Al Mouj Muscat: buying guide, neighbourhoods and prices (2026)

Al Mouj is Muscat's largest waterfront community, in Al Seeb opposite the international airport. Developed by Majid Al Futtaim and OMRAN, it has delivered more than 3,300 homes around a 400-berth marina, an 18-hole Greg Norman golf course and about 6 km of beach. Homes are freehold for every nationality.

Life at Al Mouj

More than 90 shops, cafés and restaurants, hotels, an international school and nursery, parks and a seafront promenade make Al Mouj a complete neighbourhood rather than a holiday resort, which keeps rental demand steady all year.

Projects and prices

• Azura: beachfront collection released in phases, with Azura III and IV from OMR 68,800 and Azura Beach II from OMR 88,100.
• Golf Links: golf-side homes by the master developer, 1-bedroom apartments from OMR 76,900 and 4-bedroom townhouses from OMR 436,200.
• Sky Park / Tathmeer Parks: two towers with 282 apartments and chalets, 1-bedroom from OMR 81,200.
• ALMAR Residences: 176 marina apartments, 1-bedroom from OMR 99,200, handover planned for Q2 2029.
• Bellevue: 108 smart-home apartments, 1-bedroom from OMR 130,000, handover planned for Q4 2027.
• The St. Regis Residences: branded homes with hotel services, from OMR 339,200.
• Jinan Island villas: from OMR 571,900.
• Completed neighbourhoods (Marsa, Lagoon, Ghadeer Park and others): resale apartments from about OMR 87,700 and villas from about OMR 330,000.

Who it suits

Al Mouj fits buyers who want an established, lively address with schools and services on the doorstep, investors looking for steady rental demand, and families relocating to Muscat. The mix of new launches and completed resale homes means you can choose between an off-plan entry price and a home that is ready now.

Residency for owners

Since June 2026, foreign owners can hold an Oman residence permit through their property, with no local sponsor. It covers a spouse and first-degree relatives, and it stays valid while you own the home. Investor residency adds longer terms: a 5-year permit from about OMR 250,000 and a 10-year permit from about OMR 500,000.

Eligibility depends on the final title registration and your own circumstances, so R2LUX checks it for every unit on your shortlist before you commit.

Buying with R2LUX

1. Tell us your budget, goal and timeline. 2. We compare live availability and send a shortlist with prices, floor plans and payment plans. 3. We confirm title type, residency eligibility and every cost before you reserve. 4. We stay with you from reservation to handover.

Prices on this page are developer list prices at the time of publishing and can change. The listings below are live.