The top 3 real estate projects in Muscat Yiti for foreigners 2026

Yiti area, on the southeastern coast of Muscat, has in recent years become one of the most prominent real estate destinations in the Sultanate of Oman. Its exceptional terrain, with the Hajar Mountains behind and the Gulf of Oman in front, has made it a prime location for major projects that cannot be matched elsewhere in the capital. In 2026, three projects in particular are attracting the attention of foreign investors in this area: Aida, Trump International Oman, and The Sustainable City Yiti, each offering a different investment and lifestyle model.

Why are foreign investors turning to Yiti now?

Yiti is not a randomly developed area; it is part of the integrated Yiti tourism masterplan being developed by the Oman Tourism Development Company – Omran Group. The project spans over 11 square kilometers, distributed between Yiti and Yankat, just 20 minutes from central Muscat. The masterplan aims to transform the area into a comprehensive tourism and residential destination, featuring hotels, entertainment facilities, gated residential communities, and commercial spaces, all in a unique natural environment.

What gives this area real investment momentum is that the projects offered are licensed for full foreign freehold ownership, supported by partnerships between Omran Group and international developers. This provides investors with comfort in terms of continuity and delivery guarantees. Demand for rentals in the area is driven by two growing segments: expatriates working in Muscat seeking resort-standard housing, and seasonal tourism, which is growing noticeably as projects are completed.

Best Real Estate Projects in Muscat Yiti for Foreigners

Here are the top 3 real estate projects in Muscat Yiti for foreigners in 2026 with freehold ownership:

1. Aida Yiti Project – Luxury Villas and Apartments on Muscat’s Mountains

Aida is part of the integrated Yiti tourism project, one of the largest urban development projects by Omran Group in Oman. It covers about 3.5 million square meters, distributed between Yiti and Yankat, with an investment volume of about USD 1.6 billion. It features 3,500 residential units, including villas, townhouses, and apartments, in addition to two hotels with a total of 450 rooms.  

What makes the Aida Project architecturally unique is its relationship with the natural terrain; many residential units, especially villas, are located on mountain slopes and nestled within the landscape, requiring the construction of hundreds of winding paths connecting them, making them a unique aesthetic feature. The project is situated at an elevation of 100 to 130 meters above the Oman Sea coast, a rare location that gives units panoramic views of the Oman Sea and Gulf of Oman unmatched by any other project in Muscat.

In terms of the implementation schedule, the first phase of Aida, related to core infrastructure, is set for completion by 2027. This means that investors entering now can reserve their units at pre-completion prices that will not be repeated after construction is finished and operations begin. 

Ownership type: Full freehold ownership for foreigners of all nationalities
Unit types: Apartments, villas, townhouses, suspended suites
Developer: Dar Global Real Estate

2. Trump International Project – Luxury Hotel Investment in Yiti

Trump International Project is an investment model combining actual property ownership and managed hotel returns. It is a multi-use resort with a cost of USD 500 million, centered around a luxury hotel with 140 rooms and an international-standard golf course, located on the mountain slopes of Yiti. 

Prices start from OMR 133,000, with delivery scheduled for Q4 2028. Expected rental yields range from 8% to 10% annually according to 2024 estimates, under a professional hotel management system by Trump Hotels.

A key feature of this investment model is that the owner receives regular rental income through the hotel management system without bearing the burden of leasing and maintenance directly. This model is especially suitable for foreign investors outside Oman who want a real return from afar. Buyers whose properties exceed OMR 250,000 can apply for a five-year renewable residency according to the Residency Authority regulations for 2025. 

Architectural highlights include unique suspended suites, the first of their kind in Oman, designed to hang above the coast with exceptional views, in addition to international golf club membership, wellness lounges, and dining and entertainment facilities, all under full hotel management. 

Ownership type: Full freehold ownership for foreigners of all nationalities, with the option to resell after paying 30% of the property value
Unit types: Apartments, hotel suites, hotel villas
Developer: Dar Global Real Estate

3. The Sustainable City Yiti – Green Community Model in Muscat

The Sustainable City Yiti is fundamentally different in its philosophy from other Yiti projects. It is designed to be the first community in Oman to achieve net-zero emissions by 2040, in line with the Paris Agreement and Oman Vision 2040. It covers one million square meters and is located 30 kilometers from central Muscat, with views of the Gulf of Oman.

The project includes 1,657 residential units: 300 eco-friendly villas, 1,225 plaza apartments, and 132 luxury hotel apartments managed by Nikki Beach International in The Ark project. The city relies entirely on renewable energy sources for all its facilities. The first sales phase is sold out, and the second phase is now available. 

In practical terms, the city's reliance on renewable energy means significantly lower energy bills compared to any conventional residential project, improving net rental yields for investors and reducing the actual cost of living for residents. The project includes bio-walls, greenhouses, and community gardens integrated into the community design. 

Ownership type: Full freehold ownership for foreigners of all nationalities
Unit types: Studios, one- to three-bedroom apartments, three- to four-bedroom villas
Developer: Diamond Developers in partnership with Omran Group

Comparison of Muscat Yiti Projects for Foreigners – Which Suits You?

Not every investor is looking for the same thing, and this is precisely what makes Yiti a comprehensive market, not an internally competing one.

If your priority is luxury and passive hotel returns: Trump International is the clearest choice, with a hotel management system that guarantees returns without operational burdens. It is suitable for investors who do not plan to reside permanently and want a self-managed investment.

If your priority is a private villa in an exceptional location: The villas of Aida project on the mountain slopes offer something unmatched by any other project in Muscat: absolute privacy and sea views from a 100-meter elevation. It is ideal for those seeking a second home with luxury resort standards or a uniquely located property with rapidly increasing value as the area is completed.

If your priority is sustainability and long-term community living: The Sustainable City Yiti is suitable for families and residents who put daily quality of life at the top of their priorities, with tangible economic benefits in energy costs.

Omani Residency Conditions in Yiti Muscat

All three projects are licensed for full foreign freehold ownership, meaning buyers are legally eligible to apply for property residency in the Sultanate of Oman according to the following categories:

• Two-year renewable residency: Granted upon purchasing a property in integrated tourism complexes (ITC) valued under OMR 200,000, such as units starting from OMR 133,000 in Trump or Aida.
• Golden Residency Program (Investor Visa – Silver Category): Grants a five-year renewable residency upon purchasing a property with a minimum value of OMR 250,000.
• Golden Residency Program (Investor Visa – First Category): Recently updated to grant a ten-year renewable residency upon purchasing a property in ITC valued at a minimum of OMR 200,000 as part of new investment incentives.

Given the starting price points in these projects, Trump International starts from OMR 133,000 and Aida offers options above the OMR 130,000 threshold, so many buyers fall within the residency-eligible range from the first unit. Residency includes the owner and immediate family members, does not require employment or a sponsor, and is renewed as long as the property remains in the owner's name.

Today, the Yiti area is at a true turning point. Projects are under construction and prices are still below their post-completion levels. The area is rapidly becoming the address for the best real estate projects in Muscat for foreigners for 2026 and beyond. This type of opportunity has a limited time frame; as infrastructure is completed and delivery dates approach, the pricing equation changes permanently.

Choosing between Aida, Trump International, and The Sustainable City requires understanding the differences in payment schedules, expected rental yields, and price trajectories for each project, and how all this fits with your situation as an investor and your specific goal.

That is why, at Imtilak Global, all our consultants have direct knowledge of each project and provide you with the differences between unit launch phases, remaining unit types, and available payment options in the market, with a clear comparison based on your budget and goal, whether you are seeking rental returns, residency, a second home, or a combination of all three.

We also offer you free online virtual tours of these projects with detailed explanations and financial comparisons, and arrange direct site visits to the projects. After purchase, our support includes following up on residency procedures, property management, and leasing, from your first inquiry until your investment yields its actual return. So if you are considering investing in Yiti and want a clear and honest picture of every available option, contact us directly.