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Rents in Muscat in 2026 are still affordable compared with many Gulf capitals, but the best areas can cost much more than the city average.
We constantly update this blog post so the rent numbers for Muscat stay useful for buyers, landlords and investors.
The main point is simple: Al Mouj, Muscat Hills and Qurum are premium rental areas, while Al Khuwair, Ghubrah, Ruwi and Al Mawaleh are more practical mid-market areas.
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 are typical rents in Muscat as of 2026?
As of June 2026, typical apartment rents in Muscat are about OMR 210 per month for a studio, OMR 290 for a 1-bedroom apartment, and OMR 430 for a normal 2-bedroom apartment.
In simple terms, Muscat rents in 2026 are not one single market, because a modern apartment in Al Mouj or Muscat Hills can cost far more than an older apartment in Al Khuwair, Ghubrah or Ruwi.
What's the average monthly rent for a studio in Muscat as of 2026?
As of 2026, the estimated average monthly rent for a studio in Muscat is about OMR 210, which is about USD 545 or EUR 505.
In real life, most studio rents in Muscat in 2026 sit between OMR 150 and OMR 280 per month, which is about USD 390 to USD 730 or EUR 360 to EUR 670.
This range is mainly explained by location, furniture, building age, parking, air conditioning quality and whether the studio is in a practical area like Al Khuwair or a more lifestyle-focused area like Qurum or Azaiba.
What's the average monthly rent for a 1-bedroom in Muscat as of 2026?
As of 2026, the estimated average monthly rent for a 1-bedroom apartment in Muscat is about OMR 290, which is about USD 755 or EUR 695.
For most 1-bedroom apartments in Muscat in 2026, a realistic rent range is OMR 180 to OMR 450 per month, which is about USD 470 to USD 1,170 or EUR 430 to EUR 1,080.
The cheapest 1-bedroom rents in Muscat usually appear in Al Khuwair, Ghubrah, Ruwi and Al Mawaleh, while the highest rents are usually in Al Mouj, Qurum, Azaiba and Muscat Hills.
What's the average monthly rent for a 2-bedroom in Muscat as of 2026?
As of 2026, the estimated average monthly rent for a normal 2-bedroom apartment in Muscat is about OMR 430, which is about USD 1,120 or EUR 1,030.
For most 2-bedroom apartments in Muscat in 2026, a realistic rent range is OMR 300 to OMR 710 per month, which is about USD 780 to USD 1,845 or EUR 720 to EUR 1,705.
The cheapest 2-bedroom rents in Muscat are usually in older buildings in Ghubrah, Ruwi, Al Mawaleh and parts of Al Khuwair, while the most expensive 2-bedroom rents are usually in Al Mouj.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Muscat.
What's the average rent per square meter in Muscat as of 2026?
As of 2026, the estimated average apartment rent in Muscat is about OMR 5 per square meter per month, which is about USD 13 or EUR 12 per square meter per month.
Across Muscat neighborhoods, a realistic rent range is about OMR 3.5 to OMR 10 per square meter per month, which is about USD 9 to USD 26 or EUR 8 to EUR 24.
Compared with nearby Gulf markets, Muscat rent per square meter in 2026 is generally lower than Dubai, Doha and central Abu Dhabi, but premium Muscat areas like Al Mouj can still feel expensive by local income standards.
Rent per square meter in Muscat rises above average when the apartment is modern, furnished, close to the sea, near Sultan Qaboos Street, inside a managed compound, or located in Al Mouj, Qurum or Muscat Hills.
How much have rents changed year-over-year in Muscat in 2026?
As of 2026, average residential rents in Muscat are estimated to be up about 2% to 4% year-over-year.
This rent growth in Muscat is mainly supported by stable expat demand, moderate tourism recovery, low inflation and stronger demand for furnished units in areas like Al Mouj, Muscat Hills, Qurum and Azaiba.
Compared with the previous year, Muscat rent growth in 2026 looks steady rather than dramatic, with premium areas rising faster and older unfurnished apartments moving more slowly.
What's the outlook for rent growth in Muscat in 2026?
As of 2026, the expected rent growth for Muscat residential apartments is about 2% to 4% for the full year.
The main factors that should influence Muscat rents in 2026 are expat hiring, tourism activity, low inflation, oil-linked confidence, airport access and the amount of renovated apartment supply.
The strongest rent growth in Muscat is likely in Al Mouj, Muscat Hills, Azaiba, Qurum and well-managed furnished buildings near main business corridors.
The main risk is that older unfurnished apartments in Al Khuwair, Ruwi, Ghubrah and secondary locations may need discounts if landlords overprice them or delay renovations.
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Which neighborhoods rent best in Muscat as of 2026?
The best rental neighborhoods in Muscat in 2026 are Al Mouj, Muscat Hills, Qurum, Shatti Al Qurum, Madinat Al Sultan Qaboos, Al Khuwair, Al Ghubrah, Azaiba and Al Khoud.
What makes Muscat special is that rental demand is spread across lifestyle communities, school areas, business corridors, embassy zones, airport routes and university areas rather than one single downtown.
Which neighborhoods have the highest rents in Muscat as of 2026?
As of 2026, the top three high-rent apartment neighborhoods in Muscat are Al Mouj at about OMR 710 per month for a 2-bedroom, Muscat Hills at about OMR 490, and Qurum at about OMR 350 to OMR 500 depending on the unit, which is roughly USD 910 to USD 1,845 or EUR 840 to EUR 1,705.
These Muscat neighborhoods command premium rents because Al Mouj offers marina and beach lifestyle, Muscat Hills offers modern gated-style living, and Qurum offers sea access, cafés, embassies and strong family appeal.
The usual tenants in these high-rent Muscat areas are expat professionals, senior managers, corporate tenants, embassy-linked families and well-paid Omani households.
By the way, we’ve written a blog article detailing Sources and methodology: we used Savills, dubizzle Al Mouj and Savills listings. We ranked areas by rent level and tenant depth. We also checked each area against our internal Muscat neighborhood scoring.
Where do young professionals prefer to rent in Muscat right now?
The top three areas for young professionals renting in Muscat are Al Khuwair, Al Ghubrah and Azaiba because these neighborhoods balance rent, commute access, restaurants and daily convenience.
Young professionals in these Muscat neighborhoods usually pay about OMR 180 to OMR 350 per month for studios or 1-bedroom apartments, which is about USD 470 to USD 910 or EUR 430 to EUR 840.
What attracts young professionals to these Muscat areas is access to Sultan Qaboos Street, gyms, cafés, offices, taxi routes, bus routes, supermarkets and more affordable furnished apartments.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Muscat.
Where do families prefer to rent in Muscat right now?
The top three family rental neighborhoods in Muscat are Madinat Al Sultan Qaboos, Qurum and Al Mouj, with Azaiba, Al Ghubrah and Muscat Hills also popular for family tenants.
Families in these Muscat neighborhoods usually pay about OMR 400 to OMR 900 per month for 2-bedroom and 3-bedroom apartments, which is about USD 1,040 to USD 2,340 or EUR 960 to EUR 2,160.
Families like these Muscat areas because they offer larger apartments, parking, quieter streets, schools, clinics, supermarkets, parks, security and easier daily routines.
Educational options near these family-friendly Muscat neighborhoods include The American International School of Muscat near Ghala, British School Muscat near Madinat Al Sultan Qaboos, ABA Oman International School near Al Khuwair, and Sultan’s School near Al Seeb.
Which areas near transit or universities rent faster in Muscat in 2026?
As of 2026, the fastest-renting areas near transit or universities in Muscat are Ruwi, Al Khuwair and Al Khoud because these areas serve bus users, office workers, students and university staff.
Good apartments in these high-demand Muscat areas usually stay listed for about 20 to 35 days when the rent is realistic and the unit is clean.
A home within easy walking distance of a useful bus route, office cluster or Sultan Qaboos University can command a premium of about OMR 20 to OMR 60 per month, which is about USD 50 to USD 155 or EUR 50 to EUR 145.
Which neighborhoods are most popular with expats in Muscat right now?
The top three expat rental neighborhoods in Muscat are Al Mouj, Madinat Al Sultan Qaboos and Qurum, while Azaiba, Muscat Hills and Al Khuwair are also very common expat choices.
Expats in these Muscat neighborhoods usually pay about OMR 300 to OMR 900 per month, which is about USD 780 to USD 2,340 or EUR 720 to EUR 2,160.
Expats like these Muscat neighborhoods because they offer furnished apartments, international schools, cafés, beach access, compounds, security, parking, reliable maintenance and easier access to offices.
The expat communities most visible in Muscat rental areas include Indian, British, Filipino, Egyptian, Pakistani, European and other Gulf-based professionals and families.
And if you are also an expat, you may want to read our Sources and methodology: we used NCSI, Savills and dubizzle. We focused on expat-oriented stock and furnished listings. We then used our own local demand model to rank areas.
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Who rents, and what do tenants want in Muscat right now?
In 2026, the Muscat rental market is driven by expat professionals, Omani households, families, students, university staff and corporate tenants.
Most tenants in Muscat want the same practical things: strong air conditioning, parking, clean bathrooms, reliable maintenance, good internet, security and easy access to Sultan Qaboos Street.
What tenant profiles dominate rentals in Muscat?
The top three tenant profiles in Muscat are expat professionals and families, Omani middle-income households, and students or staff linked to Sultan Qaboos University and nearby institutions.
A practical estimate is that expat professionals and families represent about 40% of renter demand, Omani households about 35%, and students, academics and corporate short-stay tenants about 25%.
Expats usually seek furnished studios to 3-bedroom apartments, Omani families often seek larger unfurnished homes, and students or staff around Al Khoud usually look for affordable studios or 1-bedroom apartments.
If you want to optimize your cashflow, you can read our Sources and methodology: we used NCSI, Sultan Qaboos University and Savills. We estimated tenant shares from area function and rent levels. We also used our own demand segmentation for Muscat.
Do tenants prefer furnished or unfurnished in Muscat?
In Muscat in 2026, a practical estimate is that about 45% of tenants prefer furnished rentals and about 55% prefer unfurnished rentals.
Furnished apartments in Muscat usually earn a premium of about OMR 40 to OMR 120 per month over similar unfurnished apartments, which is about USD 105 to USD 310 or EUR 95 to EUR 290.
Furnished rentals are most popular with expat professionals, new arrivals, corporate tenants, short-stay tenants and people renting in Al Mouj, Qurum, Azaiba and Muscat Hills.
Which amenities increase rent the most in Muscat?
The top five amenities that increase rent the most in Muscat are marina or sea views, swimming pool, gym, covered parking and modern fitted kitchens with appliances.
In Muscat, these amenities can add about OMR 20 to OMR 200 per month each depending on the property, which is about USD 50 to USD 520 or EUR 50 to EUR 480.
In our property pack covering the real estate market in Muscat, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Muscat?
The top five renovations for rental ROI in Muscat are new split AC units, fresh paint, bathroom upgrades, kitchen refreshes and built-in wardrobes.
For a normal Muscat apartment, these upgrades often cost about OMR 1,500 to OMR 3,500 in total, which is about USD 3,900 to USD 9,100 or EUR 3,600 to EUR 8,400, and can add about OMR 25 to OMR 75 per month in rent.
Landlords in Muscat should be careful with luxury finishes, unusual layouts, expensive imported furniture and overdesigned décor because these upgrades often cost more than tenants are willing to pay.
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How strong is rental demand in Muscat as of 2026?
Rental demand in Muscat in 2026 is moderate to strong, but it is not overheated.
The easiest apartments to rent are clean, furnished, well-priced and located in areas like Al Mouj, Muscat Hills, Qurum, Azaiba, Al Khuwair and Al Ghubrah.
What's the vacancy rate for rentals in Muscat as of 2026?
As of 2026, the estimated citywide vacancy rate for residential rentals in Muscat is about 7% to 10%.
Across Muscat, vacancy is likely closer to 3% to 5% for good furnished apartments in Al Mouj, Qurum and Muscat Hills, and closer to 10% to 14% for older unfurnished units in weaker locations.
Compared with the historical average, Muscat vacancy in 2026 looks normal to slightly tighter in premium areas, but older stock still needs realistic pricing.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Muscat.
How many days do rentals stay listed in Muscat as of 2026?
As of 2026, a typical rental apartment in Muscat stays listed for about 25 to 45 days.
The range is wide, because prime furnished apartments can rent in 10 to 25 days, while overpriced or older unfurnished apartments can stay listed for 60 to 90 days.
Compared with one year ago, days on market in Muscat are slightly shorter for well-priced furnished homes, but broadly similar for average older apartments.
Which months have peak tenant demand in Muscat?
The peak tenant-demand months in Muscat are usually August to October and January to February.
These months are strong because of school-year moves, new expat arrivals, corporate relocations, new job starts and post-holiday housing searches.
The lowest tenant demand in Muscat is usually during the hottest summer period and around slower holiday weeks, especially when families avoid moving.
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What will my monthly costs be in Muscat as of 2026?
Landlord costs in Muscat in 2026 are fairly modest compared with many international cities, but owners still need to budget for lease registration, maintenance and building charges.
The largest regular government-linked cost is usually the municipal lease registration fee, not an annual property tax.
What property taxes should landlords expect in Muscat as of 2026?
As of 2026, landlords in Muscat should expect no broad annual residential property tax, but they should budget for the municipal lease registration fee of about 3% of annual rent.
For a normal 2-bedroom apartment renting for OMR 430 per month, this fee is about OMR 155 per year, which is about USD 400 or EUR 370.
In Muscat, this charge is calculated from the annual rent in the lease contract, so a higher-rent property in Al Mouj or Muscat Hills pays more than a lower-rent apartment in Ruwi or Ghubrah.
Please note that, in our property pack covering the real estate market in Muscat, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Muscat right now?
In Muscat, landlords most often pay building service charges, major repairs, structural maintenance and sometimes common-area costs, while tenants usually pay electricity, water and internet.
For a normal Muscat apartment, landlord-paid shared costs and maintenance can often average about OMR 25 to OMR 80 per month, which is about USD 65 to USD 210 or EUR 60 to EUR 190.
The common practice in Muscat is that tenant consumption bills are separate, unless the apartment is serviced, furnished with bills included, or part of a special corporate lease.
How is rental income taxed in Muscat as of 2026?
As of 2026, individual landlords in Muscat usually face the 3% municipal lease registration fee on annual rent, while residential rent is generally outside VAT when it meets residential-rental conditions.
The main deductible or budgetable items for Muscat landlords are maintenance, agent fees, management fees, service charges, insurance, repairs and lease-registration costs, depending on the owner’s tax status.
Common Muscat-specific mistakes include not registering the lease correctly, forgetting the 3% municipal fee, assuming all rent is VAT-taxable, and underbudgeting for AC repairs in older buildings.
We cover these mistakes, among others, in our Sources and methodology: we used Oman Tax Authority VAT portal, Oman Tax Authority government page and Muscat Municipality. We focused on practical tax treatment for individual residential landlords. We also included our own checks on common landlord mistakes 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 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 | It is Oman’s official statistics agency, so it is the best baseline for population, inflation, tourism and demographic context. | We used it to understand demand conditions behind Muscat rents. We treated it as the official baseline when private rent data was incomplete. |
| NCSI National Summary Data Page | It is Oman’s official statistical dissemination page and is linked to national macro indicators. | We used it to cross-check official macro and population series. We gave it more weight than real estate blogs. |
| NCSI Data Portal | It is Oman’s central public data portal and supports official statistical checks. | We used it as a gateway for official data. We used it to validate the broader statistical context for Muscat. |
| NCSI Tourism Statistics Bulletin 2026 | It is an official tourism bulletin covering recent tourism indicators through 2025. | We used it to assess seasonal and short-stay pressure around Muscat. We linked tourism activity to furnished and serviced apartment demand. |
| Savills Oman Property Market Q1 2026 | Savills is a recognized global real estate consultancy with local Oman market reporting. | We used it as the main benchmark for prime 2-bedroom rents in Muscat. We used Al Mouj, Muscat Hills, Qurum and Al Khuwair to calibrate our estimates. |
| Savills Oman Property Market Report Q4 2025 | It gives recent pre-2026 rent trend data from a recognized real estate consultancy. | We used it to compare Q4 2025 with Q1 2026. We used the comparison to estimate rent direction and year-over-year movement. |
| Savills Muscat rental listings | Savills listings show current asking rents from a professional agency. | We used it to sanity-check asking rents and apartment sizes. We did not treat listings alone as the city average. |
| Bayut Oman Muscat listings | Bayut is a recognized property portal with live Muscat rental listings. | We used it to observe low and mid-market studio asking rents. We cross-checked the data with Savills and our own listing analysis. |
| Bayut Al Khuwair 1-bedroom listings | It gives current asking-rent evidence in one of Muscat’s most active mid-market areas. | We used it to estimate practical 1-bedroom rents in Al Khuwair. We used Al Khuwair as a mid-market anchor, not as the whole Muscat average. |
| dubizzle Oman Al Mouj listings | dubizzle is a major regional classifieds platform with visible Muscat rental inventory. | We used it to confirm Al Mouj’s premium position. We checked listing prices and amenities to understand high-end tenant demand. |
| Muscat Municipality rent contract fee calculator | It is the official municipal source for calculating lease-registration fees in Muscat. | We used it to estimate the landlord’s rental contract cost. We treated the 3% fee as the key recurring government-linked rental cost. |
| Muscat Municipality e-services | It is the official portal for registering, renewing, amending and cancelling lease contracts. | We used it to confirm that lease registration is a formal step in Muscat. We used it to explain why landlords must budget registration costs. |
| Oman Tax Authority VAT portal | It is Oman’s official VAT information portal. | We used it to check the VAT framework for residential rental property. We treated residential rent as generally outside VAT when the residential conditions are met. |
| Central Bank of Oman annual reports | The central bank is an authoritative source for Oman’s economic and financial backdrop. | We used it to judge whether rent growth is supported by the wider economy. We used it to avoid relying only on property portals. |
| IMF Oman 2025 Article IV | The IMF gives independent macro analysis of Oman’s economy. | We used it to frame Muscat’s 2026 rental outlook around growth, inflation and macro stability. We used it as a cross-check against local market reports. |
| Mwasalat city routes | Mwasalat is Oman’s official public transport operator. | We used it to identify rental corridors near practical bus routes. We used it to name areas where non-car tenants may have better access. |
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