GRIP: 19Feb2026 Oman 2026 – The Projects Putting a “Quiet” Market on the Map

Oman’s 2026 real estate story isn’t about frenzy; it’s about a steady step‑up in ambition. Vision 2040 is moving from PowerPoint to poured concrete, and you can now see it in a handful of headline projects that tell you where the country wants to be by the next decade. Near Muscat, The Sustainable City – Yiti is the flagship: a net‑zero community of villas, apartments, hotels and urban farming that aims to house around 10,000 people with solar power, recycled water and a design that can, in some cases, wipe out residents’ energy bills.

It is Oman’s clearest statement that “green” is not just branding; it is a product, a lifestyle and an investment thesis.Further inland, Sultan Haitham City shows you what “smart city” actually means on the ground. Planned for about 20,000 homes across 19 neighbourhoods, its first phase runs through 2030, and early sub‑projects like Hay Al Wafa – roughly 347 units of townhouses, villas and apartments – are now in active sales and under close government supervision.

For coastal, income‑oriented investors, Al Mouj Muscat remains the benchmark. Phase 2 of Azura Beach Residences alone brings more than 300 new apartments and chalets onto one of the Gulf’s most established integrated communities, sitting alongside marinas, golf, schools and retail.

And new entrants are not waiting on the sidelines: Egypt’s Al Ahly Sabbour has just broken ground on Wadi Zaha, the first of three planned integrated neighbourhoods in Sultan Haitham City, backed by over OMR 100 million in investment and already past its 2025 sales targets.Around this spine of big‑ticket schemes, a cluster of premium mid‑rise projects is quietly giving Muscat more depth. La Vie Residences near Muscat Hills offers low‑rise sea‑view apartments and villas with access to golf, long pools and wellness‑style amenities – very much an ITC play for expats and global buyers who want ownership plus lifestyle. Other coastal complexes such as Solaris and Asma Residence follow a similar template: modern, sea‑facing apartments pitched at buyers who want both personal use and rental yield.

Muscat Bay and its Marriott‑branded residences add an international flag to the integrated tourism mix, while future mega‑projects like Al Khuwair Downtown and New City Salalah sketch out where the next decade of urban growth will likely land.

For GRIP readers, Oman’s 2026 project map says three things.

First, this is no longer just a “cheap yield” story; it is slowly becoming a quality and positioning story, with net‑zero, smart‑city and integrated tourism labels starting to matter.

Second, foreign‑friendly rules in designated areas, relatively low holding costs and mid‑single‑digit mortgage rates give both cash buyers and sensible leverage a workable runway.

Third, the signal‑to‑noise ratio is still unusually good: a handful of genuinely strategic projects, backed by credible sponsors and policy, rather than a scatter of speculative towers.

If you want Gulf exposure with calmer cycles, real yield and a chance to be early to a narrative that is only just getting international airtime, Oman’s 2026 project pipeline is worth more than a passing look.