Overview
The Sustainable District is the residential villa neighbourhood of The Sustainable City – Yiti, the net-zero-focused community on the Muscat coast. It brings together more than 300 villas in a car-free, solar-powered setting where children can walk and cycle safely to parks, pools and play areas.
Every villa has a smart home system, a private garden and access to a community pool. Homes are designed for energy efficiency, and the community’s renewable energy, recycled water and green design are intended to cut running costs as well as environmental impact. Owners pay no annual service fees, a distinctive feature of The Sustainable City model.
Villas are split between the West District, with Courtyard Villas, and the East District, with larger Garden Villas.
Key facts at a glance
| Developer | Diamond Developers with OMRAN |
| Location | The Sustainable City – Yiti, Muscat |
| Homes | More than 300 villas |
| Villa types | 3 and 4-bedroom Courtyard Villas, 4-bedroom Garden Villas |
| Built-up areas | About 256 m² to 459 m² |
| Features | Smart home, private garden, community pool access |
| Service fees | No annual service fees |
| Starting price | From USD 621,000 |
| Ownership | Freehold title deed for all nationalities |
The villas
Courtyard Villas in the West District are arranged around private courtyards that bring light and air into the home, with three-bedroom (about 256 m²) and four-bedroom (about 285 m²) types. Garden Villas in the East District are the largest homes, with four bedrooms and about 459 m² of built-up area set in generous gardens.
| Villa type | Size | District and price |
|---|---|---|
| 3-bedroom Courtyard Villa | 256 m² built-up | West District · From $621,000 |
| 4-bedroom Courtyard Villa | 285 m² built-up | West District · On request |
| 4-bedroom Garden Villa | 459 m² built-up | East District · On request |
Prices exclude 5% VAT and registration fees. We confirm the live price list and availability for each district.
Amenities and lifestyle
- Car-free streets Safe residential areas for families.
- Solar power Renewable energy for the community.
- Smart homes A smart home system in every villa.
- Private gardens Each villa has its own garden.
- Community pools Shared pools within the neighbourhood.
- No service fees No annual service charges for owners.
- Beach The Yiti beachfront nearby.
- Equestrian club A riding club and horse track.
- Sports Jogging and cycling tracks.
- Plaza Shops, cafés and restaurants at The Plaza.
Location
| Nearby | Approx. drive |
|---|---|
| Yiti beach | Within the community |
| Muscat Bay | About 10 minutes |
| AIDA and the Trump golf course | About 10 minutes |
| Al Bustan and Qantab | About 20 minutes |
| Qurum and central Muscat (about 30 km) | About 30–35 minutes |
| Muscat International Airport | About 45 minutes |
About The Sustainable City – Yiti
The Sustainable City – Yiti is a net-zero-focused community on the coast of Muscat, about 30 km from the city centre, overlooking the Gulf of Oman with the Hajar Mountains behind. It is the first phase of the wider Yiti Integrated Tourism Development master plan and is being built by Diamond Developers – the company behind The Sustainable City in Dubai – together with OMRAN, Oman’s tourism development company, with an investment of close to USD 1 billion on about 1 million m² of land.
The plan includes 1,657 homes, among them around 300 eco-friendly villas, a 197-room neighbourhood hotel, a five-star resort with 170 rooms and 132 luxury serviced residences, a plaza of shops, restaurants and cafés, beach access, sports facilities with jogging and cycling tracks, and an equestrian club with a horse track.
Sustainability runs through the design: energy comes from renewable sources such as solar panels and biogas, water and waste are recycled for irrigation, residential areas are car-free, and mobility relies on electric vehicles, shuttles and charging stations. The developers aim for net zero carbon by 2040, and the full handover of the city has been reported as on track for completion by the end of 2026.
How buying works
Villas are sold by the developer with payment plans set out in the sale agreement. 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
The Sustainable City – Yiti is part of a licensed Integrated Tourism Complex, so buyers of any nationality can own their home freehold, with the title deed registered in their own name. Owners can live in the home, rent it out, 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 from time to time, so we confirm the current requirements.
Allow for 5% VAT on new homes bought from the developer and the land registration fee at transfer. Oman has no annual property tax and no capital gains tax on property.
Who it suits
- Families who want a safe, car-free neighbourhood
- Buyers who value sustainability and lower running costs
- Buyers who want a villa with a private garden near the beach
- Buyers looking for a freehold villa that supports Omani residency
Frequently asked questions
How many villas are there?
More than 300 villas in the West and East Districts.
What is the starting price?
From about USD 621,000 for a three-bedroom Courtyard Villa, excluding VAT.
Are there service fees?
No. Owners pay no annual service fees.
Is the neighbourhood car-free?
Yes. Residential streets are car-free, with electric mobility inside the community.
Can foreigners buy?
Yes. The Sustainable City – Yiti is part of 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 the developers and in the regional press, and are indicative only. Please confirm the details with a Lotus Invest advisor before you reserve.
