Orientation
Choose which part of Al Mouj you want to come home to.
Al Mouj sits on the Seeb coast, on the airport side of Muscat. The developer divides it into four districts. Marsa gathers the marina and waterfront dining; Ghadeer is organised around lakes and landscaped parks; Shatti follows the beach; Golf sits beside the course. A search for “Al Mouj apartments” therefore needs a second question: which setting?
The Wave is the name still found in older listings. Match it to the present collection and building name. Murooj Lanes, for example, is a collection within Al Mouj, not a separate tourism complex. Keeping the district, collection and individual home separate makes comparisons much clearer.
- Marina setting
- Marsa
- Lakes and parks
- Ghadeer
- Beach setting
- Shatti
- Course setting
- Golf
Life here
Three ways to narrow the address.
Walk home from the marina
Start with Marsa if restaurants and the marina promenade are central to your week. At the viewing, compare a waterfront-facing living room with the bedroom position and the route from allocated parking. A lively frontage and a sheltered bedroom can matter differently.
Make room for family life
Ghadeer Villas are described by the developer as three- and four-bedroom semi-detached garden homes. That is a useful distinction from a detached villa: examine the shared boundary, garden orientation and access around the house alongside the room count.
Decide how you use the coast
Compare Shatti and Golf when beach or course access is the reason for buying. Ask which facilities your specific home includes. Golf membership, a marina berth and hotel services each need their own confirmation.
Developments here
A short, honest shelf.
The collections above explain home types, not availability. Use the current collection below, or enquire by district and home type when no homes are shown.
Oman · Muscat · Al Mouj Muscat
ALMAR Residences by Aurelian
176 freehold apartments, garden residences and penthouses by Aurelian in Al Mouj Muscat’s marina district, with curved sea-facing terraces, an infinity pool and gardens. Completion Q2 2029.
Nearby
Also in Muscat.
Neighbouring addresses worth seeing before you decide.
Oman · Muscat · Muttrah
Al Yazan Tower B
Picture life at Al Yazan Tower B in Muttrah, Muscat. Explore homes in a new waterfront community, planned resident spaces and three payment options with your Omnia advisor.
StatusNow sellingOman · Muscat · Yiti, Muscat
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£824,188Residences2–4 BedsStatusNow sellingOman · Muscat · Sultan Haitham City
Wiam District
Terrace Houses, Duet Villas and Grove Villas in a planned district of Sultan Haitham City, bringing gardens, plazas and a wadi into the pattern of daily life.
StatusComing soon
A closer reading
Read the collection behind the address.
Al Mouj is a community name, not a single specification. A marina apartment, a courtyard home and a beach villa should earn their place on a shortlist for different reasons.
Start with a recognisable home type.
The developer’s catalogue lists Juman One apartments with one to three bedrooms and Marsa Gardens apartments with one or two. Ghadeer Courtyard Homes and Murooj Lanes appear in the townhouse selection; Golf Beach Residences has five- and six-bedroom homes. These are examples of the range, not a statement of current availability.
Use those names to request comparable floor plans. For two apartments, record internal space and balcony area separately, then floor, outlook and parking allocation. For two houses, add plot size, whether a wall is shared and the usable garden. A single total-area figure can conceal the difference that matters to your household.
Compare the same home, on the same basis.
There is no single Al Mouj entry price on this page. A new release, an occupied resale and a furnished rental are different offers. Ask for a dated OMR quotation tied to the unit number, with the included fit-out, parking and outdoor space identified. Compare that with the current building or community charge schedule.
For an existing apartment, ask to see the building as well as the home: lift, common corridors, parking and maintenance arrangements. For a home still being built, the relevant comparison is its own release and delivery documents. The fact that other Al Mouj districts are established does not establish the completion of a new collection.
Give the alternative a different job.
Muscat Hills is a useful second viewing for a household considering golf and an airport-side base without a marina setting. Muttrah tests a different preference: the established harbour district and its waterfront redevelopment. Keep the same household brief across both visits so that a neighbourhood change is a deliberate choice.
What to know
The practical part, before you look.
Ownership & rules
- Who can own
- Check ownership eligibility and title for the specific home before reserving. Ask for the scheme’s approval, the exact title or usufruct instrument, and written confirmation that it is available to a buyer in your circumstances. The homes listed here do not all use the same ownership route.
- What you hold
- Check the specific home’s approval, ownership eligibility and title or usufruct before reserving.
- Residency
- The Royal Oman Police provides a two-year residence-visa service for owners of residential units in Integrated Tourism Complexes. Separately, the Ministry of Commerce, Industry and Investment Promotion describes a renewable ten-year Golden Residency programme with a minimum investment of OMR 200,000; its property route covers ready-made units in ITCs. Confirm the applicable route, the specific home and the application requirements before relying on residency as part of a purchase.
- Taxes
- Request an itemised quotation for the selected home showing the price in Omani rials, whether VAT is included or payable, registration and other transaction charges, the payment schedule and ongoing service charges. Confirm the current treatment with the developer and your Omani legal or tax adviser before paying.
Rules and figures reflect the framework as last verified, 21 October 2026, and can change. Your advisor confirms the current position, and the tenure of a specific scheme, before you commit.
Where it sits
Where it sits.
- Airport-side Muscat
- Compare Al Mouj with Muscat Hills
- School and work journeys
- Measure from the selected building at your usual departure time
Nearby
- Al Mouj Marina
- Al Mouj Walk
- Al Mouj Golf
The wider picture
The city
Muscat
Life here is led by water and mountains rather than skyline: the marina and beach at Al Mouj, fairways at Muscat Hills, the coves of Muscat Bay, all within reach of an international airport and the old town. It is a smaller, supply-constrained market by design, lifestyle-led and patient rather than fast, and that is the appeal. Savills recorded rents holding firm through Q3 2025, with Al Mouj two-bed apartments up around 6% in the quarter, while the pipeline at Aida and continued handovers at Al Mouj give the next few years a clear shape. This is where the case for living somewhere and the case for owning there have begun to meet.
Read the city guide
The country
Oman
Read the market guideFrom the desks
Read around Muscat.
Investor guides
Buying Oman property from the UAE.
A purchase guide for UAE citizens and residents: Oman ownership routes, title and contract checks, off-plan protection, fees and VAT, UAE-income finance and remote completion.
Process · OmanRead
Investor guides
Can foreigners buy property in Oman? ITCs explained
Oman ownership checks: the scheme’s approval, title or usufruct, buyer eligibility and separate residency requirements.
Ownership · OmanRead
Investor guides
Buying property in Muscat: process and timeline
From reservation to registered title inside an ITC: the stages and realistic timelines.
Process · OmanRead
Investor guides
Oman residency through an Integrated Tourism Complex
Oman property-linked residency: check the owner service, Golden Residency and the property-purchase visa’s requirements.
Residency · OmanReadInvestor guides
Costs and fees when buying property in Oman
Registration, agency and the ongoing community charges typical of an ITC residence.
Costs · OmanRead
Reports
International developers are expanding Oman’s property market
Omnia’s Guy Watt on how international developers, broker networks and off-plan sales are expanding Oman’s property market and its overseas buyer base.
OmanRead
Frequently asked
Before you enquire.
Which Al Mouj district is by the marina?
Marsa is the marina district. Ghadeer is the lakes-and-parks setting, Shatti follows the beach and Golf sits beside the course. Check the collection and building within the district.
Are The Wave and Al Mouj the same place?
The Wave, Muscat is the earlier name used for Al Mouj. Older advertisements may also use collection names that need matching to the present building and unit.
How do I request an Al Mouj price?
Tell us the district, home type and budget in OMR so we can assess your enquiry without presenting a catalogue example as an available home.
Continue exploring
Other Muscat areas.
Start with the area
Let's start with Al Mouj Muscat, not the apartment.
Tell us how you would use it. We will send the Al Mouj Muscat guide, the buildings worth seeing, and an honest read on where ownership stands.