Al Mouj Muscat: A Buyer's Guide
Updated October 11, 2026 · By Waleed Al Abri, Real Estate Advisor
Short answer
Al Mouj Muscat is an Integrated Tourism Complex (ITC) on the coast, about 10 minutes from Muscat airport. Foreigners can buy freehold here.
New apartments start from OMR 69,000 plus VAT. A well-bought unit rents for about 5 to 6% a year before costs.
Al Mouj makes sense if you want to live here or rent it out. I would not buy here for a quick price rise.
What is there today
Al Mouj opened in 2006. It has an 18-hole golf course designed by Greg Norman, a marina, more than 90 shops and restaurants, and a 6 km waterfront with a community beach. The developer says more than 19,000 people from 94 nationalities live here.
Looking at Al Mouj?
Send me your budget and what you want: apartment, townhouse or villa. I will tell you what is available now and the current price.
Send on WhatsAppWhat it costs
New apartments, from the developer
- • Azura Beach Residences III and IV: from OMR 69,000 plus VAT (launched February 2026).
- • Golf Links: from OMR 77,000.
- • For comparison, Azura Phase II started at OMR 88,000 plus VAT in October 2025.
Resale apartments
1-bedroom resale units were asked at about OMR 99,900 to 112,000 in September 2026 (Sands of Wealth). These are asking prices, not sold prices.
Villas
Price depends a lot on the location inside Al Mouj (golf, lake or beach). Ask me for current units. I do not list a price range here because the public numbers disagree too much.
Rent and yield
Al Mouj has some of the highest rents in Muscat. Savills put a 2-bedroom apartment at about OMR 709 a month in Q2 2025.
On a well-bought resale unit, that is about 5 to 6% a year before costs. After service charges and empty months, expect about 3 to 4.5%. On a new launch at today's prices, the yield is lower.
Will the price go up?
I have not seen evidence of fast price growth in Al Mouj.
The newest phase, Azura III and IV, starts lower than the phase before it: 69,000 plus VAT against 88,000 plus VAT. These are different buildings, so it is not a price drop. But it is not a sign of rising prices either.
Buy here for the place and the rent. If you want a price rise, look at early phases in newer areas, and accept the higher risk that comes with them. See my off-plan price tracker.
Ownership and residency
- • Freehold for all nationalities. Al Mouj is a licensed ITC. Under Royal Decree 12/2006, non-Omanis can own land or built units here. The title is registered at the Ministry of Housing.
- • Selling. A built unit can be sold at any time. A plot is different: you must build on it within 4 years, and you cannot sell it before then.
- • Residency. The owner of a built unit can get residency for themselves and their first-degree family. The owner residency ends when you sell the unit. Full rules: Oman residency by property.
Living there
Sea and golf
- • Marina: 400 berths planned, 165 in use today
- • 6 km waterfront and a community beach
- • 18-hole golf course designed by Greg Norman
- • 1.5 km cycling trail and walking paths
Daily life
- • More than 90 shops and restaurants, mostly around The Walk
- • A supermarket (almeera)
- • Nurseries on site (Shomoukh, Horizon Kids)
- • Some neighbourhoods, like Golf Links, are gated with 24/7 security
Schools and hospitals: I found nurseries inside Al Mouj, but no full school or hospital. Most families use schools and hospitals elsewhere in Muscat.
Getting around
- • About 10 minutes to Muscat International Airport
- • Road access from 18th November Street
- • About 25 to 30 minutes by taxi to Muttrah Souq and old Muscat
Sources
- Al Mouj Muscat, 20th anniversary brochure (2026)
- Al Mouj Muscat, homepage (checked 11 Oct 2026)
- Al Mouj Muscat, Azura III and IV (launched 15 Feb 2026)
- Al Mouj Muscat, Golf Links
- Royal Decree 12/2006, ownership in Integrated Tourism Complexes (Ministry of Housing)
- Times of Oman, legal framework for foreign ownership in ITCs (25 Jul 2026)
- Savills, Muscat residential market (Q2 2025)
- Sands of Wealth, Al Mouj prices and yields (2 Sep 2026)
- Muscat Trips, Al Mouj area guide (Jul 2026)
Checked 11 October 2026. If you see something here that is wrong or old, tell me on WhatsApp and I will check it.
Waleed Al Abri
Real Estate Advisor
Waleed Property - Founder & Principal Advisor
Focus areas:
Waleed works with foreign and GCC buyers in Oman's property market. Most of the work is the part non-Omani buyers get stuck on: which areas allow foreign ownership, the difference between ITC freehold and usufruct, whether a property gets you residency, and how off-plan payments are protected.
Covers: Al Mouj Muscat, Sultan Haitham City, designated foreign-ownership areas, and residency through property.