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
If you're a foreign buyer eyeing Muscat's apartment market for rental income, you're probably wondering what kind of returns you can actually expect in 2026.
We've done the research for you, pulling together official statistics, consultancy reports, and real cost data to give you a clear picture of what rental yields look like right now in Muscat.
This blog post is constantly updated to reflect the latest market conditions and figures.
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.
What rental yields can I realistically get from an apartment in Muscat?
What's the average gross rental yield for apartments in Muscat as of 2026?
As of early 2026, the average gross rental yield for apartments in Muscat sits at around 6.2%, which is a solid return compared to many regional markets.
That said, yields in Muscat typically range from about 5.2% to 7.4% depending on where you buy and what type of apartment you choose.
The biggest factor driving yield differences in Muscat is whether you buy in a premium Integrated Tourism Complex like Al Mouj (where prices are higher but liquidity is better) versus a more value-oriented district like Seeb or Ruwi where entry prices are lower relative to rents.
Compared to other Gulf cities, Muscat's gross yields are competitive with places like Dubai's secondary areas, though slightly below some emerging markets in the region that carry more risk.
What's the average net rental yield for apartments in Muscat as of 2026?
As of early 2026, the average net rental yield for apartments in Muscat comes in at around 4.6% after you account for all the real costs of being a landlord.
Most apartment investors in Muscat can realistically expect net yields between 3.8% and 5.6%, with the range depending heavily on your building's service charges and how well you manage vacancy.
The single biggest expense that eats into your gross yield in Muscat is the combination of building service charges and the 3% municipality tax on rent that landlords must pay, which together can consume 10% to 25% of your annual rental income.
By the way, you will find much more detailed data in our property pack covering the real estate market in Muscat.
What's the typical rent-to-price ratio for apartments in Muscat in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Muscat falls between 5.5% and 6.5% on a gross basis, which tells you how much annual rent you get relative to what you paid.
Most apartment transactions in Muscat show rent-to-price ratios in the mid-5% to mid-6% range, with outliers on both ends depending on the deal.
The highest rent-to-price ratios in Muscat tend to show up in value districts like Seeb, Ruwi, and Al Amerat, where purchase prices are lower but rental demand from working households remains steady.
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How much rent can I charge for an apartment in Muscat?
What's the typical tenant budget range for apartments in Muscat right now?
The typical tenant budget for renting an apartment in Muscat ranges from about OMR 150 to OMR 500 per month, which works out to roughly $390 to $1,300 USD or 360 to 1,200 EUR.
Tenants looking for mid-range apartments in Muscat generally budget between OMR 250 and OMR 450 per month (around $650 to $1,170 USD or 600 to 1,080 EUR), which gets you a decent 1-bed to 2-bed in a good location.
For high-end or luxury apartments in Muscat, particularly in places like Al Mouj or Shatti Al Qurum, tenants typically budget OMR 500 to OMR 800 or more per month (around $1,300 to $2,080 USD or 1,200 to 1,920 EUR).
We have a blog article where we update the latest data about rents in Muscat here.
What's the average monthly rent for a 1-bed apartment in Muscat as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Muscat is around OMR 210, which translates to approximately $545 USD or 505 EUR.
At the entry level, you can find decent 1-bed apartments in Muscat for OMR 160 to OMR 200 per month ($415 to $520 USD or 385 to 480 EUR), typically in areas like Seeb or Al Amerat where buildings are older but functional.
A typical mid-range 1-bed in Muscat rents for OMR 200 to OMR 260 per month ($520 to $675 USD or 480 to 625 EUR), usually in well-maintained buildings around Al Khuwair or Bausher with reliable parking and decent A/C.
For a luxury 1-bed apartment in Muscat, expect to pay OMR 280 to OMR 350 or more per month ($730 to $910 USD or 670 to 840 EUR), particularly in Al Mouj or Qurum where you get modern finishes, pools, and integrated lifestyle amenities.
What's the average monthly rent for a 2-bed apartment in Muscat as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Muscat is around OMR 350, which works out to approximately $910 USD or 840 EUR.
Entry-level 2-bed apartments in Muscat typically rent for OMR 280 to OMR 330 per month ($730 to $860 USD or 670 to 790 EUR), often found in practical family districts like Al Ghubrah or Azaiba with basic but functional common areas.
A typical mid-range 2-bed in Muscat goes for OMR 330 to OMR 420 per month ($860 to $1,090 USD or 790 to 1,010 EUR), usually in established expat areas like MSQ or Al Khuwair with good access to schools and supermarkets.
For a luxury 2-bed apartment in Muscat, expect OMR 450 to OMR 600 or more per month ($1,170 to $1,560 USD or 1,080 to 1,440 EUR), especially in Al Mouj or beachfront locations in Shatti Al Qurum with premium finishes and resort-style amenities.
What's the average monthly rent for a 3-bed apartment in Muscat as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Muscat ranges from OMR 380 outside prime areas to OMR 466 in central locations, which translates to roughly $990 to $1,210 USD or 910 to 1,120 EUR.
Entry-level 3-bed apartments in Muscat typically rent for OMR 290 to OMR 350 per month ($755 to $910 USD or 695 to 840 EUR), usually in outer areas like Al Mawaleh or Al Hail where families get more space for less money.
A typical mid-range 3-bed in Muscat goes for OMR 380 to OMR 500 per month ($990 to $1,300 USD or 910 to 1,200 EUR), often in family-friendly neighborhoods like Bausher or Qurum with proximity to international schools.
For a luxury 3-bed apartment in Muscat, expect OMR 550 to OMR 800 or more per month ($1,430 to $2,080 USD or 1,320 to 1,920 EUR), particularly in Al Mouj's waterfront developments or high-end towers in the city centre.
How fast do well-priced apartments get rented in Muscat?
A well-priced apartment in a good Muscat location typically gets rented within 2 to 4 weeks, while average units take 4 to 8 weeks and overpriced or compromised properties can sit for 8 weeks or longer.
The typical vacancy rate for apartments in Muscat hovers around 8% to 12% annually, though this varies significantly by building quality and location.
The main factors that make some Muscat apartments rent faster than others include reliable A/C performance (critical in Oman's heat), adequate parking (Muscat is a car-dependent city), and proximity to expat employment hubs and international schools around MSQ, Al Khuwair, and Qurum.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Muscat?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Muscat as of 2026?
As of early 2026, studios and 1-bed apartments typically offer the best rental yields in Muscat, followed by 2-beds, with 3-beds usually delivering the lowest yields but potentially better tenant stability.
In Muscat, studios and 1-beds tend to yield around 6.5% to 7.5% gross, 2-beds around 5.8% to 6.8%, and 3-beds around 5.0% to 6.2% depending on location and building quality.
The main reason smaller units outperform in Muscat is that the city's expat workforce (which drives much of the rental demand) often consists of single professionals or couples without children who want modern, compact units near work, and they're willing to pay a premium per square meter for convenience.
Which features are best if you want a good yield for your apartment in Muscat?
The features that most positively impact rental yield in Muscat include powerful and reliable A/C systems, covered parking (essential in the 45°C+ summer heat), proximity to expat employment zones like MSQ or Al Khuwair, and buildings with responsive maintenance teams.
In Muscat, mid-floor apartments (floors 3 to 6) tend to rent fastest because they avoid ground-floor dust and noise while staying below the most intense rooftop heat, and tenants often prefer not climbing too many stairs if lifts fail.
Apartments with balconies or terraces in Muscat do command slightly higher rents (around 5% to 10% more), but tenants mostly value them for drying laundry and occasional winter evenings rather than daily use given the hot climate.
Building features like elevators, security gates, and dedicated parking spaces definitely help justify higher rents in Muscat, though you need to watch that service charges in premium buildings don't consume all the extra rent you collect.
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Which neighborhoods give the best rental demand for apartments in Muscat?
Which neighborhoods have the highest rental demand for apartments in Muscat as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Muscat are Al Mouj, Madinat Sultan Qaboos (MSQ), Qurum and Shatti Al Qurum, Al Khuwair, and the Bausher/Al Ghubrah/Azaiba corridor.
The main demand driver in these Muscat neighborhoods is their proximity to expat employment (embassies, multinational offices, ministries) combined with access to international schools, quality healthcare, and lifestyle amenities like restaurants and beaches.
In these high-demand Muscat neighborhoods, well-priced apartments typically rent within 2 to 3 weeks, and vacancy rates tend to stay below 5% for good-quality units.
One emerging neighborhood gaining rental momentum in Muscat is the Al Mawaleh area in Seeb, where new infrastructure, improving connectivity, and more affordable rents are attracting younger professionals and families priced out of central locations.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Muscat.
Which neighborhoods have the highest yields for apartments in Muscat as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Muscat are Seeb (including Al Mawaleh and Al Hail), Ruwi, Al Amerat, and parts of Al Khoud and outer Bausher.
These top-yielding Muscat neighborhoods typically deliver gross rental yields in the 6.5% to 7.5% range, compared to 5% to 6% in premium areas like Al Mouj.
The main reason these Muscat neighborhoods offer higher yields is that purchase prices per square meter are significantly lower while rental demand from working-class and middle-income households (including Omani families and non-Western expats) remains consistent, creating a favorable rent-to-price ratio.
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.
Should I do long-term rental or short-term rental in Muscat?
Is short-term rental legal for apartments in Muscat as of 2026?
As of early 2026, short-term rentals in Muscat are not a free-for-all and generally fall under Oman's tourism accommodation framework, which means you should assume licensing and compliance requirements apply.
The main legal restrictions for operating a short-term rental apartment in Muscat include obtaining proper tourism licensing from the relevant authorities and complying with building or HOA rules, which are particularly strict in Integrated Tourism Complexes like Al Mouj.
For Airbnb-style rentals in Muscat, you should plan on registering your property and obtaining the necessary permits before advertising, as Oman's Ministry of Heritage and Tourism actively emphasizes compliance with tourism licence requirements.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Muscat.
What's the gross yield difference short-term vs long-term in Muscat in 2026?
As of early 2026, short-term rentals in Muscat can potentially deliver 2 to 3 percentage points higher gross yields than long-term rentals, but the gap narrows significantly once you factor in the extra costs and effort involved.
Long-term rentals in Muscat typically yield around 5.2% to 7.4% gross (with 6.2% being typical), while licensed short-term rentals can achieve 6.5% to 10.5% gross (with 8% to 9% being typical in well-managed properties).
The main additional costs that reduce the net yield advantage of short-term rentals in Muscat include platform fees (around 15% to 20%), professional cleaning between guests, higher utility consumption, furnishing and replacement costs, and more intensive property management.
To outperform a long-term rental in Muscat, a short-term rental typically needs to maintain at least 55% to 60% occupancy at market rates, which is achievable in tourist-friendly locations but challenging in areas with limited visitor appeal.
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What costs will eat into my net yield for an apartment in Muscat?
What are building service charges as a % of rent in Muscat as of 2026?
As of early 2026, typical building service charges for apartments in Muscat run around 10% to 15% of annual rent, which for a mid-range apartment means roughly OMR 400 to OMR 700 per year ($1,040 to $1,820 USD or 960 to 1,680 EUR).
The realistic range of service charges in Muscat spans from about 8% to 20% of annual rent, with simpler buildings at the low end and premium developments with pools, gyms, and concierge at the high end.
In Muscat, service charges tend to be higher in Integrated Tourism Complexes like Al Mouj where you pay for marina access, landscaped grounds, 24-hour security, multiple pools, and extensive common facilities that justify the premium but eat into your net yield.
What annual maintenance budget should I assume for an apartment in Muscat right now?
Apartment owners in Muscat should budget around 0.6% of their property's value per year for maintenance, which for an OMR 80,000 apartment works out to about OMR 480 annually ($1,250 USD or 1,150 EUR).
The realistic range of annual maintenance costs in Muscat spans from 0.4% to 1.0% of property value (OMR 320 to OMR 800 for an OMR 80,000 apartment, or $830 to $2,080 USD), depending on building age and condition.
The most common maintenance expenses for Muscat apartment owners are A/C servicing and repairs (critical given the extreme summer heat), water heater replacements, appliance wear from the harsh climate, and periodic repainting to address humidity and dust damage.
What property taxes should I expect for an apartment in Muscat as of 2026?
As of early 2026, Oman does not charge a recurring annual property tax on residential real estate, which is one of the advantages of investing in Muscat compared to many other markets.
However, landlords in Muscat must pay a municipality tax of 3% on rental income, which for a property renting at OMR 350 per month means about OMR 126 per year ($330 USD or 300 EUR).
Property taxes in Muscat are essentially calculated as a percentage of your rental income rather than property value, with the 3% municipality tax being the main recurring burden for landlords.
There are no specific property tax exemptions for apartment owners in Muscat since the base rate is already zero, though you should factor in one-time transfer and registration fees when you purchase (these affect your entry cost and yield-on-cost).
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Muscat.
How much does landlord insurance cost for an apartment in Muscat in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Muscat costs between OMR 50 and OMR 150 ($130 to $390 USD or 120 to 360 EUR) for basic coverage.
The realistic range of insurance costs in Muscat spans from around OMR 50 for minimal contents cover to OMR 200 or more ($520 USD or 480 EUR) if you want comprehensive building and contents protection with higher insured values.
What's the typical property management fee for apartments in Muscat as of 2026?
As of early 2026, the typical property management fee for apartments in Muscat runs between 6% and 10% of collected rent, which for a property earning OMR 350 per month means roughly OMR 250 to OMR 420 per year ($650 to $1,090 USD or 600 to 1,010 EUR).
The realistic range of property management fees in Muscat spans from about 5% for basic rent collection to 12% or more for full-service management that includes tenant finding, maintenance coordination, and regular inspections.
Standard property management services in Muscat typically include tenant sourcing and screening, rent collection, handling maintenance requests, coordinating repairs with contractors, and managing lease renewals, though letting fees for finding new tenants are sometimes charged separately.
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.
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 government statistics agency publishing the national property price index. | We used NCSI data to verify that Muscat residential prices have upward momentum heading into 2026. This helped us validate that our yield estimates reflect current market conditions. |
| Muscat Municipality | The official municipal portal handling rental-related tax payments. | We used this source to confirm the 3% municipality tax on rent that landlords must pay. This cost is a core line item in our net yield calculations. |
| Hamptons Oman | Established international real estate firm with local Muscat operations. | We used their investment guide to understand typical lease terms, landlord responsibilities, and the explicit 3% municipality tax. Their outgoings breakdown informed our cost stack for net yield modeling. |
| Cavendish Maxwell | Major regional real estate consultancy with research tied to official census data. | We used their occupancy analysis (around 80% for apartments nationally) to understand rental demand strength. This helped us estimate realistic vacancy allowances and time-to-rent figures. |
| Savills (Q1 2025 Report) | Global real estate advisor with consistent research methodology. | We used Savills to identify which Muscat submarkets command rental premiums, particularly Al Mouj. Their insights helped us separate high-demand neighborhoods from high-yield neighborhoods. |
| Savills Oman (Q3 2025 Report) | Local Savills research channel with submarket-level analysis. | We used this as a second opinion that Muscat rents remained firm into late 2025 and that Al Mouj saw rent growth. This helped validate our 2026 rent estimates. |
| Numbeo | Transparent crowd-sourced database with visible sample sizes and update dates. | We used Numbeo for order-of-magnitude rent levels and price-to-rent ratios. We only relied on it after cross-checking against consultancy data and local cost information. |
| Oman Tourism Law | Official government legal text forming the basis for tourism licensing. | We used this to explain the regulatory framework for short-term rentals in Muscat. It helped us advise readers that STR activity requires proper licensing and compliance. |
| AirDNA | Industry-standard short-term rental data provider used by STR investors globally. | We used AirDNA's Muscat occupancy and ADR data to estimate potential STR gross yields. This allowed us to make an informed comparison between short-term and long-term rental strategies. |
| Oman Qatar Insurance Company (OQIC) | Major insurer in Oman with published premium information. | We used OQIC's stated entry premium of OMR 50 to establish a realistic lower bound for annual insurance costs. This informed our insurance budgeting guidance for landlords. |
| National Bank of Oman | Major domestic bank with formal insurance fee schedules. | We used NBO's published premium tiers to understand how insurance costs scale with coverage levels. This helped us provide a realistic range for landlord insurance budgets. |
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