Wadi Zaha

Wadi Zaha is a 420,000 square metre residential neighbourhood by Al Ahly Sabbour in Sultan Haitham City, Muscat, combining villas, townhouses, apartments, duplexes and penthouses around a park-front masterplan by Skidmore, Owings & Merrill. It launched in January 2025 at the Royal Opera House Muscat and has been under construction since February 2026.

The neighbourhood sits at the heart of Sultan Haitham City in Seeb, western Muscat, facing the new city's Central Park and wadi corridor. The Muscat Express and Batinah highways are about 8 minutes away, the Seeb and Al Manumah shores about 12 minutes, and the airport and city centre around 30 minutes.

Al Ahly Sabbour is one of Egypt's most established developers, founded in 1994 by Eng. Hussein Sabbour as a joint-stock company. In 1998 it established a partnership with the National Bank of Egypt, with shares split 60:40 between the Sabbour family and the bank. It has delivered more than 60 projects across Egypt, and Wadi Zaha is its first project in Oman.

The range covers 50 sqm studios, one to three bedroom apartments of 75 to 155 sqm, three bedroom Garden and Sky villa duplexes of 195 sqm, two and three bedroom penthouses of 170 and 185 sqm, townhouses of 210 sqm with three master bedrooms, and standalone villas of 380 sqm with four master bedrooms.

Released pricing currently starts at OMR 43,050 for studios, OMR 61,799 for one bedroom, OMR 80,850 for two bedroom and OMR 109,080 for three bedroom apartments. Pricing moves by release and is confirmed at reservation.

The three bedroom duplexes currently start from OMR 160,491 and the four bedroom standalone villas from OMR 340,016, while townhouse pricing is quoted on application against the live release. Plot position and level set the final figures.

Both are three bedroom duplexes of 195 square metres within the apartment buildings. The Garden villa takes the lower levels with 44 square metres of outdoor space at garden level; the Sky villa takes the upper two floors, with a 25 square metre terrace in a middle position or 99 square metres on a corner.

The published structure is 20% on reservation, around 50% in staged instalments through construction and 30% across the two years after handover. Plans vary by unit and release, and the exact schedule is confirmed before reservation.

First handovers are scheduled for the first quarter of 2028, beginning with the first-phase villas and townhouses. The binding date and delay provisions for any home sit in its sale agreement.

Yes. Ground broke on 9 February 2026 with Delta Contracting as the executing contractor, under the auspices of Oman's Minister of Housing and Urban Planning, opening with the villa and townhouse streets of the first phase.

Yes. Sultan Haitham City is a government-designated zone open to buyers of all nationalities on full freehold title with inheritance rights. The designation is confirmed on the specific plot in the sale contract rather than assumed, and independent legal advice belongs in the purchase.

Yes, unusually early. Under a September 2025 ministerial decision covering the city's under-construction projects, a buyer qualifies for renewable residency once 30% of the price is paid, and the residency extends to immediate family where the home exceeds OMR 50,000.

Foreign buyers pay a 3% registration fee at transfer, Omanis 1%. Oman has no annual property tax, no capital gains tax and no inheritance tax, and personal income tax remains zero until a 5% tax on high incomes begins in 2028. VAT treatment on a new home's first supply is confirmed per unit.

The plan includes Central Park frontage, landscaped gardens, a fully equipped gym, a wellness and relaxation spa, private outdoor pools, children's play areas, cultural hubs, dining, a retail strip, a mini market and a pharmacy, with parking below the buildings and a 24 hour Shifa Hospital beside the site.

The Iconic Tower is a landmark of two buildings joined at their ninth and tenth levels, carrying around 250 units including a hotel and serviced residences under the Villa Coconut brand. It is planned as the first and tallest tower in Sultan Haitham City and anchors Wadi Zaha beside the Central Park.

Sultan Haitham City is Oman's flagship new city in Seeb, a 14.8 square kilometre smart-city masterplan by Skidmore, Owings & Merrill for around 100,000 residents in 19 neighbourhoods, built in four phases to 2045. Its first homes hand over from mid 2026, and schools, a 1,200 bed hospital and the Central Park phase in with the neighbourhoods.

Honestly, not yet on evidence: the city's first residents arrive from late 2026, so no rental market exists there today. The case rests on the build-out of a 100,000 resident city and Wadi Zaha's park-front position within it, and we say that plainly rather than quoting projections as fact.

Tell us the home you have in mind and how you intend to use it, and the Muscat desk will match the live schedule, confirm current pricing and the payment plan for the unit, and walk the reservation and title steps with you from first call to contract.