Muscat Bay: buying guide, prices and residency (2026)

Muscat Bay is a private waterfront community in Qantab, Bandar Jissah, set in a natural bay where the Hajar Mountains meet the Gulf of Oman. It is an Integrated Tourism Complex, so every home is freehold and open to all nationalities, and central Muscat is about 20 minutes away.

What the community offers

Homes sit beside the five-star Jumeirah Muscat Bay, a private beach, a residents' club, Bay Village restaurants, pools, fitness facilities and nature trails, with sea and mountain views across the bay.

Projects and prices

• Luma Residence: about 230 apartments, townhouses and villas around a clubhouse. 1-bedroom apartments from OMR 78,500, 2-bedroom from OMR 99,600, 3-bedroom townhouses from OMR 191,500 and villas from OMR 232,700. Handover expected in 2029.
• Zen Residences: about 80 homes in five buildings. 2-bedroom apartments from OMR 138,100, lofts from OMR 165,000 and 3-bedroom apartments from OMR 183,100.
• Bay Residences: completed apartments sold as resale, with 1-bedroom homes from about OMR 90,000.
• Nameer Island Villas: large lagoon villas with private gardens and pools, from about OMR 417,300.
• Zaha Waterfront, Wajd Senses Villas and Sky Garden Penthouses: first releases are sold out; resale homes are confirmed unit by unit.

Who it suits

Muscat Bay suits buyers who want a resort lifestyle close to the capital: a holiday home that can be rented out, a family base by the sea, or a long-term hold in one of Muscat's most scenic settings. Ready resale apartments let you move in or rent out straight away, while Luma and Zen offer off-plan entry prices.

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.