The year the Gulf opened its doors.
Arrivals
Some keep time. We set it.
A single, dedicated senior team for everything property asks of you.
omniacapitalgroup.com/en/for-investors/private-office
This is an issue about arrivals. Since January, buyers from abroad can own in approved parts of Riyadh and Jeddah. In June, Qatar added the Simaisma coast to its freehold map. The British became the largest group of foreign buyers in Dubai, and over a decade Montenegro added millionaires faster than any other country.
We follow the people coming through those doors: what they ask of us, where they are looking, the homes worth their attention, the places they go when the work is done, and the world that meets them when they land.
The editors, Manchester
8
Riyadh, Dubai and the long view.
Three buyers we met this year, and what each asked of us.
34
Destinations, not units.
Why more buyers now choose the place first.
72
Before the market.
Inside the Private Office, and the homes it finds first.
OMNIA is published monthly by Omnia Capital Group. Prices are guide prices, correct at the time of going to press.
What we are seeing.
8Three buyers10Mutrah12Six stories14Four numbers
Where buyers are looking.
20The Kingdom opens22Riyadh addresses24Muscat, land first28Residency
The portfolio.
34Destinations, not units38Four ways into AIDA40The SAR 116m mansion44Our picks
Destinations.
52Six places to live54Tivat58Kolašin60The car makers
Our world.
72The Private Office74Your side of the table78The Omnia Network80Omnia & Sport
Section one
What our buyers are asking, and what arrived on our desk this month.
Riyadh, Dubai and the long view.
Three buyers, and what each asked of us.
1,500 homes for Mutrah.
A port frontage, and what it changes.
Six stories that moved the market.
Six stories, and our take on each.
Three kinds of buyer we meet, what each asks of us, and where they are looking.
Relocation
The brief A school, a garden, a short drive to the office, and a straight answer on what a foreign resident can own.
Where they look Finished compounds in north Riyadh: Al Narjis, Hittin, Al Malqa.
What we do One adviser finds the home, explains what a foreign resident can own there, and stays until the family is settled.
A second base
The brief A base outside the UK, and a residence permit that does not depend on living there.
Where they look Branded towers in Business Bay and Downtown; golf villas at Jumeirah Golf Estates.
What we do We plan the residency alongside the purchase: AED 2,000,000 brings a ten-year permit with no minimum stay.
The long view
The brief A place worth more in ten years, used now and then, and often residency with it.
Where they look Whole destinations, such as AIDA above the Gulf of Oman and Wadi Safar in Diriyah.
What we do We set out the plan, the phasing and the title, so the decision rests on the place.
Mutrah, at dusk.
Unveiled on 8 November for the port frontage at Mutrah, Muscat's old harbour: what it adds, and what it leaves as it was.
On the port frontage.
About 1,500 residential units on the Sultan Qaboos Port frontage, beside hotels and space for visitors.
Already on the water: Al Yazan.
Phase 1A brings 169 residences, studios to penthouses, for the first half of 2029.
Our take.
Mutrah's waterfront mix is shifting; the map of what buyers from abroad can own is not.
Six stories our desk followed through October and November, and what each means for someone buying or holding property there.
31 October · Saudi Arabia
The areas where non-Saudis may own were listed: named ranges in Riyadh, Jeddah, Makkah and Madinah, with the giga-project and special economic belts.
Our takeThe list is public now; your plot still has to sit inside the map.
30 October · Saudi Arabia
A 2% fee now applies when property is sold in four Saudi cities, on top of the 5% Real Estate Transaction Tax.
Our takeA cost on the sale side in the main cities, not a cut in the tax on buying.
5 November · Riyadh
Contracts of fifty years have opened on municipal land in Riyadh.
Our takeA long lease is a way to finance a project, not a substitute for freehold.
4 November · Saudi Arabia
Fees on undeveloped urban land must now be cleared before a vacant plot can change hands.
Our takeClearing the fee is now a hard gate on any deal for a vacant plot.
2 November · Muscat
Al Mouj Muscat began handing over 43 homes on Jinan Island, beside the marina district.
Our takeProof of delivery at Al Mouj; what buyers from abroad can own there is unchanged.
1 November · Oman
A memorandum was signed for 125 serviced beach residences on more than 200 metres of Gulf of Oman frontage.
Our takeAnother branded beach line on paper; the ownership map is unchanged.
76%
Abu Dhabi, in nine months.
Sales by value rose 76% to about USD 47 billion in the first nine months of 2026: 171.26 billion dirhams across 38,483 transactions.
70.7m
Across the Saudi borders.
Land crossings into and out of the Kingdom passed 70.7 million passengers in 2025. The King Fahd Causeway to Bahrain carried nearly half.
829,000
Square metres on the Alkhobar shore.
PIF launched a waterfront project of 829,000 m² in Alkhobar, with more than 4,000 homes, hotels and shops.
SAR 670m
Booked in Makkah.
Masar Corner opened with SAR 670 million of bookings across 541 units, from buyers of 51 nationalities.
The Gulf's property news, with our take.
Saudi Arabia, Oman, the UAE, Qatar and Montenegro, and what each story means for an owner.
omniacapitalgroup.com/en/newsdesk
Kingdom Holding's third-quarter update puts Jeddah Tower at level 120, about 482 metres, and on course to pass 500 metres by the end of the year.
Below it, the city is busy: around 30,500 homes changed hands in Jeddah in 2025, and gross residential yields run at about 7 to 8%.
Our takeA proof point for the Jeddah waterfront, not a change to who may own there.
Section two
Buyers are arriving in new places. The figures behind the move.
The Kingdom opens its doors.
Ten months of freehold for buyers from abroad.
Four Riyadh addresses worth the move.
Finished homes in the capital.
The price of a second home country.
Five countries, lowest threshold first.
Riyadh, from above.
Buyers from abroad have owned in approved zones of Saudi Arabia since 22 January. Ten months in, this is what we see.
The law, then the map.
The law on ownership by non-Saudis came into force on 22 January 2026. On 31 October the zones followed, in Riyadh, Jeddah, Makkah and Madinah.
Two in three.
Of 1,786 off-plan homes on the Riyadh price lists we analysed, 67% were sold or booked on 1 October.
Where enquiries go.
In October, Saudi Arabia took 65% of the enquiries we received that named a market.
Sadu
From SAR 1,919,000
Al Narjis, Riyadh
Sixty-four finished Salmani-style townhouses around a shared courtyard, with majlis rooms and clubs.
Derwaza
From SAR 2,000,000
Al Narjis, Riyadh
Seventy finished townhouses behind a sculptural gate, with glazed courtyards inside. The final two homes.
Rivan Villas
From SAR 2,769,000
Al Rafiah, Riyadh
Thirty-seven four-bedroom villas, each with a yard, a roof terrace and room for a lift.
Jazeel
From SAR 2,999,000
Al Sulaimaniyah, Riyadh
A finished compound of 144 villas, 3.1 km from Kingdom Centre; winner of the 2025 IRAA residential architecture award.
Guide prices, correct at the time of going to press.
+40.6%
Residential land in Muscat rose 40.6% in the year to the second quarter of 2026, faster than anything built on it.
The national residential price index rose 24.6% over the same year.
OMR 952m
Sale contracts in the first eight months of 2026 came to OMR 952.1 million, up 14.5% on the year.
Values are rising far faster than the number of deals, and more households are borrowing smaller sums: mortgage contracts rose 21.8% by number.
No. 1
In 2025 British buyers made up roughly 17% of foreign purchases in Dubai. By early 2026 they ranked first by nationality.
The reasons are close to home: the end of non-dom status, the golden visa and a tax gap London cannot close. In the first quarter, 72% of residential sales in Dubai were off-plan.
+124%
In the decade to 2024, Montenegro posted the fastest growth in resident millionaires of any country, in a nation of about 625,000 people.
It has used the euro since 2002. Since it joined SEPA in October 2025, the average euro transfer costs €6 rather than €73.
Five countries where a home can bring the right to live there. Lowest threshold first.
Montenegro
EUR 150,000
Assessed tax value, from 17 January 2026. A one-year renewable permit; after five years, permanent residence opens.
Qatar
QAR 730,000
A home in a designated area brings a renewable, self-sponsored residence permit. From QAR 3,650,000, permanent residency.
Oman
OMR 200,000
A ready unit in an Integrated Tourism Complex brings a renewable ten-year Golden Residency.
United Arab Emirates
AED 2,000,000
A ten-year renewable permit with no minimum stay. Living abroad does not void it.
Saudi Arabia
SAR 4,000,000
Premium Residency through a developed residential property, certified by an accredited valuer.
Thresholds as published at the time of going to press. Rules change; confirm the current position before applying. This is not legal, tax or financial advice.
Every life of consequence is written across more than one place.
Residency and relocation, planned alongside the home.
omniacapitalgroup.com/en/global-citizens
Our forecast for Qatar is flat values and softer rents, in a market tested by the regional war. Gross residential yields sit around 5.6%.
The map has widened all the same. Buyers from abroad can own freehold in ten designated areas, among them The Pearl, West Bay Lagoon and Lusail, and since June 2026 the Simaisma coast.
Section three
Where they might live: the newest homes in the collection.
Destinations, not units.
The place first, and the long view.
Four ways into AIDA.
Four ways into one destination.
Our picks.
Eight homes across the collection.
AIDA, above the Gulf of Oman.
More of the buyers we work with choose a place before a property: a whole destination, built by one master developer, and held for the long term.
The place, not the unit.
At destinations such as AIDA, above the Gulf of Oman, buyers invest in the vision of the whole: the plan, the hotels, the landscape, and the years it takes to mature.
Patient money.
They mean to hold. Steady capital growth as the place is built out matters more to them than yield or short lets.
A home, sometimes.
Most tell us they will use the home now and then, as a holiday or second home, sometimes let. The motive is the long term, and often residency.
Placemaking.
The largest developers now build whole destinations: homes, hotels, golf, marinas and the public spaces between them, phased over a decade or more.
A buyer who holds through that decade owns a share of what the place becomes. At Wadi Safar, the setting is the Diriyah giga-project, valued by PIF at about USD 63 billion.
Ten years.
In Oman, a ready unit worth OMR 200,000 in an Integrated Tourism Complex brings a renewable ten-year Golden Residency. For many of the buyers we speak to, residency is the first reason, not the last.
It is a different sum from a yield play. The question is not what the home earns in August, but what the place is worth in ten years.
Azure Oceanfront Villas
From OMR 1,505,700
AIDA, Yiti, Muscat
Nineteen villas of four and five bedrooms, 130 metres above the Gulf of Oman, with interiors by FENDI Casa. Completion December 2028.
Fairway Villas
From c. GBP 975,000
AIDA, Yiti, Muscat
Four and five-bedroom villas on the championship course, from 288 to 403 m². Completing December 2028.
Sunrise Haven Villas
From c. GBP 368,000
AIDA, Yiti, Muscat
Furnished three-bedroom villas beside the championship golf course, turned to the sea.
The Great Escape 2
From c. GBP 200,000
AIDA, Yiti, Muscat
The most accessible way into AIDA: apartments in two cliffside buildings, with golf membership. Completing September 2028.
Guide prices, correct at the time of going to press. Pictures are developers’ renders.
The entrance court. Developer's render.
Seven mansions with interiors by FENDI Casa, at Wadi Safar in Diriyah. The newest release in the collection.
Seven mansions.
Six and seven bedrooms, on plots from 2,035 to 4,623 m², with 2,192 to 4,406 m² built.
From SAR 52.8 million.
The six-bedroom homes start at SAR 52,848,000; the largest is guided from SAR 116,027,959.
Handover, 2029.
Selling now, with handover set for 31 December 2029, inside the Diriyah giga-project.
A room two storeys high.
The living room, with interiors by FENDI Casa. Developer's render.
ALMAR Residences
From OMR 101,853
Al Mouj, Muscat
176 apartments, garden residences and penthouses in the marina district, with curved terraces facing the sea. Completion Q2 2029.
Four Seasons Private Residences
From SAR 6,716,214
The Corniche, Jeddah
76 residences on the Red Sea, managed and serviced by Four Seasons, up to one six-bedroom penthouse on the 27th floor. Handover June 2027.
Vistal by Victoria Swarovski
From OMR 140,000
Al Mouj, Muscat
213 homes on the Al Mouj waterfront, one to four bedrooms. Completion Q4 2029. Price before VAT.
The Peaks at Luštica Bay
From c. GBP 675,000
Luštica Bay, Montenegro
Hillside homes above a Gary Player course. Botanika is the first collection of villas, townhouses and apartments.
Guide prices, correct at the time of going to press. Pictures are developers’ renders.
Wadi Zaha
From OMR 43,050
Sultan Haitham City, Muscat
Studios to four bedrooms in a new district designed by SOM; 760 homes in the first phase, first handovers in Q1 2028.
Nikki Beach Residences at The Arc
From OMR 423,883
Yiti, Muscat
132 homes in three buildings above the sea. One of them, Onda, carries the full Nikki Beach name.
Al Basateen Villas
From SAR 3,619,000
Al Muhammadiyah, Jeddah
Thirty-two three-bedroom villas of 404 m² in north Jeddah.
Padel Living Residences
From SAR 790,000
King Abdulaziz Road, Jeddah
One to four bedrooms, with padel courts on the roof for residents. Completion December 2030.
Guide prices, correct at the time of going to press. Pictures are developers’ renders.
The best introductions are made over a long lunch.
Considered places, good company, and an adviser who knows your name.
omniacapitalgroup.com
Earth-toned homes in Hittin, north Riyadh, 2.8 km from At-Turaif in Diriyah.
Prices are not yet published; the homes are ahead of release.
Section four
Where they go when the work is done.
Six places to live and invest.
And the fact that makes each worth a look.
From warships to superyachts.
A naval arsenal, then a marina.
The Alps, thirty years ago.
The Alps, thirty years ago.
The most inspiring destinations for relocation and investment this year, and the one fact that makes each worth a look.
Riyadh.
Freehold for buyers from abroad since January, in named zones. Two in three of the off-plan homes we analysed were sold or booked by October.
Muscat.
Residential land up 40.6% in a year, and a renewable ten-year Golden Residency from OMR 200,000.
Dubai.
Ten years of residency from AED 2,000,000 with no minimum stay. The British are now its largest foreign buyers.
Ras Al Khaimah.
About 28% cheaper than Dubai, with beaches, mountains and a close-knit community.
Montenegro.
The fastest growth in resident millionaires of any country over a decade, and residency from EUR 150,000.
Lusail and The Pearl.
Freehold in ten designated areas of Qatar, with gross residential yields around 5.6%.
Tivat.
For a century the best water in Tivat belonged to the navy. Then the shipyard closed, and the town turned to face the bay.
The Bay of Kotor is the Adriatic at its most enclosed, with mountains on every side.
The Buca summer residence, five hundred years old, and the Naval Heritage Collection sit a short walk from the marina promenades.
Knowing the story of a place changes the way you look at the view.
1889
From 1889 the Austro-Hungarian Empire made Tivat a naval arsenal, and built the Arsenal shipyard on its shore.
2007
In 2007 the Canadian businessman Peter Munk and a group of investors saw what the disused shipyard could become.
The marina passed to the Investment Corporation of Dubai in 2016.
Tivat Airport handled a record 1.12 million passengers in 2024. Europe is close.
The mountains above Kolašin.
In Kolašin, in Montenegro's mountains, a two-village ski resort is taking shape: one of the most interesting early addresses in Europe's mountains.
1,450 metres.
The resort sits at 1,450 metres, two hours from the coast at Tivat.
One hotel open.
As of mid-2026 one hotel, the Swissotel, is open. Most of the resort remains an early-stage plan.
From about EUR 250,000.
The Grand Chalet Hotel, a building of 116 apartments in the 1450 Nest village, is selling off-plan: freehold, ski-in and ski-out.
Da Vinci Tower on the Dubai Water Canal. Developer's render.
Car makers, jewellers and hotels now put their names on homes: fifteen of them, across twenty-five developments we list in four countries.
Pagani.
Pagani designed the interiors of the Da Vinci Tower, and a line of furniture, in marble, carbon fibre, leather and stained oak.
Mercedes-Benz.
A 71-storey tower in Downtown Dubai, reported as the first Mercedes-Benz branded residence. Its homes carry names such as the Pagoda Suite and the Gullwing penthouse.
The question.
The useful question is what the name is contracted to do, and for how long.
Bugatti.
Bugatti Residences, on the Dubai Canal in Business Bay, was unveiled in May 2023 as the first Bugatti-branded residence.
One detail came straight from the design brief: private car lifts to the Sky Mansion penthouses. From about AED 19.09 million.
The Astera.
In Ras Al Khaimah, The Astera carries interiors by Aston Martin: 260 homes, from AED 1,870,000, completing in December 2028.
Ras Al Khaimah runs about 28% cheaper than Dubai, with beaches, mountains and a close-knit community.
Mercedes-Benz Places
From AED 8.8m
Downtown Dubai
A 71-storey tower set against the Burj Khalifa: 150 homes of two to five bedrooms. Handover targeted for Q4 2026.
Burj Binghatti Jacob & Co
From AED 8,400,000
Business Bay, Dubai
A canal-front supertall designed with Jacob & Co: 299 homes of two to seven bedrooms, handover targeted for 2027.
Les Vagues by Elie Saab
From QAR 2,000,000
Qetaifan Island North, Lusail
Five sea-front towers with interiors by Elie Saab, one to three bedrooms. Completion Q4 2027.
Etoile by Elie Saab
From c. GBP 488,000
Sedra, Riyadh
A gated collection of 150 villas with interiors by Elie Saab Maison and Salmani architecture, in its final phase of delivery.
Guide prices, correct at the time of going to press. Pictures are developers’ renders.
Every place we work, on one chart.
The cities, coasts and mountains of our markets, drawn as one atlas.
omniacapitalgroup.com/en/atlas
Riyadh Air opened scheduled public service in June 2026. Manchester, where Omnia is based, was on its first summer list.
The national carrier began flying from Riyadh to London in October 2025, at first for staff and invited guests. For summer 2026 it built out around fifteen destinations, among them Dubai, Cairo, Madrid, Manchester, Paris, Mumbai and Bangkok, with a goal of one hundred by 2030.
In Oman, a USD 130 million deal signed in June 2026 will build an airport city around Muscat International.
Section five
Who meets them when they arrive, and why buyers choose to work with us.
The Private Office.
Homes before the market.
Your side of the table.
Everything we do, for the buyer alone.
From the paddock to the slope.
From the address into the arena.
Excellence starts with who you work with.
What makes Omnia good is not the size of the room. It is who is in it, how they were chosen, and whose side they are on.
Chosen, then trained.
Every adviser is chosen and trained by our senior leadership and briefed from one source of research. You meet the same standard whichever door you come in by.
On your side of the table.
We act for buyers and investors alone. We negotiate for you, put forward only what fits your brief, and set our candid view of the risks beside it.
One adviser, start to finish.
One head office in Manchester, centrally held and never franchised. The person who hears your brief is the person still there at completion.
A mansion at Wadi Safar, at dusk. Developer's render.
The Private Office: one dedicated senior team for everything property asks of you, across Europe, the Middle East and beyond.
Advisers, not agents.
We act for the buyer alone, negotiate on your side of the table, and put forward only what fits your brief, with our candid view of the risks beside it.
Before the market.
Many of the right homes are never advertised. An owner sells quietly to someone they trust; a developer previews a launch before public sale.
Launches, dinners and race weekends.
Invitations to launch previews, client dinners and race weekends come with it.
We act for buyers and investors alone, from the first viewing to completion. This is what that covers.
Property acquisition.
From brief to completion: defining the search, comparing markets and developments, coordinating the transaction and negotiating on your side.
Investment sales.
Investment-grade and off-market opportunities matched to a defined objective, with the address, the payment structure and future marketability weighed together.
Buying from abroad.
View homes live on video or in person on a visit we arrange. We help you check the zone, the developer and the escrow account before you commit.
Relocation and residency.
Planned alongside the purchase. One adviser finds the home and stays until the family is settled.
For names that make news.
We find the home, keep the enquiry out of sight, and deal with whoever you ask us to.
One adviser, start to finish.
A launch, a long table, and the conversations that follow.
Much of our work happens in rooms like this: a launch, a dinner, a long conversation at the end of it. The questions people ask over dinner are often the ones that decide a purchase months later.
Arrivals.
Introductions.
A table by candlelight.
Dinner is served.
Saudi Arabia, Oman, the UAE, Qatar, Montenegro and the United Kingdom.
The most reliable facts are held by the people who work in a market every day. The Network brings them to one table.
Six markets, one standard.
We partner with licensed agents, consultants and property professionals in Saudi Arabia, Oman, the UAE, Qatar, Montenegro and the United Kingdom, market by market.
A media network we built.
Omnia Capital Group, Continental and our regional platforms for Saudi Arabia, the UAE, Oman and Montenegro, with the Omnia Journal and Omnia Markets, in English and Arabic.
Built on Connect.
Behind it is Omnia Connect, our own platform: a major investment in technology and talent.
From the address into the arena.
Where we intend to be in the year ahead, with our clients beside us.
The race and the links.
The Gulf race season opens in Jeddah and Bahrain in March, a desert links invitational follows in April, and the British summer of speed runs at Silverstone in July.
The water, autumn.
Adriatic regatta week in Tivat in September; a Gulf coast marina series in Muscat and Ras Al Khaimah in November.
The slope, December.
The season opens at Kolašin.
Senior leadership.
Director
Guy leads the group's strategy, partnerships, operations and communications, and its development across Europe and the Gulf.
Director
Guj is the senior voice most of our clients meet, with more than twenty years in property investment and international business development.
Ambition, competence and collaboration.
We celebrate those who challenge conventions, deliver clarity in complexity and take ownership of outcomes.
omniacapitalgroup.com/en/careers
Others begin with a change of pace.
Every arrival in these pages began with one or the other. Whichever yours is, our first question is the same: what would the best possible outcome look like, three years from now?
Everything in this issue starts there. So will December.
The editors
A world well
considered
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