Overview
The Sky Garden Penthouses are the Sky Life collection of Muscat Bay: duplex homes on the upper levels with large terraces and private plunge pools, looking out over the resort village, the lagoon and the sea.
Each penthouse covers about 335 to 355 m² across two floors, which makes them as spacious as many villas while keeping the convenience of apartment living. The terraces are designed as outdoor rooms, with space for dining and relaxing beside the pool.
The first release has sold out, so buying a Sky Garden Penthouse depends on resale availability. We keep track of owners who are open to selling and confirm each unit individually.
Key facts at a glance
| Original developer | Muscat Bay (OMRAN and Saraya Holdings) |
| Location | Muscat Bay resort village |
| Home type | Duplex penthouses |
| Size | About 335–355 m² |
| Features | Large terrace and private plunge pool |
| Status | First release sold out, resale only |
| Price | On request |
| Ownership | Freehold title deed for all nationalities |
The penthouses
The lower level of each penthouse holds the main living areas and opens onto the terrace and plunge pool, while bedrooms are arranged for privacy. Views take in the lagoon, the mountains and the Gulf of Oman.
| Home type | Size | Price |
|---|---|---|
| Duplex penthouse | 335–355 m² | On request |
Resale prices depend on the unit and its condition and are confirmed on request.
Amenities and lifestyle
- Private plunge pool A pool on every penthouse terrace.
- Large terrace An outdoor living and dining space.
- Duplex layout Two floors of living space.
- Panoramic views Over the lagoon, mountains and sea.
- Beach The Muscat Bay beaches nearby.
- Jumeirah Muscat Bay Hotel dining and services.
- Residents’ club Club-priced offers linked to the hotel.
- Village green Shops, cafés, pools and play areas.
- Low density A quiet, exclusive community.
- 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 approach owners, arrange viewings and manage the negotiation, 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.
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 villa-sized space with apartment convenience
- Buyers who want a private pool and terrace with views
- Second-home owners who lock up and travel
- Buyers prepared to wait for the right resale
Frequently asked questions
How big are the penthouses?
About 335–355 m² across two floors.
Does each penthouse have a pool?
Yes, a private plunge pool on the terrace.
Can I buy from the developer?
The first release is sold out, so purchases are through resales.
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 sales listings, and are indicative only. Please confirm the details with a Lotus Invest advisor before you commit.
