Overview
Al Mouj Muscat has been delivering homes for well over a decade, and its older neighbourhoods are now mature, green and fully lived in. This page covers completed homes in those established areas: Acacia, Almeria, Ghadeer Park, Lagoon, Liwan, Luban, Marsa Gardens, Marsa I to III, Neem, Reehan Gardens and The Gardens.
These homes are bought from their current owners rather than from the developer. That has clear advantages: you can see exactly what you are buying, move in or let the property straight away, and choose from a wide range of sizes and styles, from marina-front apartments to large family villas.
Because every resale is different, we check each title deed, service charge account and the condition of the home before you commit.
Key facts at a glance
| Original developer | Al Mouj Muscat |
| Location | Established neighbourhoods across Al Mouj, Al Seeb |
| Areas | Acacia, Almeria, Ghadeer Park, Lagoon, Liwan, Luban, Marsa Gardens, Marsa I–III, Neem, Reehan Gardens, The Gardens |
| Home types | 1, 2 and 3-bedroom apartments, townhouses and villas |
| Starting price | About USD 228,000 for a 1-bedroom apartment |
| Status | Completed, sold as resale |
| Ownership | Freehold title deed for all nationalities |
The neighbourhoods
The Marsa neighbourhoods sit around the marina, with apartments overlooking the boats and the promenade. Almeria and Lagoon offer apartments close to the beach and the water, while Liwan, Luban and Acacia are apartment communities with landscaped courtyards and two-bedroom-plus-study layouts that are popular with families.
For buyers who want more space, Reehan Gardens, Ghadeer Park, Neem and The Gardens offer townhouses and villas, including five and six-bedroom homes with a majlis or study, gardens and private parking. These are some of the most established family streets in Al Mouj.
Indicative prices
| Home type | Size | Price |
|---|---|---|
| 1-bedroom apartment | About 96 m² | About $228,000 |
| 2-bedroom apartment | 127–145 m² | $312,000 – $463,000 |
| 3-bedroom apartment | About 188 m² | About $502,000 |
| 2-bedroom townhouse | 128–235 m² | About $429,000 |
| 3-bedroom villa + maid’s room | 256–413 m² | $858,000 – $949,000 |
| 6-bedroom villa | About 619 m² | About $1,248,000 |
These are indicative figures from recent listings. Resale prices depend on location, view, condition and furnishing, so we confirm live prices for the homes that match your brief.
Amenities and lifestyle
- Mature landscaping Established trees, gardens and courtyards.
- Marina The 400-berth Al Mouj Marina and The Walk.
- Beach Several kilometres of community beach.
- Golf Al Mouj Golf, the 18-hole Greg Norman course.
- Schools An international school and nursery in the community.
- Community hub The community hub and Masjid Al Mouj.
- Shops and dining More than 90 retail and dining outlets.
- Parks and play areas Lakes, parks and children’s playgrounds.
- Cycling and walking Trails and paths across the community.
- Security A gated community with round-the-clock 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 a resale works
We search live listings across the neighbourhoods that match your budget, arrange viewings in person or by video, negotiate the price and manage the legal 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
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.
For a resale, allow for the land registration fee at transfer and the annual community service charge. VAT does not usually apply to the resale of a completed home, but we confirm the position for each transaction. There is no annual property tax on freehold homes in Oman.
Renting and investment
Completed homes in Al Mouj can be let immediately, and some are sold with tenants in place. Apartments near the marina are popular with professionals, while villas and townhouses attract long-term family tenants. Returns are not guaranteed, and we share current rents for comparable homes.
Who it suits
- Buyers who want to move in or rent out straight away
- Families looking for a villa or townhouse in a mature neighbourhood
- Investors who prefer to avoid off-plan risk
- Buyers who want to see and inspect the exact home before buying
Frequently asked questions
Which neighbourhoods are included?
Acacia, Almeria, Ghadeer Park, Lagoon, Liwan, Luban, Marsa Gardens, Marsa I–III, Neem, Reehan Gardens and The Gardens.
Are these homes ready?
Yes. They are completed homes sold by their current owners.
What is the starting price?
One-bedroom apartments start from about USD 228,000, and six-bedroom villas are around USD 1,248,000.
Can I buy a villa here?
Yes. Reehan Gardens, Ghadeer Park, Neem and The Gardens include villas and townhouses.
Can foreigners buy here?
Yes. Al Mouj is an Integrated Tourism Complex, so all nationalities can buy freehold.
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 resale listings and information published by Al Mouj Muscat, and are indicative only. Prices and availability change, so please confirm the details with a Lotus Invest advisor before you commit.
