Overview
This page brings together three of Al Mouj Muscat’s phased neighbourhoods. In each of them, some homes have already been delivered and are lived in, while newer phases are still being built or sold. That gives buyers a choice between moving into an established street and buying into a later phase on a payment plan.
Jinan Island is a private island of 43 luxury villas around a lake and parkland. Golf Beach Residences is a gated neighbourhood of large family villas between Al Mouj Golf and the beach. Murooj is an urban-style neighbourhood of apartments and townhouses in the Ghadeer District, close to The Walk and the marina.
Because the status of each phase changes over time, we confirm the exact block, unit and handover date for any home before you reserve.
Key facts at a glance
| Developer | Al Mouj Muscat |
| Location | Al Mouj Muscat, Al Seeb |
| Jinan Island | 43 five and six-bedroom villas around a lake |
| Golf Beach Residences | Gated neighbourhood of 5 and 6-bedroom villas |
| Murooj | Studio apartments and three-bedroom townhouses |
| Starting price | Jinan Island villas from USD 1,487,000 |
| Status | Some homes delivered, newer phases in progress |
| Ownership | Freehold title deed for all nationalities |
Jinan Island
Jinan Island is the last island in Al Mouj and is reached by a single road from the Ghadeer District. Its 43 villas are split into three styles: 18 Alaya six-bedroom villas of about 906 m² over three floors with a lift, 8 Ayana six-bedroom villas of over 606 m², and 17 Amara five-bedroom villas of over 455 m². All have private pools, two kitchens, staff accommodation and garages, and they look out over the lake or the central park.
Golf Beach Residences
Golf Beach Residences is a gated neighbourhood with direct access to Al Mouj Golf and a short walk to the beach and The St. Regis Al Mouj Muscat Resort. About 90% of the first collection sold within weeks of its release in March 2021, and a second and final phase followed in the southern sector.
Homes include six-bedroom Golf Boulevard Villas and five-bedroom Golf Park Villas, linked by boulevards and walkways. Each villa has a Garden Suite that owners can use as a playroom, gym, music room or cinema, and residents receive complimentary golf carts and parking, electric vehicle charging and preferential rates at Al Mouj Golf.
Murooj
Murooj, launched as Murooj Lanes, is a neighbourhood in the Ghadeer District built around contemporary urban design and open green spaces. It combines studio apartments with three-bedroom townhouses, all within walking distance of The Walk and close to the marina and golf course, with schools, a nursery, the masjid, pools, gyms and cycle and jogging paths nearby.
Prices by neighbourhood
| Home type | Size | Price |
|---|---|---|
| Jinan Island villas | On request | From $1,487,000 |
| Jinan Island 6-bedroom villa | On request | From $3,656,000 |
| Golf Beach Residences | On request | On request |
| Murooj apartments | On request | On request |
Prices exclude VAT and registration fees. Delivered homes are sold by their owners, while later phases are sold by the developer, so we confirm the live price and availability for each home.
Amenities and lifestyle
- Private villa pools Standard in Jinan Island and Golf Beach villas.
- Golf access Direct access to Al Mouj Golf from Golf Beach Residences.
- Lake and parkland Jinan Island villas set around a lake and park.
- Urban living Murooj homes within walking distance of The Walk.
- Beach Several kilometres of community beach.
- Marina The 400-berth Al Mouj Marina.
- Schools and nursery Education options inside the community.
- Community hub The community hub and Masjid Al Mouj.
- EV charging Electric vehicle charging in Golf Beach Residences.
- Security A gated community with 24/7 security.
Location
| Nearby | Approx. drive |
|---|---|
| Al Mouj Marina and The Walk | A few minutes |
| Al Mouj Golf | About 5 minutes |
| Muscat International Airport | About 10–15 minutes |
| Bosher and Al Seeb shopping | About 15 minutes |
| City Centre Muscat Mall | About 15–20 minutes |
| Muscat Expressway | About 5 minutes |
| Qurum and Muscat business districts | About 25 minutes |
About Al Mouj Muscat
Al Mouj Muscat is one of Oman’s best-known Integrated Tourism Complexes and one of the first places in the country where foreigners could buy freehold homes. It was created by a joint venture of OMRAN, Oman’s tourism development company, Tanmia and Majid Al Futtaim, and has grown over more than a decade into a complete waterfront town in Al Seeb.
The community stretches along the coast with several kilometres of sandy beach, the 400-berth Al Mouj Marina, and Al Mouj Golf, an 18-hole championship course designed by Greg Norman that has hosted international professional events. The Walk, a promenade of cafés, restaurants and shops beside the marina, is the social centre of the neighbourhood, and resort hotels including The St. Regis Al Mouj Muscat Resort sit along the shore.
Day-to-day life is easy: there are nurseries and schools nearby, supermarkets, a community hub and masjid, parks, cycle paths and a gated, professionally managed environment with round-the-clock security. Thousands of residents from Oman and abroad already live here, which gives Al Mouj an established, lived-in feel that newer master plans cannot yet offer.
How buying works
For homes in later phases, Al Mouj Muscat sets the payment plan and handover date in the sale agreement. For delivered homes, the purchase is a resale: we check the title deed, service charge status and condition of the property before you commit. The usual steps for a new home 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
Al Mouj Muscat is a licensed Integrated Tourism Complex (ITC). That means buyers of any nationality can own their home outright on a freehold basis, 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 pass it to their heirs.
Owning a residential unit in an ITC also allows the owner to apply for an Omani residence visa for themselves and their immediate family. Separately, 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 are updated from time to time, so we confirm the current requirements for your case before you commit.
On top of the purchase price, allow for 5% VAT on new homes bought from the developer, the land registration fee at transfer, and an annual community service charge that covers security, landscaping, beach and public-area upkeep. There is no annual property tax on freehold homes in Oman.
Who it suits
- Families who want a large villa with a private pool
- Golfers who want direct course access
- Buyers who prefer an established neighbourhood with some homes already lived in
- Investors looking at studios and townhouses close to The Walk
Frequently asked questions
Are these homes ready?
Some homes in each neighbourhood are delivered and lived in, while newer phases are still being built or sold. We confirm the status of each home.
What is the starting price on Jinan Island?
Jinan Island villas start from about USD 1,487,000, and six-bedroom villas from about USD 3,656,000.
What does Golf Beach Residences offer?
Gated five and six-bedroom villas with golf course access, a Garden Suite and resident privileges such as golf carts and EV charging.
What is Murooj?
A neighbourhood of studio apartments and three-bedroom townhouses in the Ghadeer District, close to The Walk.
Can foreigners buy here?
Yes. All three neighbourhoods are inside Al Mouj, 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 Al Mouj Muscat and in the regional press, and are indicative only. Prices, availability and terms change, so please confirm the details with a Lotus Invest advisor before you reserve.
