Muscat PropertiesMuscat Properties
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Selling · Off-plan
Muscat Bay · Muscat Governorate · Sultanate of Oman
MU
By developerMuscat Bay
Est. 2007

Luma Residence

Life in perfect rhythm — 240 nature-inspired residences at Muscat Bay

Starting fromOMR 78,555
OMR 1,047/m²
Beds
1–3
Size
75–300m²
Payment planSee full schedule →
Down payment
2.5%
During constr.
47.5%
On handover
50%
Schedule a viewing
See full price & payment plan
Pricing & payment plan

Transparent pricing. No “POA”, no surprises.

Verified by developer
At signing
2.5%
OMR 1,964
Booking
Then
7
instalments
97.5% to handover
Handover
TBA
Construction-linked
Date announced before completion

Payment schedule

Interest-free
  1. 01
    Booking
    Sept 2026Immediate, on booking
    2.5%
    OMR 1,964
    Paid by then
    2.5%
  2. 02
    SPA signing
    Oct 2026Within 30 days from booking
    7.5%
    OMR 5,892
    Paid by then
    10%
  3. 03
    1st instalment
    Mar 20276 months from booking
    5%
    OMR 3,928
    Paid by then
    15%
  4. 04
    2nd instalment
    Sept 202712 months from booking
    5%
    OMR 3,928
    Paid by then
    20%
  5. 05
    Substructure completion
    —Linked with construction
    10%
    OMR 7,856
    Paid by then
    30%
  6. 06
    Superstructure completion
    —Linked with construction
    10%
    OMR 7,856
    Paid by then
    40%
  7. 07
    MEP fix completion
    —Linked with construction
    10%
    OMR 7,856
    Paid by then
    50%
  8. 08
    Handover
    —On project completion
    50%
    OMR 39,278
    Paid by then
    100%
Total property price
OMR 78,555
At a glance

Key facts. One project.

Bedrooms
1–3
Unit type
Residences
Sizes
75–300m²
Handover
Date TBA
Developer
Muscat Bay
Ownership
ITC Freehold
Resale
40%
Payment plan
50/50
Direct answer

What is Luma Residence?

Luma Residence is a new 240-unit freehold community within Muscat Bay, the 2.2 million sqm 5-star ITC nestled between the Al Hajar Mountains and the Sea of Oman, just 20 minutes from downtown Muscat. Developed by Muscat Bay LLC (the master-developer of the destination, formerly Saraya Bandar Jissah, est. 2007 — JV between Omran and Saraya Holding Oman), Luma offers 1- and 2-bedroom apartments (75–113 sqm BUA) plus 3-bedroom townhouses (207 sqm BUA) and 3-bedroom villas (265–300 sqm BUA) with private gardens, pools, terraces and Wadi or mountain views. Starting at OMR 78,555 (1BR apartment), with a construction-linked payment plan: 2.5% on booking, 7.5% on SPA signing, instalments tied to substructure / superstructure / MEP completion, and 50% on handover. Owners receive 100% freehold, lifetime Omani residency and a Muscat Bay Resident Club Card.

Luma Residence brings 240 freehold homes to Muscat Bay's 2.2 million sqm coastal sanctuary, set between the Al Hajar Mountains and the Sea of Oman. Every home pairs nature-inspired finishes — beige porcelain stone-look tiles, satin-white walls, dark-grey quartz countertops with matching laminate cabinets — with contemporary minimalist architecture.

Homes & sizes

  • 1-bedroom apartment — 75.7 m² BUA / 105.6 m² sellable, 29.9 m² terrace, Wadi view
  • 2-bedroom apartment — 109 m² BUA / 112.6 m² sellable
  • 3-bedroom townhouse — 207 m² BUA / 242 m² sellable, 194–271 m² plot, private garden, 2 parking spaces
  • 3-bedroom villa — 265–300 m² BUA / 300 m² sellable, 274–345 m² plot, optional private pool, maid's room and guest reception

Premium categories also available: Signature, Middle Corner, Extreme Corner and Big Garden units.

Payment plan — construction-linked, 8 instalments

  • 2.5% on booking
  • 7.5% on SPA signing (within 30 days)
  • 5% at 6 months · 5% at 12 months from booking
  • 10% on each construction milestone — substructure, superstructure, MEP
  • 50% on handover

Owner package

  • 100% freehold ownership for any nationality
  • Lifetime Omani residency for the owner
  • Bank-account opening support and special mortgage rates
  • Muscat Bay Resident Club Card with leasing and re-sale services

About the location

Master-developed by Muscat Bay LLC — formerly Saraya Bandar Jissah, established 2007 as a private joint venture between Omran (Oman's government tourism investment arm) and Saraya Holding Oman. The $600M destination is anchored by Jumeirah Muscat Bay (Jumeirah's first 5-star resort in Oman) and includes 9 on-site retail outlets, restaurants, gym, medical clinic and offices. Just 20 minutes from Mutrah / CBD Muscat, with Al Bustan Palace Ritz Carlton, AIDA and Shangri-La Barr Al Jissah Resort all within 7–10 minutes.

Floor plans

Choose your residence.

4 unit types — switch tabs to compare layouts and pricing.

1 Bedroom Apartment floor plan
Amenities

A complete ecosystem.

Every amenity catalogued, every detail considered.

20 amenities
  • Jumeirah Muscat Bay 5-star resort access
  • Muscat Bay Resident Club Card
  • Private gardens (villas / townhouses)
  • Optional private pool (villas)
  • Maids room (villas / townhouses)
  • Beachfront community
  • Mountain & wadi views
  • Floor-to-ceiling porcelain stone-look tiles
  • Quartz kitchen countertops
  • Built-in laminated wardrobes
  • Smart home provision (selected units)
  • Designated parking (1-2 spaces per unit)
  • 9 on-site retail outlets
  • On-site restaurants
  • On-site gym
  • On-site medical clinic
  • On-site office buildings
  • 24/7 community security
  • Approved for short-term rentals
  • Lifetime Omani residency for owners
Lifestyle

A community that lives outside its walls.

Owning here means full access to Muscat Bay's signature destinations.

3 highlights
Jumeirah Muscat Bay
On site

Jumeirah Muscat Bay

5-star beachfront resort hotel onsite — 350-staff capacity. Owners enjoy resident-rate dining, spa and beach club access.

Muscat Bay Promenade
Resident lifestyle

Muscat Bay Promenade

9 retail outlets including restaurants, café, gym, medical clinic and offices — all within walking distance of every Luma residence.

Al Hajar Mountains & Sea of Oman
Natural setting

Al Hajar Mountains & Sea of Oman

Luma is set between the rugged Al Hajar mountain range and the Sea of Oman, with mountain, wadi and sea views from across the development.

Location

Where it sits.

Muscat Bay, Qantab, Muscat, Sultanate of Oman

6 POIs nearby
Loading map…
Investment case

Why this works as an investment.

The full financial picture beyond the sticker price — costs, taxes, residency, and yield logic.

Investor benefits

Verified
  • 100% freehold ownership for any nationality (ITC status)
  • 0% personal income tax & 0% inheritance tax
  • Lifetime Omani residency visa for property owners
  • Hassle-free bank account setup for foreign owners
  • Muscat Bay Resident Club Card
  • Special mortgage rates via partner banks
  • Title deed registration: 3% (waiver promotions periodically)
  • Approved for short-term rentals (Airbnb, Booking.com and similar)
Want investment numbers tailored to your case?Talk to a specialist

Costs

VAT

Of each instalment

5%
Registration fee

Due on completion

3%
The developer

Built by Muscat Bay.

Verified · Escrow confirmed

Muscat Bay

Founded 2007Muscat, Oman

Muscat Bay (formerly Saraya Bandar Jissah) is the master-developer of the eponymous 2.2 million sqm Integrated Tourism Complex at Bandar Jissah near Qantab. Established in 2007 as a privately-owned joint venture between Omran (Oman Tourism Development Company, the government investment arm) and Saraya Holding Oman — a subsidiary of Saraya Holdings active in Middle East real estate, hospitality and tourism — the company rebranded from Saraya Bandar Jissah to Muscat Bay in 2017 to align with the destination it created.

View full portfolio

Construction-linked across 8 instalments: 2.5% on booking, 7.5% on SPA signing within 30 days, then 5% at 6 months and 5% at 12 months from booking, followed by 10% on each major construction milestone (substructure, superstructure, MEP fix) and a final 50% on handover. Interest-free.

Luma offers 240 freehold residences across four types: 1-bedroom apartments (75.7 sqm BUA / 105.6 sqm sellable), 2-bedroom apartments (109 sqm BUA / 112.6 sqm sellable), 3-bedroom townhouses (207 sqm BUA / 242 sqm sellable, with private garden), and 3-bedroom villas (265-300 sqm BUA / 300 sqm sellable, with private garden and optional pool). Premium categories include Signature, Middle Corner, Extreme Corner and Big Garden options.

Luma offers a "Fully Furnished" package as an optional add-on. The base delivery includes premium finishes (porcelain stone-look tiles in beige, white satin painted walls, dark grey quartz countertops with matching laminate cabinets, all built-in wardrobes and bathroom sanitaryware) plus interior finish colour options selectable by the buyer.

The 1BR entry at OMR 78,555 is below the OMR 200,000 Golden Residency threshold. However, larger 3-bedroom townhouses and villas (which start at OMR 191,555–237,555) approach or exceed the threshold, and combining multiple units or larger configurations can qualify. Every owner — regardless of unit price — receives lifetime Omani residency through the Muscat Bay ITC ownership package.

Luma is developed by Muscat Bay LLC — the master-developer of the entire Muscat Bay destination. The company was formerly known as Saraya Bandar Jissah; it was established in 2007 as a privately-owned joint venture between Omran (the Oman Tourism Development Company, the government's tourism investment arm) and Saraya Holding Oman, a subsidiary of Saraya Holdings active across Middle East real estate, hospitality and tourism. The Muscat Bay destination represents a $600M USD investment supported by the Omani government as part of its strategy to expand inbound tourism.
Contact

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Further reading

Guides that mention Luma Residence