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
This guide breaks down exactly what you need to know about buying an apartment in Muscat as a foreigner, from real price ranges to hidden costs that most buyers overlook.
We constantly update this blog post with fresh data, so the numbers you see reflect the Muscat property market in early 2026.
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
- Apartment prices in Muscat jumped nearly 19% in Q3 2025 according to official government data, making it one of the fastest-growing property markets in the Gulf region right now.
- Foreigners can only buy freehold apartments in designated Integrated Tourism Complexes (ITCs) like Al Mouj, Muscat Hills, and Barr Al Jissah, which is why prices there run 60% to 150% higher than local-market areas.
- Muscat has no annual property tax at all, which means your ongoing costs are limited to utilities, HOA fees, and optional insurance, unlike many other global cities.
- The 3% property transfer fee is the single largest closing cost when buying in Muscat, and it applies to the full property value with no exceptions.
- A typical two-bedroom apartment in a mid-market Muscat neighborhood costs around OMR 90,000 (about $234,000 or €200,000), but that same unit in Al Mouj can easily reach OMR 200,000 or more.
- New-build apartments in Muscat command a 10% to 25% premium over resale units in the same area, largely because modern A/C systems dramatically cut electricity bills in Oman's hot climate.
- Expat residents can typically secure mortgages with 20% to 30% down payments, but non-residents usually need to buy in cash unless they arrange financing from their home country.
- Monthly electricity bills in Muscat apartments can swing from OMR 20 in cooler months to OMR 80 or more during peak summer, making A/C efficiency a real factor in your total cost of ownership.
- Al Amerat offers the lowest entry point for Muscat apartments at around OMR 450 to 650 per square meter, which is less than half the price of prime coastal areas like Qurum or Al Mouj.
How much do apartments really cost in Muscat in 2026?
What's the average and median apartment price in Muscat in 2026?
As of January 2026, the median apartment price in Muscat sits at around OMR 85,000 (approximately $221,000 or €189,000), while the average apartment price reaches about OMR 110,000 ($286,000 or €244,000) due to the influence of higher-priced stock in foreigner-friendly developments.
When you look at price per square meter, Muscat apartments show a median of around OMR 800/m² ($2,080/m² or €1,776/m²) and an average closer to OMR 950/m² ($2,470/m² or €2,109/m²), which translates to roughly OMR 74/sq ft to OMR 88/sq ft ($193 to $229 per sq ft).
Most standard apartments in Muscat fall within a price range of OMR 50,000 to OMR 150,000 ($130,000 to $390,000 or €111,000 to €333,000), though the sweet spot for a typical one or two-bedroom unit lands between OMR 70,000 and OMR 120,000.
How much is a studio apartment in Muscat in 2026?
As of January 2026, a typical studio apartment in Muscat costs between OMR 35,000 and OMR 60,000 ($91,000 to $156,000 or €78,000 to €133,000) in mid-market areas, though you can find options across a much wider range depending on location.
Entry-level studios in budget neighborhoods like Al Amerat or Al Maabilah start around OMR 20,000 to OMR 35,000 ($52,000 to $91,000 or €44,000 to €78,000), while high-end or luxury studios in ITC developments like Al Mouj or Muscat Hills can reach OMR 70,000 to OMR 120,000 ($182,000 to $312,000 or €155,000 to €266,000).
Studio apartments in Muscat typically measure between 45 and 55 square meters, which is fairly standard for the Gulf region and gives you enough space for a comfortable living area with a separate bathroom and kitchenette.
How much is a one-bedroom apartment in Muscat in 2026?
As of January 2026, a typical one-bedroom apartment in Muscat costs around OMR 55,000 to OMR 80,000 ($143,000 to $208,000 or €122,000 to €178,000) in mid-market neighborhoods with decent amenities.
Entry-level one-bedroom apartments in more affordable areas range from OMR 28,000 to OMR 45,000 ($73,000 to $117,000 or €62,000 to €100,000), while high-end or luxury one-bedroom units in prime ITC locations like Al Mouj command prices from OMR 90,000 to OMR 160,000 ($234,000 to $416,000 or €200,000 to €355,000).
One-bedroom apartments in Muscat typically range from 65 to 80 square meters, giving you a proper separate bedroom, living area, kitchen, and bathroom, which works well for singles or couples.
How much is a two-bedroom apartment in Muscat in 2026?
As of January 2026, a typical two-bedroom apartment in Muscat falls in the range of OMR 65,000 to OMR 120,000 ($169,000 to $312,000 or €144,000 to €266,000) for mid-market buildings with standard amenities.
Entry-level two-bedroom apartments in budget areas like Al Khoud or Al Mawaleh start from OMR 38,000 to OMR 65,000 ($99,000 to $169,000 or €84,000 to €144,000), while high-end or luxury two-bedroom units in Al Mouj, Qurum, or Barr Al Jissah range from OMR 140,000 to OMR 260,000 ($364,000 to $676,000 or €311,000 to €577,000) or even higher for sea views.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Muscat.
How much is a three-bedroom apartment in Muscat in 2026?
As of January 2026, a typical three-bedroom apartment in Muscat costs between OMR 95,000 and OMR 170,000 ($247,000 to $442,000 or €211,000 to €377,000) in mid-market areas suitable for families.
Entry-level three-bedroom apartments in more affordable neighborhoods range from OMR 55,000 to OMR 95,000 ($143,000 to $247,000 or €122,000 to €211,000), while high-end or luxury three-bedroom units in prime ITC developments with sea views or branded finishes can reach OMR 200,000 to OMR 400,000 ($520,000 to $1,040,000 or €444,000 to €888,000) or beyond.
Three-bedroom apartments in Muscat typically span 130 to 160 square meters, providing ample space for families with a master bedroom, two additional bedrooms, living and dining areas, and often a maid's room in the larger units.
What's the price gap between new and resale apartments in Muscat in 2026?
As of January 2026, new-build apartments in Muscat typically command a premium of 10% to 25% over comparable resale units in the same neighborhood, with the gap widening in areas where older buildings have dated A/C systems or facilities.
The average price per square meter for new-build apartments in Muscat runs around OMR 1,000 to OMR 1,200/m² ($2,600 to $3,120/m² or €2,220 to €2,664/m²) in mid-market to good areas, reaching OMR 1,500 to OMR 2,200/m² in prime ITC developments.
Resale apartments in Muscat average around OMR 750 to OMR 950/m² ($1,950 to $2,470/m² or €1,665 to €2,109/m²) in similar mid-market locations, making them a more budget-friendly entry point though you may face higher maintenance surprises in older buildings.
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Can I afford to buy in Muscat in 2026?
What's the typical total budget (all-in) to buy an apartment in Muscat in 2026?
As of January 2026, the typical all-in budget to buy a standard mid-market apartment in Muscat ranges from OMR 90,000 to OMR 130,000 ($234,000 to $338,000 or €200,000 to €289,000), which includes the purchase price plus all closing costs for a typical one to two-bedroom unit.
Beyond the purchase price, your all-in budget in Muscat needs to cover the 3% property transfer fee (the biggest extra cost), legal and conveyancing fees, building or developer NOC fees, and if you use a mortgage, additional bank arrangement fees, valuation fees, mortgage registration, and required insurance policies.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Muscat property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Muscat.
What down payment is typical to buy in Muscat in 2026?
As of January 2026, the typical down payment for buying an apartment in Muscat ranges from 20% to 30% of the purchase price for expat residents, which translates to roughly OMR 17,000 to OMR 33,000 ($44,000 to $86,000 or €38,000 to €73,000) on a median-priced apartment.
Most banks in Oman require a minimum down payment of 20% for expatriate borrowers, though some lenders may ask for 25% to 30% depending on your income profile, employment status, and the property type.
To secure the most favorable mortgage terms in Muscat, including better interest rates and longer tenors, a down payment of 25% to 30% is recommended, as this reduces the bank's risk and often unlocks more competitive pricing on your loan.
You can also read our latest update about mortgage and interest rates 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.
Which neighborhoods are cheapest or priciest in Muscat in 2026?
How much does the price per m² for apartments vary by neighborhood in Muscat in 2026?
As of January 2026, apartment prices per square meter in Muscat vary dramatically from around OMR 450/m² ($1,170/m² or €1,000/m²) in the most affordable areas to over OMR 2,200/m² ($5,720/m² or €4,884/m²) in the most exclusive ITC developments.
The most affordable neighborhoods for apartments in Muscat include Al Amerat at roughly OMR 450 to OMR 650/m² ($1,170 to $1,690/m²), Al Maabilah and Al Mawaleh at OMR 500 to OMR 750/m² ($1,300 to $1,950/m²), and Al Khoud at OMR 550 to OMR 800/m² ($1,430 to $2,080/m²).
The most expensive neighborhoods for apartments in Muscat are Al Mouj (The Wave) at OMR 1,300 to OMR 2,200/m² ($3,380 to $5,720/m²), Barr Al Jissah at OMR 1,400 to OMR 2,400/m² ($3,640 to $6,240/m²), and Qurum/Shatti Al Qurum at OMR 1,200 to OMR 1,800/m² ($3,120 to $4,680/m²).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Muscat.
What neighborhoods are best for first-time buyers on a budget in Muscat in 2026?
As of January 2026, the three best neighborhoods for first-time buyers on a budget in Muscat are Al Amerat, Al Maabilah, and Al Khoud, all of which offer significantly lower entry prices than central or coastal areas while still providing access to basic amenities.
In these budget-friendly Muscat neighborhoods, you can find one-bedroom apartments from OMR 28,000 to OMR 45,000 ($73,000 to $117,000 or €62,000 to €100,000) and two-bedroom units from OMR 38,000 to OMR 65,000 ($99,000 to $169,000 or €84,000 to €144,000).
These areas offer practical advantages including larger unit sizes for the money, newer building stock in some developments, proximity to shopping centers like Muscat Grand Mall, and relatively straightforward access to main highways connecting to the city center.
The main trade-off of buying in these budget-friendly neighborhoods is the longer commute to business districts, less prestigious addresses that may affect resale appeal to expat buyers, and a more local-market feel with fewer international restaurants, cafes, and lifestyle amenities nearby.
Which neighborhoods have the fastest-rising apartment prices in Muscat in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Muscat are Al Mouj (The Wave), Muscat Hills, and the Yiti/Qurayyat coastal corridor, all of which benefit from strong demand, new infrastructure, and foreign ownership eligibility.
These fast-appreciating Muscat neighborhoods have seen year-over-year price increases estimated at 15% to 25%, well above the citywide average, driven by limited supply of ITC-eligible properties and growing buyer interest from both expats and Gulf investors.
The main driver behind rapid price growth in these areas is the combination of lifestyle appeal (waterfront living, golf courses, resort amenities), legal clarity for foreign buyers under ITC regulations, and ongoing infrastructure improvements including new roads and commercial developments.
You can also read our latest update about property price forecasts in Muscat.
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What extra costs will I pay on top of the apartment price in Muscat in 2026?
What are all the buyer closing costs when you buy an apartment in Muscat?
The estimated total buyer closing costs for a typical apartment purchase in Muscat range from OMR 3,400 to OMR 8,800 ($8,840 to $22,880 or €7,550 to €19,500) on a median-priced OMR 85,000 unit, depending on whether you pay cash or use a mortgage.
The main categories of closing costs buyers must pay in Muscat include the property transfer fee (3% of purchase price), legal and conveyancing fees, developer or building NOC/admin fees, and for mortgaged purchases, bank arrangement fees, property valuation, mortgage registration, and required insurance premiums.
The property transfer fee at 3% of the purchase price is typically the largest expense for buyers in Muscat, representing about OMR 2,550 ($6,630 or €5,660) on a median-priced apartment, and this fee is non-negotiable and paid to the government during registration.
Some closing costs are negotiable or can vary between transactions in Muscat, including legal fees (you can shop around for conveyancing services), developer NOC fees (which vary by building and management company), and bank fees if you compare mortgage offers from different lenders.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Muscat?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Muscat is 4% to 6% for cash purchases and 6% to 8% or more for mortgaged purchases, with the 3% transfer fee forming the baseline.
The realistic low-to-high percentage range that covers most standard apartment transactions in Muscat runs from about 4% (simple cash purchase with minimal professional fees) to around 8% or slightly higher (full mortgage with bank fees, valuation, insurance, and comprehensive legal support).
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Muscat.
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 are the ongoing monthly and yearly costs of an apartment in Muscat in 2026?
What are typical HOA fees in Muscat right now?
HOA fees (also called service charges) are common in managed apartment buildings in Muscat, and typical monthly fees for a standard apartment run around OMR 40 to OMR 75 per month ($104 to $195/month or €89 to €167/month), depending on building size and amenities.
The realistic range of HOA fees in Muscat spans from about OMR 25 to OMR 40 per month ($65 to $104/month or €55 to €89/month) in basic buildings with minimal shared facilities, up to OMR 100 to OMR 150 per month ($260 to $390/month or €222 to €333/month) in luxury ITC developments with pools, gyms, security, and landscaped grounds.
What utilities should I budget monthly in Muscat right now?
The estimated total monthly utility cost for a typical apartment in Muscat ranges from OMR 30 to OMR 60 ($78 to $156/month or €67 to €133/month) in cooler months, rising to OMR 50 to OMR 100 ($130 to $260/month or €111 to €222/month) during peak summer with heavy air conditioning use.
The realistic range of monthly utility costs in Muscat varies from about OMR 25 per month for a small, efficiently cooled studio to OMR 100 or more per month for a larger three-bedroom apartment running multiple A/C units during hot months.
Typical monthly utility costs in Muscat include electricity (the main variable), water and wastewater charges, and sometimes gas if your building has piped supply, plus internet and telecom which run separately at around OMR 15 to OMR 30 per month.
Electricity tends to be the most expensive utility for apartment owners in Muscat because air conditioning is essential for most of the year, and running multiple units in Oman's hot climate can easily double your power bill compared to cooler months.
How much is property tax on apartments in Muscat?
The estimated typical annual property tax on apartments in Muscat is zero, because Oman does not impose any property taxes on residential real estate owners, making it one of the more tax-efficient places to own property in the region.
Property tax in Muscat simply does not exist as a recurring cost, and this is explicitly confirmed by major tax references, meaning you will not receive any annual tax bills from the government based on your property's value or ownership.
Since there is no property tax in Oman, the realistic range is OMR 0 ($0 or €0) regardless of whether you own a modest budget apartment or a luxury waterfront unit worth several hundred thousand rials.
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 the yearly building maintenance cost in Muscat?
The estimated typical yearly building maintenance cost for apartment owners in Muscat falls between OMR 450 and OMR 900 per year ($1,170 to $2,340/year or €999 to €1,998/year) for a standard 90 square meter unit in a managed building.
The realistic range of yearly maintenance costs in Muscat varies from about OMR 300 per year for older buildings with basic upkeep to OMR 1,500 per year or more for premium developments with extensive facilities, swimming pools, and professional property management.
Building maintenance costs in Muscat typically cover shared area cleaning, elevator maintenance and servicing, security staff if applicable, common area lighting and A/C, landscaping, and contributions to a sinking fund for major repairs like roof replacements or lift upgrades.
In most Muscat apartment buildings, building maintenance costs are included within the HOA or service charges rather than billed separately, so when you pay your monthly or annual service charge, it already covers routine maintenance and reserve fund contributions.
How much does home insurance cost in Muscat?
The estimated typical annual home insurance cost for an apartment in Muscat ranges from OMR 80 to OMR 200 per year ($208 to $520/year or €178 to €444/year) for standard coverage, depending on the property value and whether you insure contents only or both contents and structure.
The realistic range of annual home insurance costs in Muscat spans from about OMR 60 per year for basic contents-only coverage on a modest apartment to OMR 300 per year or more for comprehensive contents and structure policies on high-value properties with sea views or luxury finishes.
Home insurance is generally optional for apartment owners in Muscat who buy with cash, but if you take out a mortgage, your bank will almost certainly require you to maintain property insurance as a condition of the loan, and some lenders also require life insurance to cover the outstanding balance.
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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 |
|---|---|---|
| NCSI Real Estate Price Index (Q3 2025) | Oman's official statistics agency publishes the closest thing to government-backed housing market data. | We used it to anchor the market direction going into 2026 and validate that apartment prices were rising strongly in 2025. |
| NCSI Real Estate Price Index PDF | Official NCSI publication distributed from government data servers with verified methodology. | We used it to corroborate market context signals and cross-check trend data from other sources. |
| Central Bank of Oman (July 2025 Bulletin) | The central bank is the authoritative source on lending conditions and interest rates in Oman. | We used it to ground mortgage rate expectations and estimate realistic financing costs for buyers in 2026. |
| Central Bank of Oman (October 2025 Bulletin) | Primary source for Oman's banking system indicators with monthly updates. | We used it to corroborate that credit and lending conditions remained active through late 2025. |
| PwC Worldwide Tax Summaries (Oman) | PwC's tax summaries are globally recognized references for property transfer fees and tax treatment. | We used it to quantify the 3% transfer fee and confirm there is no annual property tax in Oman. |
| Ministry of Housing ITC Ownership Act | This Royal Decree is the legal basis foreigners rely on to buy freehold property in Oman. | We used it to explain where foreigners can buy and why ITC neighborhoods price differently. |
| Savills Oman Q3 2025 Market Report | Savills is a major global real estate consultancy with consistent methodology and recurring reports. | We used it to identify prime Muscat submarkets and triangulate affordability via rent data. |
| Savills Oman Q2 2025 Market Report | Established consultancy with consistent publication series across Gulf markets. | We used it to reinforce submarket hierarchy and identify demand drivers for specific areas. |
| Bayut Oman | Major regional property portal with transparent pricing and unit size data on each listing. | We used it to compute price-per-square-meter ranges by neighborhood from live asking prices. |
| dubizzle Oman | One of the largest classifieds portals in the region with detailed listing information. | We used it as a second marketplace to avoid relying on one portal's inventory bias. |
| Numbeo Muscat Property Data | Crowd-sourced but transparent about sample sizes and update dates for cost-of-living data. | We used it only as a sanity check for city-centre versus outside-centre price levels. |
| Nama Electricity Residential Tariff | Official tariff document from the utility provider with actual pricing per kWh. | We used it to estimate monthly electricity bills and translate tariff slabs into budget ranges. |
| Nama Water Services Tariffs | Published tariff schedule from the official water and wastewater service provider. | We used it to estimate realistic monthly water costs and flag one-off connection fees. |
| APSR Water Regulation | APSR is the regulator for public services in Oman and sets the rules for utilities. | We used it to support that tariffs and service standards are regulated and not arbitrary. |
| Bank Muscat Home Loan Information | Bank Muscat is the largest retail bank in Oman with practical mortgage product terms. | We used it to confirm mortgages exist for expats and validate typical tenor and pricing ranges. |
| Oman Observer (NCSI data coverage) | National newspaper that clearly attributes numbers to official NCSI data. | We used it as a backup citation pathway when NCSI pages are hard to parse directly. |
| Mirabello Consultancy Hidden Costs Guide | Specialist Oman property consultancy with detailed breakdowns of ownership costs. | We used it to estimate HOA fee ranges and understand typical service charge structures. |
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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