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Oman · Muscat · Yiti
Sustainable District Villas at Yiti
A private garden within a greener Muscat neighbourhood.
One advisor, start to finish.
Speak with an advisor£470,373Priced in OMR 238,747
Guide price from
3 – 4 bedroom
By request
Now selling
Overview
Three and four bedroom Courtyard and Garden villas at The Sustainable City - Yiti, from OMR 238,747 on the September 2026 list, with private gardens and pedestrian neighbourhoods.
Sustainable District Villas is the garden-home neighbourhood within The Sustainable City - Yiti in Muscat. Its organising idea is simple: give the home its own outdoor space and place it within a connected landscape. Courtyard villas sit in the West District; larger detached Garden villas sit in the East District. The streets between homes are designed as pedestrian sikkas, with the green spine, community facilities and shared pools forming part of the wider neighbourhood plan.
There are three principal choices. The three bedroom Courtyard Villa is the entry point, with a September 2026 starting price of OMR 238,747. The four bedroom Courtyard Villa starts at OMR 264,711. The detached four bedroom Garden Villa starts at OMR 455,618. The developer labels these list prices excluding VAT. The current quote should identify the particular home, its position and its complete area schedule. Each option offers a different balance between room count, outdoor living and the scale of the house.
The published Courtyard specifications include a private garden, balcony, maid’s room, insulated double glazing and efficient cooling. Garden villas add private parking and a more substantial detached form. The developer’s current district page advertises zero service fees for the villa owners. That is a specific ownership feature to examine in the purchase documents, alongside utility use, private-garden upkeep and any owner-paid services. It should not be taken to mean every household expense disappears.
For a family comparing villas in Muscat, the useful distinction is how the house works on an ordinary day. Consider the arrival with shopping, the relationship between kitchen and garden, where children play, and the route to community facilities. Omnia can shortlist the available Courtyard and Garden homes around those needs, then request the exact floor plan, payment schedule and delivery information for the selected plot.
- Property type
- Residential development
- Bedrooms
- 3 – 4 bedroom
DeveloperThe Sustainable City - Yiti
Payment planRequest the current payment schedule
However you're buying
Start with the right conversation.
Tell us which of these sounds like you, and an advisor will tailor the brochure, the numbers and the next step to your situation.
Buying to live
Home & second-home buyers
Buying somewhere to live, summer or retire? We match the right residence and handle the purchase and the move end to end.
Right residenceEnd-to-end moveHandover support
Plan your purchaseVisa & residency
Relocating buyers
Investor residency can follow a qualifying purchase. We confirm eligibility and walk you through the route.
Eligibility checkInvestor residencyFamily sponsorship
Check your eligibilityThe residences
Interiors made for living.
A garden, a shaded approach and rooms arranged for family life. Compare the three villa models by how you will use the house, then examine the selected plot.
Private garden and balcony
Maid’s room
Insulated double-glazed windows
High-efficiency cooling
Three bedroom Courtyard
The West District’s smaller Courtyard model includes five bathrooms and a maid’s room in the published specification. Its two-level plan brings the garden into the home’s daily routine.
Four bedroom Courtyard
The larger Courtyard model has six bathrooms and a maid’s room. Compare the extra bedroom with the three bedroom model on the actual plan, including storage and family circulation.
Four bedroom Garden
A detached home in the East District, with six bathrooms, a maid’s room, private parking and a private garden. Confirm the plot dimensions and the usable outside areas of the offered home.
The amenities
Villa neighbourhood
Planned pedestrian sikkasCommunity poolsPrivate parking for Garden villas
Landscape and movement
Planned green spine and community gardensWalking and cycling routesElectric vehicle charging infrastructure
Community masterplan
School and nurserySports complex and equestrian centreWellness centre and clinicsMosque and neighbourhood parks
The setting
Three bedroom Courtyard Villa, indicative render.
Why this address
The case for it.
Your own outdoor space
Private gardens are part of the published Courtyard and Garden villa offer.
Two distinct settings
Semi-detached Courtyard homes in the West District; detached Garden homes in the East District.
Efficiency designed into the home
Insulated glazing and efficient cooling support the wider community’s sustainability approach.
The investment case
Bought early, held for value.
- 3–4
- Bedrooms
- Courtyard and Garden homes
- 2 districts
- West and East
- Different villa settings
- Zero
- Advertised service fees
- Confirm scope for the selected villa
All figures are indicative and provided for orientation only, not investment, tax or legal advice. Omnia does not guarantee rental yield or capital growth. Confirm every figure against the developer's current price list before reserving.
Availability
Select your residence.
Last updated October 2026
Bedrooms
ResidencePrice from
Ownership & how to buy
How ownership works.
Service fees and running costs
The developer advertises zero villa service fees. Ask our team for the current terms and a breakdown of what is covered. We’ll help you understand the separate costs of utilities, garden care and home maintenance, so you can plan the ongoing budget for your chosen villa.
Your villa, plot and purchase plan
We’ll guide you through the available Courtyard and Garden villas, including the plot layout, boundaries, parking and indoor and outdoor space. Once you have a shortlist, ask us for the floor plans, current prices, payment schedule and expected handover date for each home. We can then arrange a viewing around the options that suit you.
Figures are indicative. Your advisor prepares a full, itemised cost breakdown for your specific residence and jurisdiction before you commit.
The location
Part of Yiti
Yiti
The immediate setting.
- Muscat
- Yiti coast
- Green spine
- Within the community masterplan
- School and nursery
- Planned within the community
In the masterplan
The PlazaSustainable DistrictThe Arc and marinaGreen spine
The wider picture
The city
Muscat
Muscat is the calm Gulf alternative, and for a foreign buyer it lives entirely inside a handful of designated communities.
In detail
A closer reading.
Courtyard or Garden: begin with the setting
The Courtyard range is semi-detached, while the Garden Villa is detached. That distinction changes the way a buyer assesses privacy, outside circulation and the relationship with neighbours. It also makes a site plan useful alongside the floor plan. Ask which direction the principal rooms face, where the garden sits and how the parking arrangement connects to the front door. A private garden is most useful when its position and access support the way the household will actually live.
Read the area labels carefully
The public villa page gives representative built-up areas of 256 square metres for the three bedroom Courtyard home, 285 square metres for the four bedroom Courtyard and 459 square metres for the Garden Villa. It separately states gross floor areas of 238, 266 and 378 square metres. The current explorer gives Courtyard built-up ranges of 252 to 261 and 282 to 289 square metres, and describes the Garden Villa as starting from 459 square metres. These labels and variants are kept separate here. None is entered as a verified internal area in the numerical table.
A house within a developing community
The masterplan’s school, nursery, sport, wellness and landscape components give the villas a broader setting than a stand-alone house. Their delivery and operating arrangements still need to be checked against the home’s own programme. The current umbrella Yiti page gives December 2027 for community handover, but a specific date for every villa is not established by that headline. Omnia requests the plot-level schedule, access arrangements and amenities expected at move-in before presenting a delivery date as specific to a home.
Build a home-led shortlist
A three bedroom Courtyard Villa and a four bedroom Garden Villa answer different household briefs, so begin with the rooms and outside space you need, then compare cost. Review the Yiti developer profile for the project structure. Buyers who prefer an apartment can compare The Plaza, while The Arc provides the serviced marina alternative. Ask Omnia for current available plans and a viewing focused on the specific homes that meet your requirements.
Questions & answers
What buyers ask us.
What villas are offered at Yiti?
Three and four bedroom semi-detached Courtyard villas in the West District, and four bedroom detached Garden villas in the East District.
What are the starting prices?
The September 2026 list starts at OMR 238,747 for Courtyard three bedroom, OMR 264,711 for Courtyard four bedroom and OMR 455,618 for Garden four bedroom, excluding VAT as labelled by the developer.
Do the villas have private gardens?
Yes. Private gardens are included in the published specifications for both Courtyard and Garden villas. The exact garden dimensions depend on the selected home.
Are Garden villas detached?
The explorer identifies the four bedroom Garden Villa as detached in the East District, while Courtyard villas are semi-detached in the West District.
What do the advertised areas mean?
The developer distinguishes built-up and gross floor areas, with variants across the Courtyard range. These are not automatically equivalent to internal area or plot size. Request the complete measurement schedule.
Are there annual service fees?
The public district page advertises zero service fees for villa owners. Confirm the written coverage and distinguish this from household utilities and private-home maintenance.
Is every villa ready to move into?
No such portfolio-wide claim is made here. The community remains under development; request the construction status and handover programme for the specific villa.
What payment plan can I use?
Payment arrangements need a current villa-specific offer. Earlier announcements of post-handover plans do not establish today’s terms for every home.
Can Omnia compare plots and arrange a viewing?
Yes. Share the required bedroom count, garden preference, budget and move-in timing so the shortlist can focus on suitable current offers.
Make an enquiry
Speak with an advisor.
Project and unit information, a guided presentation, or a viewing, with a named Omnia advisor from first question to final key.
Omnia private client team
Private client desk
A named Omnia advisor replies within one business day, with no obligation.
Due diligence
Read deeper before you decide.
The render is the easy part. These are the documents and the reading that make for a considered decision, prepared by Omnia or shared on request.
Document
The development dossier
We prepare the current documentation for this development and send it to you as a single file.
Request the dossierGuides
Ownership, plainly
Eligibility, title, ongoing costs and the considerations. What overseas buyers should understand before reserving.
Read the guidesReports & intel
Omnia's reading of the market
Where value is moving across our markets, researched and written by Omnia.
Read the reportsWhy Omnia
The residence is the visible part. The access, the advice and the standing behind it are what make a purchase considered.
Access
We work with buyers who value discretion and reach across significant purchases, including residences released privately, before they are widely marketed.
Independent advice
We work on the buyer's side of the decision, from first viewing to completion and the years that follow.
The whole picture
Availability, documentation, ownership structure and unit selection, considered together, so the decision is made with the full view, not a brochure.
For the long term
We help clients acquire property to hold and pass on, with clear-eyed attention to cost, structure and the considerations that come with off-plan ownership.
More from Omnia
Other addresses of note.
Oman · Muscat · Yiti
Nikki Beach Residences at The Arc
132 serviced residences at Yiti, Muscat, across Oria, Onda and Opal. Two to four bedroom homes from OMR 423,883 on the September 2026 list, with distinct Nikki Beach branding tiers.
From£835,124
Residences2–4 Beds
StatusNow selling
Oman · Muscat · Yiti
The Plaza at The Sustainable City - Yiti
One to three bedroom apartments above Yiti’s retail and dining streets, from OMR 86,818 on the September 2026 list. Planned December 2027 handover; studios are sold out.
From£171,047
Residences1–3 Beds
HandoverQ4 2027
Oman · Muscat · Sultan Haitham City
Wadi Zaha
Studios to four bedroom villas by Al Ahly Sabbour in Sultan Haitham City, Muscat, facing the new city's Central Park. From OMR 43,050, residency once 30% is paid, first handovers scheduled for Q1 2028.
From£84,816
Residences0–4 Beds
HandoverQ1 2028
Explore our services
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