Overview
Luma Residences is the newest residential collection at Muscat Bay, the resort village tucked between the Al Hajar Mountains and the Gulf of Oman. It was unveiled on 12 January 2026 under the patronage of the Minister of Housing and Urban Planning, with an investment of about RO 20 million, and the developer reported that more than half of the homes were booked in the early stages of sales.
The name Luma reflects light, and light is the central idea of the design: homes are oriented to make the most of sunshine and views of the mountains and the sea, with bright, open interiors. The project also follows sustainability principles, with energy-efficient design, integrated water and waste management and generous green space.
With about 240 homes across apartments, townhouses and villas, Luma gives buyers a rare chance to enter Muscat Bay at a lower price point than its signature villas, while enjoying the same resort setting, beach and hotel facilities. A clubhouse, play areas and open green space complete the neighbourhood.
Key facts at a glance
| Developer | Muscat Bay (OMRAN and Saraya Holdings) |
| Launch | January 2026 |
| Investment | About RO 20 million |
| Homes | About 230–240 freehold units |
| Built-up area | About 37,000 m² |
| Unit types | Apartments, townhouses and villas |
| Starting price | From USD 204,000 |
| Expected handover | 2029, to be confirmed in the developer contract |
| Financing | Bank financing arranged with Ahlibank for buyers of various nationalities |
| Ownership | Freehold title deed for all nationalities |
The residences
Luma is organised in three groups. Apartments, from one bedroom upwards, are the most affordable way into Muscat Bay and suit investors and buyers who want a holiday home. Townhouses offer three bedrooms over more than 240 m², while three-bedroom villas add more privacy and outdoor space.
| Residence type | Size | Price |
|---|---|---|
| 1-bedroom apartment | 106 m² | From $204,000 |
| 2-bedroom apartment | 113 m² | From $259,000 |
| 3-bedroom townhouse | 242 m² | From $498,000 |
| 3-bedroom villa | 248 m² | From $605,000 |
Prices exclude 5% VAT and registration fees and vary by plot, floor and view. We confirm the live price list and availability for your chosen home.
Amenities and lifestyle
- Clubhouse A residents’ clubhouse at the heart of Luma.
- Green space Open landscaped areas between the homes.
- Play areas Children’s play areas in the neighbourhood.
- Sustainable design Energy-efficient homes with water and waste management.
- Beach The beaches of Muscat Bay within the community.
- Jumeirah Muscat Bay The five-star resort and its restaurants.
- Village green Shops, cafés, pools and barbecue areas.
- Lagoon One of the largest man-made lagoons in Oman.
- Mountain setting Views of the Al Hajar Mountains.
- Security A gated, managed resort community.
Location
Muscat Bay sits in its own valley on the coast south-east of Muscat, near Bandar Jissah and Qantab. Distances are approximate and depend on traffic.
| Nearby | Approx. drive |
|---|---|
| Jumeirah Muscat Bay and the beach | Inside the community |
| Shangri-La Barr Al Jissah | About 10 minutes |
| Al Bustan and Qantab | About 15 minutes |
| Muttrah Corniche and Souq | About 20–25 minutes |
| Qurum and downtown Muscat | About 20–25 minutes |
| Muscat International Airport | About 40 minutes |
About Muscat Bay
Muscat Bay is a resort village set in a secluded valley on the Gulf of Oman, between the Al Hajar Mountains and the sea, about 20 minutes from downtown Muscat. Formerly known as Saraya Bandar Jissah, it is developed by OMRAN, Oman’s tourism development company, together with Saraya Holdings, on about 2.2 million m² of coastal land.
The community is deliberately low-density. It is organised into distinct neighbourhoods – Zaha by the parkland and lagoon, Nameer on the lagoon islands, Wajd on a private hill, and newer collections such as Zen and Luma – around a village green with shops, restaurants, pools, barbecue and children’s play areas. One of the largest man-made lagoons in Oman runs through the site.
At the heart of the destination is Jumeirah Muscat Bay, a five-star beachfront hotel operated by Jumeirah Group. Residents can join a residents’ club linked to the hotel, with club-priced dining and services, and enjoy the beaches, mountains and quiet coves that make this one of the most scenic corners of the capital. Muscat Bay was named Luxury Residential Development of the Year for Oman at the Real Estate Asia Awards 2024.
How buying works
Luma is sold off-plan by Muscat Bay, with payments linked to construction. Ahlibank is financing the project and has an agreement to offer mortgages to buyers of various nationalities. The usual steps are:
- Step 1 Choose the unit and pay the reservation deposit
- Step 2 Sign the sale and purchase agreement with the developer
- Step 3 Pay instalments in line with the approved plan
- Step 4 Handover, snagging and title deed in your name
Ownership, residency and costs
Muscat Bay is a licensed Integrated Tourism Complex (ITC), so buyers of any nationality can own their home freehold, with the title deed issued in their own name by the Ministry of Housing and Urban Planning. Owners can live in the home, lease it, sell it or leave it to their heirs.
Owning a residential unit in an ITC allows the owner to apply for an Omani residence visa for themselves and their immediate family, and Oman’s 10-year investor residency is available where the property is worth OMR 200,000 or more. Residency is granted by the authorities rather than the developer, and the rules change from time to time, so we confirm the current requirements before you commit.
On top of the price, allow for 5% VAT on new homes bought from the developer, the land registration fee at transfer and an annual community service charge. There is no annual property tax on freehold homes in Oman.
Who it suits
- Buyers who want an affordable entry into Muscat Bay
- Families looking for a townhouse or villa in a resort setting
- Investors interested in holiday lets near a five-star hotel
- Buyers who may want bank financing
Frequently asked questions
When was Luma launched?
Luma Residences was unveiled on 12 January 2026 with an investment of about RO 20 million.
How many homes are there?
About 240 apartments, townhouses and villas.
What is the starting price?
One-bedroom apartments start from about USD 204,000, townhouses from about USD 498,000 and villas from about USD 605,000.
When is handover?
Handover is expected in 2029, to be confirmed in the developer contract.
Is financing available?
Yes. Ahlibank has agreed to finance buyers of various nationalities, subject to its approval.
Can foreigners buy here?
Yes. Muscat Bay is an Integrated Tourism Complex, so all nationalities can buy freehold.
Does buying give residency?
ITC owners can apply for an Omani residence visa, and homes worth OMR 200,000 or more can qualify for the 10-year investor residency.
Figures in this guide are based on information published by Muscat Bay and in the Omani press, and are indicative only. Prices, availability and terms change, so please confirm the details with a Lotus Invest advisor before you reserve.
