# Cliffside residences, Muscat

Muscat coast · One to three-bedroom apartments and villas, completing 2028

01

## The residence

Furnished apartments and villas of one to three bedrooms, about 44 to 375 square metres, set along Muscat's coastal cliffs with views over the Arabian Sea. Completion is expected in December 2028.

Residents share an infinity pool, a wellness centre, nature trails and a residents’ service desk, and the developer offers payment over 39 months; your specialist confirms the title and foreign-ownership terms before you reserve.

02

## The setting

The development sits on the cliffs of Muscat's coast, between the capital and the beaches to the south-east.

03

## The residence routes

Oman offers two residence routes through property: the owner residence for any residential unit a foreigner owns, registered or not yet registered, with no minimum price and renewable while you own it; and the 10-year Investor residence for completed, title-deeded units in an Integrated Tourism Complex worth OMR 200,000 or more.

04

## The numbers

| This residence, from | OMR 61,293 |
| --- | --- |
| Owner residence fees | OMR 50 |
| Indicative total | OMR 61,343 |

Government fees under ROP Decision 137/2014, as of 17 October 2026, for the owner and up to three family members. Excludes the 3% registration fee, medical and legal costs, which your specialist confirms for your case.

05

## Location

Oman. Map position shows the area, not the exact building; the address is shared with serious buyers.

- Muscat

06

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Questions

## What do buyers ask most often?

### Does a cliffside residence give residence in Oman?

Owner residence on purchase, with no minimum price and renewable while you own the unit. Priced below OMR 200,000, it does not open the 10-year Investor residence on its own. Sources: ROP Decision 87/2026 and the Ministry announcement of September 2025, checked 17 October 2026.

### How long must I keep the property?

There is no fixed holding period. The owner residence and your family's permits last while you own the unit and end when it is sold.

### What does residence cost through this property?

For a single applicant, from OMR 61,343: the purchase from OMR 61,293 and OMR 50 in government residence fees. The 3% registration fee and legal costs come on top.

### Can my family be included?

Yes. Your spouse and first-degree relatives, children and parents, can join, with no age limit for dependants of owners and investors. Each person pays a government fee, as the calculator above shows.

### Can I see the residence before I commit?

Yes. We arrange a private viewing in Oman or a video walkthrough, and confirm availability and the residence route before you travel.

Official references

- [Invest Oman: residence portal](https://omanresidence.gov.om/en-us/)
- [ROP Decision 234/2021: residence fees](https://qanoon.om/p/2021/rop20210234/)
- [Oman Golden Visa: the full programme guide](https://www.mirabelloconsultancy.com/immigration/oman-golden-visa)

## See a cliffside residence by video call or in person

We confirm availability, the residence route and your family's numbers first.

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Source: Mirabello Consultancy, verified 2026-10-17, https://www.mirabelloconsultancy.com/real-estate/cliffside-residences-muscat
Free consultation: https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation
Machine-readable data: Mirabello MCP https://mcp.mirabelloconsultancy.com