Compare Sultan Haitham City projects, developers and home types in Seeb, Muscat. This buyer guide covers apartments, townhouses and villas, explains how to check prices and payment plans, and lists the documents to request before reserving a unit. Compare the exact project, phase and home rather than relying on the city-wide master plan.
Start with our project comparison guide, or request current Sultan Haitham City options with your budget, preferred home type and payment timing. Prices and availability must be confirmed for each unit.
Editorial review: 13 October 2026. Project descriptions below come from official master-planner, government and developer sources. Prices and available units require a fresh, written quotation.
Start with the home
What kind of home are you looking for?
Apartments
From studios to three-bedroom homes and penthouses.
Offered in 6 projects in this guideHay Al Wafa · Yenaier Residences · Wadi Zaha · Jood · Sarooj Oasis · Hay A'Nuha
Ask for apartments options →Townhouses
Homes on several floors, between an apartment and a villa.
Offered in 3 projects in this guideHay Al Wafa · Wadi Zaha · Sarooj Oasis
Ask for townhouses options →Villas
Semi-detached, standalone and Quattro villas.
Offered in 6 projects in this guideHay Al Wafa · Wadi Zaha · Jood · Sarooj Oasis · Hay A'Nuha · Al Ahlam
Ask for villas options →Based on the home types each developer publishes. Availability is confirmed unit by unit.
Related projects
Projects covered in this guide
Sultan Haitham City projects compared
A side-by-side view of the main neighbourhoods and their developers. Prices and available units change, so ask for a dated quotation for the exact unit.
| Project | Developer | Home types | Good to know | Details |
|---|---|---|---|---|
| Hay Al Wafa | Al Abrar Real Estate | Apartments, duplexes, townhouses, semi-detached and standalone villas | Five-phase programme, one phase for public services | Our project page |
| Yenaier Residences | Adanté Realty | Studios, 1–3 bedroom apartments, penthouses (about 71–462 m²) | Six towers; SOCIO branded residence and hotel component | Our project page |
| Wadi Zaha | Al Ahly Sabbour | Apartments, tower residences, townhouses, villas | Park-facing; Wadi Tala and Wadi Safa are separate projects | Our project page |
| Jood (Joud) | TMG Muscat (Talaat Moustafa Group) | Apartments, detached villas, Quattro villas | Integrated community; delivery is phase by phase | Our project page |
| Sarooj OasisMuscat Gates pick | Sarooj Development Company | Villas, townhouses, apartments (350+ homes per the Ministry) | Gated, park-front community with a commercial plaza | Why we pick it |
| Hay A'Nuha (Al Nuha) | Tibiaan | Apartments and villas | Commercial premises and planned community facilities | Official page |
| Al Ahlam | Dream Villa | Standalone villas | Community parks and a green walkway | Official page |
| Retal community | Retal Urban Development | 2,000+ planned villas and apartments | Agreement signed May 2026; not yet a sales list | Official page |
Our pick: Sarooj Oasis
Sarooj Development Company’s gated, park-front community combines villas, townhouses and apartments with a commercial plaza. The Ministry of Housing and Urban Planning lists it among the Sultan Haitham City neighbourhoods with more than 350 homes. We feature it because it offers a full range of home types around a central park.
See Sarooj Oasis prices and availability (developer list, 13 October 2026) ↓ · Ministry project page
Sarooj Oasis prices and availability
Inventory shared with Muscat Gates by Sarooj Development on 13 October 2026. Prices are in Omani rials and include VAT. Availability changes quickly, so we confirm each unit in writing before booking.
| Home type | Size | Price incl. VAT (OMR) | Available |
|---|---|---|---|
| Block 4 apartment, 1 bedroom | 52.7 – 57.1 m² | 64,487 – 69,063 | 9 units |
| Block 4 apartment, 2 bedrooms | 107.7 – 107.9 m² | 110,595 – 121,008 | 15 units |
| Ahed standalone villa, 4 bedrooms | plot 230 · built 280 m² | 207,000 | 3 villas |
| Ahed standalone villa, 5 bedrooms | plot 268.9 – 325.3 · built 280 m² | 238,350 – 241,000 | 12 villas |
| Al Thuraya standalone villa, 6 bedrooms | plot 600.6 – 629.5 · built 538.6 m² | 467,250 – 511,350 | 11 villas |
Example payment plan (October 2026 offer, 1-bedroom in Block 4)
- 2.5% on booking
- 17.5% about two weeks later (20% paid in total)
- 80% in 50 monthly instalments, about OMR 1,055 a month for a OMR 65,912 unit, ending December 2030
This plan comes from an individual offer; the developer confirms the plan for each unit.
See the full unit list
Block 4 apartments (ground + 5 floors, unfurnished)
| Floor | Unit | Bedrooms | Type | Size (m²) | Price incl. VAT (OMR) |
|---|---|---|---|---|---|
| 1st | B4-101 | 2 | A | 107.66 | 110,595.05 |
| 1st | B4-102 | 2 | B | 107.87 | 110,792.40 |
| 1st | B4-103 | 2 | A | 107.66 | 110,595.05 |
| 2nd | B4-201 | 2 | A | 107.66 | 113,144.66 |
| 2nd | B4-202 | 2 | B | 107.87 | 113,346.42 |
| 2nd | B4-203 | 2 | A | 107.66 | 113,144.66 |
| 2nd | B4-204 | 1 | A | 57.13 | 64,597.96 |
| 3rd | B4-301 | 2 | A | 107.66 | 115,694.27 |
| 3rd | B4-302 | 2 | B | 107.87 | 115,900.44 |
| 3rd | B4-303 | 2 | A | 107.66 | 115,694.27 |
| 3rd | B4-304 | 1 | A | 57.13 | 66,086.44 |
| 4th | B4-401 | 2 | A | 107.66 | 118,243.88 |
| 4th | B4-402 | 2 | B | 107.87 | 118,454.46 |
| 4th | B4-403 | 2 | A | 107.66 | 118,243.88 |
| 4th | B4-404 | 1 | A | 57.13 | 67,574.92 |
| 4th | B4-406 | 1 | B | 56.35 | 66,792.78 |
| 4th | B4-408 | 1 | A | 57.13 | 67,574.92 |
| 5th | B4-501 | 2 | A | 107.66 | 120,793.49 |
| 5th | B4-502 | 2 | B | 107.87 | 121,008.48 |
| 5th | B4-503 | 2 | A | 107.66 | 120,793.49 |
| 5th | B4-504 | 1 | A | 57.13 | 69,063.40 |
| 5th | B4-505 | 1 | C | 52.66 | 64,487.24 |
| 5th | B4-506 | 1 | B | 56.35 | 68,264.88 |
| 5th | B4-507 | 1 | C | 52.66 | 64,487.24 |
Ahed villas
| Plot | Bedrooms | Plot (m²) | Built (m²) | Price incl. VAT (OMR) |
|---|---|---|---|---|
| 13/01/02 | 5 | 268.9 | 279.6 | 238,350 |
| 13/04/02 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/03 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/04 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/05 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/06 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/07 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/08 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/09 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/17 | 4 | 230.0 | 280.0 | 207,000 |
| 13/04/18 | 4 | 230.0 | 280.0 | 207,000 |
| 13/04/19 | 4 | 230.0 | 280.0 | 207,000 |
| 13/04/20 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/21 | 5 | 268.9 | 280.0 | 238,350 |
| 13/04/22 | 5 | 325.3 | 280.0 | 241,000 |
Al Thuraya villas
| Plot | Bedrooms | Plot (m²) | Built (m²) | Price incl. VAT (OMR) |
|---|---|---|---|---|
| 37754 | 6 | 606.23 | 538.6 | 468,300 |
| 38120 | 6 | 629.49 | 538.6 | 473,550 |
| 39581 | 6 | 622.75 | 538.6 | 471,450 |
| 39946 | 6 | 614.42 | 538.6 | 470,400 |
| 40311 | 6 | 606.82 | 538.6 | 468,300 |
| 40676 | 6 | 603.33 | 538.6 | 467,250 |
| 41772 | 6 | 602.90 | 538.6 | 467,250 |
| 42137 | 6 | 600.56 | 538.6 | 467,250 |
| 42503 | 6 | 601.84 | 538.6 | 467,250 |
| 42868 | 6 | 603.73 | 538.6 | 468,300 |
| 44694 | 6 | 605.89 | 538.6 | 511,350 |
Block 4 prices are without furniture. Prices and availability are as listed by the developer on 13 October 2026 and can change; Muscat Gates confirms the exact unit, price and payment plan in writing before any payment.
The master plan at a glance
- Location: Seeb, in Muscat Governorate.
- Planned scale: approximately 14.8 km², 20,000 homes and capacity for around 100,000 residents.
- Public realm: approximately 2.9 million m² of planned green/public space, organised around a central wadi park.
- Housing mix: apartments, townhouses and villas across neighbourhoods delivered by different developers.
- City planning: SOM’s master plan for the Ministry of Housing and Urban Planning includes walkable streets, schools, healthcare, commercial spaces and community facilities.
These are master-plan figures and design intentions. They do not establish that every home, road, school or amenity is complete. See the Ministry’s Live Oman city overview and SOM’s master-plan description.
Projects and developers to know
The selection below covers established project names and announced developments. Each has its own release schedule, contract and delivery programme; inclusion here does not confirm that a particular unit is available.
Hay Al Wafa: Al Abrar Real Estate
Hay Al Wafa offers a mix of apartments, duplexes, townhouses, semi-detached and standalone villas. Al Abrar describes a five-phase programme, including a phase dedicated to public services. When comparing homes, identify the residential phase and the services expected to operate when that unit is handed over.
Explore our Hay Al Wafa project page · Official Al Abrar project information
Yenaier Residences: Adanté Realty
Adanté’s published concept includes six towers, with studios, one-, two- and three-bedroom apartments and penthouses. Its stated layouts range from approximately 71 to 462 m². The developer also describes a SOCIO branded residence and hotel component; check whether the selected unit belongs to that component and which services, charges and operating terms apply.
Explore our Yenaier Residences project page · Official Adanté project information
Wadi Zaha: Al Ahly Sabbour
Wadi Zaha is a park-facing neighbourhood combining apartments and tower residences with townhouses and villas. Al Ahly Sabbour also identifies Wadi Tala and Wadi Safa as separate developments within Sultan Haitham City. Confirm the neighbourhood and phase on the reservation form so that a wider development figure is not mistaken for the size or facilities of the selected project.
Explore our Wadi Zaha project page · Official Wadi Zaha information
Jood (also written Joud): TMG Muscat
Jood is Talaat Moustafa Group’s integrated residential community in Sultan Haitham City. The developer presents apartments, detached villas and Quattro villas. Compare the exact home design, plot or building position and the phase-specific delivery schedule rather than relying on an overall community completion date.
Explore our Joud project page · Official TMG Muscat information
Other neighbourhoods and announced developments
- Sarooj Oasis: Sarooj Development Company’s park-oriented community includes villas and apartments, with commercial and community spaces. Official developer website.
- Hay A’Nuha (Al Nuha): Tibiaan’s neighbourhood combines apartments and villas with commercial premises and planned community facilities. Official project information.
- Al Ahlam: Dream Villa’s neighbourhood of standalone villas, with planned community parks and a green walkway. Official project information.
- Retal Urban Development: the Ministry announced a development agreement in May 2026 for an integrated community with more than 2,000 planned villas and apartments. An agreement announcement is not a current unit-availability list. Read the Ministry’s announcement.
Prices and payment plans: compare a dated unit quotation
A launch price from an earlier year is not a reliable budget for today’s purchase. Subsidised prices may also apply to a different buyer category. For every shortlisted unit, ask for:
- Unit identity: project, phase, building or plot number, floor, orientation, parking and the current floor plan.
- Total cost in OMR: sale price, area definition, registration and administration fees, service-charge estimate and any optional extras.
- Payment calendar: reservation amount, refund conditions, contract payment, each instalment and the balance due at handover.
- Payment triggers: whether instalments follow fixed dates or certified construction milestones, and what evidence is supplied.
- Contract protections: handover date, permitted extensions, delay provisions, specification changes and resale or assignment conditions.
For a fuller comparison, read how to compare Sultan Haitham City projects and developers and Off-Plan Payment Plans in Oman. Have an independent, qualified adviser review contractual or financial questions before signing.
Ownership and residency: verify the exact purchase
Ask for written confirmation of your eligibility to acquire the selected unit, the form of title, the project’s approvals and the registration process. A general advertisement aimed at international buyers is not sufficient evidence for a specific purchase.
If residency is important, confirm the applicable route, documents and timing directly with the relevant authorities before paying a reservation fee. Do not treat a brochure statement or a percentage payment as a visa approval. Our Oman property residency overview is background reading; check your own case with the Royal Oman Police and obtain independent advice where needed.
Visit the location and separate planned services from operating ones
Check the actual route to the selected building or plot, your likely commute, nearby construction and the services needed for daily life. Ask which roads, utilities, parking areas and community facilities will be ready for that phase. A rendered park view or future transport route should not be treated as an operating amenity.
For context on surrounding areas, see our Seeb, Al Mabela and Al Mawaleh area guide.
Frequently asked questions
Is Sultan Haitham City one project from one developer?
It is a city-scale master plan with multiple neighbourhoods and developers. A city-wide announcement does not replace the contract and delivery information for an individual home.
What is the starting price?
There is no single verified starting price for the whole city in this guide. Request a dated quotation for an identified unit and the buyer category that applies to you.
When can I move in?
Confirm this for the specific building or phase. Request the contractual handover date, the latest dated construction evidence and confirmation of utilities and access. City-wide forecasts are not a confirmed move-in date for your home.
Can foreigners buy in Sultan Haitham City?
It depends on the project and the unit. Some projects are marketed to all nationalities, but eligibility and the form of title must be confirmed in writing for the exact unit before you pay. See Can Foreigners Buy Property in Oman?
Where is Sultan Haitham City and how big is it?
It is in Seeb, Muscat Governorate, with road links to the Muscat Expressway and Sultan Qaboos Road. The master plan covers about 14.8 km² with around 20,000 homes for about 100,000 residents, built in phases from 2024; the first phase (city centre and central park) runs to about 2030.
Which Sultan Haitham City project does Muscat Gates feature?
Sarooj Oasis, a gated, park-front community by Sarooj Development Company with villas, townhouses and apartments. See why, then ask us for current units.
How can Muscat Gates help me compare options?
Contact Muscat Gates with your budget, preferred home type, intended use and payment timing. Ask for a shortlist supported by current unit details, developer documents and a clear list of points still requiring confirmation.
Talk to us
Not sure which project fits?
Tell us your budget, the home type you want and when you plan to pay. We reply with a shortlist built from dated developer documents, and a clear list of what still needs written confirmation.
This guide provides general project information, not legal, immigration, tax or investment advice. Project plans, specifications, prices and availability can change. Developer marketing describes the proposed product and should be checked against the current contract and official approvals.