# OMNIA, November 2026: Arrivals

OMNIA is the monthly magazine of Omnia Capital Group: property and life across the Gulf and Europe. This issue has 86 pages in 5 sections, published 2026-11-12. Free to read.

- Read it page by page: https://www.omniacapitalgroup.com/en/magazine/2026-11/read
- Web edition: https://www.omniacapitalgroup.com/en/magazine/2026-11
- Every issue: https://www.omniacapitalgroup.com/en/magazine

> This is an issue about arrivals. Since January, buyers from abroad can own in approved parts of Riyadh and Jeddah.

## In this issue

- Riyadh, Dubai and the long view. (page 8): Three buyers we met this year, and what each asked of us.
- Destinations, not units. (page 34): Why more buyers now choose the place first.
- Before the market. (page 72): Inside the Private Office, and the homes it finds first.

## 1. What we are seeing.

What our buyers are asking, and what arrived on our desk this month.

### Riyadh, Dubai and the long view. (page 8)

Three kinds of buyer we meet, what each asks of us, and where they are looking.

- **Relocation: The family moving to Riyadh..** A school, a garden, a short drive to the office, and a straight answer on what a foreign resident can own. Finished compounds in north Riyadh: Al Narjis, Hittin, Al Malqa.
- **A second base: The British buyer in Dubai..** A base outside the UK, and a residence permit that does not depend on living there. Branded towers in Business Bay and Downtown; golf villas at Jumeirah Golf Estates.
- **The long view: The holder of a destination..** A place worth more in ten years, used now and then, and often residency with it. Whole destinations, such as AIDA above the Gulf of Oman and Wadi Safar in Diriyah.

In full: [Moving to Riyadh with a family](https://www.omniacapitalgroup.com/en/journal/moving-to-riyadh-with-a-family), [For investors](https://www.omniacapitalgroup.com/en/for-investors)

### 1,500 homes for Mutrah. (page 10)

Unveiled on 8 November for the port frontage at Mutrah, Muscat's old harbour: what it adds, and what it leaves as it was.

- **On the port frontage..** About 1,500 residential units on the Sultan Qaboos Port frontage, beside hotels and space for visitors.
- **Already on the water: Al Yazan..** Phase 1A brings 169 residences, studios to penthouses, for the first half of 2029.
- **Our take..** Mutrah's waterfront mix is shifting; the map of what buyers from abroad can own is not.

In full: [Al Yazan, Muttrah](https://www.omniacapitalgroup.com/en/developments/al-yazan-muttrah), [Property in Muttrah](https://www.omniacapitalgroup.com/en/developments/in/oman/muscat/muttrah)

### Six stories that moved the market. (page 12)

Six stories our desk followed through October and November, and what each means for someone buying or holding property there.

- **The zones are published..** The areas where non-Saudis may own were listed: named ranges in Riyadh, Jeddah, Makkah and Madinah, with the giga-project and special economic belts.
- **A 2% fee on disposals..** A 2% fee now applies when property is sold in four Saudi cities, on top of the 5% Real Estate Transaction Tax.
- **Fifty years on municipal land..** Contracts of fifty years have opened on municipal land in Riyadh.
- **White land fees reach the transfer..** Fees on undeveloped urban land must now be cleared before a vacant plot can change hands.

In full: [Omnia Markets](https://www.omniacapitalgroup.com/en/newsdesk), [The zones, as listed](https://www.omniacapitalgroup.com/en/newsdesk/non-saudi-real-estate-zones-listed-by-rega)

### The month in four numbers. (page 14)

- **76%: Abu Dhabi, in nine months..** Sales by value rose 76% to about USD 47 billion in the first nine months of 2026: 171.26 billion dirhams across 38,483 transactions.
- **70.7m: Across the Saudi borders..** Land crossings into and out of the Kingdom passed 70.7 million passengers in 2025. The King Fahd Causeway to Bahrain carried nearly half.
- **829,000: Square metres on the Alkhobar shore..** PIF launched a waterfront project of 829,000 m² in Alkhobar, with more than 4,000 homes, hotels and shops.
- **SAR 670m: Booked in Makkah..** Masar Corner opened with SAR 670 million of bookings across 541 units, from buyers of 51 nationalities.

In full: [Saudi Arabia, our market page](https://www.omniacapitalgroup.com/en/markets/saudi-arabia)

### Half a kilometre above Jeddah. (page 17)

- Kingdom Holding's third-quarter update puts Jeddah Tower at level 120, about 482 metres, and on course to pass 500 metres by the end of the year.
- Below it, the city is busy: around 30,500 homes changed hands in Jeddah in 2025, and gross residential yields run at about 7 to 8%.

Our take: A proof point for the Jeddah waterfront, not a change to who may own there.

In full: [Jeddah Tower, on the desk](https://www.omniacapitalgroup.com/en/newsdesk/jeddah-tower-progress-2026-near-500m), [The Jeddah waterfront report](https://www.omniacapitalgroup.com/en/reports/top-red-sea-jeddah-waterfront-property-investments-in-saudi-arabia)

## 2. Where buyers are looking.

Buyers are arriving in new places. The figures behind the move.

### The Kingdom opens. (page 20)

Buyers from abroad have owned in approved zones of Saudi Arabia since 22 January. Ten months in, this is what we see.

- **The law, then the map..** The law on ownership by non-Saudis came into force on 22 January 2026. On 31 October the zones followed, in Riyadh, Jeddah, Makkah and Madinah.
- **Two in three..** Of 1,786 off-plan homes on the Riyadh price lists we analysed, 67% were sold or booked on 1 October.
- **Where enquiries go..** In October, Saudi Arabia took 65% of the enquiries we received that named a market.

In full: [Can foreigners buy in Saudi Arabia?](https://www.omniacapitalgroup.com/en/investor-guides/can-foreigners-buy-property-in-saudi-arabia), [The ownership checker](https://www.omniacapitalgroup.com/en/markets/saudi-arabia/residency)

### Four Riyadh addresses worth the move. (page 22)

- **Sadu, Al Narjis, Riyadh.** From SAR 1,919,000. Sixty-four finished Salmani-style townhouses around a shared courtyard, with majlis rooms and clubs.
- **Derwaza, Al Narjis, Riyadh.** From SAR 2,000,000. Seventy finished townhouses behind a sculptural gate, with glazed courtyards inside. The final two homes.
- **Rivan Villas, Al Rafiah, Riyadh.** From SAR 2,769,000. Thirty-seven four-bedroom villas, each with a yard, a roof terrace and room for a lift.
- **Jazeel, Al Sulaimaniyah, Riyadh.** From SAR 2,999,000. A finished compound of 144 villas, 3.1 km from Kingdom Centre; winner of the 2025 IRAA residential architecture award.

In full: [Sadu](https://www.omniacapitalgroup.com/en/developments/sadu-riyadh), [Derwaza](https://www.omniacapitalgroup.com/en/developments/darwaza-riyadh), [Rivan Villas](https://www.omniacapitalgroup.com/en/developments/rivan-villas-riyadh), [Jazeel](https://www.omniacapitalgroup.com/en/developments/jazil-riyadh)

### Land is leading Muscat. (page 24)

- **Land is leading Muscat..** Residential land in Muscat rose 40.6% in the year to the second quarter of 2026, faster than anything built on it. The national residential price index rose 24.6% over the same year.
- **Values, not volumes..** Sale contracts in the first eight months of 2026 came to OMR 952.1 million, up 14.5% on the year. Values are rising far faster than the number of deals, and more households are borrowing smaller sums: mortgage contracts rose 21.8% by number.

In full: [Oman, our market page](https://www.omniacapitalgroup.com/en/markets/oman)

### Dubai's biggest foreign buyers. (page 26)

- **Dubai's biggest foreign buyers..** In 2025 British buyers made up roughly 17% of foreign purchases in Dubai. By early 2026 they ranked first by nationality. The reasons are close to home: the end of non-dom status, the golden visa and a tax gap London cannot close. In the first quarter, 72% of residential sales in Dubai were off-plan.
- **Millionaires, fastest on earth..** In the decade to 2024, Montenegro posted the fastest growth in resident millionaires of any country, in a nation of about 625,000 people. It has used the euro since 2002. Since it joined SEPA in October 2025, the average euro transfer costs €6 rather than €73.

In full: [UK buyers in Dubai](https://www.omniacapitalgroup.com/en/reports/britains-quiet-conquest-why-uk-buyers-are-redefining-dubais-property-game), [Montenegro projects](https://www.omniacapitalgroup.com/en/reports/top-property-investment-projects-in-montenegro)

### The price of a second home country. (page 28)

Five countries where a home can bring the right to live there. Lowest threshold first.

- **Montenegro, EUR 150,000.** Assessed tax value, from 17 January 2026. A one-year renewable permit; after five years, permanent residence opens.
- **Qatar, QAR 730,000.** A home in a designated area brings a renewable, self-sponsored residence permit. From QAR 3,650,000, permanent residency.
- **Oman, OMR 200,000.** A ready unit in an Integrated Tourism Complex brings a renewable ten-year Golden Residency.
- **United Arab Emirates, AED 2,000,000.** A ten-year renewable permit with no minimum stay. Living abroad does not void it.

In full: [Routes to residency](https://www.omniacapitalgroup.com/en/investor-guides/routes-to-residency-through-property), [Golden visa homes](https://www.omniacapitalgroup.com/en/developments/golden-visa)

### Qatar, the quiet opportunity. (page 31)

- Our forecast for Qatar is flat values and softer rents, in a market tested by the regional war. Gross residential yields sit around 5.6%.
- The map has widened all the same. Buyers from abroad can own freehold in ten designated areas, among them The Pearl, West Bay Lagoon and Lusail, and since June 2026 the Simaisma coast.

In full: [Sea La Vie](https://www.omniacapitalgroup.com/en/developments/sea-la-vie-qetaifan-island-north), [Can foreigners own in Qatar?](https://www.omniacapitalgroup.com/en/investor-guides/can-foreigners-own-property-in-qatar)

## 3. The portfolio.

Where they might live: the newest homes in the collection.

### Destinations, not units. (page 34)

More of the buyers we work with choose a place before a property: a whole destination, built by one master developer, and held for the long term.

- **The place, not the unit..** At destinations such as AIDA, above the Gulf of Oman, buyers invest in the vision of the whole: the plan, the hotels, the landscape, and the years it takes to mature.
- **Patient money..** They mean to hold. Steady capital growth as the place is built out matters more to them than yield or short lets.
- **A home, sometimes..** Most tell us they will use the home now and then, as a holiday or second home, sometimes let. The motive is the long term, and often residency.

In full: [AIDA, Oman](https://www.omniacapitalgroup.com/en/developments/aida-oman), [Residency through an ITC](https://www.omniacapitalgroup.com/en/investor-guides/residency-through-an-integrated-tourism-complex)

### Four ways into AIDA. (page 38)

- **Azure Oceanfront Villas, AIDA, Yiti, Muscat.** From OMR 1,505,700. Nineteen villas of four and five bedrooms, 130 metres above the Gulf of Oman, with interiors by FENDI Casa. Completion December 2028.
- **Fairway Villas, AIDA, Yiti, Muscat.** From c. GBP 975,000. Four and five-bedroom villas on the championship course, from 288 to 403 m². Completing December 2028.
- **Sunrise Haven Villas, AIDA, Yiti, Muscat.** From c. GBP 368,000. Furnished three-bedroom villas beside the championship golf course, turned to the sea.
- **The Great Escape 2, AIDA, Yiti, Muscat.** From c. GBP 200,000. The most accessible way into AIDA: apartments in two cliffside buildings, with golf membership. Completing September 2028.

In full: [Azure Oceanfront Villas](https://www.omniacapitalgroup.com/en/developments/azure-oceanfront-villas-by-fendi-casa), [Fairway Villas](https://www.omniacapitalgroup.com/en/developments/fairway-villas-aida-oman), [Sunrise Haven Villas](https://www.omniacapitalgroup.com/en/developments/sunrise-haven-villas-aida), [The Great Escape 2](https://www.omniacapitalgroup.com/en/developments/aida-the-great-escape-apartments-2-oman)

### The SAR 116m mansion. (page 40)

Seven mansions with interiors by FENDI Casa, at Wadi Safar in Diriyah. The newest release in the collection.

- **Seven mansions..** Six and seven bedrooms, on plots from 2,035 to 4,623 m², with 2,192 to 4,406 m² built.
- **From SAR 52.8 million..** The six-bedroom homes start at SAR 52,848,000; the largest is guided from SAR 116,027,959.
- **Handover, 2029..** Selling now, with handover set for 31 December 2029, inside the Diriyah giga-project.

In full: [The Wadi Safar mansions](https://www.omniacapitalgroup.com/en/developments/fendi-casa-mansions-wadi-safar)

### Four homes worth the flight. (page 44)

- **ALMAR Residences, Al Mouj, Muscat.** From OMR 101,853. 176 apartments, garden residences and penthouses in the marina district, with curved terraces facing the sea. Completion Q2 2029.
- **Four Seasons Private Residences, The Corniche, Jeddah.** From SAR 6,716,214. 76 residences on the Red Sea, managed and serviced by Four Seasons, up to one six-bedroom penthouse on the 27th floor. Handover June 2027.
- **Vistal by Victoria Swarovski, Al Mouj, Muscat.** From OMR 140,000. 213 homes on the Al Mouj waterfront, one to four bedrooms. Completion Q4 2029. Price before VAT.
- **The Peaks at Luštica Bay, Luštica Bay, Montenegro.** From c. GBP 675,000. Hillside homes above a Gary Player course. Botanika is the first collection of villas, townhouses and apartments.

In full: [ALMAR Residences](https://www.omniacapitalgroup.com/en/developments/almar-residences-al-mouj), [Four Seasons, Jeddah](https://www.omniacapitalgroup.com/en/developments/four-seasons-private-residences-jeddah), [Vistal](https://www.omniacapitalgroup.com/en/developments/vistal-by-victoria-swarovski), [The Peaks at Luštica Bay](https://www.omniacapitalgroup.com/en/developments/the-peaks-lustica-bay), [Wadi Zaha](https://www.omniacapitalgroup.com/en/developments/wadi-zaha), [Nikki Beach Residences](https://www.omniacapitalgroup.com/en/developments/nikki-beach-residences-the-arc-yiti), [Al Basateen Villas](https://www.omniacapitalgroup.com/en/developments/al-basateen-villas-jeddah), [Padel Living Residences](https://www.omniacapitalgroup.com/en/developments/padel-living-residences-jeddah)

### Before it launches: Teraz. (page 49)

Earth-toned homes in Hittin, north Riyadh, 2.8 km from At-Turaif in Diriyah.

- Prices are not yet published; the homes are ahead of release.

In full: [Teraz](https://www.omniacapitalgroup.com/en/developments/teraz-riyadh)

## 4. The most inspiring destinations.

Where they go when the work is done.

### Six places to live and invest. (page 52)

The most inspiring destinations for relocation and investment this year, and the one fact that makes each worth a look.

- **Riyadh..** Freehold for buyers from abroad since January, in named zones. Two in three of the off-plan homes we analysed were sold or booked by October.
- **Muscat..** Residential land up 40.6% in a year, and a renewable ten-year Golden Residency from OMR 200,000.
- **Dubai..** Ten years of residency from AED 2,000,000 with no minimum stay. The British are now its largest foreign buyers.
- **Ras Al Khaimah..** About 28% cheaper than Dubai, with beaches, mountains and a close-knit community.

In full: [Riyadh](https://www.omniacapitalgroup.com/en/markets/saudi-arabia/riyadh), [Muscat](https://www.omniacapitalgroup.com/en/markets/oman/muscat), [Dubai](https://www.omniacapitalgroup.com/en/markets/united-arab-emirates/dubai), [Ras Al Khaimah](https://www.omniacapitalgroup.com/en/markets/united-arab-emirates/ras-al-khaimah), [Montenegro](https://www.omniacapitalgroup.com/en/markets/montenegro), [Qatar](https://www.omniacapitalgroup.com/en/markets/qatar)

### From warships to superyachts. (page 54)

For a century the best water in Tivat belonged to the navy. Then the shipyard closed, and the town turned to face the bay.

- The Bay of Kotor is the Adriatic at its most enclosed, with mountains on every side.
- The Buca summer residence, five hundred years old, and the Naval Heritage Collection sit a short walk from the marina promenades.

In full: [Tivat, from the Journal](https://www.omniacapitalgroup.com/en/journal/tivat-where-history-sails-into-tomorrow), [Property in Tivat](https://www.omniacapitalgroup.com/en/markets/montenegro/tivat)

### The Alps, thirty years ago. (page 58)

In Kolašin, in Montenegro's mountains, a two-village ski resort is taking shape: one of the most interesting early addresses in Europe's mountains.

- **1,450 metres..** The resort sits at 1,450 metres, two hours from the coast at Tivat.
- **One hotel open..** As of mid-2026 one hotel, the Swissotel, is open. Most of the resort remains an early-stage plan.
- **From about EUR 250,000..** The Grand Chalet Hotel, a building of 116 apartments in the 1450 Nest village, is selling off-plan: freehold, ski-in and ski-out.

In full: [The Grand Chalet Hotel](https://www.omniacapitalgroup.com/en/developments/kolasin-valleys-grand-chalets), [Branded residences in Montenegro](https://www.omniacapitalgroup.com/en/investor-guides/branded-residences-at-boka-bay-and-kolasin)

### The car makers moving in. (page 60)

Car makers, jewellers and hotels now put their names on homes: fifteen of them, across twenty-five developments we list in four countries.

- **Pagani..** Pagani designed the interiors of the Da Vinci Tower, and a line of furniture, in marble, carbon fibre, leather and stained oak.
- **Mercedes-Benz..** A 71-storey tower in Downtown Dubai, reported as the first Mercedes-Benz branded residence. Its homes carry names such as the Pagoda Suite and the Gullwing penthouse.
- **The question..** The useful question is what the name is contracted to do, and for how long.

In full: [Names on homes, from the Journal](https://www.omniacapitalgroup.com/en/journal/car-makers-jewellers-and-hotels-with-their-names-on-homes), [Da Vinci Tower](https://www.omniacapitalgroup.com/en/developments/da-vinci-tower-interiors-by-pagani), [Bugatti Residences](https://www.omniacapitalgroup.com/en/developments/bugatti-residences-by-binghatti), [The Astera](https://www.omniacapitalgroup.com/en/developments/the-astera-interiors-by-aston-martin)

### Fashion and jewellery move in too. (page 64)

- **Mercedes-Benz Places, Downtown Dubai.** From AED 8.8m. A 71-storey tower set against the Burj Khalifa: 150 homes of two to five bedrooms. Handover targeted for Q4 2026.
- **Burj Binghatti Jacob & Co, Business Bay, Dubai.** From AED 8,400,000. A canal-front supertall designed with Jacob & Co: 299 homes of two to seven bedrooms, handover targeted for 2027.
- **Les Vagues by Elie Saab, Qetaifan Island North, Lusail.** From QAR 2,000,000. Five sea-front towers with interiors by Elie Saab, one to three bedrooms. Completion Q4 2027.
- **Etoile by Elie Saab, Sedra, Riyadh.** From c. GBP 488,000. A gated collection of 150 villas with interiors by Elie Saab Maison and Salmani architecture, in its final phase of delivery.

In full: [Mercedes-Benz Places](https://www.omniacapitalgroup.com/en/developments/mercedes-benz-places-by-binghatti), [Burj Binghatti Jacob & Co](https://www.omniacapitalgroup.com/en/developments/burj-binghatti-jacob-co-residences), [Les Vagues by Elie Saab](https://www.omniacapitalgroup.com/en/developments/les-vagues-by-elie-saab), [Etoile by Elie Saab](https://www.omniacapitalgroup.com/en/developments/etoile-by-elie-saab)

### From Riyadh, to Manchester. (page 67)

Riyadh Air opened scheduled public service in June 2026. Manchester, where Omnia is based, was on its first summer list.

- The national carrier began flying from Riyadh to London in October 2025, at first for staff and invited guests. For summer 2026 it built out around fifteen destinations, among them Dubai, Cairo, Madrid, Manchester, Paris, Mumbai and Bangkok, with a goal of one hundred by 2030.
- In Oman, a USD 130 million deal signed in June 2026 will build an airport city around Muscat International.

## 5. Our world.

Who meets them when they arrive, and why buyers choose to work with us.

### Why buyers choose us. (page 70)

What makes Omnia good is not the size of the room. It is who is in it, how they were chosen, and whose side they are on.

- **Chosen, then trained..** Every adviser is chosen and trained by our senior leadership and briefed from one source of research. You meet the same standard whichever door you come in by.
- **On your side of the table..** We act for buyers and investors alone. We negotiate for you, put forward only what fits your brief, and set our candid view of the risks beside it.
- **One adviser, start to finish..** One head office in Manchester, centrally held and never franchised. The person who hears your brief is the person still there at completion.

In full: [About Omnia](https://www.omniacapitalgroup.com/en/about)

### Before the market. (page 72)

The Private Office: one dedicated senior team for everything property asks of you, across Europe, the Middle East and beyond.

- **Advisers, not agents..** We act for the buyer alone, negotiate on your side of the table, and put forward only what fits your brief, with our candid view of the risks beside it.
- **Before the market..** Many of the right homes are never advertised. An owner sells quietly to someone they trust; a developer previews a launch before public sale.
- **Launches, dinners and race weekends..** Invitations to launch previews, client dinners and race weekends come with it.

In full: [The Private Office](https://www.omniacapitalgroup.com/en/for-investors/private-office)

### Your side of the table. (page 74)

We act for buyers and investors alone, from the first viewing to completion. This is what that covers.

- **Property acquisition..** From brief to completion: defining the search, comparing markets and developments, coordinating the transaction and negotiating on your side.
- **Investment sales..** Investment-grade and off-market opportunities matched to a defined objective, with the address, the payment structure and future marketability weighed together.
- **Buying from abroad..** View homes live on video or in person on a visit we arrange. We help you check the zone, the developer and the escrow account before you commit.
- **Relocation and residency..** Planned alongside the purchase. One adviser finds the home and stays until the family is settled.

In full: [For investors](https://www.omniacapitalgroup.com/en/for-investors)

### A night at the launch. (page 76)

A launch, a long table, and the conversations that follow.

- Much of our work happens in rooms like this: a launch, a dinner, a long conversation at the end of it. The questions people ask over dinner are often the ones that decide a purchase months later.

In full: [Careers](https://www.omniacapitalgroup.com/en/careers)

### Six markets, one table. (page 78)

The most reliable facts are held by the people who work in a market every day. The Network brings them to one table.

- **Six markets, one standard..** We partner with licensed agents, consultants and property professionals in Saudi Arabia, Oman, the UAE, Qatar, Montenegro and the United Kingdom, market by market.
- **A media network we built..** Omnia Capital Group, Continental and our regional platforms for Saudi Arabia, the UAE, Oman and Montenegro, with the Omnia Journal and Omnia Markets, in English and Arabic.
- **Built on Connect..** Behind it is Omnia Connect, our own platform: a major investment in technology and talent.

In full: [The Omnia Network](https://www.omniacapitalgroup.com/en/network)

### From the paddock to the slope. (page 80)

Where we intend to be in the year ahead, with our clients beside us.

- **The race and the links..** The Gulf race season opens in Jeddah and Bahrain in March, a desert links invitational follows in April, and the British summer of speed runs at Silverstone in July.
- **The water, autumn..** Adriatic regatta week in Tivat in September; a Gulf coast marina series in Muscat and Ras Al Khaimah in November.
- **The slope, December..** The season opens at Kolašin.

In full: [Omnia & Sport](https://www.omniacapitalgroup.com/en/lifestyle/omnia-sport)

### Senior leadership. (page 82)

- **Guy Watt., Director.** Guy leads the group's strategy, partnerships, operations and communications, and its development across Europe and the Gulf.
- **Guj Bajwa., Director.** Guj is the senior voice most of our clients meet, with more than twenty years in property investment and international business development.

In full: [Guy Watt](https://www.omniacapitalgroup.com/en/team/guy-watt), [Guj Bajwa](https://www.omniacapitalgroup.com/en/team/guj-bajwa)

### Some plans begin with a place. (page 85)

Others begin with a change of pace.

- Every arrival in these pages began with one or the other. Whichever yours is, our first question is the same: what would the best possible outcome look like, three years from now?
- Everything in this issue starts there. So will December.