ALMAR Residences and Vistal by Victoria Swarovski are the two new off-plan buildings on sale at Al Mouj Muscat. ALMAR is the lower-priced of the two: a one-bedroom apartment starts at OMR 101,853, the payment plan is lighter and the building is due in the second quarter of 2029. Vistal is on the beachfront, starts at OMR 140,000, offers more home types and more services, and is expected to complete in the fourth quarter of 2029.
Al Mouj has Integrated Tourism Complex status, so both are sold freehold to buyers of any nationality. Prices here are before 5% VAT and come from the developers' own lists: ALMAR's is dated 22 October 2026 and Vistal's was checked on 1 September 2026.
ALMAR vs Vistal at a glance
| ALMAR Residences by Aurelian | Vistal by Victoria Swarovski | |
|---|---|---|
| Developer | Aurelian Development | LEO Developments |
| Position in Al Mouj | Marina district, western edge | Waterfront, beside the voco Muscat Al Mouj hotel |
| Homes | 176 in one building | 213 across five collections and 38 layouts |
| One bedroom from | OMR 101,853 (indicative plan of 72 sq m) | OMR 140,000 (plans of about 57 to 75 sq m) |
| Two bedrooms from | OMR 164,967 (indicative plan of 116 sq m) | OMR 235,000 (plans of 103 to 123 sq m) |
| Larger homes | Three bedrooms from OMR 335,172. Sunset House garden duplexes from OMR 459,103. Penthouses on request | Ocean Duplexes from OMR 645,000. Beach Chalets and Sky Villas on request |
| Payment plan | 10% on signing, six payments of 9%, 36% on handover | 20% on signing, 65% in stages, 15% on completion |
| Completion | Scheduled for Q2 2029 | Expected in Q4 2029 |
Add 5% VAT to these prices. They move as homes are reserved. Areas are internal.
Where each one sits
ALMAR Residences is in the marina district on the western edge of the community. By the developer's estimates the community beach is 50 to 100 metres away, the marina about 400 metres and The Walk about 600 metres.
Vistal is on the waterfront at the eastern end of the marina area, next to the voco hotel, with private beach access planned.
The advantage they share is the neighbourhood: the marina, The Walk, the golf course and the hotels at Al Mouj Muscat are already open. For existing homes there, Savills put the average rent for a two-bedroom apartment at OMR 710 a month in the first quarter of 2026.
The homes
ALMAR's 176 homes break down as 62 with one bedroom, 61 with two, 27 with two bedrooms and a study, 12 with three, plus 10 Sunset House garden duplexes and 4 penthouses. Sixty-eight of the 176 homes have a direct or partial sea view and 20 have a private garden.
Vistal is organised as five collections: one-bedroom apartments of about 57 to 75 sq m, two-bedroom apartments of 103 to 123 sq m, two- and three-bedroom Beach Chalets of 128 to 184 sq m at garden level, three- and four-bedroom Ocean Duplexes of 194 to 270 sq m, and three-bedroom Sky Villa penthouses of 238 to 262 sq m. Terraces, gardens and private pools are extra and vary by layout.
Neither building gives every home a sea view, and Vistal's unit schedule quotes total area, which can include terraces or gardens. Ask both developers for the internal area and outlook of the exact unit.
Prices and payment plans
ALMAR has the lower entry price for both one- and two-bedroom apartments. Pay 100% upfront and selected one-bedroom homes are listed from OMR 99,131.
The payment plans have different shapes. ALMAR asks for 10% on signing, then six payments of 9% tied to construction milestones, estimated to run from the second quarter of 2027 to the fourth quarter of 2028, and 36% at handover. Vistal asks for 20% on signing, 65% in stages between November 2026 and January 2029, and 15% on completion.
In practice Vistal needs more of your money sooner, while ALMAR leaves a larger balance to find in 2029, from savings or a mortgage. The payment plan calculator shows both schedules against a price.
Add 5% VAT to either list price: Vistal's schedule shows OMR 147,000 including VAT for its OMR 140,000 apartment. Foreign buyers also pay a 3% transfer fee when the title is registered. Neither record gives a service charge figure, so ask for the building service charge and the Al Mouj community fees in writing.
The developers
Aurelian Development is based in Muscat and both develops and builds. Al Mouj Muscat, the community's master developer, announced a sub-development agreement with it for ALMAR in May 2026. Your contract is with Aurelian, not with Al Mouj Muscat. The architect is Northstar, a Norway-based studio. ALMAR is Aurelian's first launch in Oman: the earlier projects its team points to were delivered by team members in previous roles, in other markets, not under the Aurelian name.
LEO Developments says its group was founded in 2004 and set up in Oman in 2025. Its company profile describes a presence in Germany and Spain, with 2,500-plus units handed over and more than 220,000 sq m built. Those are group figures, not an Omani delivery record.
Victoria Swarovski is Vistal's named design collaborator, which shows in crystal-inspired interiors and lighting. It is a design collaboration, not a hotel operating agreement.
Facilities and services
ALMAR plans three pools, landscaped gardens, a gym, a yoga room, a residents' lounge and an indoor children's area. Vistal plans private beach access, pools, a gym, a spa and children's areas, plus reception, concierge, valet, housekeeping and laundry. More services usually mean a higher running cost, so check the charge for each optional service.
Residency
Golden Residency starts from OMR 200,000 for a completed home in an Integrated Tourism Complex with a title deed issued. It lasts 10 years and is renewable. Neither building will be complete before 2029, so until a unit is registered an off-plan buyer relies on the renewable property visa of 6 to 12 months.
On list prices, ALMAR's one- and two-bedroom apartments start below OMR 200,000 and its two-bedroom homes with a study start above it. Vistal's two-bedroom apartments start above it. Owners of a registered unit can apply for Property Owner Residency. The residency checker matches a purchase to a route.
Which suits which buyer
ALMAR suits a buyer who wants the lowest entry price at Al Mouj, a smaller first payment and a family-oriented building with gardens. Vistal suits a buyer who puts the beachfront first, wants hotel-style services and a wider range of large homes, and accepts a higher price with more paid during construction.
Both are off-plan, and work on ALMAR is not due to begin until early 2027. Property values and rents can fall as well as rise, and off-plan projects can be delayed. Our off-plan guide explains the protections and the gaps.
The bottom line
- ALMAR starts at OMR 101,853 and Vistal at OMR 140,000 for one bedroom, both before 5% VAT.
- ALMAR's plan is 10/54/36 with completion scheduled for Q2 2029. Vistal's is 20/65/15, expected Q4 2029.
- Both are freehold for any nationality, as Al Mouj has Integrated Tourism Complex status.
- Vistal is beachfront with hotel-style services. ALMAR is in the marina district with a lower entry price.
- ALMAR is Aurelian's first Oman launch and LEO set up in Oman in 2025. Ask both for the service charge in writing.
What to check before you reserve
- The current price and availability of the exact unit, since both lists are dated.
- Internal area, outdoor area and view for that unit number.
- Service charge and community fees.
- The handover date and delay terms in the sale and purchase agreement.
- How the two compare with other projects, using the comparison tool and the price table.
Frequently asked questions
Which is cheaper, ALMAR Residences or Vistal?
ALMAR. One-bedroom homes start at OMR 101,853 against OMR 140,000 at Vistal, and two-bedroom homes at OMR 164,967 against OMR 235,000, all before VAT, on lists dated September and October 2026.
When will ALMAR and Vistal be finished?
ALMAR is scheduled to complete in the second quarter of 2029, with construction starting in early 2027. Vistal is expected to complete in the fourth quarter of 2029. Only the dates in your signed contract are binding.
Is Vistal a Swarovski hotel residence?
No. Victoria Swarovski is the named design collaborator for the interiors. There is no hotel operating agreement.
