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This article explains the current housing prices in Oman in 2026, using the latest official and market data available in June 2026.
We constantly update this blog post because the Oman property market can move quickly in Muscat, Al Mouj, Muscat Hills, Qurum, and other active areas.
You will find simple price ranges, price per square meter, neighborhood examples, and budget examples for residential property in Oman.
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 Oman.
Insights
- The typical home price in Oman in 2026 is easier to understand through the median, around OMR 95,000, because prime Muscat villas pull the average upward.
- The average housing price in Oman in 2026 is around OMR 140,000, or about $364,000, mainly because luxury areas such as Al Mouj and Qurum are expensive.
- Small apartments in outer Muscat can still sell below OMR 55,000, so Oman has an entry market that remains accessible compared with prime Gulf cities.
- Prime lifestyle areas in Oman can cost three to four times more per square meter than outer areas such as Al Amerat or parts of Seeb.
- The Oman real estate price index reached 121.9 in Q1 2026, which confirms that residential prices were still moving upward before June 2026.
- In Oman, asking prices are not always closing prices, and a buyer often has room to negotiate 6% to 10% below the listed price.
- New-build homes in Oman usually cost 15% to 30% more than older resale homes because buyers pay for modern layouts and lower repair risk.
- Foreign-buyer demand is concentrated in Integrated Tourism Complex areas, which helps explain the premium in places such as Al Mouj, Muscat Hills, and Yiti.
- A $500,000 budget can buy a good Muscat apartment or townhouse, but it does not automatically buy a prime villa in Oman’s best lifestyle areas.
What is the average housing price in Oman in 2026?
The median housing price in Oman in 2026 is more useful than the average because it shows what a normal buyer is more likely to pay, while the average is pushed up by luxury villas and premium ITC properties.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Oman in 2026 is about OMR 95,000, or about $247,000 and €213,000, while the estimated average housing price in Oman in 2026 is about OMR 140,000, or about $364,000 and €314,000.
For about 80% of the residential property market in Oman in 2026, a realistic price range is OMR 45,000 to OMR 320,000, or about $117,000 to $832,000 and €101,000 to €717,000.
A realistic entry range in Oman in 2026 is OMR 30,000 to OMR 65,000, or about $78,000 to $169,000 and €67,000 to €146,000, which can buy an older 1-bedroom apartment of 55 to 75 sqm in Al Amerat or outer Seeb.
A typical luxury property in Oman in 2026 costs about OMR 350,000 to OMR 1,200,000 or more, or about $910,000 to $3.12 million and €784,000 to €2.69 million, which can buy a modern villa in Al Mouj, Muscat Hills, Qurum, or Yiti.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Oman.
We cross-checked market direction with Savills and asking prices from Bayut Oman.
We converted currencies with the official peg from the Central Bank of Oman.
Are Oman property listing prices close to the actual sale price in 2026?
In Oman in 2026, actual sale prices are usually around 6% to 10% below asking prices for standard residential property.
This gap exists because Oman is still a negotiation-heavy market, especially for older villas, large homes, and properties outside the most liquid Muscat areas. The gap is usually smaller in Al Mouj or Muscat Hills when the property is modern, rare, waterfront, or easy to rent.
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What is the price per sq m or per sq ft for properties in Oman in 2026?
As of 2026, the estimated median housing price in Oman is about OMR 850 per sqm, or $2,211 and €1,904, which is about OMR 79 per sqft, or $205 and €177. The estimated average housing price in Oman is about OMR 1,150 per sqm, or $2,991 and €2,576, which is about OMR 107 per sqft, or $278 and €239.
The highest price per sqm in Oman in 2026 is usually found in smaller modern apartments and prime homes in Al Mouj, Muscat Hills, Shatti Al Qurum, and Yiti, while the lowest price per sqm is usually found in older homes in outer areas because demand, amenities, and resale liquidity are weaker.
In Oman in 2026, the highest price per sqm is usually found in Al Mouj, Muscat Hills, Yiti, Shatti Al Qurum, and prime Qurum, often around OMR 1,300 to OMR 2,800 per sqm or more. The lowest Muscat-area ranges are usually in Al Amerat, outer Seeb, and some parts of Barka, often around OMR 450 to OMR 800 per sqm.
We used Savills Oman Q1 2025 to identify Muscat submarkets and local price pressure.
We used Bayut Oman only as an asking-price check, not as a closed-sale database.
How have property prices evolved in Oman?
Compared with June 2025, residential property prices in Oman in June 2026 are estimated to be about 10% to 14% higher, with a working estimate of around 12%. This increase is mainly linked to the strong rise in the official real estate price index and stronger demand for better-quality housing.
Compared with June 2024, residential property prices in Oman in June 2026 are estimated to be about 15% to 22% higher, depending on the area and property type. The increase is strongest in prime Muscat and lifestyle districts because buyers and tenants have focused on newer homes, ITC zones, and easy-to-rent properties.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Oman.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Oman.
We used Oman Observer because it reported NCSI figures directly.
We used IMF DataMapper to separate nominal growth from inflation-adjusted growth.
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How do prices vary by housing type in Oman in 2026?
In Oman in 2026, the visible residential market is roughly 45% apartments, 25% villas, 15% standalone houses and townhouses, 7% twin villas, 5% new-build or ITC units, and 3% other residential stock, because online listings are especially active in Muscat apartment and investor-friendly areas.
As of 2026, a studio or small apartment in Oman averages around OMR 40,000, or $104,000 and €90,000, while a 1-bedroom apartment averages around OMR 60,000, or $156,000 and €134,000. A 2-bedroom apartment averages around OMR 95,000, or $247,000 and €213,000, a 3-bedroom apartment around OMR 135,000, or $351,000 and €302,000, a townhouse around OMR 160,000, or $416,000 and €358,000, a standard villa around OMR 250,000, or $650,000 and €560,000, and a prime villa around OMR 650,000, or $1.69 million and €1.46 million.
If you want to know more, you should read our dedicated analyses:
We gave more weight to repeated price bands than to isolated luxury listings.
We rounded the final Oman property prices so the ranges stay readable and useful.
How do property prices compare between existing and new homes in Oman in 2026?
In Oman in 2026, new-build homes usually cost about 15% to 30% more than comparable existing homes, with a working estimate of about 22%.
This new-build premium exists because buyers in Oman pay more for modern layouts, parking, building amenities, lower maintenance risk, and clearer appeal to expat tenants or foreign buyers in ITC-style areas.
We checked new and resale asking prices through Bayut Oman.
We treated this premium as an estimate because Oman does not publish a full new-versus-resale closed-price database.
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How do property prices vary by neighborhood in Oman in 2026?
Al Mouj is one of the most expensive residential areas in Oman in 2026, with apartments, townhouses, and villas often priced from OMR 220,000 to OMR 650,000, or about $572,000 to $1.69 million and €493,000 to €1.46 million. Prices are high because Al Mouj offers a marina, shops, restaurants, modern housing, and strong rental demand.
Muscat Hills is a premium area in Oman in 2026, with modern apartments, golf-side units, and villas often priced from OMR 110,000 to OMR 500,000, or about $286,000 to $1.30 million and €246,000 to €1.12 million. Prices are supported by newer buildings, airport access, golf-course appeal, and strong demand from expat tenants.
Qurum and Shatti Al Qurum are established high-end areas in Oman in 2026, with apartments, older villas, and luxury family homes often priced from OMR 180,000 to OMR 700,000, or about $468,000 to $1.82 million and €403,000 to €1.57 million. Prices are high because these areas are central, close to the beach, and popular with families and diplomats.
You will find a much more detailed analysis by areas in our property pack about Oman. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Oman | Market profile | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Al Mouj | Premium, expat, waterfront | OMR 150k to 900k, or $390k to $2.34M | OMR 1,600 to 2,800, or $4,161 to $7,282 | OMR 149 to 260, or $387 to $676 |
| Muscat Hills | Premium, golf, expat | OMR 100k to 650k, or $260k to $1.69M | OMR 1,300 to 2,400, or $3,381 to $6,242 | OMR 121 to 223, or $314 to $580 |
| Yiti | New-build, resort, investor | OMR 90k to 700k, or $234k to $1.82M | OMR 1,300 to 2,600, or $3,381 to $6,762 | OMR 121 to 242, or $314 to $629 |
| Qurum | Family, central, beach | OMR 130k to 700k, or $338k to $1.82M | OMR 1,150 to 2,000, or $2,991 to $5,202 | OMR 107 to 186, or $278 to $483 |
| Shatti Al Qurum | Luxury, diplomatic, beach | OMR 180k to 950k, or $468k to $2.47M | OMR 1,500 to 2,700, or $3,901 to $7,022 | OMR 139 to 251, or $362 to $653 |
| Madinat Sultan Qaboos | Family, established | OMR 110k to 450k, or $286k to $1.17M | OMR 1,000 to 1,700, or $2,601 to $4,421 | OMR 93 to 158, or $242 to $411 |
| Al Khuwair | Commute, mid-market | OMR 70k to 250k, or $182k to $650k | OMR 750 to 1,250, or $1,951 to $3,251 | OMR 70 to 116, or $182 to $302 |
| Ghubrah | Family, mid-market | OMR 65k to 260k, or $169k to $676k | OMR 700 to 1,150, or $1,821 to $2,991 | OMR 65 to 107, or $169 to $278 |
| Azaiba | Commute, airport access | OMR 75k to 300k, or $195k to $780k | OMR 800 to 1,350, or $2,081 to $3,511 | OMR 74 to 125, or $193 to $326 |
| Mawaleh | Value, airport, services | OMR 55k to 220k, or $143k to $572k | OMR 600 to 1,000, or $1,560 to $2,601 | OMR 56 to 93, or $146 to $242 |
| Seeb | Value, local families | OMR 45k to 220k, or $117k to $572k | OMR 500 to 900, or $1,300 to $2,341 | OMR 46 to 84, or $120 to $218 |
| Al Amerat | Entry, budget | OMR 30k to 160k, or $78k to $416k | OMR 450 to 800, or $1,170 to $2,081 | OMR 42 to 74, or $109 to $193 |
We checked live asking-price anchors with Bayut Oman.
We adjusted the ranges down where asking prices looked above likely transaction levels.
How much more do you pay for properties in Oman when you include renovation work, taxes, and fees?
In Oman in 2026, a buyer should usually budget about 6% to 12% above the purchase price for a normal resale property, and 15% to 30% above the purchase price for an older home needing work.
For a property bought around $200,000 in Oman, which is about OMR 77,000, a normal buyer might pay about OMR 5,000 to OMR 10,000 extra for fees, light works, and basic setup. That means the final all-in budget may be around OMR 82,000 to OMR 87,000, or about $213,000 to $226,000.
For a property bought around $500,000 in Oman, which is about OMR 192,000, a normal buyer might pay about OMR 15,000 to OMR 35,000 extra. That means the final all-in budget may be around OMR 207,000 to OMR 227,000, or about $538,000 to $590,000.
For a property bought around $1,000,000 in Oman, which is about OMR 385,000, a normal buyer might pay about OMR 45,000 to OMR 100,000 extra, especially if the property is a villa with landscaping, air conditioning, kitchen, or bathroom upgrades. That means the final all-in budget may be around OMR 430,000 to OMR 485,000, or about $1.12 million to $1.26 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Oman.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Oman
| Extra cost | Type of cost | Estimated cost range in Oman |
|---|---|---|
| Transfer or registration fee | Government fee | Usually about 1% to 3% of the purchase price. For every OMR 100,000 bought, this is about OMR 1,000 to OMR 3,000, or $2,601 to $7,802. The exact cost can depend on the property and transaction setup. |
| Agent commission | Transaction fee | Often about 1% to 3% of the purchase price. On an OMR 100,000 property in Oman, this means about OMR 1,000 to OMR 3,000, or $2,601 to $7,802. Buyers should confirm who pays the commission before signing. |
| Legal and conveyancing | Professional fee | A simple transaction may cost around OMR 500 to OMR 2,500, or $1,300 to $6,502. The cost can be higher if the buyer needs extra checks, translations, bank support, or foreign-buyer advice. |
| Bank and mortgage costs | Financing | Mortgage-related costs can be around 0.5% to 1.5% of the loan amount. The final cost depends on the bank, the buyer profile, and the loan structure. Cash buyers can avoid many of these costs. |
| Valuation and inspection | Due diligence | A valuation or inspection may cost about OMR 150 to OMR 800, or $390 to $2,081. This is a small cost compared with the risk of buying a property with hidden building or maintenance issues. |
| Light renovation | Renovation | Light renovation in Oman can cost about OMR 80 to OMR 180 per sqm, or $208 to $468 per sqm. This may cover painting, simple flooring, minor repairs, and basic refreshing before moving in or renting out. |
| Full renovation | Renovation | A full renovation can cost about OMR 250 to OMR 600 per sqm, or $650 to $1,560 per sqm. This can include kitchens, bathrooms, air conditioning, electrical work, plumbing, and more serious upgrades. |
| Furnishing | Fit-out | Basic furnishing can start around OMR 3,000, or $7,802, while larger villas or premium apartments can need OMR 25,000 or more, or $65,020 or more. Furnishing costs vary strongly with quality and property size. |
| ITC service charges | Ongoing cost | Service charges in Integrated Tourism Complex projects vary strongly by project. Buyers should ask for the latest annual charge before buying because pools, gyms, security, landscaping, and shared facilities can make this cost meaningful. |
We used Central Bank of Oman for all USD conversions.
We treated renovation and fee estimates as practical market ranges because exact buyer costs vary by property, bank, and legal structure.
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 properties can you buy in Oman in 2026 with different budgets?
With $100,000 in Oman in 2026, or about OMR 38,500, the market exists but is mostly entry-level, with options such as an existing 50 to 60 sqm 1-bedroom apartment in Al Amerat, an older 55 to 65 sqm apartment in outer Seeb, or a small 45 to 60 sqm resale flat in Barka or a non-prime Muscat outskirts area.
With $200,000 in Oman in 2026, or about OMR 77,000, a buyer can consider an existing 90 to 110 sqm 2-bedroom apartment in Al Khuwair, an existing 100 to 120 sqm 2-bedroom apartment in Ghubrah, or a newer 65 to 80 sqm 1-bedroom apartment in Muscat Hills.
With $300,000 in Oman in 2026, or about OMR 115,000, a buyer can look at a modern resale 120 to 140 sqm 2-bedroom apartment in Muscat Hills, a 140 to 160 sqm 3-bedroom apartment near Al Khuwair or Qurum edge, or a small townhouse or older 180 to 220 sqm villa in Seeb or Mawaleh.
With $500,000 in Oman in 2026, or about OMR 192,000, a buyer can target a 130 to 160 sqm 2-bedroom apartment in Al Mouj, a modern 160 to 190 sqm 3-bedroom apartment in Muscat Hills, or a 220 to 280 sqm townhouse in Madinat Sultan Qaboos or the Qurum area.
With $1,000,000 in Oman in 2026, or about OMR 384,500, a buyer can reach a modern 350 to 450 sqm 4-bedroom villa in Muscat Hills, a 180 to 250 sqm waterfront or marina apartment in Al Mouj, or a large 450 to 600 sqm family villa in Qurum or Shatti Al Qurum.
With $2,000,000 in Oman in 2026, or about OMR 769,000, there is a real but narrow luxury market, with examples such as a 500 to 700 sqm 5-bedroom villa in Al Mouj, a 600 to 800 sqm premium villa in Shatti Al Qurum, or a high-end resort-style property in Yiti or a Muscat Bay-type location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Oman.
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 Oman, 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 used | Why this source matters | How we used the source |
|---|---|---|
| National Centre for Statistics and Information, Oman | NCSI is Oman’s official statistics agency, so it is the strongest anchor for national real estate indicators. | We used NCSI as the main base for the Oman real estate price index. We treated NCSI data as more reliable than property portals because it is official statistical reporting. |
| Central Bank of Oman | The Central Bank of Oman publishes the official Omani rial peg, which is essential for stable USD conversions. | We used the fixed peg of 1 OMR = 2.6008 USD for all USD conversions. We did this because the Omani rial is not a free-floating currency against the US dollar. |
| IMF DataMapper, Oman inflation | The IMF is a standard international source for inflation and macroeconomic comparisons. | We used the IMF inflation estimate to understand inflation-adjusted price growth in Oman. We separated nominal property growth from real property growth where needed. |
| Savills Oman Property Market Report, Q4 2025 | Savills is a major global real estate consultancy with direct Oman market coverage. | We used Savills to understand the Muscat residential market. We also used it to cross-check demand in prime lifestyle areas and the direction of rents. |
| Savills Oman Property Market, Q1 2025 | This report gives useful neighborhood-level context for Muscat’s residential submarkets. | We used it to identify important areas such as Al Mouj, Muscat Hills, Qurum, Al Khuwair, and Madinat Sultan Qaboos. We used these areas as anchors for the neighborhood table. |
| Bayut Oman listings | Bayut is a large property portal with live asking-price data and detailed residential listings. | We used Bayut only as an asking-price check. We did not treat Bayut as an official transaction-price source. |
| Oman Ministry of Heritage and Tourism, ITC rules | This official government page is useful for understanding Integrated Tourism Complex ownership rules. | We used it to explain why foreign-buyer demand is concentrated in certain areas. We also used it to explain why Al Mouj, Muscat Hills, and similar areas can command a premium. |
| Oman Observer report citing NCSI | Oman Observer is a national newspaper, and this report clearly cites NCSI data. | We used it to cross-check public reporting on the official real estate price index. We used it only where the report clearly attributed the figures to NCSI. |
| Arabian Business report citing NCSI | This source reports Oman transaction activity and attributes the figures to NCSI. | We used it as supporting evidence for market momentum in 2025. We did not use it as the main price source. |
| NCSI real estate price index portal | The portal gives official index readings, including the Q1 2026 real estate price index level. | We used the Q1 2026 index reading of 121.9 as the main official anchor. We used it to confirm the market direction before June 2026. |
| Savills Oman market coverage | Savills has local Oman coverage and is useful for professional market interpretation. | We used Savills to understand which Muscat districts attract stronger demand. We also used it to avoid relying only on online listings. |
| Bayut Oman apartment and villa examples | Listing examples help show what buyers actually see when searching the Oman housing market. | We used listing examples to build practical price anchors by property type. We then adjusted those anchors because asking prices are often higher than closing prices. |
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