Overview
Zen Residences is the first project of Zen Development and Investment, launched on 6 March 2024 at Jumeirah Muscat Bay under the patronage of the Minister of Housing and Urban Planning. It is a gated community of five buildings inside Muscat Bay, designed to blend into the valley’s landscape of mountains, lagoon and sea.
The developer built the project around three priorities: sustainability, architecture and community well-being. Apartments are calm and bright, and the lofts – double-height homes with a distinctive layout – give the project its own character within Muscat Bay.
Sales have moved quickly. In January 2026 Muscat Bay said that Zen, launched in 2024, was about 90% sold and would begin handing over units during the year. Buyers today are choosing from the remaining developer stock and early resales.
Key facts at a glance
| Developer | Zen Development and Investment |
| Launch | March 2024 |
| Location | Gated community within Muscat Bay |
| Buildings | Five |
| Homes | About 80 apartments and lofts |
| Unit types | 2 and 3-bedroom apartments and lofts (studios and 1-bedroom in the original mix) |
| Starting price | From USD 359,000 |
| Handover | Quoted between late 2026 and 2027 |
| Ownership | Freehold title deed for all nationalities |
The residences
The current availability focuses on two-bedroom apartments and lofts, three-bedroom apartments and large lofts. The lofts are the signature product: their double-height spaces and mezzanine levels create a sense of volume that is unusual in Muscat apartments.
| Residence type | Size | Price |
|---|---|---|
| 2-bedroom apartment | 128–138 m² | $359,000 – $380,000 |
| 2-bedroom loft | 132–142 m² | $429,000 – $450,000 |
| 3-bedroom apartment | About 170 m² | $476,000 |
| Large loft | About 171 m² | $494,000 – $515,000 |
These prices are sample listings from September 2026 and exclude VAT and registration fees. We confirm live availability before you reserve.
Amenities and lifestyle
- Infinity pool An infinity pool with views over Muscat Bay.
- Zen garden A landscaped garden for quiet relaxation.
- Outdoor gym Fitness equipment in the open air.
- Running track A track looping through the community.
- BBQ area Outdoor barbecue space for residents.
- Kids’ play area A safe play zone for children.
- Gated community Private, controlled access.
- Beach The Muscat Bay beaches close by.
- Jumeirah Muscat Bay Hotel restaurants and services.
- Village green Shops, cafés and pools in Bay Village.
Location
| Nearby | Approx. drive |
|---|---|
| Jumeirah Muscat Bay and the beach | Inside the community |
| Shangri-La Barr Al Jissah | About 10 minutes |
| Al Bustan and Qantab | About 15 minutes |
| Muttrah Corniche and Souq | About 20–25 minutes |
| Qurum and downtown Muscat | About 20–25 minutes |
| Muscat International Airport | About 40 minutes |
About Muscat Bay
Muscat Bay is a resort village set in a secluded valley on the Gulf of Oman, between the Al Hajar Mountains and the sea, about 20 minutes from downtown Muscat. Formerly known as Saraya Bandar Jissah, it is developed by OMRAN, Oman’s tourism development company, together with Saraya Holdings, on about 2.2 million m² of coastal land.
The community is deliberately low-density. It is organised into distinct neighbourhoods – Zaha by the parkland and lagoon, Nameer on the lagoon islands, Wajd on a private hill, and newer collections such as Zen and Luma – around a village green with shops, restaurants, pools, barbecue and children’s play areas. One of the largest man-made lagoons in Oman runs through the site.
At the heart of the destination is Jumeirah Muscat Bay, a five-star beachfront hotel operated by Jumeirah Group. Residents can join a residents’ club linked to the hotel, with club-priced dining and services, and enjoy the beaches, mountains and quiet coves that make this one of the most scenic corners of the capital. Muscat Bay was named Luxury Residential Development of the Year for Oman at the Real Estate Asia Awards 2024.
How buying works
Remaining units are sold by the developer with a payment plan linked to construction and handover, while early resales are sold by their owners. We confirm which route applies to each unit. The usual steps for a developer unit 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
Muscat Bay is a licensed Integrated Tourism Complex (ITC), so buyers of any nationality can own their home freehold, 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 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 rather than the developer, and the rules change from time to time, so we confirm the current requirements before you commit.
On top of the price, allow for 5% VAT on new homes bought from the developer, the land registration fee at transfer and an annual community service charge. There is no annual property tax on freehold homes in Oman.
Who it suits
- Buyers who want a near-complete home with a short wait
- Buyers looking for a loft with a distinctive layout
- Investors seeking a holiday home near a five-star resort
- Buyers who value nature and a calm, low-density setting
Frequently asked questions
Who developed Zen Residences?
Zen Development and Investment, as its first project in Oman.
How many buildings and homes are there?
Five buildings with about 80 apartments and lofts.
What is a loft?
A double-height apartment with a mezzanine level, giving more volume and light.
When is handover?
Handover is quoted between late 2026 and 2027.
What does an apartment cost?
Two-bedroom apartments start from about USD 359,000 and large lofts reach about USD 515,000.
Can foreigners buy here?
Yes. Muscat Bay is 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 developer, Muscat Bay, sales listings and the press, and are indicative only. Please confirm the details with a Lotus Invest advisor before you reserve.
