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DLD · MEDIAN 12M TO SEP 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, a derived 5.45% gross.

Register investor interest
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
Gross yield5.45%Our arithmetic: OMR 300,000 on OMR 5,500,000. Gross, before operating costs, maintenance, vacancy, management and finance
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, and title, income, occupancy and approvals are matters for the buyer's own due diligence.

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.

On the seller's stated built-up area of approximately 10,600 square metres, that is approximately OMR 519 per square metre. Built-up area is the basis Mitchell's quotes a rate on, and the basis is stated here because a rate quoted on a plot area or on a net lettable area would be a different number describing the same building. Across 46 units it is approximately OMR 119,600 per unit — arithmetic on the block price rather than an asking price for any individual unit, since the building is offered whole and the units are not separately priced to us.

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
Gross yield
5.45% — our arithmetic on the two figures above, before costs
Rate on built-up area
Approximately OMR 519 per square metre — our arithmetic, on the seller's stated built-up area
Ownership
Restricted to GCC nationals, per the seller's terms
Currency
Omani rials. No dirham equivalent is published — see the note under Sources

Every row except the three marked as our arithmetic is taken from the seller's written proposal. None of it has been verified by Mitchell's against an Omani land, rental or corporate record, and no such record is held by this site.

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 INCOME AND THE YIELD — 5.45% GROSS, DERIVED

The seller states the income at OMR 25,000 a month, or OMR 300,000 a year. Against the OMR 5,500,000 asking price that is a gross yield of 5.45%, and that figure is our own arithmetic on his two numbers rather than a figure he quotes.

Three things have to be said about it plainly, because they are what the number does and does not carry:

  • It is gross. It is before operating costs, maintenance, vacancy, management and finance. Every one of those falls between OMR 300,000 of rent and what an owner keeps.
  • The income is stated, not verified. Mitchell's holds no rent roll, no tenancy schedule and no occupancy record for this building, and Oman is outside every dataset this site can check one against.
  • A net yield cannot be published, because the operating costs have not been supplied to us. Net cannot be computed from what we hold, and it will not be estimated here.

The rent roll, the unit schedule and the operating costs are the three documents that turn 5.45% gross into a net figure a buyer can act 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 — which on the same OMR 5,500,000 asking price would be a gross 7.0% to 8.3%; the projection of higher income is his, and only the division is ours, shown so that his case can be read on the same basis as the 5.45% above. 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

Where the asset is located — 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

The rest of the brief

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.

Mitchell's publishes no rental comparables, no yield benchmark and no price index for Al Mouj or for anywhere else in Oman, because it holds none. Every market figure on this site is drawn from the Dubai Land Department record, and that record stops at the UAE border. 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. None of these has been verified by Mitchell's, and Oman is outside every register this site can check against.

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.

What is the yield, and whose figure is it?

5.45% gross, and it is our arithmetic rather than a figure the seller quotes: OMR 300,000 of income he states for the year, divided by the OMR 5,500,000 he is asking. It is a gross yield, before operating costs, maintenance, vacancy, management and finance, and the income under it is stated by the seller rather than verified by Mitchell's.

A net yield cannot be computed from what has been published to us, because the operating costs have not been. For the rent roll and the operating costs — the two documents that turn 5.45% gross into a net figure you can rely on — please contact us.

The seller projects 7.0% to 8.3%. Is that Mitchell's figure?

No. The seller projects income of OMR 32,000 to OMR 38,000 a month, which is OMR 384,000 to OMR 456,000 a year; on the same OMR 5,500,000 asking price that would be a gross 7.0% to 8.3%. The projection of higher income is his. Only the division is ours, and it is shown so the projection can be read on the same basis as the 5.45%.

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. Mitchell's has not inspected it and holds no occupancy schedule. For the unit-by-unit schedule and the current letting position, please contact us.

What does it work out at per square metre and per unit?

Approximately OMR 519 per square metre on the seller's stated built-up area of about 10,600 square metres, and approximately OMR 119,600 per unit across 46 units. Both are our arithmetic on the OMR 5,500,000 asking price, and built-up area is the basis Mitchell's quotes a rate on.

The per-unit figure is arithmetic on the whole-building price, not an asking price for any individual unit — the building is offered in one line and the units are not separately priced to us. For a per-unit position, contact us and we will ask the seller for one.

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, why the 5.45% is labelled as our own arithmetic on his figure, and why title, income, occupancy and approvals are all listed as the buyer's own due diligence. We will introduce you, assemble the document set and sit on your side of the table through it — contact us to start that.

Please note. The above is general information about how transactions work in Dubai, not legal, tax or financial advice, and it is not a recommendation to buy. Fee rates, tenure rules and residency requirements change, and your own position may differ. Take your own independent legal and tax advice before you commit to a purchase.

Small print

Sources, provenance & what is not published

Every figure on this page is traceable

WHAT THE SELLER HAS NOT PUBLISHED

The following have not been supplied to Mitchell's and are therefore stated nowhere on this page. Each is available to request, and we will request it with you:

  • The rent roll and tenancy schedule. OMR 25,000 a month is a single stated total; the unit-by-unit rents, the lease terms and the expiry profile behind it have not been supplied, and neither has the current occupancy.
  • Operating costs and service charges. This is why the 5.45% is published as gross and why no net yield appears anywhere on this page.
  • Title, and the registered plot and built-up areas. Approximately 1,300 square metres and approximately 10,600 square metres are the seller's figures, not registered ones.
  • A breakdown of the six non-apartment spaces — their areas, their uses in practice, their rents and their lease terms.
  • The completion and compliance approvals on a building stated to be about three years old.
  • The basis of the seller's projections. OMR 32,000 to OMR 38,000 a month and OMR 6.0 million to OMR 6.5 million are given as outcomes; what has to change, and what has to be spent, to reach them is not.
  • Photographs. We hold no image of this building, which is why this page carries none; a stock photograph of another building would not be a picture of it.

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 except the three identified below — 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.
  • Mitchell's own arithmetic, recomputed 15 September 2026, on the seller's figures. The 5.45% gross yield is OMR 300,000 divided by OMR 5,500,000. The approximately OMR 519 per square metre is OMR 5,500,000 divided by approximately 10,600 square metres of stated built-up area. The approximately OMR 119,600 per unit is OMR 5,500,000 divided by 46. The 7.0% to 8.3% range is the same division run on the seller's projected income — the projection is his, the division is ours.
  • 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. Nothing on this page has been checked against an Omani land, rental or corporate register.
  • 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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