As of 2026, a realistic median house price in Muscat is about OMR 165,000, which is about USD 429,000 or EUR 367,000, while the average house price in Muscat is higher at about OMR 230,000, which is about USD 598,000 or EUR 511,000.
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Muscat is a special market because cheap local villas and foreigner-friendly freehold houses are often not the same product.
For that reason, we separate normal villa areas from Integrated Tourism Complexes and other expat-friendly projects.
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.
How much do houses cost in Muscat as of 2026?
What's the median and average house price in Muscat as of 2026?
As of 2026, the estimated median house price in Muscat is about OMR 165,000, or roughly USD 429,000 and EUR 367,000, while the estimated average house price in Muscat is about OMR 230,000, or roughly USD 598,000 and EUR 511,000.
In simple terms, most normal house buyers in Muscat in 2026 should expect roughly 80% of livable villa and townhouse options to sit between OMR 120,000 and OMR 280,000, or about USD 312,000 to USD 728,000 and EUR 266,000 to EUR 622,000.
The average house price in Muscat is higher than the median because a smaller number of expensive villas in Al Mouj, Qurum, Muscat Hills, Barr Al Jissah and Muscat Bay pull the average upward.
At the median price in Muscat in 2026, a buyer can usually expect an older 4-bedroom to 5-bedroom villa in a local family district, or a smaller freehold townhouse if the buyer needs foreign ownership rights.
We checked market direction with Savills Q1 2026 and treated listings as asking prices, not final sale prices.
We also used our own Muscat pricing model to reduce the weight of trophy villas and non-comparable compounds.
What's the cheapest livable house budget in Muscat as of 2026?
As of 2026, the cheapest realistic livable house budget in Muscat is about OMR 90,000 to OMR 130,000, or roughly USD 234,000 to USD 338,000 and EUR 200,000 to EUR 289,000, but a foreign buyer usually needs closer to OMR 180,000 to OMR 210,000, or roughly USD 468,000 to USD 546,000 and EUR 400,000 to EUR 466,000.
At this entry level, a livable house in Muscat usually means a structurally usable villa with working air conditioning, basic bathrooms, a usable kitchen and parking, but not a newly renovated designer home.
The cheapest livable houses in Muscat are usually found in Al Maabilah, Al Amarat, Al Khoud, Al Mawaleh and parts of Al Hail South, while foreign-buyer options are more often in Sultan Haitham City, Yiti, Al Seeb projects and selected freehold schemes.
We separated Omani and GCC ownership areas from expat freehold areas because this changes the buyer pool in Muscat.
We treated very cheap unfinished, remote or distressed-looking listings as less useful for an amateur foreign buyer.
How much do 2 and 3-bedroom houses cost in Muscat as of 2026?
As of 2026, a 2-bedroom house or townhouse in Muscat usually costs about OMR 150,000 to OMR 220,000, or roughly USD 390,000 to USD 572,000 and EUR 333,000 to EUR 489,000, while a 3-bedroom house usually costs about OMR 180,000 to OMR 280,000, or roughly USD 468,000 to USD 728,000 and EUR 400,000 to EUR 622,000.
For a 2-bedroom house in Muscat in 2026, the realistic range is about OMR 140,000 to OMR 230,000, or roughly USD 364,000 to USD 598,000 and EUR 311,000 to EUR 511,000, with Al Mouj and other freehold projects usually near the top.
For a 3-bedroom house in Muscat in 2026, the realistic range is about OMR 170,000 to OMR 300,000, or roughly USD 442,000 to USD 780,000 and EUR 378,000 to EUR 666,000, with premium Al Mouj villas sometimes reaching OMR 350,000 to OMR 400,000.
The usual jump from a 2-bedroom to a 3-bedroom house in Muscat is about OMR 30,000 to OMR 70,000, or roughly USD 78,000 to USD 182,000 and EUR 67,000 to EUR 155,000, because 3-bedroom homes are more useful for families and expat tenants.
We adjusted for the fact that Muscat has fewer true 2-bedroom houses than 3-bedroom and 4-bedroom villas.
We used our own checks to avoid mixing apartments, chalets and villa compounds into the house-only estimate.
How much do 4-bedroom houses cost in Muscat as of 2026?
As of 2026, a 4-bedroom house in Muscat usually costs about OMR 160,000 to OMR 300,000, or roughly USD 416,000 to USD 780,000 and EUR 355,000 to EUR 666,000, although prime Al Mouj, Qurum and Muscat Hills homes can cost much more.
For a 5-bedroom house in Muscat in 2026, a realistic range is about OMR 180,000 to OMR 350,000, or roughly USD 468,000 to USD 910,000 and EUR 400,000 to EUR 777,000, with prime freehold or waterfront houses often above OMR 450,000.
For a 6-bedroom house in Muscat in 2026, a realistic range is about OMR 150,000 to OMR 300,000 in local inland districts, or roughly USD 390,000 to USD 780,000 and EUR 333,000 to EUR 666,000, while premium large-plot villas can pass OMR 1 million.
Please note that we give much more detailed data in our pack about the property market in Muscat.
We removed villa compounds where the price clearly reflected several units instead of one family house.
We gave more weight to district, plot and ownership rights than bedroom count alone, because that is how Muscat prices work.
How much do new-build houses cost in Muscat as of 2026?
As of 2026, a new-build house in Muscat usually costs about OMR 160,000 to OMR 250,000, or roughly USD 416,000 to USD 650,000 and EUR 355,000 to EUR 555,000, in mid-market freehold projects, while premium schemes often cost OMR 300,000 to OMR 600,000 or more.
New-build houses in Muscat usually carry a 15% to 30% premium over older resale houses, but the premium can exceed 40% in branded freehold communities with payment plans, shared facilities and easier foreign ownership.
We checked the broader market tone against Savills Q1 2026 before applying a new-build premium.
We treated payment plans as useful for demand, but we did not count them as a discount on the real price.
How much do houses with land cost in Muscat as of 2026?
As of 2026, a normal house with usable land in Muscat usually costs about OMR 140,000 to OMR 250,000, or roughly USD 364,000 to USD 650,000 and EUR 311,000 to EUR 555,000, in family districts such as Al Maabilah, Al Khoud, Al Hail, Al Mawaleh and Al Amarat.
In Muscat, a house with land usually means a villa on about 300 to 600 square meters of plot, while central coastal or premium villas can sit on larger plots and price more like scarce land than simple buildings.
We separated plot value from building value because central Muscat land is a major price driver.
We used our own district checks to avoid comparing inland family plots with waterfront trophy plots.
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Where are houses cheapest and most expensive in Muscat as of 2026?
Which neighborhoods have the lowest house prices in Muscat as of 2026?
As of 2026, the lowest house prices in Muscat are usually in Al Amarat, Al Maabilah, Al Khoud, Al Mawaleh and parts of Al Hail South.
In these cheaper Muscat neighborhoods, a livable villa usually costs about OMR 90,000 to OMR 160,000, or roughly USD 234,000 to USD 416,000 and EUR 200,000 to EUR 355,000, with larger or newer homes moving toward OMR 180,000.
These neighborhoods are cheaper because many houses are inland, farther from premium expat schools and coastal business areas, and often sit in ownership markets that are less useful for non-Omani buyers.
We used ownership status, distance and buyer pool to explain the discount, not distance alone.
We excluded very poor-condition or unclear listings from the livable-house range.
Which neighborhoods have the highest house prices in Muscat as of 2026?
As of 2026, the top premium house areas in Muscat are Al Mouj, Shatti Al Qurum and Qurum, with Muscat Hills, Barr Al Jissah, Muscat Bay and Yiti also important at the high end.
In these expensive Muscat neighborhoods, prime houses usually cost about OMR 400,000 to OMR 1.2 million, or roughly USD 1.04 million to USD 3.12 million and EUR 888,000 to EUR 2.66 million, with trophy villas above that.
These areas command the highest house prices in Muscat because they combine scarce coastal or central land, stronger expat demand, better compound amenities and, in some cases, foreign freehold ownership.
The typical buyer in these premium Muscat neighborhoods is usually a senior expat family, a wealthy Omani family, a GCC buyer, or an investor who wants a scarce villa in an internationally recognizable address.
We checked premium-market direction with Savills Q1 2026.
We treated ultra-luxury listings carefully because one trophy villa can distort the average for Muscat.
How much do houses cost near the city center in Muscat as of 2026?
As of 2026, houses near central Muscat areas such as Qurum, Shatti Al Qurum, Madinat Al Sultan Qaboos, Al Khuwair and Al Ghubrah usually cost about OMR 250,000 to OMR 700,000, or roughly USD 650,000 to USD 1.82 million and EUR 555,000 to EUR 1.55 million.
Near Muscat’s main bus corridors and transport nodes in Ruwi, Al Khuwair, Ghubrah, Azaiba, Seeb and Al Maabilah, houses usually cost about OMR 120,000 to OMR 300,000, or roughly USD 312,000 to USD 780,000 and EUR 266,000 to EUR 666,000.
Near top international schools such as British School Muscat, ABA Oman International School, The American International School of Muscat and Cheltenham Muscat, family villas usually cost about OMR 250,000 to OMR 700,000, or roughly USD 650,000 to USD 1.82 million and EUR 555,000 to EUR 1.55 million.
In expat-popular Muscat areas such as Al Mouj, Muscat Hills, Qurum, Shatti Al Qurum, Madinat Al Sultan Qaboos, Azaiba and Al Ghubrah, freehold or expat-friendly houses usually cost about OMR 190,000 to OMR 600,000, or roughly USD 494,000 to USD 1.56 million and EUR 422,000 to EUR 1.33 million.
We considered school access, expat demand and car access because Muscat house prices are not mainly rail-driven.
We used our own mapping checks to group districts around central family demand, not just municipal boundaries.
How much do houses cost in the suburbs in Muscat as of 2026?
As of 2026, a suburban house in Muscat usually costs about OMR 100,000 to OMR 220,000, or roughly USD 260,000 to USD 572,000 and EUR 222,000 to EUR 489,000, in areas such as Al Seeb, Al Hail, Al Mawaleh, Al Khoud and Al Maabilah.
Compared with central Muscat houses, suburban houses are often about 30% to 60% cheaper, which can mean a saving of about OMR 100,000 to OMR 300,000, or roughly USD 260,000 to USD 780,000 and EUR 222,000 to EUR 666,000.
The most popular Muscat suburbs for house buyers are Al Seeb, Al Hail, Al Mawaleh, Al Khoud, Al Maabilah and parts of Al Amarat, because they offer larger family houses at lower prices than Qurum or Al Mouj.
We compared suburbs against central Muscat villa districts rather than against apartments.
We gave more weight to livable family villas because this article is for house buyers only.
What areas in Muscat are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable Muscat areas for house buyers are Al Maabilah, Al Khoud, Al Mawaleh, Al Hail South and parts of Al Amarat, while foreign buyers should also watch Sultan Haitham City, Yiti and selected Seeb freehold projects.
In these improving but still affordable Muscat areas, current house prices usually range from about OMR 120,000 to OMR 260,000, or roughly USD 312,000 to USD 676,000 and EUR 266,000 to EUR 577,000.
The main sign of improvement is not just cheaper land, but the arrival of newer master-planned supply, road access, freehold projects and a wider range of family amenities outside the older central districts.
We looked for pricing, infrastructure momentum and buyer relevance to foreigners.
We used our own filters to avoid calling an area improving just because it is cheap.
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What extra costs should I budget for a house in Muscat right now?
What are typical buyer closing costs for houses in Muscat right now?
For a house in Muscat right now, a buyer should usually budget about 5% to 8% of the purchase price for closing costs, so a OMR 200,000 house can need about OMR 10,000 to OMR 16,000 extra, or roughly USD 26,000 to USD 42,000 and EUR 22,000 to EUR 36,000.
The main Muscat closing costs are usually the transfer or registration cost, agent commission, legal checks, valuation costs, bank fees if financed and possible community or service-charge deposits in freehold compounds.
The largest single closing cost for most Muscat house buyers is usually the property transfer or registration cost, because it is calculated as a percentage of the purchase price.
We cover all these costs and what are the strategies to minimize them in our property pack about Muscat.
We also checked normal market practice from active Muscat agency listings.
We present a buyer-budget range because fee allocation can change by deal.
How much are property taxes on houses in Muscat right now?
For an owner-occupied house in Muscat right now, the typical annual property tax is OMR 0, or USD 0 and EUR 0, because Muscat does not have a normal annual council-style property tax on owner-occupied homes.
For house buyers in Muscat, the main tax-like property costs are paid at purchase, while rented homes can trigger municipal rental-contract fees based on the rent contract rather than an annual ownership tax.
We separated owner occupation from rental use because the cost changes by use.
We did not treat private service charges as a government property tax.
How much is home insurance for a house in Muscat right now?
For a normal house in Muscat right now, home insurance usually costs about OMR 100 to OMR 400 per year, or roughly USD 260 to USD 1,040 and EUR 220 to EUR 890, while large villas or premium contents can push the cost above OMR 500 to OMR 1,000.
The main factors that affect home insurance premiums in Muscat are the building value, contents value, villa size, flood or storm coverage, pool coverage, location, security and whether the house is in a managed compound.
We treated advertised starting prices as a floor, not as the real cost of insuring a villa.
We used our own villa-size assumptions to turn policy ranges into a practical Muscat buyer budget.
What are typical utility costs for a house in Muscat right now?
For a normal family house in Muscat right now, total utilities usually cost about OMR 80 to OMR 180 per month, or roughly USD 210 to USD 470 and EUR 180 to EUR 400, while large air-conditioned villas can reach OMR 200 to OMR 350 in hot months.
A practical monthly utility breakdown for a Muscat house is about OMR 50 to OMR 140 for electricity, OMR 10 to OMR 30 for water, OMR 5 to OMR 20 for wastewater and OMR 15 to OMR 40 for internet or basic household services.
We converted tariffs into household budgets because air conditioning drives Muscat villa bills.
We treated summer electricity relief as helpful, but not as a permanent full-year discount.
What are common hidden costs when buying a house in Muscat right now?
When buying a house in Muscat right now, buyers should keep about OMR 3,000 to OMR 10,000, or roughly USD 7,800 to USD 26,000 and EUR 6,700 to EUR 22,000, for hidden first-year repair and setup costs.
Typical inspection fees for a house in Muscat are about OMR 150 to OMR 500, or roughly USD 390 to USD 1,300 and EUR 330 to EUR 1,100, while deeper structural, roof, pool or MEP checks can cost more.
Beyond inspections, common hidden costs in Muscat include air-conditioning repairs, roof waterproofing, repainting, pest treatment, water-tank work, pump repairs, boundary-wall repairs and compound service charges.
The hidden cost that surprises first-time Muscat house buyers most is usually air conditioning, because cooling a large villa through the hot season can expose weak units, poor insulation and high electricity use.
We also considered Muscat’s heat, dust, AC load and roof-waterproofing risk.
We used our own buyer checklist to estimate a realistic first-year reserve.
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What do locals and expats say about the market in Muscat as of 2026?
Do people think houses are overpriced in Muscat as of 2026?
As of 2026, many locals and expats think prime houses in Muscat are expensive, especially in Al Mouj, Qurum, Shatti Al Qurum and Muscat Hills, but they do not see the whole city as overpriced.
A well-priced prime villa in Muscat can sell in about 45 to 90 days, while average resale houses often need 90 to 180 days and overpriced large villas can stay listed for more than 6 months.
The main complaint from buyers is that premium Muscat villas often price in freehold rights, compound facilities and scarce coastal land, even when the house itself may not feel much larger than cheaper inland villas.
Compared with one or two years ago, 2026 sentiment feels firmer because transaction value has risen, new freehold projects are active and sellers in premium districts are less willing to cut prices sharply.
We estimated days on market from listing depth and repeated high-end supply, not from an official MLS dataset.
We treat buyer sentiment as directional because Oman does not publish a transparent villa sentiment index.
Are prices still rising or cooling in Muscat as of 2026?
As of 2026, house prices in Muscat look broadly firm rather than booming, with the strongest demand in Al Mouj, Muscat Hills, Yiti, Sultan Haitham City and other foreigner-friendly or new-build areas.
A reasonable 2026 estimate is that prime freehold villa prices in Muscat are up about 3% to 7% year-on-year, mid-market family villas are flat to up about 3%, and older outer-area villas are flat or slightly lower if poorly maintained.
For the next 6 to 12 months, the most likely outcome is a stable Muscat house market, with continued support for well-priced freehold homes and slower movement for large older villas that need renovation.
We used the 18.4% rise in Oman transaction value as a market-direction signal, not as a house-price index.
We built our Muscat forecast by separating prime freehold villas from older inland resale villas.
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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 this source matters | How we used it |
|---|---|---|
| National Centre for Statistics and Information Oman | It is Oman’s official statistics agency. | We used it for official population and demand context. We treated it as background, not as a house-price index. |
| NCSI March 2026 monthly bulletin | It gives fresh official demographic data. | We used it to understand Muscat’s expatriate-heavy demand base. We did not use it to estimate villa prices directly. |
| Savills Oman Property Market Q1 2026 | It is a major professional real estate report. | We used it to check market direction and premium-area strength. We cross-checked its comments against live listings. |
| Savills Q1 2026 news release | It gives clear Q1 2026 market figures. | We used it for the 18.4% rise in transaction value. We treated that as market direction, not a villa-price index. |
| MoHUP Royal Decree 12/2006 | It is the legal basis for ITC ownership. | We used it to separate foreigner-buyable areas from local-only areas. We priced these two markets separately. |
| Gov.om ITC licence service | It is Oman’s official government services portal. | We used it to verify the licensed ITC framework. We used this to explain why freehold areas price differently. |
| Oman Tax Authority VAT real estate guide | It is official VAT guidance for property. | We used it for VAT treatment on residential real estate. We cross-checked it with professional tax summaries. |
| APSR electricity tariffs | It is Oman’s public services regulator. | We used it for electricity tariff categories. We converted this into a practical monthly villa utility budget. |
| Oman News Agency 2026 electricity relief | It is Oman’s official news agency. | We used it for the May to August 2026 residential electricity relief. We reflected it in the summer utility-cost estimate. |
| Nama Water Services tariffs | It is the official water services provider. | We used it for water and wastewater cost context. We translated tariffs into normal monthly house budgets. |
| Dubizzle Oman villas for sale in Muscat | It has a large live villa-listing sample. | We used it to sample asking prices by district and bedroom count. We discounted obvious outliers and repeated luxury listings. |
| Bayut Oman villas for sale in Muscat | It is a recognized GCC property portal. | We used it as a second listings check. We used it to verify that price bands were not unique to one marketplace. |
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