Sarooj Oasis, Sultan Haitham City

Sarooj Oasis places you inside Sultan Haitham City, the Omani government's flagship new city in the Wilayat of Al-Seeb, Muscat Governorate, and life here is designed around a walkable, green core rather than a road and a strip of shops. The plot sits beside a wadi, giving valley views, while the city around it is planned by SOM as a roughly 1,480 to 1,500 hectare smart city of 19 neighbourhoods for about 100,000 residents. From your front door, Muscat International Airport, Seeb Beach, hospitals and universities are each about a 20-minute drive, and neighbourhood parks are about a 5-minute walk. As an early home inside a city still being built, you are buying into a plan that matures around you: day-to-day amenities will come on stream as the wider masterplan delivers.

The neighbourhood itself is gated, with 24/7 security, and organised around a private central park that splits the community into two sections, so daily life orbits green space rather than parking. It weaves together low and mid-rise apartment buildings, which have courtyards and basement parking, with standalone and connected villas, plus a central plaza and shopping gallery of commercial and retail units along the main route. Sultan Haitham City is the master-developer context here, masterplanned by SOM for the Ministry of Housing and Urban Planning; SOM plans the city, not this specific neighbourhood, which Sarooj develops and designs. No design or brand maison is involved.

The developer reality is the central thing to weigh, and we set it out plainly. Sarooj Construction Company is a genuine, long-established Omani contractor, founded in 1976 and part of the Al Taher Group, with five decades of work on ports, roads, bridges, utilities and oil and gas. Independently attested works include the Musandam Gas Plant, Shinas Port, Nimr water treatment and resort works at Al Mouj Muscat, for operators such as Petroleum Development Oman, BP and Occidental. That construction pedigree is real. The residential track record, however, begins here: Sarooj Oasis is the company's first own-brand residential development, marketed through its real-estate arm (styled Sarooj Development or Sarooj Real Estate Development), which only moved into housing around 2023 to 2024. The Deputy CEO has described it as the firm's first housing development. So Sarooj is an experienced contractor but a first-time residential developer, and that unproven residential delivery is the key risk on this page.

The residences span one to three-bedroom apartments and four to six-bedroom villas, a mix meant to hold a whole community rather than a single buyer type. Apartments run from about 71 square metres for a one-bedroom up to about 217 square metres for a three-bedroom; a six-bedroom standalone villa is listed at about 280 square metres. The total built-up area exceeds about 65,000 square metres, with commercial space over about 11,000 square metres. Launch coverage stated 210 residential units, while later marketing cites around 250 or more; we treat 210 as the launch figure and confirm the live count with the developer. The full official size schedule and storey counts are not published, and finishes should be confirmed against the developer's specification before reserving.

On demand, the honest picture is mixed, and we would rather you weigh it than not. Sarooj Oasis offers an entry point into a government-backed new city near Muscat, on a wadi-side plot, at a one-bedroom price from about 31,600 rials, which is below the threshold relevant to residency for the buyer's immediate family under current Omani rules. Against that: it is off-plan with completion not due until 2028, this is the developer's first residential delivery, and no rental yield or capital-growth figures are claimed here. These counterweights should be weighed before committing.