The third quarter is traditionally a quieter period in Muscat, with many families travelling over the summer. This year, however, enquiries picked up steadily from August, and we closed the quarter with a healthier pipeline than we started it. These notes reflect what our advisors are seeing on the ground; they are observations, not a formal valuation.
Freehold communities lead interest
Integrated Tourism Complexes such as Al Mouj, Muscat Hills and Jebel Sifah continued to attract the largest share of expatriate and overseas enquiries. Buyers value the combination of freehold title, managed communities and resort-style amenities. Well-presented villas close to the marina or golf course tended to receive viewings within days of being listed.
Established districts stay resilient
In Qurum, Shatti Al Qurum and Madinat Sultan Qaboos, the supply of quality villas remains limited and owners are generally patient on price. Buyers here are mostly Omani and GCC families who prioritise location, schools and long-term value over novelty.
The rental market
Demand for well-maintained furnished apartments close to the coast and the business districts stayed firm, while larger unfurnished villas took longer to let unless they were priced realistically. Corporate tenants increasingly ask for flexible lease terms and fibre internet as standard.
Off-plan activity
Off-plan launches in the freehold communities are drawing interest from first-time investors, particularly where payment plans are spread across the construction period. We advise buyers to review the developer's track record and the sale and purchase agreement carefully before committing.
What we are watching
- Handover schedules for upcoming apartment phases
- Interest-rate movements and their effect on mortgage affordability
- New retail and leisure openings along the coast
If you would like a view on a specific property or neighbourhood, our advisors will be happy to prepare a short market note without obligation.
