Overview
Al Yazan is a new waterfront community in Muttrah, the historic heart of Muscat, developed by the international developer VA Group with OMRAN, Oman’s tourism development company, as strategic partner. VA Group has secured long-term land rights over about 18.5 hectares and describes itself as the first international company to deliver a phase within the Port Sultan Qaboos Waterfront master plan, which is transforming the former commercial port into a tourism and lifestyle destination.
The wider project is planned as a mixed-use destination with premium residences, a signature waterfront promenade, parks, sports and leisure facilities, and retail and cultural attractions, set between the sea, the Muttrah Corniche and the mountains.
Phase 1A is the first release: 169 homes in two towers of ground plus 14 floors, from studios to four-bedroom penthouses and garden duplexes, sold unfurnished. Handover is targeted for the first half of 2029.
Key facts at a glance
| Developer | VA Group, with OMRAN as strategic partner |
| Location | Port Sultan Qaboos Waterfront, Muttrah, Muscat |
| Master site | About 18.5 hectares |
| Phase 1A | 169 homes in two towers (G+14) |
| Unit types | Studios, 1–3-bedroom apartments, garden duplexes and 4-bedroom penthouses |
| Finish | Unfurnished |
| Starting price | From USD 174,000 (studio) |
| Target handover | First half of 2029 |
The residences
Studios of about 51 m² are the entry point. One-bedroom apartments range from about 67 to 114 m², two-bedroom from about 126 to 148 m² and three-bedroom from about 171 to 205 m². Garden duplexes of about 168–226 m² and penthouses of about 304–334 m² complete the range.
| Residence type | Size | Price |
|---|---|---|
| Studio | About 51 m² | From $174,000 |
| 1-bedroom apartment | 67–114 m² | On request |
| 2-bedroom apartment | 126–148 m² | On request |
| 3-bedroom apartment | 171–205 m² | On request |
| Garden duplex | 168–226 m² | On request |
| 4-bedroom penthouse | 304–334 m² | On request |
Prices exclude 5% VAT and registration fees. We confirm the live price list before you reserve.
Planned amenities
- Waterfront promenade A signature promenade along the sea.
- Parks Landscaped public parks.
- Sports and leisure Facilities for residents and visitors.
- Retail and culture Shops and cultural attractions.
- Historic setting Next to the Muttrah Corniche and Souq.
- Sea and mountain views Between the sea and the mountains.
- Garden duplexes Ground-level homes with gardens.
- Penthouses Large homes at the top of the towers.
- Port waterfront Part of the Port Sultan Qaboos regeneration.
- City access Close to Old Muscat and Ruwi.
Location
| Nearby | Approx. drive |
|---|---|
| Muttrah Corniche and Souq | A few minutes |
| Old Muscat and Al Alam Palace | About 10 minutes |
| Ruwi business district | About 10 minutes |
| Qurum | About 15 minutes |
| Al Bustan | About 15 minutes |
| Muscat International Airport | About 30 minutes |
About the Port Sultan Qaboos Waterfront
Port Sultan Qaboos in Muttrah was Muscat’s main commercial port for decades. With cargo operations moved elsewhere, the government and OMRAN are redeveloping the waterfront as a tourism destination, combining cruise facilities, hotels, residences and public spaces with the heritage of Muttrah, one of the most historic and photographed parts of Oman. Al Yazan is one of the first residential phases of this regeneration.
How buying works
Phase 1A is sold off-plan with a payment plan linked to construction. The usual steps 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 Yazan is part of a licensed Integrated Tourism Complex, so buyers of any nationality can own their home freehold, with the title deed in their own name. 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 and the rules change, so we confirm the current requirements for your case.
Allow for 5% VAT on new homes bought from the developer, the registration fee at transfer and the annual service charge. Oman has no annual property tax.
Who it suits
- Buyers who want a waterfront home in historic Muttrah
- Investors seeking an early position in a major regeneration
- Families who want a garden duplex or penthouse
- Buyers comfortable with a 2029 handover
Frequently asked questions
Who is developing Al Yazan?
VA Group, with OMRAN as strategic partner.
Where is it?
On the Port Sultan Qaboos Waterfront in Muttrah.
How many homes are in Phase 1A?
169 homes in two towers.
What is the starting price?
Studios from about USD 174,000.
When is handover?
Targeted for the first half of 2029.
Are the homes furnished?
No, they are sold unfurnished.
Figures in this guide are based on information published by the developer and in the regional press, and are indicative only. Please confirm the details with a Lotus Invest advisor before you reserve.