Overview
Wajd is the most exclusive neighbourhood in Muscat Bay: a collection of 22 hilltop villas set on a private, elevated hill above the resort village. Muscat Bay markets them as the Wajd Sensorial Grand Villas, five-bedroom homes overlooking the bay, the lagoon and the Gulf of Oman, with the Al Hajar Mountains behind.
The villas were part of the first phase of Muscat Bay, completed in 2019. Each one sits on a large plot of 1,000 m² or more, with built-up areas of about 450 to 460 m², giving owners rare privacy, outdoor space and some of the best views on the Muscat coast.
Some villas are listed for sale from time to time, and each one is confirmed individually because condition, finish and plot position vary.
Key facts at a glance
| Original developer | Muscat Bay (OMRAN and Saraya Holdings) |
| Location | Private hill, Wajd, Muscat Bay |
| Homes | 22 hilltop villas |
| Villa type | 5-bedroom grand villas |
| Built-up area | About 450–460 m² |
| Plot | 1,000 m² and more |
| Status | Completed, individual units for sale |
| Price | On request |
| Ownership | Freehold title deed for all nationalities |
The villas
The Wajd villas are designed as grand family homes, with five bedrooms, large living and dining spaces and terraces that make the most of the elevated position. Generous plots leave room for gardens, a pool and outdoor entertaining.
| Villa type | Size | Plot and price |
|---|---|---|
| 5-bedroom villa | 450–460 m² | 1,000 m²+ plot · On request |
Prices depend on the villa, its view and condition, and are confirmed on request.
Amenities and lifestyle
- Hilltop views Panoramic views over the bay, lagoon and sea.
- Large plots 1,000 m² and more per villa.
- Privacy Only 22 villas on a private hill.
- Beach The Muscat Bay beaches below.
- Jumeirah Muscat Bay Five-star hotel dining and services.
- Residents’ club Club-priced offers linked to the hotel.
- Village green Shops, restaurants and pools.
- Lagoon One of Oman’s largest man-made lagoons.
- Mountains The Al Hajar Mountains around the valley.
- 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 works
Wajd villas are bought as individual completed homes. We confirm the seller, title and condition of each villa, arrange viewings and manage the 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.
Allow for the land registration fee and the annual service charge. VAT does not usually apply to the resale of a completed home, and there is no annual property tax.
Who it suits
- High-net-worth buyers who want a trophy villa with sea views
- Large families who need five bedrooms and a big plot
- Buyers who value privacy above all
- Buyers looking for a ready home in a resort setting
Frequently asked questions
How many Wajd villas are there?
22 hilltop villas on a private hill.
How big are they?
About 450–460 m² of built-up area on plots of 1,000 m² or more.
Are they completed?
Yes. They were part of Muscat Bay’s first phase, completed in 2019.
What is the price?
Prices are on request because each villa is confirmed individually.
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.
