Overview
The St. Regis Residences sit inside The St. Regis Al Mouj Muscat Resort, the first St. Regis address in Oman and one of the most prestigious waterfront developments on the Muscat coast. Developed by Qatar’s Alfardan Group in partnership with Marriott International, the resort combines a five-star hotel with a private collection of 162 branded residences, all set on a beachfront plot of more than 120,000 square metres at the western edge of Al Mouj.
Owners live with the services of a luxury hotel at their door: the signature St. Regis Butler Service, a 24-hour concierge, a private beach, several swimming pools, a Guerlain Spa and a line-up of internationally known restaurants. Unlike most new launches in Muscat, this is a completed project. The resort opened in June 2024 and the residences were handed over to their first owners in August 2024, so buyers can view finished homes and move in or start renting straight away.
Because the residences are inside Al Mouj, an Integrated Tourism Complex, buyers of any nationality can own them outright with a freehold title deed in their own name, and the purchase can support an Omani residence card for the owner and family.
Key facts at a glance
| Developer | Alfardan Group, in partnership with Marriott International |
| Brand | The St. Regis (Marriott International) |
| Location | Al Mouj, Al Seeb, Muscat · 360 m private beachfront beside Al Mouj Golf |
| Residences | 162 branded residences |
| Unit types | 1, 2 and 3-bedroom apartments and 4-bedroom duplexes |
| Sizes | From about 1,486 sq ft (138 m²) to about 5,985 sq ft (556 m²) |
| Starting price | From USD 882,000 (about OMR 339,000), plus 5% VAT |
| Status | Completed · handed over to owners in August 2024 |
| Ownership | Freehold title deed for all nationalities |
| Residency | Eligible for the 10-year residence card (property value above OMR 200,000) |
| Service charge | Indicative USD 70 per m² per year (2-bedroom, as reported in 2024) |
The residences
The collection runs from generous one-bedroom apartments to four-bedroom duplexes that feel more like townhouses than apartments. Layouts are designed around open living and dining spaces that face the sea or the landscaped gardens, with large glazed openings and private terraces. The larger three and four-bedroom homes include a separate room for domestic staff, and a number of units are offered fully furnished, which suits buyers who want a turnkey holiday home or a property ready for rental from day one.
| Residence type | Size | Price |
|---|---|---|
| 1-bedroom apartment | From 143 m² (1,540 sq ft) | From USD 882,000 |
| 2-bedroom apartment | From 181 m² (1,953 sq ft) | From USD 1,149,000 |
| 3-bedroom apartment + maid’s room | From 225 m² (2,421 sq ft) | From USD 1,505,000 |
| 4-bedroom duplex + maid’s room | Up to about 556 m² (5,985 sq ft) | Price on request |
Prices shown are indicative starting prices reported in 2024 and exclude 5% VAT and registration fees. Availability changes as units are sold, and resale homes are also on the market, so we confirm live prices, views and floor plans for each unit before you reserve.
Amenities and services
Ownership comes with access to the facilities and services of a five-star resort. These are the highlights owners use most:
- Private beach 360 metres of sandy beachfront reserved for the resort and its residents.
- Swimming pools Several pools, including a family pool and a dedicated children’s pool.
- Guerlain Spa A full wellness centre with treatment rooms, sauna and relaxation areas.
- Health club and padel A fully equipped fitness centre and a padel court.
- St. Regis Butler Service The brand’s signature butler service, available around the clock.
- 24-hour concierge Reservations, transport, housekeeping and à la carte services on request.
- Signature dining Restaurants and lounges including Hakkasan, COYA, Roberto’s, Em Sherif and Novikov.
- Grand Ballroom Event and meeting spaces for private celebrations and business.
- Landscaped gardens Mature gardens and walkways between the residences and the sea.
- Kids’ club and play area Supervised activities and play spaces for younger residents.
- Security 24/7 security inside a gated resort community.
- Owner privileges Special resort rates for owners and access to Marriott Bonvoy benefits.
Location
Al Mouj is Muscat’s best-established waterfront community, with a 400-berth marina, a Greg Norman golf course, about 6 km of beach, schools, shops and restaurants. The St. Regis occupies one of its most private plots, with direct beach frontage and the golf course as its neighbour. It is one of the closest luxury addresses to Muscat International Airport, which makes it practical for owners who travel often and attractive for short-stay guests.
| Nearby | Approx. drive |
|---|---|
| Al Mouj Golf | Next door |
| Al Mouj Island Park | About 8 minutes |
| Al Mouj Marina and The Walk | About 10 minutes |
| Muscat International Airport | Under 15 minutes |
| Bosher and Al Seeb shopping | About 17 minutes |
| City Centre Muscat Mall | About 20 minutes |
| International School of Choueifat | About 20 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.
Payment plan and financing
For developer stock, payment terms reported in 2024 were a 40% payment on signing, followed by 20% per year for three years after delivery. Financing has also been available through the National Bank of Oman for eligible buyers. Terms differ for resale units, which are normally paid in full at transfer, and developer offers change from time to time, so we confirm the current plan for the unit you choose.
- 40% On signing the sale and purchase agreement
- 20% One year after delivery
- 20% Two years after delivery
- 20% Three years after delivery
Ownership, residency and costs
As part of an Integrated Tourism Complex, every residence is sold freehold and can be owned by buyers of any nationality, with the title deed registered in their own name at the Ministry of Housing and Urban Planning. You can live in the home, rent it out, sell it or leave it to your heirs.
Because every residence here is valued above OMR 200,000, a purchase can support an application for Oman’s 10-year residence card, which can include your spouse and children. Residency is granted by the authorities, not the developer, and the rules are updated from time to time, so our advisors confirm the current requirements for your situation before you commit.
Beyond the purchase price, plan for 5% VAT on developer sales, a registration fee when the title is transferred, and the annual service charge, which is higher than in non-branded buildings because it covers hotel-standard services. There is no annual property tax on freehold homes in Oman.
Renting and investment
Owners can join an optional rental programme coordinated through the resort, which handles bookings, housekeeping and guest services when they are away. Returns are not guaranteed and depend on the management agreement, the season and the unit, so we share realistic figures and the terms of the programme before you buy.
Branded residences tend to hold their value well thanks to the brand, the service standard and the limited number of units. For this address, demand is supported by the beachfront setting, the airport within easy reach and Al Mouj’s established community, which attracts both families and holiday guests.
Who it suits
- Buyers who want a completed, hotel-serviced home rather than waiting for an off-plan handover
- Families looking for a beachfront base in Muscat with schools and amenities nearby
- Investors seeking a branded asset that can be rented through the resort when not in use
- Buyers who qualify for, and want, Oman’s 10-year residence card through property
Frequently asked questions
Can foreigners buy at The St. Regis Residences?
Yes. The residences are inside Al Mouj, an Integrated Tourism Complex, so buyers of any nationality can own them freehold with a title deed in their own name.
Is the project completed?
Yes. The resort opened in June 2024 and the residences were handed over to owners in August 2024. Buyers can view finished homes before they reserve.
What is the starting price?
One-bedroom apartments were offered from about USD 882,000 plus 5% VAT. Prices for larger homes and resale units vary, and we confirm live prices for each unit.
Does buying here give me Omani residency?
Every residence is valued above OMR 200,000, so a purchase can support an application for the 10-year residence card for you and your family. The authorities make the final decision, and we check the current rules with you first.
Are the residences furnished?
A number of units are offered fully furnished and ready to live in or rent. We confirm the furnishing package for each unit.
Can I rent out my residence?
Yes. You can rent it yourself or join the optional rental programme coordinated through the resort. Income is not guaranteed and depends on the agreement and the season.
What are the running costs?
Expect an annual service charge, indicatively about USD 70 per square metre for a two-bedroom apartment, plus utilities. There is no annual property tax on freehold homes in Oman.
Figures in this guide are based on information published by the developer, its sales agents and press releases up to 2024, and are indicative only. Prices, availability and terms change, so please confirm the details for your chosen unit with a Lotus Invest advisor before you reserve.
