How much does it cost to rent in Muscat right now? Across 1,362 long-term rental listings we analysed in September 2026, the typical asking rent was OMR 150 for a studio, OMR 225 for a one-bedroom apartment and OMR 250 for a two-bedroom apartment. The range between areas is wide: a two-bedroom flat has a median asking rent of OMR 180 in Al Maabilah and OMR 950 in Al Mouj.
This report breaks the numbers down by neighbourhood, home type and furnishing, and explains what they mean for tenants and landlords. It updates our earlier monthly rental averages guide with fresh listing data.
Key findings
- City-wide medians (apartments): studio OMR 150, 1-bed OMR 225, 2-bed OMR 250, 3-bed OMR 250.
- Most expensive areas for a 2-bed: Al Mouj (OMR 950), Muscat Hills (OMR 490) and Qurum (OMR 400).
- Best value for a 2-bed: Amerat (OMR 175), Seeb and Al Maabilah (OMR 180 each).
- Furnished premium: furnished 1-beds are listed about 44% higher than unfurnished ones (OMR 260 vs 180); for 2-beds the gap is about 33% (OMR 320 vs 240).
- Villas: median asking rent of OMR 600 for both 4- and 5-bedroom villas city-wide.
- Market backdrop: Oman’s housing, water, electricity and fuels price group was 0.6% lower in August 2026 than a year earlier, while overall inflation was 3.4% — a sign that rents are broadly stable rather than rising fast.
Two-bedroom rents by area
Apartment and villa rents by neighbourhood
Median monthly asking rent in OMR. The number of listings is in brackets; “–” means fewer than five listings, too few for a reliable figure.
| Area | 1-bed | 2-bed | 3-bed | Villas (all sizes) |
|---|---|---|---|---|
| Al Mouj | 480 (21) | 950 (28) | 1,200 (5) | 1,325 (8) |
| Muscat Hills | 405 (30) | 490 (28) | – | – |
| Qurum | 310 (16) | 400 (20) | 350 (8) | 725 (12) |
| Madinat Sultan Qaboos | – | 330 (5) | – | 900 (14) |
| Azaiba | 250 (21) | 350 (33) | 400 (5) | 700 (9) |
| Ghubrah | 250 (23) | 330 (34) | 350 (9) | 600 (7) |
| Bausher | 265 (28) | 325 (61) | 330 (18) | 650 (10) |
| Ghala | – | 300 (21) | – | – |
| Al Khuwair | 210 (53) | 285 (37) | 360 (9) | 605 (6) |
| Al Mawaleh | 155 (14) | 250 (23) | 230 (9) | 525 (18) |
| Al Hail | 150 (13) | 230 (11) | 260 (9) | 450 (15) |
| Ansab | – | 235 (8) | 280 (5) | – |
| Al Khoud | 180 (23) | 220 (47) | 200 (17) | 500 (21) |
| Wadi Al Kabir | 165 (6) | 210 (11) | – | – |
| Ruwi | – | 210 (12) | 200 (5) | – |
| Al Maabilah | 160 (32) | 180 (91) | 200 (53) | 355 (14) |
| Seeb | – | 180 (11) | 180 (5) | – |
| Amerat | 130 (5) | 175 (17) | – | 350 (13) |
What the numbers mean
For tenants
- Use the middle of the range to negotiate. In most areas the middle half of listings sits within about OMR 50–100 of the median. A listing well above that needs a clear reason: sea view, new building, furniture or facilities.
- A 3-bed is not always dearer than a 2-bed. City-wide, 3-bed listings are concentrated in lower-cost areas such as Al Maabilah and Al Khoud, which pulls their median down. Compare within the same area.
- Budget beyond the rent. Allow for the deposit, electricity and water, internet and the lease registration fee (3% of the annual rent). Our utilities guide explains running costs.
- Furnished or not? Furniture adds roughly a third to the rent for a 2-bed. For stays longer than a year, unfurnished usually works out cheaper — see furnished vs unfurnished rentals.
For landlords and investors
- Price to the area median. Listings priced far above the middle range tend to stay on the market longer.
- Compare rent with purchase price. An Al Mouj 2-bed at OMR 950 a month gives OMR 11,400 a year before costs. Use our rental yield guide to work out the net return.
- Consider furnishing for short leases. The furnished premium can justify the investment in areas popular with professionals on shorter contracts.
How we built this report
- Source: all apartment, villa and townhouse rental listings in Muscat Governorate on OpenSooq Oman, collected on 16 September 2026 (1,864 listings).
- Included: long-term listings priced monthly or on annual contracts (1,362 after cleaning). Daily and weekly rentals, shared rooms and implausible prices were excluded.
- Measure: median asking rent, which is less distorted by extreme listings than an average.
- Limits: these are asking rents, not signed contracts. Some properties appear more than once, and listings with few examples per area are less reliable. Treat the figures as a guide and confirm the price of a specific home before signing.
We will repeat this analysis every quarter so you can follow how Muscat rents change.
Find a rental at the right price
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Browse current homes in our rentals section or read the complete guide to renting in Muscat.
Frequently asked questions
What is the average rent for a 2-bedroom apartment in Muscat?
The median asking rent across long-term listings in September 2026 was OMR 250 a month, ranging from about OMR 175 in Amerat to OMR 950 in Al Mouj.
Which area of Muscat has the cheapest rents?
Among areas with enough listings, Amerat, Seeb and Al Maabilah had the lowest median 2-bedroom rents, at OMR 175–180 a month.
Are rents in Muscat rising?
Official data suggests stability: the housing and utilities price group was 0.6% lower in August 2026 than a year earlier. Prices still vary by building and area.
How much more does a furnished apartment cost?
In our data, furnished 1-bed apartments were listed about 44% higher and furnished 2-beds about 33% higher than unfurnished ones.
Data collected 16 September 2026 from OpenSooq Oman listings; inflation figures from the National Centre for Statistics and Information as reported by Times of Oman. Asking rents only; general information, not financial advice.