Muscat real estate market — prices, rental yield and trend

• Average price: $2,841 / m²
• Gross rental yield: 5.75%
• Net rental yield: 5.58%
• Transaction cost: 6%
• Price basis: local-market average

Residential property in Muscat averages $2,841 per square metre. That makes it the 180th most expensive of the 264 markets in the set.

What a buyer pays in Muscat

The $2,841 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 6% of the price here. On a 100 m² apartment at the average price that is roughly $17,044 on top of the $284,059 purchase price. That is below the 9.6% median across the set, which shortens the time it takes for a purchase to break even. Against the Oman national average of $2,378, Muscat carries a 19.5% premium — the gap between this market and the country as a whole.

What it earns

A square metre lets for about $13.6 a month. Against a purchase price of $2,841 per square metre that is 5.8% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 102nd of 311 markets by gross yield. Rental income is taxed at 3%, which takes the yield down to 5.6% net. The 0.2-point difference between the gross and net figure is the part most listing sites leave out.

How the tax works. 3% — this is not an income tax but a municipal tax on rent, charged on the gross amount with no deductions; Oman has no personal income tax in 2026. It is therefore not comparable with other countries' income tax and is generally not creditable at home under tax treaties. Sources disagree on whether landlord or tenant bears it, and it should not be confused with the one-off lease registration fee (5% in Muscat). Royal Decree 56/2025 introduces a 5% personal income tax from 1 January 2028, but only on income above OMR 42,000 a year. Source: PwC Oman.

Who can buy in Muscat

Freehold only in Integrated Tourism Complexes (ITC). That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Muscat is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Muscat be compared with a country average or another city.

Sources: Numbeo Muscat · numbeo.com · api.ncsi.gov.om. Snapshot: 2026-10-17.