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Oman · Muscat · Al Mouj Muscat
Vistal by Victoria Swarovski
A different rhythm of life on the Al Mouj waterfront.
One advisor, start to finish.
Speak with an advisor£274,022Priced in OMR 140,000
Guide price from
1 – 4 bedroom · 57.24–270.18 m²
Freehold · Handover Q4 2029
Available now
Now selling
Overview
Beachfront residences at Al Mouj Muscat by LEO Developments, from one-bedroom apartments to Ocean Duplexes and Sky Villas. From OMR 140,000 before VAT, with expected completion in Q4 2029.
Some addresses change the shape of a day. At Vistal, that might mean a swim before breakfast, a longer lunch beside the marina, or an evening spent watching the light move across the Gulf of Oman. The setting is Al Mouj Muscat, where the waterfront belongs to an established neighbourhood of restaurants, hotels, gardens and sailing.
Vistal by Victoria Swarovski brings that coastal life into a residential collection by LEO Developments, with architecture and engineering by Lines and Visions. Curving balconies give the building its wave-like profile. Inside, pale materials, sculptural lighting and broad glazing set a lighter mood, while terraces create a natural extension of the living space.
Watch the Vistal lifestyle film for a short introduction to the setting and design. The film uses illustrative promotional imagery.
Five ways to make the coast your own
One- and two-bedroom apartments offer a manageable Muscat base, whether you are settling into the city or returning throughout the year. Beach Chalets bring garden-level living and two- or three-bedroom layouts. Ocean Duplexes offer three or four bedrooms across larger, layered homes. At penthouse level, the three-bedroom Sky Villas place generous outdoor rooms around the living spaces.
The choice is as much about outlook as size. Community-facing apartments, partial sea views, sea-facing terraces and selected homes with private pools each create a different experience. A private garden or pool belongs to a particular layout, rather than every residence. We can help you compare the orientation, floor and outdoor space that suit the way you want to live.
A neighbourhood already worth knowing
Al Mouj Marina, The Walk and the wider community give Vistal a setting beyond its own front door. Within the proposed development, beach access, swimming pools, wellness spaces and resident services are designed to make everyday life feel easier. The planned facilities and the established neighbourhood play different roles, and both matter when choosing an off-plan home.
One-bedroom apartments start at OMR 140,000 before VAT and two-bedroom apartments at OMR 235,000 before VAT in the supplied availability schedule. Expected completion is Q4 2029. The payment plan starts with 20% at the sale and purchase agreement, followed by construction-linked stages, with 15% due on completion.
Explore Al Mouj Muscat and the wider Muscat property market, or tell us what your next home needs to make possible. Omnia can prepare a focused selection of Vistal residences with the relevant plans, views and purchase figures.
- Property type
- Residential development
- Bedrooms
- 1 – 4 bedroom
- Interior sizes
- 57.24–270.18 m²
- Tenure
- Freehold
- Completion
- Q4 2029
- Residences
- 213
DeveloperLEO Developments
ArchitectureLines and Visions
OwnershipFreehold
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
Inside Vistal by Victoria Swarovski.
A compact coastal base, a garden-level home, or a penthouse with room to spend the evening outside. Start with the way you want to live.
- The outlook
- Compare community, partial sea and direct sea orientations. A waterfront building does not give every apartment the same view.
- The outdoor room
- Terraces, gardens and private pools vary by layout. The residence table shows internal living area, keeping outdoor space separate.
- The daily rhythm
- Choose an apartment for an easy Muscat base, a Chalet or Duplex for separation, or a Sky Villa for a larger home above the waterfront.
The amenities
Beach and pools
Private beach accessSandy beachInfinity poolLeisure poolPool bar
Wellness and movement
Indoor gymPilates and yoga spacesSpa and wellness centreSauna and JacuzziMeditation area
Family and gardens
Children's poolIndoor children's areaOutdoor playgroundLandscaped paths and seatingPet-friendly setting
Arrival and service
Reception and conciergeValet and indoor parkingEV chargingHousekeeping and laundry servicesResidents lounge
Comfort at home
Smart building systemsAir-quality managementAccess controlWater purificationPrivate gardens and pools in selected layouts
The setting
Vistal on the Al Mouj waterfront. Architectural visualisation.
Why this address
The case for it.
A real coastal neighbourhood
Al Mouj places the marina, The Walk, hotels and community life around the address. Your connection to Muscat extends well beyond the building.
Five distinct collections
From one-bedroom apartments to garden-level Chalets, Ocean Duplexes and penthouse Sky Villas, the choice is about how the space serves you.
A recognisable design identity
Wave-like terraces and the Victoria Swarovski collaboration give Vistal a clear architectural and interior character.
The investment case
Bought early, held for value.
- 5
- Residence collections
- Apartments, Chalets, Duplexes and Sky Villas
- 38
- Illustrated layouts
- Internal and outdoor areas stated separately
- 85 / 15
- Payment structure
- 85% through construction, 15% on completion
- Q4 2029
- Expected completion
- Off-plan development
The payment plan.
20%
Sale and purchase agreement
On signing
10%
First instalment
November 2026
10%
Shoring, piling and pile cap or raft
January 2027
10%
Ground-floor slab
June 2027
10%
Fourth-floor slab
January 2028
10%
Roof-floor slab
June 2028
15%
Second-fix mechanical and electrical works
January 2029
15%
Completion
Q4 2029
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 September 2026
Bedrooms
ResidencePrice from
1-bedroom apartments
1
57.24–74.95 m²
Community, garden or partial sea by unit
From £274,022
Available
2-bedroom apartments
2
103.42–123.1 m²
Community, partial sea or sea by unit
From £459,966
Available
2-bedroom Beach Chalet residences
2
127.66 m²
Garden and waterfront setting
On application
By request
3-bedroom Beach Chalet residences
3
179.95–183.61 m²
Garden and waterfront setting
On application
By request
3-bedroom Ocean Duplex residences
3
193.89–251.6 m²
Sea-facing, with layout-specific terraces or gardens
On application
By request
4-bedroom Ocean Duplex residence
4
270.18 m²
Sea-facing
On application
By request
3-bedroom Sky Villa penthouses
3
238.27–262.4 m²
Sea and coastline
On application
By request
From abroad
Not flying out yet? Walk Vistal by Victoria Swarovski on a live video call.
Muscat
A video viewing with our team, a local partner or the developer, at a time that suits you. When you want to see it in person, we arrange the visit.
Request a video viewingWhatsApp an advisorHow buying from abroad worksOwnership & how to buy
How ownership works.
The selected residence
Ask for the unit number, floor, orientation and attached plan together. Gardens, pools and outlooks vary within the same bedroom category.
The price schedule
Guide prices are before VAT. The supplied schedule shows OMR 147,000 including its stated 5% VAT for the OMR 140,000 one-bedroom apartment, and OMR 246,750 for the OMR 235,000 two-bedroom apartment.
The running costs
Request the service-charge estimate and the separate costs of optional services, parking arrangements and any rental management.
Figures are indicative. Your advisor prepares a full, itemised cost breakdown for your specific residence and jurisdiction before you commit.
The location
Part of Al Mouj Muscat
Al Mouj Muscat
23.63° N, 58.27° E
The immediate setting.
- Muscat International Airport
- About 10 min by car, developer estimate
- Muscat City Centre
- About 10 min by car, developer estimate
- Al Mouj Golf
- About 10 min by car, developer estimate
In the masterplan
Al Mouj waterfrontBeside voco Muscat Al MoujAl Mouj MarinaThe WalkKempinski Hotel Muscat
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.
The district
Al Mouj Muscat
Four districts on the Muscat coast: compare marina apartments, lakeside family homes and beach or golf addresses before choosing a building.
The names behind it
LEO Developments
Developer
Lines and Visions
Architecture
Omnia Capital Group
Advisory
An advisory team handling ownership, finance and the purchase, end to end.
In detail
A closer reading.
Architecture shaped around the water
Vistal occupies the waterfront beside voco Muscat Al Mouj, on the eastern side of the marina neighbourhood. Its architecture uses stepped, curved terraces and generous glazing to engage with the coastline. Lines and Visions is the architecture and engineering consultant. The Victoria Swarovski collaboration gives the residences their identity, expressed in the materials, lighting and crystal-inspired interior details.
Understand the residence before the headline area
The five collections span 38 illustrated layouts. The brochure distinguishes internal living space from terraces, gardens and other outdoor areas. We retain that distinction in the residence table: its square-metre figures describe internal living area. A large total area can include substantial outdoor space, so comparing only the headline number can miss how a home actually works.
One-bedroom plans show approximately 57.24 to 74.95 square metres internally. Two-bedroom apartment plans show 103.42 to 123.10 square metres internally. Their illustrated total areas are larger, with selected ground-floor residences extending into private gardens and pools. The supplied stock schedule includes apartments on the ground, second, third and fourth floors; the broader brochure describes additional floors and layouts.
Chalets, duplexes and homes at the top
The two-bedroom Beach Chalet has 127.66 square metres of internal living area. The three-bedroom versions have 179.95 to 183.61 square metres internally, with split-level living from ground to first floor. These homes suit buyers who value a garden relationship and a more house-like arrangement within the development.
Ocean Duplexes introduce another degree of separation between living and sleeping spaces. Three-bedroom illustrated plans provide 193.89 to 251.60 square metres internally, while the four-bedroom Type 4 provides 270.18 square metres. The collection includes both lower-level homes with gardens and upper-level homes with terraces. Its advertised starting price is OMR 645,000 before VAT; a specific duplex quotation is available on request.
At penthouse level, the three-bedroom Sky Villas show 238.27 to 262.40 square metres of internal living space, supported by extensive terraces. Illustrated plans include two kitchens, a maid's room and separate living and dining areas. Omnia can arrange a comparison of the four plans, including their outdoor areas and outlooks.
Life between the home and the sea
The planned amenity programme combines a sandy beach and private beach access with infinity and leisure pools, a gym, Pilates and yoga spaces, and a spa with sauna and Jacuzzi. Children have indoor and outdoor play spaces and a separate pool. Reception, concierge, valet, housekeeping and laundry are part of the proposed service offering; the operating arrangements and charges should be checked for the selected home.
A considered next step
Vistal is an off-plan purchase, with Q4 2029 as the expected completion period. The approved brochure schedule totals 85% through signing and construction, followed by 15% on completion. The separate OMR 5,000 reservation amount should be reconciled with the selected home's written offer. Your Omnia adviser can bring together the unit schedule, floor plan, payment milestones and full cost breakdown before you choose a residence.
Questions & answers
What buyers ask us.
Where is Vistal by Victoria Swarovski?
Vistal is on the waterfront at Al Mouj Muscat, beside voco Muscat Al Mouj and near the marina. The map uses the named Vistal project point at 23.630584, 58.273076, rather than LEO's office at The Walk Mall. Your adviser can confirm the meeting point for a site visit.
Who is the developer of Vistal?
LEO Developments is the developer. Its company profile traces the group to 2004 and its Oman establishment to 2025. Lines and Visions is the architecture and engineering consultant.
What does the Victoria Swarovski collaboration mean?
The development is marketed as Vistal by Victoria Swarovski, with a design identity expressed through crystal-inspired interiors and details. Victoria Swarovski is the named collaborator; this is not a hotel-operating agreement.
What are the starting prices?
The supplied availability sheet starts at OMR 140,000 before VAT for a one-bedroom apartment and OMR 235,000 before VAT for a two-bedroom apartment. Its VAT-inclusive figures are OMR 147,000 and OMR 246,750 respectively. Ocean Duplexes are advertised from OMR 645,000 before VAT; request the current unit-specific quote.
Which residence collections are available?
The project comprises one-bedroom apartments, two-bedroom apartments, Beach Chalets, Ocean Duplexes and Sky Villas. Chalets have two or three bedrooms, Ocean Duplexes have three or four, and Sky Villas have three. Individual Chalet, Duplex and Sky Villa availability is on request.
When is Vistal expected to complete?
The expected completion period is the fourth quarter of 2029. Vistal is an off-plan development, and the selected home's sale documents should confirm the contractual delivery terms.
What is the payment plan?
The brochure schedule is 20% on signing the sale and purchase agreement, five further 10% stages from November 2026 through June 2028, 15% at second-fix mechanical and electrical works in January 2029, and 15% on completion in Q4 2029. This totals 85% before completion and 15% at completion.
How much is the reservation fee?
The fact sheet lists OMR 5,000. Ask your Omnia adviser how that amount is credited within the selected unit's written reservation and purchase schedule.
Do all apartments have a sea view or private pool?
No. The availability sheet includes community and garden views, partial sea views and sea-facing homes. Private pools, gardens and access to an infinity pool are identified for selected units. We match those features to the specific unit number.
Are the listed areas internal or total?
The residence table uses the brochure's internal living areas. The individual stock sheet gives total area, which may include terraces or gardens; this is labelled separately in each unit description. We do not substitute total area for internal space.
What facilities are planned?
Plans include beach access, infinity and leisure pools, a gym, Pilates and yoga spaces, a spa, sauna and Jacuzzi, children's play areas and a children's pool. Reception, concierge, valet, housekeeping and laundry are part of the proposed service offering.
Can Omnia arrange plans and a viewing?
Yes. Tell us your preferred size, budget and outlook, and we can prepare the relevant layouts, available units and full purchase figures, then coordinate a suitable site or sales presentation.
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
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From£199,357
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HandoverQ2 2029
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