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HAITHAMSULTAN · CITY

Oman's future city. Which neighbourhood is right for you?

Sultan Haitham City · Seeb, Muscat · National project of the Ministry of Housing & Urban Planning · Independent guide by Muscat Gates

City mapResidency by property
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I · THE CITY

A whole city, not one project

Sultan Haitham City is Oman's national flagship city in Seeb, Muscat: about 14.8 km² for 100,000 people, with several major developers each building a neighbourhood.

II · THE CENTRAL PARK

A 1.6 km² central park

The heart of the city is a green wadi, with neighbourhoods arranged around it. In total 2.9 km² of green space is planned.

III · THE BOULEVARD

A 3.4 km boulevard and a tram

A pedestrian-first boulevard lined with shops and cafés, 25 km of walking and cycling paths and a planned tram corridor.

IV · 19 NEIGHBOURHOODS

19 neighbourhoods, several developers

Villas, townhouses and apartments in distinct districts, by Talaat Moustafa and Al Ahly Sabbour from Egypt and Al Abrar, Al Adrak, Sarooj, Dream Villa and Tibiaan from Oman.

V · EVERYDAY LIFE

Everything inside the city

The plan includes 39 schools, 25 mosques, 8 health centres and a 1,200-bed hospital.

14.8km²city area
100,000residents at full build-out
20,000homes
2.9km²green space
LIVE MAP · SEEB, MUSCAT

See the city on a real map

Tap any point: the projects, the airport, the university and malls, with their distance to the city.

The gold outline is the approximate city area. The Hay Al Wafa position comes from OpenStreetMap; the other neighbourhoods are approximate and shown on the official plan during your consultation. Distances are straight-line.

NEIGHBOURHOODS FOR SALE

Every project you can buy

All seven neighbourhoods on sale in Sultan Haitham City, whoever the developer. Tap a project for images, films and details; tick up to three to compare.

DEVELOPERS

Who is building Sultan Haitham City

Seven developers are selling today, and more neighbourhoods have been signed. Tap a developer to open its project.

Signed, not yet on sale

Al Adrak Group · Neighbourhood 6 (C, D): RO 185 million agreement signed in January 2026 for about 460,000 m². Details have not been announced; we will add it as soon as sales open.

COMPARE

Seven neighbourhoods side by side

RESIDENCY THROUGH PROPERTY

Omani residency through property

Sultan Haitham City's strongest card for foreign buyers: sponsor-free residency, even before construction is complete.

30%

Residency before handover

According to published reports on a September 2025 decision, buyers of a property worth at least OMR 50,000 can obtain residency for themselves and their family after paying 30% of the price.

87/2026

Sponsor-free owner visa

Royal Oman Police Decision 87/2026 (from June 2026) allows owner visas and residency without a sponsor, including for units not yet registered.

Do I qualify for residency?

This section is a guide, not legal advice. Residency rules can change and each buyer and unit is assessed separately. Muscat Gates confirms the current terms for your selected unit before reservation.

PRICE MOMENTUM

Prices have risen since launch

Studios in the newest Sultan Haitham City projects launched at about OMR 46,000 in January 2025. In the August 2026 brochure the same category starts from OMR 70,000.

+52%

rise in the studio starting price in about 18 months

Jan 2025 · launchAug 2026 · new brochure

Source: Enterprise (September 2026). Reported, approximate figures; past growth does not guarantee future returns.

MASTER PROGRAMME · 2024 → 2045

The city is built in four phases

Phase 1, covering the city centre and central park, is under construction now. Buying in Phase 1 means the neighbourhoods closest to the heart of the city.

2024–2030Phase 1 · city centre and central park · about 6,743 homes · under construction
2028–2034Phase 2 · about 4,200 homes
2033–2040Phase 3 · about 3,500 homes
2038–2045Phase 4 · about 4,500 homes
INSTALMENT CALCULATOR

Work out your monthly instalment

Choose a project and adjust the down payment and years. For Wadi Zaha, 20% down and 80% over 5 years (per sales-agent sources) is the default.

Get each project's payment plan from an advisor and enter it here. 1 OMR is about USD 2.6.

FAQ

Buyer FAQ

Can foreigners buy in Sultan Haitham City?

Yes, in projects approved for foreign ownership: Wadi Zaha and Yenaier (freehold for all nationalities), the market-price track of Hay Al Wafa and Sarooj Oasis (citizens and residents). Terms for Joud, Al Ahlam and Al Nuha are confirmed per unit by our advisor.

Where is Sultan Haitham City?

In Seeb, Muscat, with direct access to the Muscat Expressway and Sultan Qaboos Road, about 20 km (straight line) from Muscat International Airport.

Which project suits me?

Lower entry budget and long instalments: Wadi Zaha. A family home near the park: Hay Al Wafa or Sarooj Oasis. A private standalone villa: Al Ahlam. An apartment with hotel-style amenities on the boulevard: Yenaier. A long-term buy in the largest district: Joud.

When is handover?

Hay Al Wafa Phase 1 occupancy is expected from late 2026 to 2027. Yenaier Phase 1 advertised H2 2027. Al Nuha targets the end of 2028 and Joud deliveries run to 2030. Each unit's date is fixed in its contract.

Are the prices final?

No. Prices here are starting or reported launch prices. Ask an advisor for the current price list and payment plan for each unit.

Can I buy without coming to Muscat?

Yes. A Muscat Gates advisor runs a live video tour, obtains the developer's written offer for you and reservation is done remotely.

Villa in Sultan Haitham City
BOOK A CONSULTATION

Free advice on choosing a neighbourhood

Tell us your budget and goal (living, residency or investment); our advisor will send you the best options and current prices.