The Residences at Mandarin Oriental, Muscat
Oman's first luxury branded beachfront residences — managed by Mandarin Oriental, ready to move in
Transparent pricing. No “POA”, no surprises.
Payment schedule
Interest-free- 01Down paymentJun 2026On signing (ready-to-move-in handover)25%OMR 40,472Paid by then25%
- 021st post-handover instalmentDec 202612 months post handover25%OMR 40,472Paid by then50%
- 032nd post-handover instalmentDec 202724 months post handover25%OMR 40,472Paid by then75%
- 04Final post-handover instalmentDec 202836 months post handover25%OMR 40,472Paid by then100%
Key facts. One project.
What is The Residences at Mandarin Oriental, Muscat?
The Residences at Mandarin Oriental, Muscat are Oman's first luxury branded beachfront residences — 156 fully-finished 1, 2 and 3-bedroom apartments and two 4-bedroom penthouses, ranging from 70 m² to 260 m², set in two waterfront towers beside the Mandarin Oriental hotel on Shatti Al Qurum. Developed by Eagle Hills Muscat Properties LLC and ready to move in, with direct private beach access, residents-only swimming pool, beachfront F&B and 24-hour Mandarin Oriental concierge service. Offered freehold for all nationalities with a 25% down payment and 75% spread over three years post-handover.
The Residences at Mandarin Oriental, Muscat introduce a category that did not previously exist in Oman: a luxury branded beachfront residence beside one of the world's most respected hospitality names. Two waterfront towers — 156 residences in total — sit directly on Shatti Al Qurum, sharing the site with the new Mandarin Oriental, Muscat hotel (150 keys) and 1,630 m² of waterfront F&B and retail.
Homes & sizes
- 1 bedroom — 41 units
- 2 bedrooms — 84 units
- 3 bedrooms — 29 units
- 4 bedroom Penthouses — 2 units
- Sizes range from 70 m² to 260 m², every home delivered with a fully-equipped kitchen and floor-to-ceiling glazing onto the Sea of Oman or the Hajar mountains
Owner experience — Mandarin Oriental
- 24-hour Mandarin Oriental concierge with branded arrival and departure experience
- Private residents-only access and drop-off area
- Daily newspapers, fresh florals and botanicals in the common areas
- Luggage and package receipt and delivery, separate service lifts
- Available à la carte services from the hotel
- Internet access in common areas, and neighbourhood retail outlets on site
Resident-exclusive amenities
- Exclusive residents' swimming pool with a kids' pool
- Private residents' lounge and private residential courtyard
- Games room and access to the hotel's Kid's Club
- Beachfront F&B outlets, preferred access to hotel restaurants
- Direct private access to a pristine sandy beach
For body and soul
- Uninterrupted sea and mountain views from every residence
- Complimentary access to the Mandarin Oriental, Muscat fitness centre
- À la carte spa access at the Mandarin Oriental Spa
Why this address matters
Shatti Al Qurum is Muscat's most established premium address — a long crescent of public beach and palm-lined promenade running between the Royal Opera House Muscat and Qurum Beach Park, anchored by the Embassies District and the city's 5-star beachfront hotels. Walking distance to Al Qurum Park and the Royal Opera House; minutes from the Sultan Qaboos Grand Mosque, the Embassies District and Muscat International Airport.
Payment plan — ready to move in
- 25% down payment on signing
- 75% spread over three years post-handover (three annual 25% instalments)
- Freehold ownership for all nationalities, no restrictions on resale or short-term let
> Disclaimer (per the developer's brochure): The Residences at Mandarin Oriental, Muscat are not developed, sponsored, owned, offered or sold by Mandarin Oriental Hotel Group (MOHG). The developer uses the Mandarin Oriental name and trademarks under licence from MOHG.
Choose your residence.
4 unit types — switch tabs to compare layouts and pricing.
A complete ecosystem.
Every amenity catalogued, every detail considered.
- 24-hour Mandarin Oriental concierge
- Branded Mandarin Oriental arrival & departure experience
- Private residents-only access and drop-off
- Direct private beach access
- Exclusive residents' swimming pool with kids' pool
- Private residents' lounge
- Private residential courtyard
- Beachfront F&B outlets
- Preferred access to hotel restaurants
- Games room and access to hotel's Kid's Club
- Complimentary access to Mandarin Oriental fitness centre
- À la carte access to Mandarin Oriental Spa
- Daily newspapers in common areas
- Fresh florals and botanicals in common areas
- Luggage and package receipt and delivery
- Separate service lifts
- Internet access in common areas
- Neighbourhood retail outlets on site
- Fully equipped kitchen
- Floor-to-ceiling glazing — sea or mountain views
- 24/7 gated community security
- Approved for short-term rentals
A community that lives outside its walls.
Owning here means full access to Shatti Al Qurum, Muscat's signature destinations.
Mandarin Oriental hotel — on your doorstep
150-key Mandarin Oriental hotel sharing the site, with the brand's legendary spa, signature restaurants and sea-view ballroom. Residents enjoy preferred access to hotel restaurants, à la carte spa and complimentary fitness-centre membership.
Pristine private beach
Direct private access to a wide sandy beach on the Sea of Oman — a residents-only stretch separate from the Shatti Al Qurum public beach, complemented by an exclusive infinity pool overlooking the water.
Royal Opera House Muscat
A 5-minute walk to one of the Middle East's leading cultural venues — a year-round programme of opera, ballet and orchestral performances inside an iconic Omani-marble structure with a fine-dining promenade.
Shatti seafront promenade
Continuous palm-shaded promenade running the length of Shatti Al Qurum — Muscat's longest beachfront walk, framed by the Embassies District and the city's 5-star hotel cluster.
Where it sits.
Shatti Al Qurum, Muscat, Sultanate of Oman
Why this works as an investment.
The full financial picture beyond the sticker price — costs, taxes, residency, and yield logic.
Investor benefits
Verified- Oman's first luxury branded residences — managed by Mandarin Oriental
- Ready to move in — no construction risk, immediate possession
- 25% down payment + 75% over 3 years post-handover (interest-free)
- 100% freehold ownership for all nationalities
- 0% personal income tax, inheritance tax & capital gains tax
- Eligible for Oman's 10-year Golden Residency (OMR 200,000+ purchases)
- Direct private beach + residents-only swimming pool
- Mandarin Oriental hotel services on demand (concierge, spa, F&B, fitness)
Costs
- VAT
- 5%
- Registration fee
- 3%
Of each instalment
Due on completion
Escrow account
Oman law requires every off-plan payment to land in this developer trust account. Funds are released only as construction milestones are verified — your money never sits with the developer directly.
- Bank
- Bank Muscat
- Account name
- EAGLE HILLS MUSCAT PROPERTIES LLC
- Account no.
- 0423055169210018
- IBAN
- SWIFT / BIC
- BMUSOMRX
- Branch
- Corporate Branch, CBD, Ruwi
Built by Eagle Hills.
Eagle Hills
Eagle Hills is an Abu Dhabi-based private real-estate investment and development firm founded in 2014, building destination-led master-planned communities in high-growth markets across the GCC, Middle East, North Africa and the Balkans. Its portfolio spans Bahrain, Jordan, Morocco, Serbia, Hungary, Ethiopia and Oman — typically anchored by branded hospitality, public realm and waterfront placemaking.
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