Overview
Amara and Alaya are two of the three villa styles that make up Jinan Island, a private collection of 43 luxury villas on the last island of Al Mouj Muscat. The island is a residents-only neighbourhood, linked by a single road to the Ghadeer District and set between Al Mouj Marina and Al Mouj Golf.
The villas are arranged around a lake and a central parkland, with landscaped walkways and cycle paths and the beach a short walk away. The idea is to combine the privacy of an island with the convenience of living inside one of Muscat’s most established waterfront communities.
Alaya Villas are the largest homes on the island, overlooking the lake. Amara Villas are five-bedroom homes facing the central park. A third style, Ayana, offers six-bedroom lake-view homes over two floors. All are designed by Al Mouj Muscat as top-end family homes.
Key facts at a glance
| Developer | Al Mouj Muscat |
| Location | Jinan Island, Al Mouj Muscat, Al Seeb |
| Island total | 43 five and six-bedroom villas |
| Alaya Villas | 18 six-bedroom villas, about 906 m², three floors with a lift |
| Ayana Villas | 8 six-bedroom villas, over 606 m², two floors |
| Amara Villas | 17 five-bedroom villas, over 455 m² |
| Setting | Around a private lake and central parkland |
| Price | On request |
| Ownership | Freehold title deed for all nationalities |
The villas
Alaya Villas are built over three floors and include an internal lift, a top-floor penthouse suite, covered parking for up to four cars and a separate Zen Garden Suite overlooking the pool. They are among the largest homes available anywhere in Al Mouj.
Amara Villas offer five bedrooms across more than 455 m², with parking for up to three cars and driver’s accommodation, and look out over the island’s central park.
Every villa on Jinan Island shares a high specification: grand entrances, floor-to-ceiling windows, open-plan living areas, walk-in wardrobes, guest suites, a home office, spa-style en-suite bathrooms, a private swimming pool, a garage, two kitchens and staff accommodation.
| Villa type | Size | Price |
|---|---|---|
| Alaya – 6-bedroom lake villa | About 906 m² | On request |
| Ayana – 6-bedroom lake villa | Over 606 m² | On request |
| Amara – 5-bedroom park villa | Over 455 m² | On request |
Villas on Jinan Island are released individually, and prices depend on the style, the plot and its position on the lake or park. We confirm availability and the current price for each villa on request.
Features and amenities
Owners on Jinan Island enjoy private villa features and the facilities of Al Mouj around them:
- Private pool Every villa has its own swimming pool.
- Lift and penthouse suite Alaya Villas include a lift and a top-floor suite.
- Zen Garden Suite A separate garden suite overlooking the pool in Alaya Villas.
- Two kitchens A show kitchen and a working kitchen.
- Staff and driver quarters Dedicated accommodation for household staff.
- Covered parking Parking for three to four cars depending on the style.
- Lake and parkland Homes set around a lake and a central park.
- Walkways and cycleways Landscaped routes across the island.
- Beach nearby A short walk to the Al Mouj beach.
- Marina and golf Between Al Mouj Marina and Al Mouj Golf.
Location
Jinan Island is reached by a single road from the Ghadeer District of Al Mouj, which keeps through-traffic out and gives the island a quiet, private character.
| 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
Villas are sold directly by Al Mouj Muscat. The payment schedule and handover date are set out in the sale and purchase agreement for each villa, and we share them before you reserve. 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 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
- Large families who need five or six bedrooms and staff quarters
- Buyers looking for privacy in a residents-only island setting
- High-net-worth buyers who want a trophy home on a lake
- Buyers who want a freehold villa that supports Omani residency
Frequently asked questions
What is the difference between Amara and Alaya?
Alaya Villas are six-bedroom homes of about 906 m² over three floors, overlooking the lake. Amara Villas are five-bedroom homes of over 455 m² facing the central park.
How many villas are on Jinan Island?
43 villas in total: 18 Alaya, 8 Ayana and 17 Amara.
Can foreigners buy these villas?
Yes. Jinan Island is part of Al Mouj, an Integrated Tourism Complex, so all nationalities can buy freehold.
Do the villas have private pools?
Yes. Every villa on the island has its own pool.
What is the price?
Prices are on request because each villa is priced by style and plot. We confirm the current price for the villa you are interested in.
Is the island gated?
It is a residents-only neighbourhood within the gated Al Mouj community.
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 Omani press, and are indicative only. Prices, availability and terms change, so please confirm the details with a Lotus Invest advisor before you reserve.
