Kolaboro / Projects / Luma Residences
What changed on the developer's page: Luma Residences
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Between 5 Nov 2026 and 5 Nov 2026: 1 sentence changed, 1 added, 0 removed (of 213 in the newer version).
Page tracked: https://uinvestgroup.com/property/luma-residence-bandar-jissah-muscat-bay-oman/. Version 2 and version 3 of 3.
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BothLuma Residence Muscat Bay: Prices & Payment Plan (2026) ABOUT US OUR SERVICES Professional Investment Consultations Second Citizenship Turkish Citizenship Residency Permits Turkey Residence Permit: Rules, Fees and Property Route (2026) Cyprus Residence Permit Business Relocation Opening Bank Accounts 24/7 Legal Support After Sales Services OUR PROJECTS Properties in UAE Properties in Georgia Prope …
BothLuma Residence Muscat Bay: Prices & Payment Plan (2026) ABOUT US OUR SERVICES Professional Investment Consultations Second Citizenship Turkish Citizenship Residency Permits Turkey Residence Permit: Rules, Fees and Property Route (2026) Cyprus Residence Permit Business Relocation Opening Bank Accounts 24/7 Legal Support After Sales Services OUR PROJECTS Properties in UAE Properties in Georgia Prope …
BothFill The Form And Our Top Brokers Will Contact You × BECOME PARTNER TELEGRAM WHATSAPP Get Free Consultation ABOUT US OUR SERVICES Professional Investment Consultations Second Citizenship Turkish Citizenship Residency Permits Turkey Residence Permit: Rules, Fees and Property Route (2026) Cyprus Residence Permit Business Relocation Opening Bank Accounts 24/7 Legal Support After Sales Services OUR PR …
BothFill The Form And Our Top Brokers Will Contact You × BECOME PARTNER TELEGRAM WHATSAPP Get Free Consultation ABOUT US OUR SERVICES Professional Investment Consultations Second Citizenship Turkish Citizenship Residency Permits Turkey Residence Permit: Rules, Fees and Property Route (2026) Cyprus Residence Permit Business Relocation Opening Bank Accounts 24/7 Legal Support After Sales Services OUR PR …
BothIt mixes three products on one site — 156 apartments in low-rise buildings, 52 townhouses and 32 villas — in creamy render, wood-textured stone and tinted-glass balustrades, stepped into a valley between the Hajar mountains and the sea.
BothIt mixes three products on one site — 156 apartments in low-rise buildings, 52 townhouses and 32 villas — in creamy render, wood-textured stone and tinted-glass balustrades, stepped into a valley between the Hajar mountains and the sea.
BothTwo features are central to the offer.
BothTwo features are central to the offer.
BothThe first is the payment plan: 50% of the price falls due on completion , and the booking deposit is 2.5% .
BothThe first is the payment plan: 50% of the price falls due on completion , and the booking deposit is 2.5% .
BothThe second is the price ladder — villas start at $650,200 and townhouses at $568,400 , both above Oman’s OMR 200,000 residency threshold, while the $300,500 apartments are below it.
BothThe second is the price ladder — villas start at $650,200 and townhouses at $568,400 , both above Oman’s OMR 200,000 residency threshold, while the $300,500 apartments are below it.
BothThis guide works through sizes, prices, the eight instalments, service charges and the developer.
BothThis guide works through sizes, prices, the eight instalments, service charges and the developer.
BothLuma Residence at a glance Location Bandar Jissah, inside Muscat Bay, Muscat Developer Saraya Bandar Jissah — now trading as Muscat Bay (est.
BothLuma Residence at a glance Location Bandar Jissah, inside Muscat Bay, Muscat Developer Saraya Bandar Jissah — now trading as Muscat Bay (est.
Both2007) Ownership Freehold, open to all nationalities Total homes 240 — 156 apartments, 52 townhouses, 32 villas Currently available 43 — about 82% of the scheme is already taken Size range 1,137 – 3,226 sq ft (106 – 300 m²) Apartments from $300,500 Townhouses from $568,400 Villas from $650,200 Service charge 8.27 OMR per m² per year (apartments); 6.27 OMR per m² per year (villas) Payment plan 8 ins …
Both2007) Ownership Freehold, open to all nationalities Total homes 240 — 156 apartments, 52 townhouses, 32 villas Currently available 43 — about 82% of the scheme is already taken Size range 1,137 – 3,226 sq ft (106 – 300 m²) Apartments from $300,500 Townhouses from $568,400 Villas from $650,200 Service charge 8.27 OMR per m² per year (apartments); 6.27 OMR per m² per year (villas) Payment plan 8 ins …
BothThe apartment is priced at $248 per square foot and the villa at $217 — a 13% difference.
BothThe apartment is priced at $248 per square foot and the villa at $217 — a 13% difference.
BothThis is the reverse of Golf Hills , where the three-bedroom costs 20% more per foot than the one-bedroom.
BothThis is the reverse of Golf Hills , where the three-bedroom costs 20% more per foot than the one-bedroom.
BothThe reason is that you are not buying the same thing.
BothThe reason is that you are not buying the same thing.
BothThe apartment price carries a share of lift cores, lobbies, the clubhouse and the shared pool.
BothThe apartment price carries a share of lift cores, lobbies, the clubhouse and the shared pool.
BothThe villa price is weighted towards land, a private plot, its own pool and two covered parking bays — and land inside an operating resort community prices differently from built floor area.
BothThe villa price is weighted towards land, a private plot, its own pool and two covered parking bays — and land inside an operating resort community prices differently from built floor area.
BothMeasured strictly in dollars per square foot, the villas and townhouses are priced at $217 and $218 against $248 for the apartments.
BothMeasured strictly in dollars per square foot, the villas and townhouses are priced at $217 and $218 against $248 for the apartments.
BothReading the unit table: home by home The sizes and prices table gives one entry point for each home type, and reading the rows side by side shows how the scheme is organised.
BothReading the unit table: home by home The sizes and prices table gives one entry point for each home type, and reading the rows side by side shows how the scheme is organised.
BothThe two-bedroom apartment starts at 1,211 sq ft (113 m²) and $300,500, which is $248 per square foot.
BothThe two-bedroom apartment starts at 1,211 sq ft (113 m²) and $300,500, which is $248 per square foot.
BothThe townhouse starts at 2,607 sq ft (242 m²) and $568,400, or $218 per square foot.
BothThe townhouse starts at 2,607 sq ft (242 m²) and $568,400, or $218 per square foot.
BothThe three-bedroom villa starts at 2,997 sq ft (278 m²) and $650,200, or $217 per square foot.
BothThe three-bedroom villa starts at 2,997 sq ft (278 m²) and $650,200, or $217 per square foot.
BothThe scheme as a whole spans 1,137 to 3,226 sq ft (106 to 300 m²), and the 3,226 sq ft home is priced on request.
BothThe scheme as a whole spans 1,137 to 3,226 sq ft (106 to 300 m²), and the 3,226 sq ft home is priced on request.
BothMoving from the apartment to the townhouse adds 1,396 sq ft of floor area and $267,900 to the entry price.
BothMoving from the apartment to the townhouse adds 1,396 sq ft of floor area and $267,900 to the entry price.
BothMoving from the townhouse to the villa adds a further 390 sq ft (36 m²) and $81,800.
BothMoving from the townhouse to the villa adds a further 390 sq ft (36 m²) and $81,800.
BothDivided by the listed area in square metres, the entry prices work out to roughly $2,659 per m² for the apartment, $2,349 for the townhouse and $2,339 for the villa.
BothDivided by the listed area in square metres, the entry prices work out to roughly $2,659 per m² for the apartment, $2,349 for the townhouse and $2,339 for the villa.
BothThe payment plan: 50% held to handover This is the main payment term at Luma Residence.
BothThe payment plan: 50% held to handover This is the main payment term at Luma Residence.
BothThe plan runs to eight instalments and blends calendar dates with construction milestones — but the structure is dominated by one number.
BothThe plan runs to eight instalments and blends calendar dates with construction milestones — but the structure is dominated by one number.
Both# Trigger Type Share 1 On booking Date 2.5% 2 15 days after booking — signing the sale agreement Date 7.5% 3 6 months after booking Date 5% 4 12 months after booking Date 5% 5 Substructure complete Milestone 10% 6 Superstructure works complete Milestone 10% 7 Engineering systems complete Milestone 10% 8 On completion and handover Milestone 50% Total Before handover: 50% — 100% Three consequences f …
Both# Trigger Type Share 1 On booking Date 2.5% 2 15 days after booking — signing the sale agreement Date 7.5% 3 6 months after booking Date 5% 4 12 months after booking Date 5% 5 Substructure complete Milestone 10% 6 Superstructure works complete Milestone 10% 7 Engineering systems complete Milestone 10% 8 On completion and handover Milestone 50% Total Before handover: 50% — 100% Three consequences f …
BothHalf the price is paid before handover.
BothHalf the price is paid before handover.
BothOn an apartment you will have paid $150,250 by handover; on a villa, $325,100.
BothOn an apartment you will have paid $150,250 by handover; on a villa, $325,100.
BothThe booking deposit is 2.5%.
BothThe booking deposit is 2.5%.
Both2.5% is $7,513 on an apartment.
Both2.5% is $7,513 on an apartment.
BothYou need half the money ready in Q1 2029.
BothYou need half the money ready in Q1 2029.
BothThe plan places a large single payment at the end.
BothThe plan places a large single payment at the end.
BothIf you intend to use a mortgage, start that conversation early.
BothIf you intend to use a mortgage, start that conversation early.
BothOur guide to buying off-plan in Oman covers the escrow and staged-payment mechanics.
BothOur guide to buying off-plan in Oman covers the escrow and staged-payment mechanics.
BothWhat each instalment costs Instalment Apartment $300,500 Townhouse $568,400 Villa $650,200 2.5% booking $7,513 $14,210 $16,255 7.5% at signing $22,538 $42,630 $48,765 5% at 6 and 12 months (each) $15,025 $28,420 $32,510 10% at each of 3 milestones $30,050 $56,840 $65,020 Total before handover (50%) $150,250 $284,200 $325,100 50% on completion $150,250 $284,200 $325,100 A worked example: how the ei …
BothWhat each instalment costs Instalment Apartment $300,500 Townhouse $568,400 Villa $650,200 2.5% booking $7,513 $14,210 $16,255 7.5% at signing $22,538 $42,630 $48,765 5% at 6 and 12 months (each) $15,025 $28,420 $32,510 10% at each of 3 milestones $30,050 $56,840 $65,020 Total before handover (50%) $150,250 $284,200 $325,100 50% on completion $150,250 $284,200 $325,100 A worked example: how the ei …
BothGrouping the eight payments by their trigger shows the shape of the plan.
BothGrouping the eight payments by their trigger shows the shape of the plan.
BothThe four date-based payments (2.5% on booking, 7.5% at signing, and 5% at six and at twelve months) add up to 20% of the price.
BothThe four date-based payments (2.5% on booking, 7.5% at signing, and 5% at six and at twelve months) add up to 20% of the price.
BothThe three construction milestones add 30%, and the completion payment is the remaining 50%.
BothThe three construction milestones add 30%, and the completion payment is the remaining 50%.
BothFor the $300,500 apartment, the date-based payments total $60,100 over the first twelve months: $7,513 at booking, $22,538 at signing and $15,025 at each of the two later dates.
BothFor the $300,500 apartment, the date-based payments total $60,100 over the first twelve months: $7,513 at booking, $22,538 at signing and $15,025 at each of the two later dates.
BothThe three milestone payments of $30,050 add $90,150, which brings the total before handover to $150,250, and the same $150,250 is due on completion.
BothThe three milestone payments of $30,050 add $90,150, which brings the total before handover to $150,250, and the same $150,250 is due on completion.
BothFor the $650,200 villa the date-based payments total $130,040 and the milestones add $195,060, so each half comes to $325,100.
BothFor the $650,200 villa the date-based payments total $130,040 and the milestones add $195,060, so each half comes to $325,100.
BothThese figures are illustrative and use the prices listed on this page; the payment schedule in the sale agreement is the binding record.
BothThese figures are illustrative and use the prices listed on this page; the payment schedule in the sale agreement is the binding record.
BothIn rial terms, the apartment’s completion payment of $150,250 is about OMR 57,800 at the peg of OMR 1 = USD 2.6008.
BothIn rial terms, the apartment’s completion payment of $150,250 is about OMR 57,800 at the peg of OMR 1 = USD 2.6008.
BothResidency: prices against the OMR 200,000 threshold Oman’s property-linked residency routes turn on investment thresholds.
BothResidency: prices against the OMR 200,000 threshold Oman’s property-linked residency routes turn on investment thresholds.
BothGolden Residency requires a single ITC property worth at least OMR 200,000 — roughly $520,000 at the rial’s long-standing dollar peg — and is decided by the Royal Oman Police; the Owner Visa has no minimum.
BothGolden Residency requires a single ITC property worth at least OMR 200,000 — roughly $520,000 at the rial’s long-standing dollar peg — and is decided by the Royal Oman Police; the Owner Visa has no minimum.
BothPrices at Luma sit on both sides of that level within the same development : Home type Entry price Against the ~$520,000 mark Villa $650,200 At or above the mark Townhouse $568,400 At or above the mark Apartment $300,500 Below the mark The townhouse, from $568,400, is priced at or above the threshold with a margin rather than sitting exactly on the line.
BothPrices at Luma sit on both sides of that level within the same development : Home type Entry price Against the ~$520,000 mark Villa $650,200 At or above the mark Townhouse $568,400 At or above the mark Apartment $300,500 Below the mark The townhouse, from $568,400, is priced at or above the threshold with a margin rather than sitting exactly on the line.
BothThe apartments are priced below OMR 200,000.
BothThe apartments are priced below OMR 200,000.
BothRoutes differ by duration and investment level — read Oman Golden Residency vs the Owner Visa and confirm the details against the specific unit, price and date.
BothRoutes differ by duration and investment level — read Oman Golden Residency vs the Owner Visa and confirm the details against the specific unit, price and date.
BothService charges, split by product Luma publishes two rates and states the period explicitly as yearly .
BothService charges, split by product Luma publishes two rates and states the period explicitly as yearly .
BothHome Size Rate Per year % of price Apartment 1,211 sq ft (113 m²) 8.27 OMR/m² ≈ 930 OMR (≈ $2,419) 0.80% Townhouse 2,607 sq ft (242 m²) On request ≈ 1,519 OMR at the villa rate ≈ 0.69% Villa 2,997 sq ft (278 m²) 6.27 OMR/m² ≈ 1,746 OMR (≈ $4,540) 0.70% Home of 3,226 sq ft 3,226 sq ft (300 m²) 6.27 OMR/m² ≈ 1,879 OMR (≈ $4,886) — Apartments pay a 32% higher rate per square metre than villas — logic …
BothHome Size Rate Per year % of price Apartment 1,211 sq ft (113 m²) 8.27 OMR/m² ≈ 930 OMR (≈ $2,419) 0.80% Townhouse 2,607 sq ft (242 m²) On request ≈ 1,519 OMR at the villa rate ≈ 0.69% Villa 2,997 sq ft (278 m²) 6.27 OMR/m² ≈ 1,746 OMR (≈ $4,540) 0.70% Home of 3,226 sq ft 3,226 sq ft (300 m²) 6.27 OMR/m² ≈ 1,879 OMR (≈ $4,886) — Apartments pay a 32% higher rate per square metre than villas — logic …
BothThe townhouse figures in the table are indicative, calculated at the villa rate.
BothThe townhouse figures in the table are indicative, calculated at the villa rate.
BothThe charges attach to much larger homes inside an operating resort community with a clubhouse, restaurant and landscaped grounds to maintain.
BothThe charges attach to much larger homes inside an operating resort community with a clubhouse, restaurant and landscaped grounds to maintain.
BothAs a share of price, the charges come to 0.70–0.80%.
BothAs a share of price, the charges come to 0.70–0.80%.
BothOur guide to service charges in Omani real estate sets out what these typically cover, and property tax in Oman covers transaction costs.
BothOur guide to service charges in Omani real estate sets out what these typically cover, and property tax in Oman covers transaction costs.
BothOman levies no annual property tax and no income tax on rent.
BothOman levies no annual property tax and no income tax on rent.
BothApartment layouts: buildings, not towers The apartment product is low-rise.
BothApartment layouts: buildings, not towers The apartment product is low-rise.
BothThe published plans describe whole buildings floor by floor, with a penthouse on top of each: Building type Floor 1 Floor 2 Floor 3 Penthouse Apartment Type 2 101 m² 94 m² — 70 m² Apartment Type 4 101 m² 94 m² — 70 m² Apartment Type 7 101 m² 101 m² 94 m² 60 m² Three or four storeys, three or four homes per building — the main reason Luma reads as a neighbourhood rather than a block.
BothThe published plans describe whole buildings floor by floor, with a penthouse on top of each: Building type Floor 1 Floor 2 Floor 3 Penthouse Apartment Type 2 101 m² 94 m² — 70 m² Apartment Type 4 101 m² 94 m² — 70 m² Apartment Type 7 101 m² 101 m² 94 m² 60 m² Three or four storeys, three or four homes per building — the main reason Luma reads as a neighbourhood rather than a block.
BothWhat you get inside Homes are delivered finished , in a warm palette.
BothWhat you get inside Homes are delivered finished , in a warm palette.
BothArea Specification Throughout Wood-textured porcelain tile flooring, white-painted walls, painted gypsum ceilings Feature Accent wall in wood-effect porcelain tile Kitchen Matte charcoal laminated MDF cabinets with light wood accents Bedrooms Creamy-painted walls Bathrooms Light and dark grey porcelain to floors and walls, moisture-resistant gypsum ceilings, matte oak-veneer vanity Windows Floor-t …
BothArea Specification Throughout Wood-textured porcelain tile flooring, white-painted walls, painted gypsum ceilings Feature Accent wall in wood-effect porcelain tile Kitchen Matte charcoal laminated MDF cabinets with light wood accents Bedrooms Creamy-painted walls Bathrooms Light and dark grey porcelain to floors and walls, moisture-resistant gypsum ceilings, matte oak-veneer vanity Windows Floor-t …
BothCombined with WPC decking and porcelain driveways, they form the external specification.
BothCombined with WPC decking and porcelain driveways, they form the external specification.
BothParking Parking provision varies by product.
BothParking Parking provision varies by product.
BothHome Parking provision Villa Canopy for 2 cars Townhouse Canopy for 1 car Apartment Open-air parking in front of the buildings Amenities and the clubhouse The clubhouse is described as the social centre of the neighbourhood.
BothHome Parking provision Villa Canopy for 2 cars Townhouse Canopy for 1 car Apartment Open-air parking in front of the buildings Amenities and the clubhouse The clubhouse is described as the social centre of the neighbourhood.
BothCategory What is included Clubhouse Residents’ lounges, restaurant , poolside lounge Pool Community pool with sunbathing terrace Fitness Fitness centre and yoga studio Wellness Spa and beauty salon — hair and nails Outdoors Fire pit area, stone seating, cycling and walking paths Grounds Landscaped, integrated into the mountain terrain A restaurant and a beauty salon inside a 240-home neighbourhood …
BothCategory What is included Clubhouse Residents’ lounges, restaurant , poolside lounge Pool Community pool with sunbathing terrace Fitness Fitness centre and yoga studio Wellness Spa and beauty salon — hair and nails Outdoors Fire pit area, stone seating, cycling and walking paths Grounds Landscaped, integrated into the mountain terrain A restaurant and a beauty salon inside a 240-home neighbourhood …
BothThis works here because Luma is not standing alone: it sits inside Muscat Bay, which already operates a Jumeirah resort, a village square and a residents’ club.
BothThis works here because Luma is not standing alone: it sits inside Muscat Bay, which already operates a Jumeirah resort, a village square and a residents’ club.
BothThat existing traffic is what makes a 240-home clubhouse restaurant viable, and it is the structural difference between buying inside a resort community and beside one.
BothThat existing traffic is what makes a 240-home clubhouse restaurant viable, and it is the structural difference between buying inside a resort community and beside one.
BothLocation: Bandar Jissah Destination By car SPAR Muscat Bay supermarket 6 min Qantab Beach 6 min Bandar Al Rodah Park 10 min ISWKi International Cambridge School 13 min Majan University College 15 min Mazoon Shopping Mall 17 min Middle East Nursery 17 min Khoula Hospital 19 min Yiti Beach 21 min Muscat city centre 25–26 min University of Technology and Applied Sciences 26 min Mall of Oman 28 min Na …
BothLocation: Bandar Jissah Destination By car SPAR Muscat Bay supermarket 6 min Qantab Beach 6 min Bandar Al Rodah Park 10 min ISWKi International Cambridge School 13 min Majan University College 15 min Mazoon Shopping Mall 17 min Middle East Nursery 17 min Khoula Hospital 19 min Yiti Beach 21 min Muscat city centre 25–26 min University of Technology and Applied Sciences 26 min Mall of Oman 28 min Na …
BothBandar Khayran — the bay next door — has clear water and live coral, and is a snorkelling and diving spot near the capital; the mountains behind carry trekking routes.
BothBandar Khayran — the bay next door — has clear water and live coral, and is a snorkelling and diving spot near the capital; the mountains behind carry trekking routes.
BothQantab Beach is six minutes away.
BothQantab Beach is six minutes away.
BothEveryday services are close; the city is 25 minutes and the airport 35 , and the nearest international school is 13 minutes away and the nearest university 15.
BothEveryday services are close; the city is 25 minutes and the airport 35 , and the nearest international school is 13 minutes away and the nearest university 15.
BothAirport access across our Oman listings Project District To Muscat airport Golf Hills Muscat Hills 14 min Opal Residences Muscat Hills 14 min Hay Al Wafa Sultan Haitham City about 30 min Luma Residence Bandar Jissah / Muscat Bay 35 min TSCY Yiti 40 min AIDA Yiti 40 min The Great Escape Yiti (AIDA) 55 min Jood is in the Sultan Haitham City band.
BothAirport access across our Oman listings Project District To Muscat airport Golf Hills Muscat Hills 14 min Opal Residences Muscat Hills 14 min Hay Al Wafa Sultan Haitham City about 30 min Luma Residence Bandar Jissah / Muscat Bay 35 min TSCY Yiti 40 min AIDA Yiti 40 min The Great Escape Yiti (AIDA) 55 min Jood is in the Sultan Haitham City band.
BothPrice per square foot across our Oman listings Project and type Price from Per sq ft Hay Al Wafa — apartment $170,600 $100 Jood — 2-bedroom $204,000 $179 Luma — villa $650,200 $217 Luma — townhouse $568,400 $218 Opal Residences — 1-bedroom $194,100 $220 Luma — apartment $300,500 $248 Golf Hills — 1-bedroom $163,600 $254 TSCY — 2-bedroom $332,700 $276 The Great Escape — 1-bedroom $195,000 $325 The …
BothPrice per square foot across our Oman listings Project and type Price from Per sq ft Hay Al Wafa — apartment $170,600 $100 Jood — 2-bedroom $204,000 $179 Luma — villa $650,200 $217 Luma — townhouse $568,400 $218 Opal Residences — 1-bedroom $194,100 $220 Luma — apartment $300,500 $248 Golf Hills — 1-bedroom $163,600 $254 TSCY — 2-bedroom $332,700 $276 The Great Escape — 1-bedroom $195,000 $325 The …
BothThe developer: Saraya Bandar Jissah, now Muscat Bay The developer is an Omani company formed in 2007 as a partnership between the state-owned tourism group OMRAN Group and Saraya Oman.
BothThe developer: Saraya Bandar Jissah, now Muscat Bay The developer is an Omani company formed in 2007 as a partnership between the state-owned tourism group OMRAN Group and Saraya Oman.
BothIt specialises in integrated residential and resort destinations, and the community Luma sits inside is Muscat Bay , which the company rebranded to from “Saraya Bandar Jissah” in 2017.
BothIt specialises in integrated residential and resort destinations, and the community Luma sits inside is Muscat Bay , which the company rebranded to from “Saraya Bandar Jissah” in 2017.
BothItem Detail Founded 2007 — around 19 years operating Ownership Partnership of OMRAN Group (state tourism) and Saraya Oman Community Muscat Bay — apartments, villas, hospitality and leisure On site today Jumeirah Muscat Bay resort, village square, residents’ club, supermarket The developer is partly state-owned.
BothItem Detail Founded 2007 — around 19 years operating Ownership Partnership of OMRAN Group (state tourism) and Saraya Oman Community Muscat Bay — apartments, villas, hospitality and leisure On site today Jumeirah Muscat Bay resort, village square, residents’ club, supermarket The developer is partly state-owned.
BothOMRAN is Oman’s government tourism development arm.
BothOMRAN is Oman’s government tourism development arm.
BothThe developer has also already delivered and operates the surrounding community — the resort, the club and the supermarket exist and function.
BothThe developer has also already delivered and operates the surrounding community — the resort, the club and the supermarket exist and function.
BothAbout Muscat Bay and its partners Muscat Bay is the trading name of Saraya Bandar Jissah, formed in 2007 as a partnership between OMRAN Group, the Government of Oman’s executive arm for tourism development, and Saraya Oman, a subsidiary of the Jordan-based Saraya Holdings.
BothAbout Muscat Bay and its partners Muscat Bay is the trading name of Saraya Bandar Jissah, formed in 2007 as a partnership between OMRAN Group, the Government of Oman’s executive arm for tourism development, and Saraya Oman, a subsidiary of the Jordan-based Saraya Holdings.
BothThe company adopted the Muscat Bay brand in April 2017, and the community covers 2.2 million m² on the Gulf of Oman coast.
BothThe company adopted the Muscat Bay brand in April 2017, and the community covers 2.2 million m² on the Gulf of Oman coast.
BothThe first phase of homes was announced complete in the second quarter of 2019: 22 Wajd villas, 33 Nameer island villas and 200 Zaha residences, 255 homes in all.
BothThe first phase of homes was announced complete in the second quarter of 2019: 22 Wajd villas, 33 Nameer island villas and 200 Zaha residences, 255 homes in all.
BothThe Jumeirah Muscat Bay hotel, with 206 rooms, opened on 30 June 2022.
BothThe Jumeirah Muscat Bay hotel, with 206 rooms, opened on 30 June 2022.
BothLuma Residence was launched on 12 January 2026.
BothLuma Residence was launched on 12 January 2026.
BothThe full timeline and sources are on the Muscat Bay developer profile , and the developers directory places it alongside the other developers on our site.
BothThe full timeline and sources are on the Muscat Bay developer profile , and the developers directory places it alongside the other developers on our site.
BothLuma by buyer profile Buyer profile Relevant detail Buyer wanting a smaller payment before handover 50% before handover Buyer targeting residency Villa and townhouse prices are above ~$520,000 Buyer wanting space per dollar Villa at $217/sq ft with a private pool Buyer wanting sea, coral and mountains Bandar Khayran and Qantab on the doorstep Buyer wanting an operating community now Resort, club a …
BothLuma by buyer profile Buyer profile Relevant detail Buyer wanting a smaller payment before handover 50% before handover Buyer targeting residency Villa and townhouse prices are above ~$520,000 Buyer wanting space per dollar Villa at $217/sq ft with a private pool Buyer wanting sea, coral and mountains Bandar Khayran and Qantab on the doorstep Buyer wanting an operating community now Resort, club a …
BothA family may look first at the three-bedroom villa: 2,997 sq ft, a private pool, a canopy for two cars and WPC-decked terraces.
BothA family may look first at the three-bedroom villa: 2,997 sq ft, a private pool, a canopy for two cars and WPC-decked terraces.
BothISWKi International Cambridge School is 13 minutes away and Middle East Nursery 17 minutes, and the community pool and walking and cycling paths are on site.
BothISWKi International Cambridge School is 13 minutes away and Middle East Nursery 17 minutes, and the community pool and walking and cycling paths are on site.
BothSecond-home owners.
BothSecond-home owners.
BothThe attraction is the setting: Qantab Beach six minutes away, snorkelling and diving at Bandar Khayran, the Jumeirah Muscat Bay resort in the same community and a 35-minute drive to Muscat International Airport.
BothThe attraction is the setting: Qantab Beach six minutes away, snorkelling and diving at Bandar Khayran, the Jumeirah Muscat Bay resort in the same community and a 35-minute drive to Muscat International Airport.
BothInvestors.
BothInvestors.
BothThe resort setting lends itself to holiday and seasonal lets, which resort communities often route through an approved operator.
BothThe resort setting lends itself to holiday and seasonal lets, which resort communities often route through an approved operator.
BothLong stays and retirement.
BothLong stays and retirement.
BothThe clubhouse has a restaurant, spa, fitness centre and yoga studio, and Khoula Hospital is 19 minutes away.
BothThe clubhouse has a restaurant, spa, fitness centre and yoga studio, and Khoula Hospital is 19 minutes away.
BothThe Owner Visa has no minimum price, and Golden Residency applies at or above OMR 200,000.
BothThe Owner Visa has no minimum price, and Golden Residency applies at or above OMR 200,000.
BothFreehold ownership Homes at Luma Residence are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name.
BothFreehold ownership Homes at Luma Residence are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name.
BothMuscat Bay is an Integrated Tourism Complex, the designation under which foreign freehold ownership is permitted in Oman — our guide to freehold property in Oman and the ITC framework explains how the zones work and what registration involves.
BothMuscat Bay is an Integrated Tourism Complex, the designation under which foreign freehold ownership is permitted in Oman — our guide to freehold property in Oman and the ITC framework explains how the zones work and what registration involves.
BothBackground on the wider community is on Muscat Bay’s Wikipedia entry .
BothBackground on the wider community is on Muscat Bay’s Wikipedia entry .
BothWhy Muscat, and why this price level The case for Oman rests on freehold ownership inside designated zones, no annual property tax and no income tax on rental income, and crime figures published on international crime indices .
BothWhy Muscat, and why this price level The case for Oman rests on freehold ownership inside designated zones, no annual property tax and no income tax on rental income, and crime figures published on international crime indices .
BothThe rial has been pegged to the US dollar for decades.
BothThe rial has been pegged to the US dollar for decades.
BothGovernment context is published by the Ministry of Housing and Urban Planning , with national policy set by Oman Vision 2040 and Invest Oman .
BothGovernment context is published by the Ministry of Housing and Urban Planning , with national policy set by Oman Vision 2040 and Invest Oman .
BothAt Luma, apartments start at $300,500 and detached villas with a private pool inside a functioning resort community at $650,200.
BothAt Luma, apartments start at $300,500 and detached villas with a private pool inside a functioning resort community at $650,200.
BothFor other price levels in Muscat, see the best areas to buy property in Muscat .
BothFor other price levels in Muscat, see the best areas to buy property in Muscat .
BothOn timing, see whether now is a good time to buy in Oman .
BothOn timing, see whether now is a good time to buy in Oman .
BothRental demand and exit The rental proposition here is resort-led rather than employment-led: a Jumeirah resort, dive and snorkel access at Bandar Khayran, mountain trekking, and a beach six minutes away — the ingredients of holiday and seasonal lets rather than twelve-month corporate tenancies.
BothRental demand and exit The rental proposition here is resort-led rather than employment-led: a Jumeirah resort, dive and snorkel access at Bandar Khayran, mountain trekking, and a beach six minutes away — the ingredients of holiday and seasonal lets rather than twelve-month corporate tenancies.
BothCurrent Muscat ranges are in our guide to rental yields in Oman , and branded residences in Oman covers how hotel-adjacent product performs.
BothCurrent Muscat ranges are in our guide to rental yields in Oman , and branded residences in Oman covers how hotel-adjacent product performs.
BothShort-let policy.
BothShort-let policy.
BothResort communities frequently route holiday lettings through an approved operator, which affects both your net yield and your freedom to use the home yourself.
BothResort communities frequently route holiday lettings through an approved operator, which affects both your net yield and your freedom to use the home yourself.
BothOn exit, supply is finite: 240 homes, 43 left, inside a community that is already built and operating.
BothOn exit, supply is finite: 240 homes, 43 left, inside a community that is already built and operating.
BothThe pre-handover exit route is assignment, subject to the policy, fee and earliest permitted date.
BothThe pre-handover exit route is assignment, subject to the policy, fee and earliest permitted date.
BothPaying from abroad Prices are quoted in US dollars and settled in Omani rials, and the rial has been pegged to the dollar for decades.
BothPaying from abroad Prices are quoted in US dollars and settled in Omani rials, and the rial has been pegged to the dollar for decades.
BothBuyers paying in euros, pounds or another currency convert for each instalment, including the 50% payable on completion .
BothBuyers paying in euros, pounds or another currency convert for each instalment, including the 50% payable on completion .
BothPayments go to the project’s escrow account.
BothPayments go to the project’s escrow account.
BothKeep SWIFT confirmations — they form part of the proof-of-payment file at registration.
BothKeep SWIFT confirmations — they form part of the proof-of-payment file at registration.
BothRates and banking information are published by the Central Bank of Oman .
BothRates and banking information are published by the Central Bank of Oman .
BothHow to buy: step by step 1.
BothHow to buy: step by step 1.
BothCheck current availability.
BothCheck current availability.
Both43 of 240.
Both43 of 240.
BothAsk for the live availability list by type, plot and orientation before choosing a plan.
BothAsk for the live availability list by type, plot and orientation before choosing a plan.
Both2.
Both2.
BothBook at 2.5%, then sign within 15 days.
BothBook at 2.5%, then sign within 15 days.
BothThe sale agreement sets out the escrow account, the finishing schedule, the Q1 2029 handover target and the payment schedule.
BothThe sale agreement sets out the escrow account, the finishing schedule, the Q1 2029 handover target and the payment schedule.
Both3.
Both3.
BothThree milestone payments follow.
BothThree milestone payments follow.
BothSubstructure, superstructure and engineering systems, each payable on completion of the stage.
BothSubstructure, superstructure and engineering systems, each payable on completion of the stage.
Both4.
Both4.
BothPrepare the 50%.
BothPrepare the 50%.
BothThis is the whole plan in one line.
BothThis is the whole plan in one line.
BothHave the funds or the financing arranged well before handover.
BothHave the funds or the financing arranged well before handover.
BothFrom reservation to keys: the process in more detail A purchase at Luma follows the usual off-plan sequence: Reservation.
BothFrom reservation to keys: the process in more detail A purchase at Luma follows the usual off-plan sequence: Reservation.
BothThe buyer selects a home from the live availability list and pays the 2.5% booking deposit.
BothThe buyer selects a home from the live availability list and pays the 2.5% booking deposit.
BothThe reservation form records the unit, the price and the deposit.
BothThe reservation form records the unit, the price and the deposit.
BothSale and purchase agreement (SPA).
BothSale and purchase agreement (SPA).
BothThe SPA is signed 15 days after booking and carries the 7.5% instalment.
BothThe SPA is signed 15 days after booking and carries the 7.5% instalment.
BothIt sets out the payment schedule, the finishing specification and the Q1 2029 handover target.
BothIt sets out the payment schedule, the finishing specification and the Q1 2029 handover target.
BothEscrow account.
BothEscrow account.
BothReservation documents normally name the bank, the account holder and the project escrow account into which instalments are paid.
BothReservation documents normally name the bank, the account holder and the project escrow account into which instalments are paid.
BothRoyal Decree 79/2025, issued on 10 September 2025, promulgated Oman’s new law regulating real estate, and the reservation documents state the escrow arrangements that apply to each buyer’s payments.
BothRoyal Decree 79/2025, issued on 10 September 2025, promulgated Oman’s new law regulating real estate, and the reservation documents state the escrow arrangements that apply to each buyer’s payments.
BothRegistration.
BothRegistration.
BothMuscat Bay is an Integrated Tourism Complex, so freehold title can be registered in the purchaser’s name once the documents place the specific unit inside the ITC.
BothMuscat Bay is an Integrated Tourism Complex, so freehold title can be registered in the purchaser’s name once the documents place the specific unit inside the ITC.
BothHandover and snagging.
BothHandover and snagging.
BothOn completion the final 50% falls due and the home is handed over; per the developer, the target is Q1 2029.
BothOn completion the final 50% falls due and the home is handed over; per the developer, the target is Q1 2029.
BothAt handover the buyer inspects the home and lists any finishing points for the developer to complete, which is known as snagging.
BothAt handover the buyer inspects the home and lists any finishing points for the developer to complete, which is known as snagging.
BothElectricity and water accounts are then set up with the providers.
BothElectricity and water accounts are then set up with the providers.
BothWhat to prepare when reserving Reservation form and the booking deposit.
BothWhat to prepare when reserving Reservation form and the booking deposit.
BothSale agreement stating the Q1 2029 handover target.
BothSale agreement stating the Q1 2029 handover target.
BothEscrow account details for the instalments.
BothEscrow account details for the instalments.
BothPayment schedule with the three construction milestones.
BothPayment schedule with the three construction milestones.
BothService-charge schedule.
BothService-charge schedule.
BothITC freehold title documents for registration.
BothITC freehold title documents for registration.
BothGlossary of terms used on this page ITC (Integrated Tourism Complex).
BothGlossary of terms used on this page ITC (Integrated Tourism Complex).
BothThe designation under which foreign buyers can hold freehold title in Oman.
BothThe designation under which foreign buyers can hold freehold title in Oman.
BothSPA.
BothSPA.
BothThe sale and purchase agreement between buyer and developer, setting out price, payment schedule, specification and handover target.
BothThe sale and purchase agreement between buyer and developer, setting out price, payment schedule, specification and handover target.
BothEscrow account.
BothEscrow account.
BothThe project bank account into which buyers’ instalments are paid.
BothThe project bank account into which buyers’ instalments are paid.
BothSnagging.
BothSnagging.
BothThe inspection at handover that lists minor finishing points for the developer to complete.
BothThe inspection at handover that lists minor finishing points for the developer to complete.
BothService charge.
BothService charge.
BothThe yearly contribution to running the shared areas, quoted here in OMR per m² per year.
BothThe yearly contribution to running the shared areas, quoted here in OMR per m² per year.
BothFrequently asked questions Where is Luma Residence?
BothFrequently asked questions Where is Luma Residence?
BothIn Bandar Jissah, inside the Muscat Bay resort community south-east of Muscat — 6 minutes from Qantab Beach, about 25 minutes from the city and 35 minutes from Muscat International Airport.
BothIn Bandar Jissah, inside the Muscat Bay resort community south-east of Muscat — 6 minutes from Qantab Beach, about 25 minutes from the city and 35 minutes from Muscat International Airport.
BothCan foreigners buy at Luma Residence?
BothCan foreigners buy at Luma Residence?
BothYes.
BothYes.
BothHomes are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name.
BothHomes are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name.
BothMuscat Bay is an Integrated Tourism Complex, the designation that permits foreign freehold ownership in Oman.
BothMuscat Bay is an Integrated Tourism Complex, the designation that permits foreign freehold ownership in Oman.
BothHow much does a home cost?
BothHow much does a home cost?
BothApartments start at $300,500 from 1,211 sq ft, townhouses at $568,400 from 2,607 sq ft, and villas at $650,200 from 2,997 sq ft.
BothApartments start at $300,500 from 1,211 sq ft, townhouses at $568,400 from 2,607 sq ft, and villas at $650,200 from 2,997 sq ft.
BothThe scheme’s homes run up to 3,226 sq ft.
BothThe scheme’s homes run up to 3,226 sq ft.
BothWhat is the payment plan?
BothWhat is the payment plan?
BothEight instalments: 2.5% on booking, 7.5% at signing 15 days later, 5% at 6 months, 5% at 12 months, then 10% each at substructure, superstructure and engineering-systems completion, and 50% on completion .
BothEight instalments: 2.5% on booking, 7.5% at signing 15 days later, 5% at 6 months, 5% at 12 months, then 10% each at substructure, superstructure and engineering-systems completion, and 50% on completion .
BothHalf the price is paid before handover.
BothHalf the price is paid before handover.
BothWhat are the service charges?
BothWhat are the service charges?
Both8.27 OMR per m² per year for apartments and 6.27 OMR per m² per year for villas — roughly 930 OMR (about $2,419) on a 1,211 sq ft apartment and 1,746 OMR (about $4,540) on a 2,997 sq ft villa.
Both8.27 OMR per m² per year for apartments and 6.27 OMR per m² per year for villas — roughly 930 OMR (about $2,419) on a 1,211 sq ft apartment and 1,746 OMR (about $4,540) on a 2,997 sq ft villa.
BothWhen does Luma Residence complete?
BothWhen does Luma Residence complete?
BothQ1 2029, according to the sales material.
BothQ1 2029, according to the sales material.
BothHow many homes are there?
BothHow many homes are there?
Both240 in total — 156 apartments, 52 townhouses and 32 villas.
Both240 in total — 156 apartments, 52 townhouses and 32 villas.
BothAbout 43 remain available.
BothAbout 43 remain available.
BothDo the villas have private pools?
BothDo the villas have private pools?
BothYes.
BothYes.
BothVilla pools are specified with a pearl-white mosaic tile finish, and villa and townhouse terraces are laid in WPC composite decking.
BothVilla pools are specified with a pearl-white mosaic tile finish, and villa and townhouse terraces are laid in WPC composite decking.
BothIs parking included?
BothIs parking included?
BothVillas get a canopy for two cars and townhouses a canopy for one.
BothVillas get a canopy for two cars and townhouses a canopy for one.
BothApartments have open-air parking in front of the buildings, not covered bays.
BothApartments have open-air parking in front of the buildings, not covered bays.
BothAre the homes furnished?
BothAre the homes furnished?
BothNot furnished, but finished — wood-textured porcelain floors, painted walls and gypsum ceilings, a wood-effect accent wall, matte charcoal kitchen cabinetry and grey porcelain bathrooms with oak-veneer vanities.
BothNot furnished, but finished — wood-textured porcelain floors, painted walls and gypsum ceilings, a wood-effect accent wall, matte charcoal kitchen cabinetry and grey porcelain bathrooms with oak-veneer vanities.
BothDoes buying here qualify for Omani residency?
BothDoes buying here qualify for Omani residency?
BothGolden Residency requires a single ITC property worth at least OMR 200,000 (about $520,000) and is decided by the Royal Oman Police; the Owner Visa has no minimum.
BothGolden Residency requires a single ITC property worth at least OMR 200,000 (about $520,000) and is decided by the Royal Oman Police; the Owner Visa has no minimum.
BothVillas at $650,200 and townhouses at $568,400 are above that level; the $300,500 apartments are below it.
BothVillas at $650,200 and townhouses at $568,400 are above that level; the $300,500 apartments are below it.
BothSee our guide to Golden Residency and the Owner Visa .
BothSee our guide to Golden Residency and the Owner Visa .
BothWho is the developer?
BothWho is the developer?
BothSaraya Bandar Jissah, now trading as Muscat Bay — an Omani company founded in 2007 as a partnership between the state tourism group OMRAN and Saraya Oman.
BothSaraya Bandar Jissah, now trading as Muscat Bay — an Omani company founded in 2007 as a partnership between the state tourism group OMRAN and Saraya Oman.
BothIt developed and operates the surrounding Muscat Bay community.
BothIt developed and operates the surrounding Muscat Bay community.
BothHow much of the price is paid in the first twelve months?
BothHow much of the price is paid in the first twelve months?
Both20%: 2.5% on booking, 7.5% at signing, and 5% each at six and twelve months.
Both20%: 2.5% on booking, 7.5% at signing, and 5% each at six and twelve months.
BothOn the $300,500 apartment that is $60,100, and on the $650,200 villa $130,040.
BothOn the $300,500 apartment that is $60,100, and on the $650,200 villa $130,040.
BothHow is the service charge calculated?
BothHow is the service charge calculated?
BothThe rate (8.27 OMR per m² per year for apartments, 6.27 for villas) is multiplied by the home’s area in square metres.
BothThe rate (8.27 OMR per m² per year for apartments, 6.27 for villas) is multiplied by the home’s area in square metres.
BothThe 113 m² apartment comes to about 930 OMR a year and the 278 m² villa to about 1,746 OMR.
BothThe 113 m² apartment comes to about 930 OMR a year and the 278 m² villa to about 1,746 OMR.
BothIn which currency are payments made?
BothIn which currency are payments made?
BothPrices are quoted in US dollars and settled in Omani rials at the long-standing peg of OMR 1 = USD 2.6008, so a buyer paying in another currency converts each instalment.
BothPrices are quoted in US dollars and settled in Omani rials at the long-standing peg of OMR 1 = USD 2.6008, so a buyer paying in another currency converts each instalment.
BothWho develops the neighbouring projects?
BothWho develops the neighbouring projects?
BothZen Residences, inside Muscat Bay, is developed by Zen Development and Investment, and Al Mina belongs to the neighbouring Barr Al Jissah resort.
BothZen Residences, inside Muscat Bay, is developed by Zen Development and Investment, and Al Mina belongs to the neighbouring Barr Al Jissah resort.
BothTalk to UInvest about Luma Residence With 43 of 240 homes left, the live availability list is the document that matters, and it changes weekly.
BothTalk to UInvest about Luma Residence With 43 of 240 homes left, the live availability list is the document that matters, and it changes weekly.
BothUInvest works directly with Muscat developers, which means current pricing, real availability by plot and orientation and the full set of layouts.
BothUInvest works directly with Muscat developers, which means current pricing, real availability by plot and orientation and the full set of layouts.
BothWe handle escrow and title verification, guide the booking and registration, and advise on residency thresholds against your specific unit.
BothWe handle escrow and title verification, guide the booking and registration, and advise on residency thresholds against your specific unit.
BothBrowse villas for sale in Oman , townhouses for sale in Oman and apartments for sale in Oman , explore all Oman property with UInvest , or contact us for the current Luma Residence price list, the instalment schedule and a service charge breakdown.
BothBrowse villas for sale in Oman , townhouses for sale in Oman and apartments for sale in Oman , explore all Oman property with UInvest , or contact us for the current Luma Residence price list, the instalment schedule and a service charge breakdown.
BothAddress Open on Google Maps City Muscat Bay Country Oman Features Gym Landscaped Gardens Spa & Wellness Centre Swimming Pool Yoga & Pilates Studio Contact Information uinvest Enquire About This Property Property Inquiry " * " indicates required fields Name * First Last Email * Phone * Comments Please let us know what's on your mind.
BothAddress Open on Google Maps City Muscat Bay Country Oman Features Gym Landscaped Gardens Spa & Wellness Centre Swimming Pool Yoga & Pilates Studio Contact Information uinvest Enquire About This Property Property Inquiry " * " indicates required fields Name * First Last Email * Phone * Comments Please let us know what's on your mind.
BothHave a question for us?
BothHave a question for us?
BothAsk away.
BothAsk away.
Before, 5 Nov 2026TELEGRAM CHANNEL Discover Book Online Appointment Second Citizenship After Sales Services Contact Us Become … Close uinvest × uinvest Favorite Share WhatsApp Facebook Twitter Linkedin Email × Need any help?
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AddedContact us Properties UAE Oman Northern Cyprus Southern Cyprus Türkiye Georgia All properties for sale Services Investment consultations Second citizenship Residency permits Business relocation Opening bank accounts Legal support 24/7 After-sales services Citizenship & immigration Oman Dubai Türkiye Northern Cyprus Southern Cyprus Türkiye residence permit Cyprus residence permit Company About us Contact Become a partner Blog Developers in Oman Developers in Dubai Developers in Northern Cyprus © UINVEST GROUP – All rights reserved Privacy policy Need any help?
BothHello!
BothHello!
Both👋 How can we help you?
Both👋 How can we help you?
1 unchanged sentence
BothOpen chat HEADQUARTERS MUSCAT Al Mouj, Muscat Maskat 222 [phone] [email protected]
BothOpen chat HEADQUARTERS MUSCAT Al Mouj, Muscat Maskat 222 [phone] [email protected]
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| Version | First read | Sealed copy (SHA-256) | Compare |
|---|---|---|---|
| 1 | 1 Nov 2026 | 9ba1ccde28ca7cf4022ff0e00ea5195841fb46720477f0accde3b7083d55a6b3 | |
| 2 | 5 Nov 2026 | 0a2bb0b89882fe38b9e7765172952d14e854adaab18a6a5235bc5587fc0e7e8f | with version 1 |
| 3 | 5 Nov 2026 | 4d9fb6c1bfc58a28ace43f2e2e31d3e2bdb398bc27d989c6ad5fa03f929088c2 | with version 2 |
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