Vistal by Victoria Swarovski

Vistal is one building on the sand at Al Mouj Muscat, not a compound of towers. It contains 213 homes. Lines & Visions is the architecture and engineering consultant, LEO Developments is the developer, and the plot runs to 42,751 m², taking 332 parking spaces. The building carries the name of Victoria Swarovski under a branding and design partnership — she lends the name and design direction, she is not the developer and makes no representation about investment returns.

Home types and sizes

Every area below is the developer's own published figure, taken from the Vistal brochure — and every one of them is a total area: internal living area plus outdoor living area (terrace, garden or roof terrace). Set against a project that quotes internal area only, a Vistal figure will look bigger for the same money, so compare total with total. The brochure's plan sheets carry all three numbers for each layout — internal living area, outdoor living area and total area — so read the plan of the specific home before you reserve.

• One-bedroom apartments — nine layouts. Total area 66.45–128.07 m², made up of 57.39–75.56 m² internal and 3.32–59.12 m² outdoor.
• Two-bedroom apartments — thirteen layouts. Total area 103.30–197.46 m², made up of 100–118.46 m² internal and 3.30–81.89 m² outdoor.
• Ocean Duplex — homes on two levels. Three-bedroom layouts run 232.66–342.48 m² total (191.73–249.07 m² internal, 20.37–129.81 m² outdoor); one four-bedroom layout is 282 m² total (258.87 m² internal, 23.13 m² outdoor).
• Beach Chalet — 180.19 m² total in the two-bedroom layout (129.33 m² internal, 50.86 m² outdoor), 251.50–262.02 m² total in the three-bedroom layouts (178.63–188.66 m² internal, 72.87–73.36 m² outdoor).
• Sky Villa — penthouse level, and the largest homes in the building: 496–580 m² total across the brochure's Sky Villa plans, of which 226–260 m² is internal and 270–320 m² outdoor — more than half of every Sky Villa is open-air space.

Bathroom, kitchen and terrace counts are deliberately absent from the list above. The brochure's plan sheets are the only place they appear and they vary from layout to layout, so take them off the plan for the home you are actually buying.

What comes with the building

LEO publishes more than 50 facilities across the ground level and inside the homes. Outdoors: an infinity pool, a leisure pool, a kids' pool, a sandy beach, a pool bar, sun lounging decks, a water feature, an outdoor playground, a walking path, a meditation area and planted green space. Indoors: an indoor gym, a Pilates and yoga studio, a spa and wellness centre, sauna and jacuzzi, a beauty centre, a VIP lounge, a multi-purpose hall, an indoor kids area, reception and concierge, guard room and access control, indoor and valet parking, bicycle parking and EV charging. In the homes: smart system and BMS, smart glass, air quality management, water purification with UV sterilisation, safe box, housekeeping and laundry service, and an owners' booking app for the facilities. Solar energy, a backup generator and waste recycling serve the whole building.

Buying and paying

A foreign buyer gets exactly the freehold title an Omani buyer gets — no nationality bar, no local partner in the transaction — and the reason is Al Mouj's Integrated Tourism Complex designation, which is the category in which Omani law opens ownership to everyone. Prices start at OMR 140,316. The developer schedule is interest-free and labelled 70/30:

• 20% on signing the Sale & Purchase Agreement
• 10% — first instalment, Sep 2026
• 10% — shoring, piling and raft complete, Jan 2027
• 10% — ground floor slab complete, Jun 2027
• 10% — fourth floor slab complete, Jan 2028
• 10% — roof slab complete, Jun 2028
• 15% — second-fix MEP works complete, Jan 2029
• 15% — on completion and handover, Q4 2029

Nothing on this page overrides the contract — the amounts that bind you are the ones written into your own SPA, so read them line by line before you sign.

The Al Mouj setting

Take the parts of Al Mouj Muscat a buyer would actually want to verify, and they are all built and trading: the Kempinski hotel takes guests, shops and restaurants line The Walk, Greg Norman's 18-hole course is in play, and 400 boats fit in the marina. Driving out is quick in every direction that matters — 15 minutes to Muscat International Airport, roughly 10 to Al Mouj Golf, roughly 10 to Muscat City Centre mall. The community itself stretches six kilometres along the coast west of the capital, and every address in it is freehold.

Who is building it

LEO Developments is a developer of German and European origin, founded in 2004, working to German quality-control standards, and trading in Oman since 2022. Its European portfolio includes Johannisallee, Neustadt Zossen, Naumanns Brauerei and August Bebel Strasse. The Oman office is on the second floor of Al Mouj Walk Mall. Vistal was launched on 10 December 2025 under the patronage of Dr Khalfan bin Said al Shueili, Minister of Housing and Urban Planning; the company's chairman is Viktor Serenkov. Victoria Swarovski, a member of the Swarovski family and a singer and television presenter who has worked as Procurist at LUXOR CRYSTAL, is the brand partner behind the name and the design direction.