the direction of Muscat apartment pricing heading into 2026. |
| Bayut Muscat Apartments for Sale | Bayut is one of the largest regional property portals with deep live listing coverage across all Muscat neighborhoods, making it the most comprehensive public snapshot of the Muscat apartment supply. | We used it as the broad apartment supply reference for the Muscat market. We used it to compare neighborhood-level listing depth and price dispersion across the city. |
| Bayut Al Mouj Apartments for Sale | It is a large live inventory page for one of Muscat's most active apartment submarkets, giving a direct and current view of Al Mouj apartment pricing. | We used it to calibrate prime waterfront apartment prices, entry budgets, and unit-type ranges in Al Mouj. We used it as the main neighborhood reference for Muscat's top apartment tier. |
| Bayut Qurum Apartments for Sale | It is a live neighborhood listing page on a major regional property portal, giving a direct view of current asking prices in one of Muscat's most established apartment areas. | We used it to estimate apartment asking price ranges and price spread in Qurum. We used it to compare established central Muscat stock with newer premium communities across the city. |
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