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DLD · MEDIAN 12M TO OCT 2026
Residential BuildingAl Mouj, Muscat, OmanOMR 5,500,000 asking

Income-Producing Residential Building — Al Mouj, Muscat, Oman

An income-producing residential building at Al Mouj in Muscat, Oman: 46 units, stated income of OMR 300,000 a year, asking OMR 5,500,000. GCC nationals only.

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Asking priceOMR 5,500,000Omani rials, not dirhams. The seller's asking price for the whole building
Stated incomeOMR 300,000 a yearOMR 25,000 a month, as stated by the seller. Not income Mitchell's has verified — we hold no rent roll
Built-up areaApprox. 10,600 sq mOn a plot of approximately 1,300 sq m, as stated in the seller's proposal
Units4620 one-bedroom, 20 two-bedroom and six office, penthouse and cafe spaces, with 65 parking spaces
OwnershipGCC nationals onlyPer the seller's terms. Whether a particular buyer qualifies is a question for their own lawyer

Overview

The opportunity

Ownership is restricted to GCC nationals. That restriction reaches us with the seller's terms, as do the figures below. Mitchell's asserts no legal basis for it, names no qualifying countries and describes no structure by which a buyer outside that group might participate; whether a particular buyer qualifies is a question for their own lawyer.

The asset is a residential building at Al Mouj in Muscat, Oman, stated to be about three years old and let. It stands on a plot of approximately 1,300 square metres with a built-up area of approximately 10,600 square metres, runs to six floors over two basement parking levels, and holds 46 units and 65 parking spaces. The seller states the income at OMR 300,000 a year and asks OMR 5,500,000 — Omani rials, not dirhams, and the only currency quoted on this page. Oman sits outside every dataset this site is built on: there is no Dubai Land Department equivalent against which an Omani figure can be checked, so every figure below is the seller's, stated as his.

THE ASKING PRICE — OMR 5,500,000

The asking price is OMR 5,500,000 in Omani rials for the whole building in one line. It is the price the seller is asking, not a price anything has traded at.

No dirham equivalent is published. A conversion is only as sound as the rate it was taken at and the day it was taken on, and a rate printed onto a page that does not change is a figure that goes wrong by itself. If you are pricing this in another currency, contact us and we will run it against the rate you are actually using.

Key information

The asset, the income & the terms

Location
Al Mouj, Muscat, Oman
What is offered
A whole income-producing residential building, in one line
Age
Approximately three years old, as stated by the seller
Plot area
Approximately 1,300 square metres
Built-up area
Approximately 10,600 square metres
Configuration
Six floors over two basement parking levels, with a cafe on the roof
Units
46 — 20 one-bedroom, 20 two-bedroom, and six office, penthouse and cafe spaces
Parking
65 spaces — 40 underground, 25 external
Stated income
OMR 25,000 a month, OMR 300,000 a year, as stated by the seller
Asking price
OMR 5,500,000
Ownership
Restricted to GCC nationals, per the seller's terms
Currency
Omani rials. No dirham equivalent is published — see the note under Sources

Every figure in this table is taken from the seller's written proposal.

UNIT MIX

46 units listed

Share of the 46 units listed in Income-Producing Residential Building — Al Mouj, Muscat, Oman’s published unit mix. Percentages are calculated from the counts in the table below and are not a statement about availability.

  • One-bedroom apartment2043%
  • Two-bedroom apartment2043%
  • Office, penthouse and cafe spaces613%

46 units in total, per the seller's schedule, within a stated built-up area of approximately 10,600 square metres. The six non-apartment spaces are given by the seller as office, penthouse and cafe accommodation and are not broken down further in the material supplied to Mitchell's. For the unit-by-unit schedule, please contact us.

THE STATED INCOME — OMR 300,000 A YEAR

The seller states the income at OMR 25,000 a month, or OMR 300,000 a year, on an asking price of OMR 5,500,000 for the building in one line. Both figures are his, taken from his written proposal.

Two things have to be said about that income plainly, because they are what it does and does not carry:

  • It is rent, before what the building costs to own. Operating costs, maintenance, vacancy, management and finance all fall between OMR 300,000 of rent and what an owner keeps.
  • The income is stated, not verified. Oman is outside every dataset this site can check a rent roll or occupancy record against.

The rent roll, the unit schedule and the operating costs are the three documents a buyer underwrites this building on. Please contact us and we will request all three from the seller.

THE SELLER'S PROJECTIONS, AND WHY THEY ARE NOT OURS

The seller projects income of OMR 32,000 to OMR 38,000 a month — OMR 384,000 to OMR 456,000 a year — against the OMR 300,000 a year he states the building produces today. That projection is his. He also puts a post-optimisation value of OMR 6.0 million to OMR 6.5 million on the building, and that too is his figure.

Mitchell's publishes no valuation of this asset and endorses neither number. A valuation on this site is always expressed as a range built on sourced capitalisation rates, and there is no Omani cap-rate source in anything we hold.

What is worth asking the seller — and what we will ask with you — is the specific question underneath his projection: which units are under-let, by how much, on what lease expiries, and what has to be spent to reach the rents he is projecting. That answer is a rent roll and a schedule of expiries, not a percentage.

THE UNITS, THE PARKING AND THE ROOF

The seller's schedule gives 46 units: 20 one-bedroom apartments, 20 two-bedroom apartments, and six office, penthouse and cafe spaces. The apartment mix is an even split between one- and two-bedroom units, which is the mix that most directly governs the tenant base and the turnover in a building of this size.

Parking runs to 65 spaces, 40 of them underground and 25 external, across two basement levels beneath six floors. There is a cafe on the roof.

The six non-apartment spaces are given only as office, penthouse and cafe accommodation and are not broken down further in the material supplied to Mitchell's, so nothing is said here about their areas, their rents or their lease terms. For the unit-by-unit schedule and the current letting position on each, please contact us.

Location

Location — Al Mouj, Muscat, Oman

Al Mouj, Muscat, Oman

Location

Income-Producing Residential Building — Al Mouj, Muscat, Oman — Al Mouj, Muscat, Oman

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In depth

In depth

Detail, in the order it was written

AL MOUJ — THE SETTING

Al Mouj is an established waterfront community in Muscat. The building is stated to be about three years old, which puts it among the newer standing stock there rather than among the original phases.

Every market figure on this site is drawn from the Dubai Land Department record, and that record stops at the UAE border, so this page carries no rental comparable, yield benchmark or price index for Al Mouj. Where this page states something about the building's position in its market, it is the seller saying it.

The map on this page is drawn from the place line "Al Mouj, Muscat, Oman" — a named place, not a measured pin, because no coordinates have been supplied and none has been invented. For the exact position of the building within the community, ask us and we will obtain it.

WHO CAN BUY, AND WHAT MUST BE CHECKED

Ownership is restricted to GCC nationals, per the seller's terms. Mitchell's states that restriction and nothing beyond it: no legal basis, no list of qualifying countries, and no structure or route by which a buyer outside that group might participate. Whether a particular buyer qualifies is a question for their own lawyer, taken on the seller's actual contract documents rather than on this page.

Beyond eligibility, the buyer's own due diligence on this asset covers, at least: title to the building and the plot; the registered plot and built-up areas against the approximately 1,300 and 10,600 square metres stated; the rent roll, the tenancy schedule and the occupancy position behind the stated OMR 300,000; the operating costs and service charges; and the completion and compliance approvals on a building of this age.

For the rent roll, the unit schedule and the operating costs, please contact us and we will assemble the document set with the seller.

Got questions?

Get Answers!
Questions

Common questions

Who can buy this building?

Ownership is restricted to GCC nationals. That restriction reaches us with the seller's terms for this asset, and it is the first thing on this page because it decides whether a reader can transact at all.

Mitchell's asserts no legal basis for the restriction, names no qualifying countries and describes no structure by which a buyer outside that group might participate — we have no source for any of that. Whether a particular buyer qualifies is a question for their own lawyer, on the seller's actual contract documents. Contact us and we will put the seller's terms in front of you in writing.

The seller projects a higher income. Is that Mitchell's figure?

No. The seller projects income of OMR 32,000 to OMR 38,000 a month — OMR 384,000 to OMR 456,000 a year — against the OMR 300,000 a year he states the building produces today. The projection of the higher income is his.

The seller also puts a post-optimisation value of OMR 6.0 million to OMR 6.5 million on the building. That is his figure and not our valuation — Mitchell's publishes no valuation of this asset. What would have to happen to the rent roll to reach his projection is the question to put to him, and we will put it with you.

What is in the building?

The seller's schedule gives 46 units: 20 one-bedroom apartments, 20 two-bedroom apartments, and six office, penthouse and cafe spaces. There are 65 parking spaces — 40 underground and 25 external — across six floors over two basement parking levels, with a cafe on the roof.

The building is stated to be about three years old and let. For the unit-by-unit schedule and the current letting position, please contact us.

How does this differ from a Dubai purchase on this site?

Every other asset Mitchell's publishes sits inside the Dubai Land Department's record, so a price, a building and a rental position can be checked against a government register. Oman has no equivalent in anything we hold, so nothing on this page is anchored that way.

That is why the income is described as stated rather than measured, and why every figure on this page is the seller's, attributed to him. We will introduce you, assemble the document set and sit on your side of the table through it — contact us to start that.

Small print

Sources & provenance

Every figure on this page is traceable

SOURCES

  • The seller's written proposal for the asset, supplied to Mitchell's and published on this site on 15 September 2026. Every figure on this page — plot and built-up area, age, configuration, the 46 units and 65 parking spaces, the OMR 25,000 monthly and OMR 300,000 annual income, the OMR 5,500,000 asking price, the OMR 32,000 to OMR 38,000 projection and the OMR 6.0 million to OMR 6.5 million post-optimisation value — comes from that document and is the seller's statement.
  • No government or register source is cited, because none exists in anything this site holds. Oman is outside every dataset Mitchell's maintains; the Dubai Land Department record that anchors the rest of this site has no Omani equivalent here.
  • Currency. All figures are in Omani rials (OMR). No dirham equivalent is published: a conversion requires a rate and the date it was taken, and neither would stay correct on a page that does not change.
  • This page is not legal, tax or investment advice, and it is not a valuation. Contact us and we will put you in front of the seller's documents.

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