---
title: "Vistal by Victoria Swarovski"
description: "Vistal is a single beachfront building on the Al Mouj Muscat shoreline holding 213 freehold homes, built by LEO Developments and carrying the name and design direction of Victoria Swarovski under a branding partnership. Architecture and engineering sit with the consultant Lines & Visions; the site measures 42,751 m² and holds 332 parking spaces. Homes run from one-bedroom apartments of 66.45 m² through two-bedroom apartments, Ocean Duplexes, Beach Chalets and penthouse-level Sky Villas reaching 580 m² — one to four bedrooms in all. Every home area LEO publishes for Vistal, here and everywhere else on this page, is a total area: internal living area plus outdoor living area. The smallest apartment is 58.05 m² internal plus 8.40 m² of terrace, and the largest Sky Villa is 260 m² internal plus 320 m² of outdoor space. Foreign buyers take the same title here as Omani ones, because Al Mouj is designated an Integrated Tourism Complex, the category of development in which Omani law permits outright foreign ownership. Prices start at OMR 140,316 on an interest-free developer schedule the developer labels 70/30: 20% at signing, a 10% first instalment in September 2026, then 10% at each of four construction milestones, then 15% at second-fix MEP completion and 15% at handover. Keys are due in Q4 2029."
canonical: "https://muscat.properties/projects/vistal-by-victoria-swarovski"
locale: "en"
updated: "2026-08-10"
---

# Vistal by Victoria Swarovski

> Vistal is a single beachfront building on the Al Mouj Muscat shoreline holding 213 freehold homes, built by LEO Developments and carrying the name and design direction of Victoria Swarovski under a branding partnership. Architecture and engineering sit with the consultant Lines & Visions; the site measures 42,751 m² and holds 332 parking spaces. Homes run from one-bedroom apartments of 66.45 m² through two-bedroom apartments, Ocean Duplexes, Beach Chalets and penthouse-level Sky Villas reaching 580 m² — one to four bedrooms in all. Every home area LEO publishes for Vistal, here and everywhere else on this page, is a total area: internal living area plus outdoor living area. The smallest apartment is 58.05 m² internal plus 8.40 m² of terrace, and the largest Sky Villa is 260 m² internal plus 320 m² of outdoor space. Foreign buyers take the same title here as Omani ones, because Al Mouj is designated an Integrated Tourism Complex, the category of development in which Omani law permits outright foreign ownership. Prices start at OMR 140,316 on an interest-free developer schedule the developer labels 70/30: 20% at signing, a 10% first instalment in September 2026, then 10% at each of four construction milestones, then 15% at second-fix MEP completion and 15% at handover. Keys are due in Q4 2029.

## Facts

- Developer: LEO Developments
- Area: Al Mouj Muscat
- Status: off-plan
- Handover: 2029-12-31
- Starting price: OMR 140,316 (as listed)
- Bedrooms: 1 to 4 bedrooms
- Sizes: 66 to 580 m²
- Units: 213
- Ownership: itc
- Residency through purchase: not stated
- Address: Vistal, Al Mouj Muscat, Muscat Governorate, Sultanate of Oman

## About

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.

## Payment plans

### Payment plan

- 20% On signing the Sale & Purchase Agreement: On signing
- 10% 1st instalment: September 2026
- 10% 2nd instalment: Construction milestone
- 10% 3rd instalment: Construction milestone
- 10% 4th instalment: Construction milestone
- 10% 5th instalment: Construction milestone
- 15% Second-fix MEP completion: Second-fix MEP completion
- 15% On handover: Handover, Q4 2029

## Amenities

- Private sandy beach
- Infinity pool
- Leisure pool
- Kids pool
- Pool bar
- Sun lounging deck
- Water feature
- Spa & wellness centre
- Sauna & jacuzzi
- Indoor gym
- Pilates & yoga studio
- Beauty centre
- VIP lounge
- Multi-purpose hall
- Indoor kids area
- Outdoor playground
- Walking path
- Meditation area
- Planted green areas & biodiversity
- Private garden (selected homes)
- Private pool (selected homes)
- Maid & driver rooms
- Reception & concierge
- Valet parking
- Indoor parking
- Bicycle parking
- EV charging
- Guard room & access control
- AI CCTV monitoring
- Smart home system & BMS
- Smart glass technology
- Air quality management
- Water purification & UV sterilisation
- Solar energy
- Backup generator
- Waste recycling & collection
- Housekeeping & laundry service
- 24-hour service
- In-home safe box
- Owners' booking app for facilities

## Distances

- Muscat International Airport: 15 min
- Al Mouj Golf (18-hole): 10 min
- Muscat City Centre mall: 10 min

## Questions

### What exactly is Vistal?

One beachfront building at Al Mouj Muscat holding 213 freehold homes, from one-bedroom apartments up to penthouse-level Sky Villas. The site is 42,751 m²; parking totals 332 spaces. LEO Developments is building it, and Lines & Visions is consulting on architecture and engineering. It is selling off-plan now, with keys due in Q4 2029.

### Can a foreigner buy here, and what kind of title do I get?

Yes, and the title is full freehold — the same one an Omani buyer receives, with no nationality bar and no local partner in the transaction. That is possible because Al Mouj carries the Integrated Tourism Complex (ITC) designation, the category Omani law reserves for developments where anyone may own outright.

### What is the payment plan?

The developer calls it 70/30 and it is interest-free. 20% on signing the Sale & Purchase Agreement; 10% as a first instalment in Sep 2026; then 10% at each of four construction milestones — shoring, piling and raft (Jan 2027), ground floor slab (Jun 2027), fourth floor slab (Jan 2028) and roof slab (Jun 2028); 15% when second-fix MEP works finish (Jan 2029); and the last 15% on completion and handover in Q4 2029. Read the amounts off your own SPA before you sign — that document binds, this page does not.

### When is handover?

Q4 2029. LEO Developments gives 2029 as the completion year on its own project page, and the payment schedule ends with a final 15% instalment tied to completion and handover in Q4 2029.

### What home types and sizes are there?

Five families, at the developer's own published areas — and every area the developer publishes is a total area, internal living area plus outdoor living area (terrace, garden or roof terrace), so weigh it against another project's total rather than its internal figure. One-bedroom apartments across nine layouts, 66.45–128.07 m² total (57.39–75.56 m² internal, 3.32–59.12 m² outdoor); two-bedroom apartments across thirteen layouts, 103.30–197.46 m² total (100–118.46 m² internal, 3.30–81.89 m² outdoor); Ocean Duplexes over two levels, 232.66–342.48 m² total for three bedrooms (191.73–249.07 m² internal, 20.37–129.81 m² outdoor) plus one four-bedroom layout at 282 m² total (258.87 m² internal, 23.13 m² outdoor); Beach Chalets at 180.19 m² total for two bedrooms (129.33 m² internal, 50.86 m² outdoor) and 251.50–262.02 m² total for three (178.63–188.66 m² internal, 72.87–73.36 m² outdoor); and Sky Villas at penthouse level, 496–580 m² total (226–260 m² internal, 270–320 m² outdoor), the largest homes in the building. Bathroom counts differ across the set, so confirm them against the individual floor plan rather than the type name.

### How much does it cost?

Prices start at OMR 140,316. LEO Developments does not publish a per-unit price list, so we do not quote a price for each layout — availability and the current price for a specific unit are confirmed by the developer at the time of reservation.

### What is Victoria Swarovski's actual role in the project?

It is a branding and design partnership, not a development role. Victoria Swarovski — a member of the Swarovski family, a singer and television presenter who has served as Procurist at LUXOR CRYSTAL — lends her name and design direction to the building. The developer, the contractor and every contractual obligation to buyers sit with LEO Developments. She does not build the project and makes no representation about investment returns.

### Who is LEO Developments?

A developer of German and European origin, founded in 2004 and working to German quality-control standards, with a European portfolio that includes Johannisallee, Neustadt Zossen, Naumanns Brauerei and August Bebel Strasse. It has traded in Oman since 2022 from an office on the second floor of Al Mouj Walk Mall. Its chairman is Viktor Serenkov, and Vistal was launched on 10 December 2025 under the patronage of Dr Khalfan bin Said al Shueili, Minister of Housing and Urban Planning.

### What amenities does the building have?

The developer publishes more than 50. Outdoors: infinity pool, leisure pool, kids' pool, sandy beach, pool bar, sun lounging, water feature, playground, walking path, meditation area and green space. Indoors: gym, Pilates and yoga studio, spa and wellness centre, sauna and jacuzzi, beauty centre, VIP lounge, multi-purpose hall, indoor kids area, reception and concierge, indoor and valet parking, bicycle parking, EV charging, guard room and access control. In the homes: smart system and BMS, smart glass, air quality management, water purification with UV sterilisation, safe box, housekeeping and laundry, and a booking app for residents.

### Where is it and what is within reach?

On the sand inside Al Mouj Muscat, the capital's freehold community on the water, six kilometres end to end on the western side of the city. What is there is finished and in use: Kempinski's hotel, The Walk with its shops and restaurants, Greg Norman's 18-hole course, a marina holding 400 boats. Reckon on 15 minutes by car to Muscat International Airport, and about 10 minutes each to Al Mouj Golf and Muscat City Centre mall.

### Does buying at Vistal get me Oman residency?

Not automatically, no. Oman does operate a residency route linked to property ownership, but the qualifying purchase value and the conditions attached to it are set and applied by the Omani authorities, and they can change — neither LEO Developments nor we decide them. Homes at Vistal span a very wide price range, so the honest answer for any individual buyer is to check the requirements in force against the specific home before signing anything.

### What are the service charges?

LEO Developments has not published a service charge rate for Vistal, so we do not show one. Given the building carries a private beach, several pools, a spa, concierge, valet and 24-hour service, the running cost matters — ask the developer for the current estimate in writing before you reserve, then check it again against the number written into your SPA.

### What rental return can I expect?

Neither the developer nor an appointed operator has published a rental projection for Vistal, so we do not quote one. Any yield figure you see for this project elsewhere is somebody's estimate rather than a published number. If a projection is issued before handover we will add it here and name its source.

### Are there floor plans and a brochure I can see?

Yes. LEO Developments publishes a full Vistal brochure and a master plan on its own site, with per-type unit plans for every one-bedroom, two-bedroom, Ocean Duplex, Beach Chalet and Sky Villa layout. Every size on this page comes from that brochure and from nowhere else. Ask us and we will send the current version together with availability.

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Source page: https://muscat.properties/projects/vistal-by-victoria-swarovski
The catalogue for agents: https://muscat.properties/mcp (MCP), https://muscat.properties/llms.txt