High-Performance Apartments across Muscat

Demand for 2BR layouts is driven by both young Omani families and expat professionals. Units within walking distance of retail corridors (like The Walk in Al Mouj) command 20% higher rents. These units offer the optimal balance of occupancy (lowest vacancy rates) and rental rate per square meter. In contrast, studios have higher turnover, while 3-bedroom units have a smaller tenant pool.

With Oman tourism strategy aiming for 11.7 million visitors by 2040, high-quality furnished apartments in ITCs are in chronic undersupply. The key is professional interior styling - bland furnished units underperform. Invest OMR 8,000-15,000 in resort-style furniture, quality bedding, fully equipped kitchen, and tasteful decor. Partner with professional property management companies who handle guest services, cleaning, and marketing. In waterfront developments like Al Mouj, well-furnished 2-bedroom apartments achieve OMR 80-120 per night with 60-70% annual occupancy.

Market data consistently shows 2-bedroom units as the investment sweet spot. They appeal to the broadest tenant demographic: young professional couples, small families, and sharers. Purchase prices in prime ITCs range OMR 120,000-200,000 making them accessible for first-time investors and qualifying for the OMR 200K Golden Visa threshold with a quality unit. Monthly rents of OMR 650-900 are affordable to mid-level expat professionals while delivering 7-9% yields to investors. By contrast, studios and 1-bedrooms have higher per-sqm yields but longer void periods and tenant turnover.

The choice depends on investment timeline and strategy. Established ITCs like Al Mouj and Muscat Hills offer immediate advantages: proven rental demand with 92%+ occupancy rates, completed amenities including retail and schools, active rental markets with established pricing, and maximum liquidity for future resale. New developments like later AIDA phases offer 15-20% launch discounts, flexible payment plans spreading costs over construction, unit selection advantages, and 20-30% capital appreciation potential. Balanced investors often acquire one completed unit generating immediate cash flow to partially fund one off-plan unit capturing appreciation.

The primary ongoing cost is service charges (also called strata fees or community fees) which cover security, common area maintenance, landscaping, pool/gym upkeep, and waste management. These range from OMR 0.30-0.80 per sqm monthly, so a 100 sqm apartment incurs OMR 30-80 monthly. Premium developments with extensive amenities charge at the higher end. For tenanted units, utilities (electricity, water, internet) run OMR 40-70 monthly and are typically paid by tenants, though landlords often cover municipal charges (OMR 10-15/month). Wise investors maintain a reserve fund of 1-2% of property value annually for major maintenance items.