Orientation
Most clients begin with the area, not the apartment. At Yiti, that means reading a coast the government is building from almost nothing.
Yiti is a bay about 28km southeast of central Muscat, one headland beyond the resort strip at Bandar Jissah. For years it was a low-key weekend beach reached by a single road over the Hajar foothills, backed by rocky canyons and bare hills. Today it is the capital’s principal branded-residence frontier: OMRAN, the Sultanate’s tourism-development arm, has relaunched the bay as an Integrated Tourism Development, and two master projects are rising on it at once.
The clifftop belongs to AIDA, a roughly 3.5 million m² masterplan on a plateau about 130m above the Gulf of Oman, developed by DarGlobal with OMRAN and planned for around 3,500 homes, an 18-hole Trump-managed golf course, a Trump hotel and Marriott-branded apartments (aida-muscat.com; OMRAN Group). Below on the shore sits The Sustainable City Yiti, a Diamond Developers and OMRAN eco-community planned for about 10,000 residents, which reported 96% of its infrastructure complete in February 2025 and is the only part of Yiti delivering homes in the near term (Construction Week, Feb 2025).
What you get in return for buying here is state sponsorship rather than a settled address. This is not a district you can read today: it is an active construction zone where AIDA broke ground in Q1 2024 under a first-phase infrastructure contract of OMR 9.34m for roads, utilities and drainage (World Construction Network, 2024). We map exactly what is built, what is off-plan, and what timeline each developer is actually committing to before you commit to anything.
- District type
- Resort ITC, off-plan
- Stock
- Branded and non-branded off-plan
- Pace
- Under construction to 2028 to 2030
- Beach access
- Yiti Beach at the foot of the plateau
- First keys
- Sustainable City, from late 2025
- Airport
- 40 to 50 minutes
Life here
A coast that borrows its resort life next door.
The rhythm you buy into today lives one headland away.
Yiti itself is a building site with a beach at the bottom of it, so the daily life that current buyers use is the resort life already running at Bandar Jissah, ten to fifteen minutes over the headland. The everyday infrastructure inside the bay, a school, a nursery and a plaza, arrives with The Sustainable City from 2026. The three notes below are what buyers here rely on now, honestly stated.
The beach
Yiti Beach at the foot of the AIDA plateau is the original draw: a quiet stretch of sand backed by canyons and Hajar foothills, long used by Muscat residents as a weekend escape about 30 to 40 minutes out of the city (Tripadvisor).
The resorts next door
Shangri-La Barr Al Jissah and Jumeirah Muscat Bay, both at Bandar Jissah and about ten to fifteen minutes away, run the diving, beach clubs and restaurants that current Yiti buyers effectively borrow until the bay’s own amenities open.
The everyday, coming
Walkability here will be designed, not inherited. Both masterplans promise pedestrian cores and plazas, and The Sustainable City’s school and nursery, under construction since September 2024, bring the first everyday infrastructure from 2026.
Developments here
A short, honest shelf.
We list a select few schemes in any market, the ones we would put a client into ourselves, not a full portal of inventory. On this coast that means the AIDA lines and the branded product on the plateau; for everything else, including later phases and off-market allocations, talk to the desk directly.
Oman · Muscat · Yiti, Muscat
Azure Oceanfront Villas by Fendi Casa
A collection of 19 four and five bedroom clifftop villas within AIDA, Muscat, developed by Dar Global with interiors by FENDI Casa. From OMR 1.506m; completing December 2028.
Oman · Muscat · Yiti, Muscat
Sunrise Haven Villas, AIDA Oman
Fully furnished three-bedroom villas at AIDA, Yiti, by Dar Global with OMRAN, set on the cliffs above the Gulf of Oman beside the championship golf course. Freehold for all nationalities.
Oman · Muscat · Yiti, Muscat
Oceana Villas, AIDA Oman
Three to five bedroom oceanfront villas at AIDA, Yiti, by Dar Global with OMRAN, set on the cliffs above the Gulf of Oman. Part of AIDA’s first phase. Freehold for all nationalities.
Oman · Muscat · Yiti, Muscat
Fairway Villas, AIDA Oman
Four and five bedroom golf-front villas on the Trump International championship course at AIDA, Yiti, by Dar Global with OMRAN, from 288 to 403 square metres. Freehold; completing December 2028.
Oman · Muscat · Yiti, Muscat
The Great Escape 2, AIDA Oman
One to three bedroom apartments at AIDA, Yiti, by Dar Global with OMRAN, across two cliffside buildings above the Gulf of Oman. Semi-furnished, with golf membership, on a five-year plan. Completing September 2028.
Oman · Muscat · Yiti, Muscat
Marriott Residences, AIDA Oman
Marriott-branded apartments in two cliffside towers at AIDA, Yiti, designed by Kerry Hill Architects, by Dar Global with OMRAN. One to three bedroom homes, fully furnished, freehold within the ITC.
Oman · Muscat · Yiti, Muscat
Trump Golf Villas, AIDA Oman
A collection of 20 five-bedroom villas on the Trump International championship golf course at AIDA, Yiti, by Dar Global with OMRAN. Each with a private pool, lift and golf cart. Freehold; completing December 2028.
Oman · Muscat · Yiti, Muscat
Trump International Hotel, Oman
A 140-key Trump International hotel and serviced residences on the cliffs of AIDA at Yiti, Muscat, by Dar Global with OMRAN. One to three bedroom branded residences, freehold within the ITC. Opening December 2028.
Oman · Muscat · Yiti, Muscat
AIDA, Oman
AIDA is a cliffside masterplan above the Gulf of Oman at Yiti, Muscat, by Dar Global and OMRAN, with a Trump hotel and championship golf course. Homes from apartments to villas, freehold for all nationalities.
Off the listings
Much of Yiti sells off-plan through developer allocations, not public listings.
Tell us what you are after and we will tell you what is actually available, including phases and unit lines that never reach a portal.
Ask what’s availableA closer reading
How to read Yiti.
A working brief on the bay: how it stalled once and restarted, what you can actually buy, and how far the delivery has to travel. About 8 minutes.
Reviewed by the Omnia Muscat desk · July 2026
iti is easiest to understand as a bay in its second act. The first ended badly: a Dubai developer launched a resort here in 2007, began reclaiming land, then abandoned it after the financial crisis, and nothing was built. What is rising now is a different proposition, led by the Omani government’s own tourism company, aimed largely at overseas buyers, and organised around two master projects on one coast. To read the area is to read that history, because it explains both the ambition on the plateau and the caution a buyer should keep.
The bay that stalled, then restarted
Yiti’s first act ended in the 2008 crash. In October 2007 Sama Dubai, a Dubai Holding subsidiary, launched the USD 1.7bn Salam Yiti resort, a 420-hectare scheme with a golf course, marina and hotels climbing to 140m above the sea. Land reclamation began, but the project stalled after the global financial crisis and was never built (Sama Dubai project records; Boskalis; e-architect). For a decade the bay reverted to what it had always been: a quiet weekend beach at the end of a single road over the hills.
OMRAN, the Omani government’s tourism-development company, relaunched the bay in the 2020s as the Yiti Integrated Tourism Development. First came The Sustainable City Yiti with Diamond Developers, then, in 2022, the AIDA partnership with Dar Al Arkan and DarGlobal for the clifftop plateau (OMRAN; PRNewswire, March 2022). Construction began in earnest in Q1 2024, and in mid-2024 DarGlobal awarded the OMR 9.34m first-phase infrastructure contract, to Oman Shapoorji Company, for AIDA’s roads, water, power and drainage (World Construction Network; Oman Observer, 2024). The state sponsorship is the structural difference this time: the failed 2000s scheme never had it.
A bay in its second act. You buy the state’s ambition and an off-plan timeline, not a finished neighbourhood.
What you are actually buying
What you buy in Yiti is almost entirely off-plan freehold inside an Integrated Tourism Complex. AIDA plans roughly 3,500 homes across 3.5 million m² of clifftop, spanning 3 to 7 bedroom villas and townhouses, sea-view apartments, and a branded tier at the top: 20 five-bedroom Trump Golf Villas fronting the course, suites and residences at the 140-key Trump International Hotel, and 224 Marriott Residences apartments of 1 to 3 bedrooms along the shoreline. The branded attachments are explicitly aimed at overseas purchasers rather than a settled local community (aida-muscat.com; DarGlobal; PRNewswire, 2024).
The Sustainable City Yiti offers the bay’s only near-term keys: net-zero-design villas, 136 in the first release of 3 to 4 bedrooms, plus apartments, with handovers from late 2025 and full operation targeted for 2026 (thesustainablecity-yiti.com; Zawya). Entry pricing at Yiti is developer-quoted and indicative: Marriott Residences AIDA apartments started from about OMR 122,000, around USD 317,000, at the July 2024 launch, AIDA villa lines from roughly OMR 131,000 to 185,000 across 2024 to Q1 2025 releases, and Trump Golf Villas from about OMR 785,000, around USD 2.0m, in Q2 2024 (DarGlobal and broker price lists, 2024 to 2025). Tenure is freehold for any nationality under Oman’s ITC framework, Royal Decree 29/2018, with title registered in the buyer’s name.
Where it is going
Delivery stacks up through the late 2020s. AIDA’s first phase is targeted variously at Q4 2026, in Dar Global’s Q1 2025 report, and 2027 in project statements. Marriott Residences are slated for Q3 2028, and the USD 500m, 140-key Trump International Hotel with its 18-hole course for December 2028 (World Construction Network; PRNewswire; Newsweek, 2025). The Sustainable City is furthest along, with 96% of infrastructure complete as of February 2025, first villa handovers from Q4 2025, and full operational status targeted for 2026 (Construction Week; Zawya).
The momentum is real, and so are the risks, which are the classic frontier ones. Nearly all Yiti stock is unbuilt, the bay’s only prior megaproject died in 2009, timelines have already been stated inconsistently, and the resale and rental market in Yiti itself will be untested until well after first handovers. Oman’s national residential price index rose 18.7% year on year in Q3 2025 and was still up 14.6% in Q4 (NCSI, via Arab News and Arabian Business), but that is a national reading, partly land-driven, and a supportive backdrop rather than a Yiti track record. This is a position to understand slowly, which is the whole point of starting with the area.
Who it's for
Start with why the coast interests you.
Tell us which sounds like you, and an advisor tailors the guide, the schemes and the numbers to your situation.
The branded buyer
A name on the door.
Trump and Marriott product on a state-backed masterplan, aimed at overseas purchasers. We show you the phasing and the specification behind the render.
- Branded
- Off-plan
- Golf frontage
The residency buyer
Freehold that carries a visa.
ITC ownership entitles the owner and immediate family to renewable Oman residency, with 5 and 10 year investor tiers above set thresholds. We map the route before the unit.
- Freehold title
- Residency
- ITC only
The investor
An early position, eyes open.
A frontier resort coast with real state sponsorship and no resale record yet. We give you the honest read on yield, liquidity and delivery risk.
- Off-plan risk
- Yield view
- Delivery timeline
Two minutes
Get a shortlist matched to your brief.
A handful of schemes, with pricing and an honest read on delivery. A person replies, not an autoresponder.
What to know
The practical part, before you look.
Oman is more straightforward to own in than its reputation suggests, but Yiti is off-plan and the segment is young. Here is the honest version: what the wider ITC market reads at, what the national backdrop is doing, and what Yiti itself is quoting at launch.
Ownership & rules
- Who can own
- Foreign nationals can buy inside designated Integrated Tourism Complexes (ITCs) such as Al Mouj Muscat, Muscat Bay and Hawana Salalah. Outside the ITCs, freehold is generally reserved for Omani and GCC nationals, though long-term expatriate residents can hold usufruct of up to 99 years in some approved buildings. We confirm the status of a specific scheme before you commit.
- What you hold
- Registered freehold title in your own name inside an ITC. A minority of schemes grant long-term usufruct instead, up to 99 years, which can still be sold, let and passed to heirs. Which one applies is a scheme-level fact, so we verify it against the title record, not the brochure.
- Residency
- Ownership within an ITC carries renewable residency for the owner and immediate family, held for as long as the property is. Larger purchases can also qualify for the longer multi-year investor residency relaunched in 2025, which runs in five and ten year tiers at higher thresholds. Thresholds and terms vary and can change, so we confirm the current rules for your situation.
- Taxes
- A transfer and registration fee of about 3% on purchase, and that is broadly the headline cost. There is no recurring tax on a home you own and no personal capital gains tax today. From January 2028 a 5% income tax applies to individuals earning above a high yearly threshold, around OMR 42,000 under Royal Decree 56/2025, the first such tax in the Gulf.
- Letting
- Long lets and holiday lets both operate within the ITC communities, usually through the community’s own rental management, and leases are registered locally. Rental income is untaxed today, though from 2028 it falls within the scope of the new income tax above the threshold, so we model the net position before you bank on the income.
What it costs to buy
- ITC apartment prices, per m², with yields of 5 to 8%Cavendish Maxwell, Oman commentary, May 2025. No Yiti-specific index exists yet
- OMR 800 to 1,100
- Oman national residential price index, still +14.6% in Q4NCSI via Arab News and Arabian Business, Q3 to Q4 2025. National backdrop, not Yiti performance
- +18.7% year on year
- Yiti entry pricing, developer-quoted (about USD 317,000)DarGlobal and broker launch price lists, 2024 to 2025, indicative
- From about OMR 122,000
Rules and figures reflect the framework as last verified, 2 July 2026, and can change. Your advisor confirms the current position, and the tenure of a specific scheme, before you commit.
Where it sits
One bay beyond the resort strip, over the coastal hills.
- Yiti Beach, at the foot of the plateau
- 5 minutes
- Jumeirah Muscat Bay, Bandar Jissah
- 10 minutes
- Shangri-La Barr Al Jissah resort
- 10 to 15 minutes
- Al Bustan Palace, a Ritz-Carlton Hotel
- 20 to 25 minutes
- Mutrah Corniche and Old Muscat
- 25 to 35 minutes
- Muscat International Airport
- 40 to 50 minutes
Around the bay
- Yiti Beach
- Trump International Golf Club Oman
- The Sustainable City Yiti
- Shangri-La Barr Al Jissah
- Jumeirah Muscat Bay
The wider picture
The city
Muscat
Oman’s capital and its quietest Gulf address: a low-rise city of forts, coves and corniches between the Hajar mountains and the sea. Its tourism push is opening a handful of ITC coasts to foreign buyers, and Yiti is the newest of them.
Read the city guide
The country
Oman
Open to foreign freehold only inside designated Integrated Tourism Complexes, with owner residency travelling with the home. For property in the Sultanate, we map the ITC rules, the residency routes and the delivery risk before anything else.
Read the market guideFrom the desks
Read around Muscat.
Investor guides
Can foreigners buy property in Oman? ITCs explained
Integrated Tourism Complexes grant foreign freehold and residency: the model, and where it applies.
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
How an ITC purchase secures renewable residency for owner and family, with no minimum stay.
Residency · OmanRead
Investor guides
Costs and fees when buying property in Oman
Registration, agency and the ongoing community charges typical of an ITC residence.
Costs · OmanRead
Reports
Oman transport and connectivity projects, property values.
Oman transport and connectivity projects, from the 303 km Hafeet Rail to the Muscat Metro and the Batinah Expressway, are reshaping where property value accrues. The 2026 read, verified against the sources.
OmanRead
Reports
The Muscat property market and Gulf wealth.
GCC high net worth buyers are turning to the Muscat property market for value beyond Dubai: ITC freehold ownership, a property residency visa, prime yields near 5-8%, and a stable, expat-majority capital.
OmanRead
Frequently asked
Before you enquire.
Can foreigners buy property in Yiti?
Yes. Yiti’s developments sit inside Oman’s Integrated Tourism Complex framework under Law 29/2018, which lets buyers of any nationality own freehold property with a registered title. Outside ITCs, foreigners generally cannot buy in Oman, which makes Yiti one of a handful of doors into the Muscat market alongside Al Mouj and Muscat Bay.
Does buying at AIDA or Yiti give me Oman residency?
Yes. ITC ownership qualifies the owner and immediate family for a renewable Oman residence permit for as long as they hold the property. Larger purchases can qualify for investor residency, from OMR 250,000 for a 5-year visa and OMR 500,000 for a 10-year visa. Confirm current thresholds at purchase, as programme terms evolve.
What does it cost to buy into Yiti?
At the 2024 to 2025 launches, Marriott Residences AIDA apartments started from about OMR 122,000, around USD 317,000. AIDA villa lines ran from roughly OMR 131,000 to 185,000, and the 20 Trump Golf Villas from about OMR 785,000, around USD 2.0m. These are developer launch prices, so treat them as indicative entry levels; current releases and any uplift on them will differ.
When will homes in Yiti actually be ready?
The Sustainable City Yiti is first, with villa handovers from late 2025 and full operation targeted for 2026. AIDA’s first phase is targeted for late 2026 to 2027, Marriott Residences for Q3 2028, and the Trump International Hotel for December 2028. Buying in Yiti today means buying off-plan into a community that matures toward 2028 to 2030.
Is Yiti somewhere I could live now, or is it a bet on a masterplan?
It is a bet on a masterplan, with unusually strong state backing. The bay is an active construction zone; daily amenities currently mean the resorts at Bandar Jissah, Shangri-La and Jumeirah Muscat Bay, ten to fifteen minutes away, or Al Bustan and Old Muscat 25 to 35 minutes away. The Sustainable City’s school, nursery and plaza will bring the first everyday infrastructure from 2026.
What rental yield can I expect?
There is no Yiti track record yet. Cavendish Maxwell (May 2025) puts rental yields across Oman’s established ITCs at 5 to 8%, in line with Dubai and Doha, and ITC apartment prices at OMR 800 to 1,100 per m². Yiti-specific yields will depend on the golf course, hotels and short-let demand actually materialising after 2027 to 2028.
How far is Yiti from the airport and the city?
Plan on roughly 40 to 50 minutes to Muscat International Airport, 25 to 35 minutes to Mutrah Corniche and Old Muscat, and 20 to 25 minutes to Al Bustan. The Shangri-La and Jumeirah resorts at Bandar Jissah are ten to fifteen minutes over the headland. Marketing quoting 10 to 20 minutes to downtown reflects straight-line optimism more than the current road.
Private client advisory, GCC
The Omnia Muscat desk
We start with the coast, the rules and the delivery risk, not a unit. On a frontier like Yiti, understanding the place is most of the decision.
Start with the area
Let's start with Yiti, not the apartment.
Tell us how you would use it. We will send the Yiti guide, the buildings worth seeing, and an honest read on where ownership stands.