Oman. The Sustainable City, Yiti — Muscat's first net-zero coastal district.
Villas, apartments and branded Nikki Beach-managed residences on the Muscat coastline — a joint venture between Oman Tourism Development Company (OMRAN Group) and Diamond Developers, developer-direct through PropSentral.
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Developer Partners
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Projects Listed
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Income Tax
OMR 250K
Golden Residency From
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Oman's first sustainable city — a licensed freehold zone with no income tax.
Foreign freehold property ownership in Oman is legally restricted to licensed Integrated Tourism Complexes (ITCs) under Royal Decree 12/2006 — Yiti, home to The Sustainable City - Yiti, is confirmed as one of these licensed zones, alongside established names like Al Mouj, Muscat Hills, Muscat Bay and Qantab. The Sustainable City - Yiti is a joint venture between the government-backed Oman Tourism Development Company (OMRAN Group) and Diamond Developers, the group behind the original Sustainable City in Dubai — independent press (Oman Observer, Gulf News, Arabian Business) has covered it as a roughly $1 billion project, with infrastructure reported well advanced as of mid-2026. Oman levies no personal income tax, including on rental income. On the residency side, Oman's Golden Residency programme offers a 5-year renewable permit from a reported OMR 250,000 property purchase (~USD 650,000) or 10 years from OMR 500,000 (~USD 1.3M) — figures that aren't fully consistent across public sources, so confirm current thresholds directly. A newer, simpler sponsor-free owner permit was introduced in June 2026 for buyers of land or not-yet-registered units, reported with no stated minimum pending published executive regulations. This is a genuinely new market for this platform: one developer, three listings, and no established resale or rental track record yet — weigh that against the structural tax advantage and confirmed freehold status before comparing it to more established markets.
Key Advantages
- Freehold ownership for foreign buyers confirmed legal in Yiti specifically, as a licensed Integrated Tourism Complex under Royal Decree 12/2006
- No personal income tax in Oman, including on rental income — a genuine structural advantage
- Golden Residency reported from OMR 250,000 (5 years) or OMR 500,000 (10 years) via property purchase — reconfirm current thresholds, sources disagree
- A newer, simpler sponsor-free owner permit (June 2026) exists for land/unregistered-unit buyers, reported with no stated minimum pending executive regulations
- Independent press corroborates The Sustainable City - Yiti as a real, large-scale, government-partnered project — stronger-than-usual third-party corroboration for a new platform market
- A brand-new market here: one developer, three current listings, and no resale/rental track record yet — ask a PropSentral advisor for the latest on construction progress and pricing
Oman — Investment Scorecard
Nine indicators rated 1–10 by the PropSentral research team. Updated quarterly.
Observed Gross Rental Yield Range
5% – 8%
Per annum, based on active listings. Not guaranteed.
Tax Summary
Income Tax
Oman levies no personal income tax, including on rental income, for individuals
Capital Gains
Not independently confirmed for this platform — reconfirm current treatment directly with an Oman-licensed tax advisor before budgeting an exit
Transfer Cost
A property registration/transfer fee applies (commonly cited around 3%, not independently confirmed here); foreign freehold ownership in Oman is legally restricted to licensed Integrated Tourism Complexes (ITCs) under Royal Decree 12/2006 — Yiti is confirmed as one such ITC
Mortgage Access
Max LTV
Not independently confirmed for foreign non-resident buyers on this platform — reconfirm directly with an Oman-licensed bank
Typical Rate
Not independently confirmed
Notes
Most listings on this platform in Oman are pre-handover with no established resale/mortgage track record yet
Residency Pathway
Programme
Golden Residency (property route), plus a newer sponsor-free owner permit introduced June 2026 (Decision No. 87/2026) for buyers of land or not-yet-registered real estate units
Threshold
Reported figures (not fully consistent across sources, reconfirm with Royal Oman Police or an official portal): OMR 250,000 (~USD 650,000) for a 5-year renewable residency; OMR 500,000 (~USD 1.3M) for a 10-year renewable residency. The separate June 2026 owner permit is reported to carry no stated minimum, pending published executive regulations
Timeframe
Golden Residency terms are 5 or 10 years depending on threshold, renewable; the newer owner permit is reported as valid 6 months to 1 year, renewable
Oman property-linked residency rules changed again in June 2026 and published sources disagree on exact thresholds — reconfirm current terms directly with the Royal Oman Police or an official government portal, and capital-gains-tax/mortgage specifics for foreign non-resident buyers, before relying on the figures above. Consult an Oman-licensed tax/legal advisor before investing. Scores are qualitative assessments by PropSentral and should not be relied upon as financial advice.
Lifestyle Intelligence
Living in Oman
Beyond the investment numbers — what does daily life actually cost, and what does it look like?
Cost of Living
Monthly Budget Estimates
Single Person
$1,500 – $2,200/mo
USD equivalent, including rent.
Couple
$2,200 – $3,200/mo
USD equivalent, including rent.
| Expense | Typical Range |
|---|---|
| Rent (1-bed) | $500–900/mo (Muscat, developed neighbourhoods such as Qurum, Al Khuwair, Azaiba/Ghubra), per WebSearch |
| Rent (3-bed) | $1,200–2,000/mo (villa, Muscat), per WebSearch |
| Groceries | Not independently verified for this platform |
| Dining out | Not independently verified for this platform |
| Transport | A car is near-essential in Muscat; limited public transit |
| Utilities | Not independently verified for this platform — expect higher AC costs in summer |
| Entertainment | Not independently verified for this platform |
| Health insurance | Private clinics commonly cited around $30–80 per visit; employers are typically required to provide health insurance for expat staff, per WebSearch — detailed individual/family policy pricing not independently verified here |
Figures are directional, sourced from general Muscat cost-of-living guides, not Yiti-specific data (a new, still-building coastal district south of the city). Estimates vary significantly by source and methodology. International school fees are repeatedly cited as a major driver of higher expat budgets in Muscat, but no specific fee figures were found in the sources checked.
Quality of Life
Lifestyle Scores
Safety
Crime rate, political stability, day-to-day security
Healthcare
Quality and accessibility of medical care
Climate
Weather, sunshine, and year-round liveability
Expat Community
Size and diversity of international resident base
Education
Quality and range of international schooling options
English Friendly
Daily life ease for English-only speakers
Education
Schools & Universities in Oman
Muscat has an established international-school sector serving its long-standing expatriate community, though specific fee data was not found in the sources checked for this platform. Yiti itself is a new coastal district with its own planned on-site school and nursery (per the developer’s own masterplan), not yet operating — families should plan around Muscat’s existing schools until that opens.
Available Curricula
Early Years (Ages 0–5)
Not independently verified for this platform.
Primary (Ages 5–11)
Not independently verified for this platform.
Secondary (Ages 11–16)
Not independently verified for this platform.
Sixth Form / Pre-University (Ages 16–18)
Not independently verified for this platform.
International Schools
Universities & Higher Education
Top Schools
Annual Fee Range
Not independently verified for this platform
Healthcare
Medical Care in Oman
Muscat has both public and private healthcare; expats generally rely on private clinics, commonly cited around $30–80 per visit, per WebSearch. Detailed facility-level data was not found in the sources checked for this platform.
Public System
Private System
Health Insurance
Specialist Access
Top Facilities
Insurance Cost
Not independently verified for this platform
Residency & Retirement
Visa Pathways
Golden Residency (property route): reported figures (not fully consistent across sources) are OMR 250,000 (~USD 650,000) for a 5-year renewable residency, OMR 500,000 (~USD 1.3M) for 10 years. A newer sponsor-free owner permit (June 2026, Decision No. 87/2026) covers buyers of land or not-yet-registered units, reported with no stated minimum pending published executive regulations. Foreign freehold ownership itself is restricted to licensed Integrated Tourism Complexes (ITCs) — Yiti is a confirmed ITC.
Oman has no personal income tax, a genuine structural advantage, but this is a brand-new coastal district south of Muscat with no independent year-round cost-of-living or rental track record of its own yet — all cost-of-living figures here are general-Muscat estimates, not Yiti-specific.
Why expats & retirees choose Oman
- No personal income tax, including on rental income
- Foreign freehold ownership confirmed legal in Yiti specifically, as a licensed Integrated Tourism Complex — not every part of Oman allows this
- A genuinely new market for this platform — one developer (a government-partnered joint venture), thin resale/rental history, and general-Muscat (not Yiti-specific) cost-of-living data used throughout this profile
- Independent press corroborates The Sustainable City - Yiti as a real, large-scale, government-backed project with infrastructure reported well advanced as of mid-2026
- Residency-by-investment thresholds are reported inconsistently across sources and changed again in June 2026 — confirm current rules directly before relying on any one figure
Cost-of-living figures, named schools and hospitals are indicative and reviewed periodically, not live data — fees, admissions, accreditation and facility names can change. Confirm current details directly with the school or hospital, and current rent/cost figures with your PropSentral advisor, before relying on them for a relocation decision.
3 projects on PropSentral
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Click any pin to view project details. Map shows approximate locations.
Diamond Developers
The Sustainable District
Yiti, Muscat, Oman
Diamond Developers
The Plaza at Yiti
Yiti, Muscat, Oman
Diamond Developers
Nikki Beach Residences at The Arc
Yiti, Muscat, Oman
Common questions about Oman
What is the cost of living in Oman for expats?
A single person typically budgets USD 1,500–2,200/month, and a couple USD 2,200–3,200/month, excluding property costs. Figures are directional, sourced from general Muscat cost-of-living guides, not Yiti-specific data (a new, still-building coastal district south of the city). Estimates vary significantly by source and methodology. International school fees are repeatedly cited as a major driver of higher expat budgets in Muscat, but no specific fee figures were found in the sources checked.
What are the best international schools in Oman?
Muscat has an established international-school sector serving its long-standing expatriate community, though specific fee data was not found in the sources checked for this platform. Yiti itself is a new coastal district with its own planned on-site school and nursery (per the developer’s own masterplan), not yet operating — families should plan around Muscat’s existing schools until that opens.
What are the top hospitals and healthcare facilities in Oman?
Muscat has both public and private healthcare; expats generally rely on private clinics, commonly cited around $30–80 per visit, per WebSearch. Detailed facility-level data was not found in the sources checked for this platform.
Can foreigners get residency in Oman by buying property?
Golden Residency (property route), plus a newer sponsor-free owner permit introduced June 2026 (Decision No. 87/2026) for buyers of land or not-yet-registered real estate units. Threshold: Reported figures (not fully consistent across sources, reconfirm with Royal Oman Police or an official portal): OMR 250,000 (~USD 650,000) for a 5-year renewable residency; OMR 500,000 (~USD 1.3M) for a 10-year renewable residency. The separate June 2026 owner permit is reported to carry no stated minimum, pending published executive regulations. Golden Residency terms are 5 or 10 years depending on threshold, renewable; the newer owner permit is reported as valid 6 months to 1 year, renewable
What is the typical rental yield in Oman?
Gross rental yields typically range 5–8% per annum based on active listings on PropSentral. This is indicative, not a guarantee — see this market's own investment intelligence section for the full breakdown.
Is there capital gains tax on property in Oman?
Not independently confirmed for this platform — reconfirm current treatment directly with an Oman-licensed tax advisor before budgeting an exit
Answers are indicative, based on PropSentral's own market data and general guidance — always confirm current rates, fees and eligibility with a qualified local adviser before acting.
On This Page
Ready to invest in Oman?
Browse developer-direct off-plan villas and apartments at The Sustainable City - Yiti, a licensed Integrated Tourism Complex on Muscat's coast open to 100% foreign freehold ownership. Compare the Sustainable District villas, Plaza apartments and Nikki Beach-branded residences — then speak with a PropSentral advisor about Oman's Golden Residency route.
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