Muscat Hills is a master-planned community built around a championship golf course, close to Muscat International Airport and the main expressways. It combines apartment towers, townhouses and villas with landscaped open space, and is one of the developments most often shown to international buyers alongside Al Mouj.

Who Muscat Hills suits

Professionals and frequent travellers who value quick airport access.
Golfers and residents who like green, open views in a city with a desert climate.
International buyers considering qualifying units in an Integrated Tourism Complex, subject to verification.
Tenants wanting modern apartments with building amenities such as pools and gyms.

Property types

Apartments – from one-bedroom units to large family apartments, often in towers with golf or mountain views.
Townhouses and villas – for buyers and tenants wanting private outdoor space.
Office space – including newer commercial towers within the wider development.

As always, the specific building, floor, view and service charges shape value far more than the community name.

What rents look like

In a review of Muscat rental listings from 10–16 September 2026, one- and two-bedroom apartments in Muscat Hills and nearby Al Mouj were advertised at roughly OMR 450 to OMR 700 a month, with a fully furnished two-bedroom unit in a golf-side tower listed at around OMR 550. Figures are asking rents and vary with furnishing, view and services included. Our Muscat renting guide explains how to compare total monthly cost.

Buying in Muscat Hills

Muscat Hills is marketed to non-Omani buyers, but eligibility is decided unit by unit. Confirm that the exact unit sits within the approved ownership area, that the seller or developer is authorised to sell, and what the title and transfer process involves. Start with Can Foreigners Buy Property in Oman? and the Oman property buying guide and Oman residency through property investment. Property ownership and residence visas are separate processes, each with its own conditions.

Costs to include in your budget

Service charges for the building and community.
Registration and transfer costs for buyers.
Furnishing, if the unit is unfurnished.
Cooling, electricity, water and internet arrangements.

Muscat Hills compared with Al Mouj and Qurum

Al Mouj – beachfront and marina lifestyle further along the coast.
Qurum – more central and established, with a wider mix of older stock.

Checklist before you commit

Request the latest service-charge statement and building rules.
Check aircraft noise and road noise at different times of day.
Confirm parking, storage and access arrangements.
For purchases, verify title, approvals and any encumbrances.

See the Muscat Hills property guide, browse properties for sale and rentals, or contact Muscat Gates.

Frequently asked questions

Where is Muscat Hills?

Close to Muscat International Airport, with direct access to the main expressways connecting east and west Muscat.

Can foreigners buy in Muscat Hills?

Qualifying units may be available to non-Omani buyers. Verify eligibility for the exact unit before paying any reservation fee.

Is aircraft noise an issue?

It depends on the building and its position. Visit at different times and ask current residents where possible.

General information only; not legal, tax or immigration advice. Confirm current rules and costs in writing.

Cover photo: Mostafameraji (CC BY-SA 4.0), Wikimedia Commons