Overview
Zaha is the first neighbourhood of Muscat Bay and the area around its signature Parkland, which opened in 2019 when the first phase of the resort village was completed. The zone combines about 200 residences – apartments, penthouse apartments and duplexes – with two small collections of clubhouse villas: Zaha Waterfront on the lagoon and Zaha Parkland beside the park.
The Zaha Waterfront Clubhouse Villas are a limited range of six three-bedroom and six four-bedroom villas along the lagoon, near the beach, with views across the water to the sea. The Parkland villas face the landscaped park at the centre of the zone. Both are linked to a residents’ club experience with Jumeirah Muscat Bay.
The developer reports that the villas are sold out, so buying in Zaha today means buying a resale. We track the few homes that come to the market and check each one carefully.
Key facts at a glance
| Original developer | Muscat Bay (OMRAN and Saraya Holdings) |
| Location | Zaha zone, Muscat Bay |
| Waterfront villas | 6 three-bedroom and 6 four-bedroom villas on the lagoon |
| Villa sizes | About 357 to 422 m², layouts from 3+1 to 4+1 bedrooms |
| Bathrooms | 4.5 to 5.5, every bedroom en-suite |
| Zaha residences | About 200 apartments, penthouses and duplexes |
| Status | Completed, resale only |
| Price | On request |
| Ownership | Freehold title deed for all nationalities |
The homes
The Waterfront villas are designed for privacy, with every bedroom en-suite, a flexible extra room, and terraces that face the lagoon and the sea beyond. Floor areas range from about 357 m² to 422 m².
Penthouses in the Zaha zone offer three bedrooms with large terraces, while duplexes and smaller apartments sit close to the parkland and the village facilities.
| Home type | Size | Price |
|---|---|---|
| 3-bedroom villa | About 354 m² | On request |
| 4-bedroom villa | About 422 m² | On request |
Resale prices depend on the home, its position and condition. We confirm availability and price on request.
Clubhouse privileges and amenities
- Residents’ club Access to a Jumeirah Muscat Bay residents’ club experience.
- Club pricing Club-priced food, beverage and amenity offers from the hotel.
- In-villa dining Jumeirah catering, BBQ and afternoon tea at home.
- Lagoon frontage Waterfront villas along the lagoon.
- Signature Parkland The landscaped park at the heart of Zaha.
- Beach The Muscat Bay beach close by.
- Village green Shops, restaurants, pools and play areas.
- Mountain setting Views of the Al Hajar Mountains.
- Low density A quiet, private neighbourhood.
- Security A gated resort community.
Location
| 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 a resale works
We search for available homes, arrange viewings, negotiate and manage the title checks and transfer. The usual steps are:
- Step 1 Shortlist live listings and view in person or by video
- Step 2 Agree the price and sign a memorandum of understanding
- Step 3 Title, service charge and condition checks
- Step 4 Transfer at the Ministry 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.
For a resale, allow for the land registration fee and the annual service charge. VAT does not usually apply to the resale of a completed home.
Who it suits
- Buyers who want a ready villa on a lagoon
- Families who value en-suite bedrooms and privacy
- Buyers who want hotel-linked services at home
- Buyers prepared to wait for the right resale
Frequently asked questions
Are Zaha villas still available from the developer?
No. The developer reports they are sold out, so buying is through resales.
How big are the Waterfront villas?
About 357 m² to 422 m², with three or four bedrooms plus an extra room.
What are the clubhouse benefits?
A Jumeirah Muscat Bay residents’ club experience, club pricing and in-villa catering.
Can foreigners buy?
Yes. Muscat Bay is an Integrated Tourism Complex.
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. Please confirm the details with a Lotus Invest advisor before you commit.
