Al Mouj Muscat

Al Mouj Muscat is a waterfront district on the Seeb coast, immediately north-west of Muscat International Airport, built out since 2006 around a working marina, an oceanfront golf course and roughly six kilometres of beach. It is a district rather than a single project: Al Mouj lists four residential districts — Marsa, Ghadeer, Shatti and Golf — alongside a business park, a shopping and dining strip, four hotels, an international school, a nursery and a mosque. Ownership is the reason most foreign buyers look here first. Under Royal Decree 12/2006, a non-Omani may register outright freehold title only inside a designated Integrated Tourism Complex (ITC). Al Mouj is an ITC. That designation — not the address itself — is what turns a purchase into a registered title that can be sold, let, gifted and left to heirs. A property held in an ITC at OMR 200,000 or above also qualifies its owner for Oman's ten-year investor residency, relaunched on 31 August 2025 with no minimum-stay condition and cover for first-degree family. A new real-estate law arrived with Royal Decree 79/2025, but the executive regulations that would put it into effect have not been issued, so what a foreign freehold purchase still rests on is the ITC route. Al Mouj Marina is a port of entry handling immigration and customs clearance, and publishes International Clean Marina and 5 Gold Anchor accreditation. The berth figures published inside the group are not consistent, so we quote both rather than pick one: the marina's own services page states 165 berths for yachts of 8 to 65 metres, while Al Mouj Muscat's destination site and Al Mouj Golf both describe a 400-berth marina. The breakwater runs 2 km. Al Mouj Golf is an 18-hole course designed by Greg Norman, links in style, on the Indian Ocean with the Hajar mountains behind it; the club states it is a World Top 100 course, consistently ranked second in the Middle East, and that a new clubhouse with five indoor padel courts and a TopTracer driving range opens in 2026. The residential stock runs from apartments and townhouses to villas and mansions. Al Mouj publishes 8,000 residential properties, more than 19,000 residents from 94 nationalities, over 90 retail and dining outlets, nine parks with eight children's play areas, 30 km of pedestrian path and 1.5 km of cycling trail, and annual footfall of 4.9 million. The hotels named on its own site are Kempinski Hotel Muscat, Mysk by Shaza (195 rooms), St Regis Al Mouj Muscat Resort (271 rooms and 169 branded residences) and Okura Resort Muscat. Al Mouj Muscat is held by a joint venture. Omran, the Omani government's tourism development company, records the shareholding as Majid Al Futtaim 50%, Omran 40% and Tanmia 10%. The district is mature and largely delivered, so buying here is mostly resale or the newer phases the master developer releases. One incoming project sits inside it: Vistal by Victoria Swarovski by LEO Developments, with the architect stated as Lines & Visions and completion as 2029.

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