As of June 2026, buying an apartment in Muscat is affordable only if you compare Muscat with Dubai, Abu Dhabi or Doha, but it is not cheap if you are a foreign buyer who wants clean ownership, good liquidity and a building that will be easy to resell later.
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We constantly update this blog post so the apartment prices in Muscat, the foreign-buyer rules and the extra ownership costs stay as close as possible to the real market.
Muscat is unusual because the cheapest apartments and the easiest apartments for foreigners to buy are often not in the same neighborhoods.
That means a foreign buyer should not look only at the lowest advertised apartment price in Muscat in 2026, but also at ownership rights, resale demand, service charges and tenant demand.
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
- The median apartment price in Muscat in June 2026 is around OMR 75,000, but a foreign buyer usually needs closer to OMR 120,000 for cleaner ownership and resale options.
- The average apartment price in Muscat in 2026 is pulled upward by Al Mouj, Muscat Bay, Shatti Al Qurum and branded coastal stock.
- A basic one-bedroom apartment in Muscat can still cost below OMR 50,000, but many low-priced units are not the easiest route for foreign freehold ownership.
- For foreign buyers, Al Mouj is the safest liquidity choice in Muscat, while Muscat Hills often gives a better balance between price, rent and resale demand.
- Two-bedroom apartments are the most useful investment format in Muscat because they match tenant demand better than large three-bedroom apartments.
- Muscat apartment yields can look better in Al Khuwair and Bosher than in Al Mouj, but older buildings can create more maintenance and tenant-risk surprises.
- New apartments in Muscat usually cost 15% to 35% more than resale apartments, so buyers should check whether the payment plan is worth the premium.
- A foreign buyer in Muscat should usually budget 5% to 8% above the resale price and 8% to 15% above the new-build price for total buying costs.
- Summer air-conditioning is a real cost in Muscat, so apartment utility budgets should be tested for May to September, not only for cooler months.
- The cheapest apartment areas in Muscat are often farther from the foreign-buyer resale market, which can matter more than the purchase discount.
How much do apartments really cost in Muscat in 2026?
What's the average and median apartment price in Muscat in 2026?
As of June 2026, the estimated median apartment price in Muscat is about OMR 75,000, or about USD 195,000 and EUR 169,000, while the estimated average apartment price in Muscat is about OMR 105,000, or about USD 273,000 and EUR 236,000.
For apartment prices per square meter in Muscat in 2026, a normal citywide estimate is OMR 650 to OMR 850 per m², or about USD 1,700 to USD 2,200 and EUR 1,500 to EUR 1,900 per m², which equals about OMR 60 to OMR 79 per sq ft, or about USD 157 to USD 205 and EUR 136 to EUR 178 per sq ft.
Most standard apartments in Muscat in 2026 sit between about OMR 40,000 and OMR 220,000, or about USD 104,000 to USD 572,000 and EUR 90,000 to EUR 495,000, with the low end usually in older urban stock and the high end usually in Al Mouj, Muscat Bay, Muscat Hills or prime Qurum stock.
How much is a studio apartment in Muscat in 2026?
As of June 2026, a typical studio apartment in Muscat costs about OMR 40,000, or about USD 104,000 and EUR 90,000, if the buyer is looking at a basic but livable city unit.
In practice, entry-level to mid-range studio apartments in Muscat usually cost OMR 28,000 to OMR 45,000, or about USD 73,000 to USD 117,000 and EUR 63,000 to EUR 101,000, while high-end or foreign-buyer-friendly studio apartments usually cost OMR 55,000 to OMR 80,000, or about USD 143,000 to USD 208,000 and EUR 124,000 to EUR 180,000.
Most studio apartments in Muscat are around 35 to 55 m², with smaller units more common in basic city buildings and larger studios more common in Al Mouj, Jebel Sifah or serviced resort-style projects.
How much is a one-bedroom apartment in Muscat in 2026?
As of June 2026, a typical one-bedroom apartment in Muscat costs about OMR 55,000, or about USD 143,000 and EUR 124,000, in the wider city market.
For one-bedroom apartments in Muscat, entry-level to mid-range units usually cost OMR 38,000 to OMR 65,000, or about USD 99,000 to USD 169,000 and EUR 86,000 to EUR 146,000, while high-end or ITC-style one-bedroom units usually cost OMR 85,000 to OMR 140,000, or about USD 221,000 to USD 364,000 and EUR 191,000 to EUR 315,000.
A typical one-bedroom apartment in Muscat is around 55 to 85 m², with compact city units at the lower end and Al Mouj or resort-style units often giving larger layouts and better common areas.
How much is a two-bedroom apartment in Muscat in 2026?
As of June 2026, a typical two-bedroom apartment in Muscat costs about OMR 78,000, or about USD 203,000 and EUR 176,000, in the wider city market.
For two-bedroom apartments in Muscat, entry-level to mid-range units usually cost OMR 55,000 to OMR 90,000, or about USD 143,000 to USD 234,000 and EUR 124,000 to EUR 203,000, while high-end or foreign-buyer-friendly units in Al Mouj, Muscat Hills, Muscat Bay or prime Qurum usually cost OMR 120,000 to OMR 230,000, or about USD 312,000 to USD 598,000 and EUR 270,000 to EUR 518,000.
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 June 2026, a typical three-bedroom apartment in Muscat costs about OMR 110,000, or about USD 286,000 and EUR 248,000, in the wider city market.
For three-bedroom apartments in Muscat, entry-level to mid-range units usually cost OMR 80,000 to OMR 130,000, or about USD 208,000 to USD 338,000 and EUR 180,000 to EUR 293,000, while high-end or luxury three-bedroom units usually cost OMR 170,000 to OMR 300,000, or about USD 442,000 to USD 781,000 and EUR 383,000 to EUR 675,000.
Most three-bedroom apartments in Muscat are around 120 to 180 m², but investors should be careful because many family tenants in Muscat prefer villas when the budget becomes large.
What's the price gap between new and resale apartments in Muscat in 2026?
As of June 2026, new-build apartments in Muscat usually cost about 15% to 35% more than comparable resale apartments, with the biggest premium in Al Mouj, Shatti Al Qurum, Muscat Bay and branded coastal projects.
A fair average for new-build apartments in Muscat in 2026 is about OMR 950 to OMR 1,500 per m², or about USD 2,500 to USD 3,900 and EUR 2,100 to EUR 3,400 per m², depending on the project and view.
A fair average for resale apartments in Muscat in 2026 is about OMR 650 to OMR 1,100 per m², or about USD 1,700 to USD 2,900 and EUR 1,500 to EUR 2,500 per m², with better yields usually found in older but well-located stock.
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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 June 2026, a foreign buyer should expect an all-in budget of about OMR 162,000 to OMR 168,000, or about USD 422,000 to USD 437,000 and EUR 365,000 to EUR 378,000, for a realistic two-bedroom resale apartment in Muscat.
This all-in apartment budget in Muscat normally includes the purchase price, registration or usufruct-related fees, agency commission, legal review, bank fees if financed, possible VAT on new supply, service-charge adjustments, move-in fees and a small furniture reserve.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Muscat property pack.
What down payment is typical to buy in Muscat in 2026?
As of June 2026, a foreign buyer should usually expect a 40% to 50% down payment in Muscat, which means about OMR 62,000 to OMR 78,000, or about USD 161,000 to USD 203,000 and EUR 140,000 to EUR 176,000, on a OMR 155,000 two-bedroom apartment.
The minimum down payment for a foreign buyer in Muscat can vary by bank and profile, but a cautious buyer should not assume more than 50% to 60% financing without checking the bank first.
The recommended down payment in Muscat is closer to 50% for foreign buyers because a larger cash share can make approval easier and reduce the risk of buying at the top of the budget.
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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 June 2026, apartment prices in Muscat range from about OMR 250 per m² to more than OMR 3,500 per m², or about USD 650 to USD 9,100 and EUR 560 to EUR 7,900 per m², depending on location, ownership rights, building age and sea-view quality.
The most affordable apartment neighborhoods in Muscat are usually Al Maabilah, Al Hail, Azaiba, Al Khuwair and parts of Bosher, where typical prices often sit around OMR 250 to OMR 800 per m², or about USD 650 to USD 2,100 and EUR 560 to EUR 1,800 per m².
The most expensive apartment neighborhoods in Muscat are usually Shatti Al Qurum, branded Qurum waterfront stock, Al Mouj, Muscat Bay, Barr Al Jissah and prime Muscat Hills, where typical prices often sit around OMR 1,100 to OMR 3,500 per m², or about USD 2,900 to USD 9,100 and EUR 2,500 to EUR 7,900 per m².
What neighborhoods are best for first-time buyers on a budget in Muscat in 2026?
As of June 2026, the best Muscat neighborhoods for first-time buyers on a budget are Muscat Hills, Jebel Sifah and Bosher if the buyer wants a practical mix of price, ownership clarity and future resale options.
In those budget-friendly Muscat neighborhoods, a realistic apartment price range is about OMR 40,000 to OMR 140,000, or about USD 104,000 to USD 364,000 and EUR 90,000 to EUR 315,000, depending mainly on size and building quality.
Muscat Hills offers airport and golf access, Jebel Sifah offers the lowest lifestyle-resort entry point, and Bosher offers central access with a wider choice of everyday city apartments.
The main trade-off is that Muscat Hills and Jebel Sifah are not as liquid as Al Mouj, while Bosher can have more mixed building quality and less straightforward foreign-buyer appeal.
Which neighborhoods have the fastest-rising apartment prices in Muscat in 2026?
As of June 2026, the fastest-rising apartment areas in Muscat are likely Al Mouj, Muscat Hills and Qurum or Shatti Al Qurum, because these areas have stronger lifestyle appeal, limited prime supply and better foreign-buyer recognition.
Our estimated 2025 to 2026 apartment price increase is about 8% to 15% in Al Mouj, 6% to 12% in Muscat Hills and 5% to 12% in Qurum or Shatti Al Qurum.
The main driver is not only general Oman property growth, but also the shortage of well-managed apartments in Muscat where foreign buyers, expatriate tenants and higher-income local buyers all overlap.
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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?
For a typical OMR 155,000 apartment purchase in Muscat, a buyer should budget about OMR 8,000 to OMR 12,000 in closing costs, or about USD 21,000 to USD 31,000 and EUR 18,000 to EUR 27,000, before furniture.
The main buyer closing costs in Muscat are government registration or usufruct-related fees, agency commission, legal review, bank valuation and processing, possible VAT on new supply, move-in fees and basic setup costs.
The largest closing cost in Muscat is usually the government registration or usufruct-related fee, especially when a foreign-buyer case is modeled with a conservative 3% assumption.
Some Muscat closing costs can vary, because agency commission, legal fees, developer admin fees, furniture and some bank charges depend on the deal, the building and the buyer’s negotiation.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Muscat?
For a standard resale apartment in Muscat, buyer closing costs are usually about 5% to 8% of the purchase price in 2026, depending on financing, legal review and agency fees.
The realistic low-to-high closing-cost range for most apartment purchases in Muscat is about 5% to 15%, with the upper end more likely for new-build purchases where VAT, developer charges or higher setup costs may apply.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Muscat.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the ongoing monthly and yearly costs of an apartment in Muscat in 2026?
What are typical HOA fees in Muscat right now?
As of June 2026, apartment owners in Muscat should usually budget about OMR 40 to OMR 160 per month for building service charges, or about USD 104 to USD 416 and EUR 90 to EUR 360, depending on building quality and facilities.
In Muscat, basic city buildings can be closer to OMR 20 to OMR 45 per month, or about USD 52 to USD 117 and EUR 45 to EUR 101, while luxury waterfront or resort-style buildings can reach OMR 150 to OMR 300 or more per month, or about USD 390 to USD 781 and EUR 338 to EUR 675.
What utilities should I budget monthly in Muscat right now?
As of June 2026, a typical apartment utility budget in Muscat is about OMR 55 to OMR 120 per month, or about USD 143 to USD 312 and EUR 124 to EUR 270, for normal electricity, water and internet use.
The realistic monthly utility range in Muscat is about OMR 35 to OMR 170, or about USD 91 to USD 442 and EUR 79 to EUR 383, because summer air-conditioning can push bills much higher from May to September.
A normal Muscat apartment utility budget includes electricity, water, internet and sometimes small cooling or common-area adjustments, depending on how the building manages shared services.
Electricity is usually the most important utility cost for Muscat apartment owners because air-conditioning demand is heavy during the long hot season.
How much is property tax on apartments in Muscat?
As of June 2026, there is no normal annual property tax on an owner-occupied apartment in Muscat, so the typical annual property tax is OMR 0, or USD 0 and EUR 0.
For rented apartments in Muscat, the more relevant recurring charge is the lease registration fee, which Muscat Municipality calculates as 3% of the rental contract value.
That means the realistic annual property-tax-style cost for an owner-occupier is usually OMR 0, while a rented apartment with OMR 700 monthly rent can create a lease registration cost of about OMR 252, or about USD 656 and EUR 567, if calculated on a one-year contract.
What's the yearly building maintenance cost in Muscat?
As of June 2026, a typical apartment owner in Muscat should budget about OMR 700 to OMR 1,500 per year for normal building maintenance and service-charge exposure, or about USD 1,800 to USD 3,900 and EUR 1,600 to EUR 3,400.
The realistic annual maintenance range in Muscat is about OMR 300 to OMR 700 for older basic buildings, OMR 700 to OMR 1,500 for normal managed apartments, OMR 1,500 to OMR 3,500 for premium ITC apartments and OMR 3,000 to OMR 6,000 or more for branded coastal buildings.
These Muscat apartment maintenance costs usually cover common-area cleaning, lifts, security, pool or gym upkeep, shared repairs, landscaping, building management and a reserve for larger repairs.
In many Muscat buildings, maintenance is paid through service charges, but owners should still keep a separate reserve for interior repairs, appliance replacement and unexpected building work.
How much does home insurance cost in Muscat?
As of June 2026, a typical annual home insurance budget for an apartment in Muscat is about OMR 150 to OMR 300, or about USD 390 to USD 781 and EUR 338 to EUR 675.
The realistic annual home insurance range in Muscat is about OMR 40 to OMR 100 for contents-only cover, OMR 100 to OMR 250 for a normal apartment policy and OMR 200 to OMR 500 for a higher-value landlord package.
Home insurance is usually optional for cash apartment buyers in Muscat, but a bank can require insurance if the apartment is financed.
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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 we trust it | How we used it |
|---|---|---|
| National Centre for Statistics and Information, Oman | It is Oman’s official statistics agency. | We used it to anchor Oman’s June 2026 macro context. We also used the real estate price index as the official direction of travel. |
| Ministry of Housing and Urban Planning | It regulates housing, planning and real estate registration in Oman. | We used it to understand the official property framework. We also used it to cross-check registration and ownership context. |
| Gov.om sales contract registration service | It is an official government service page. | We used it to verify that sales contracts go through the Real Estate Registry process. We used it for closing-cost methodology. |
| Gov.om usufruct title deed service | It explains an official title-deed process. | We used it to understand usufruct transfer evidence. We used it where foreign-buyer rights are not simple freehold rights. |
| Gov.om usufruct transfer fee page | It states the official usufruct transfer fee. | We used it to confirm the 3% usufruct fee benchmark. We applied that benchmark conservatively in foreign-buyer cost examples. |
| Oman Tax Authority real estate VAT guide | It is the official tax guide for real estate VAT. | We used it to separate resale, new supply and service-related VAT treatment. We used it to avoid applying VAT too broadly. |
| Muscat Municipality rent contract fee calculator | It is the local authority calculator for lease fees. | We used it to verify the 3% rental contract formula. We used that formula in landlord-side cost examples. |
| Muscat Municipality lease guidance | It explains lease registration in Muscat. | We used it to confirm the lease fee reduction to 3%. We used it to explain why rental registration matters. |
| Central Bank of Oman | It supervises Oman’s banking and currency data. | We used it for exchange rates and banking context. We converted OMR amounts using rounded June 2026 CBO rates. |
| Sohar Islamic housing finance for expatriates | It is a live expatriate housing finance product page. | We used it to estimate realistic foreign-buyer financing limits. We treated the finance cap as a cautious market signal. |
| Bank Muscat lending information | It comes from Oman’s largest domestic bank. | We used it to cross-check resident lending conditions. We did not treat it as a guaranteed mortgage offer. |
| Savills Oman Property Market Report Q1 2026 | It is a recent market report from a major real estate consultancy. | We used it for 2026 rent benchmarks and market direction. We also used it to compare official data with private-sector evidence. |
| Savills Q1 2026 Oman market summary | It summarizes Q1 2026 transaction and rent changes. | We used it to confirm Al Mouj, Muscat Hills, Qurum and Al Khuwair rent movement. We used those rents in yield logic. |
| Al Tamimi foreign ownership guide | It is legal guidance from a major regional law firm. | We used it to understand where foreigners can realistically buy. We made ITC eligibility a key neighborhood filter. |
| Dubizzle Oman Muscat apartment listings | It shows live asking prices across many Muscat areas. | We used it to sample asking prices by bedroom count and neighborhood. We adjusted for negotiation and listing inflation. |
| Hamptons Oman residential listings | It shows agency-listed premium apartments in Oman. | We used it to cross-check Al Mouj, Qurum and premium apartment benchmarks. We used it mainly for high-end pricing. |
| Oman News Agency electricity tariff update | It carries official public-service regulator announcements. | We used it to verify the summer 2026 electricity tariff relief. We still kept utility budgets cautious because cooling demand is high. |
| GIG Gulf Oman home insurance | It is a live insurance product page for Oman. | We used it to understand home insurance coverage categories. We used it as a pricing context, not as a quote. |
| Oman United Insurance home insurance | It is a local insurer with home cover information. | We used it to cross-check what apartment insurance can cover. We kept the insurance range broad because coverage levels differ. |
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