Sultan Haitham City: Investment Potential, Prices, Projects and Latest Updates
Last updated: 8 October 2026
Sultan Haitham City is one of Oman’s largest new urban developments — a master-planned city designed for approximately 100,000 residents and around 20,000 homes. Unlike a conventional residential project, it is being developed as a complete new urban environment with housing, parks, schools, commercial areas, community facilities and infrastructure.
For investors, the main attraction is the opportunity to enter while the city is still in an early stage of development. The investment thesis is based less on immediate rental income and more on the potential revaluation of property as infrastructure is completed, residents move in and the city becomes established.
Official project information is available from Oman’s Ministry of Housing and Urban Planning:
https://mohup.gov.om/en/projects/qctg57lyr61bsqi7c00hey6s
Sultan Haitham City — Latest Updates
October 2026
A new phase called Zaha Residence has been launched within Wadi Zaha.
According to the developer, approximately 80% of the units previously released at Wadi Zaha have already been sold, with buyers representing 48 nationalities. Around 350 units were reported to be under construction in October 2026.
Al Ahly Sabbour also signed a financing agreement worth approximately $26 million with BankDhofar to support the continued development of Wadi Zaha.
Another major development in October was the award of a construction package for Jood. The contract covers the construction of the first 160 villas and preliminary site works and is worth approximately $29.3 million. The works are scheduled to run for around 24 months once construction formally begins.
These developments are significant because they show Sultan Haitham City moving beyond the masterplan stage and into the physical delivery of multiple residential neighbourhoods.
What Projects Are Already Being Developed Inside Sultan Haitham City?
Sultan Haitham City is not a single residential project and it is not being built by one developer.
The city contains multiple neighbourhoods and developments, each with its own pricing, completion timeline and investment profile. The Ministry of Housing and Urban Planning currently lists projects including Wadi Zaha, Hay Al Wafa, Sarooj Oasis, Yenaier Residences, Jood and Hai Al Nuha.
Official source:
https://mohup.gov.om/en/projects/qctg57lyr61bsqi7c00hey6s
Wadi Zaha
Wadi Zaha is one of the most prominent developments within Sultan Haitham City.
The project includes apartments, townhouses and villas and occupies a strategic position close to the main park. The newer Zaha Residence phase includes studios and one- to three-bedroom apartments, with views towards the central park, valley and Sultan Haitham Mosque.
Current advertised prices start from approximately:
- Studio — $157,000
- One-bedroom apartment — $189,000
- Two-bedroom apartment — $166,000
- Three-bedroom apartment — $382,000
The project is currently scheduled for completion in Q1 2028.
Current pricing source:
https://whitewill.om/developments/wadi-zaha
It is worth noting that a two-bedroom apartment can currently have a lower advertised entry price than some one-bedroom apartments because individual unit pricing depends on size, phase, location and available inventory.
Hay Al Wafa
Hay Al Wafa is one of the key early neighbourhoods in Sultan Haitham City.
The official masterplan describes it as a development covering more than one million square metres and containing around 1,800 residential units, together with a mosque, commercial facilities and a school complex.
Official source:
https://mohup.gov.om/en/projects/neighborhood/a02q9z428xxwuhdkqn4guujy
Current listings include two-bedroom apartments from approximately $171,000–$176,000, depending on the specific unit.
Current listings:
https://whitewill.om/buy/hay-alwafa-sultan-haitham-city
Hay Al Wafa is particularly important because it is expected to be one of the first areas of Sultan Haitham City to receive permanent residents.
Sarooj Oasis
Sarooj Oasis is a gated, park-focused residential community within Sultan Haitham City.
It includes modern apartments and villas and is positioned as a quieter residential environment with direct access to landscaped areas.
Official project information:
https://mohup.gov.om/en/projects/neighborhood/qfp8fze9h1t954bfc5ajur9u?type=project
Current advertised entry prices are approximately:
- One-bedroom apartment — $173,000
- Two-bedroom apartment — $239,000
- Larger family units — from approximately $448,000
Current pricing source:
https://whitewill.om/developments/sarooj-oasis
The project is currently scheduled for completion in Q4 2029.
Yenaier Residences
Yenaier Residences is another large residential development within Sultan Haitham City.
According to the Ministry of Housing and Urban Planning, the development covers approximately 56,000 square metres and includes 723 residential units across connected buildings, as well as sports facilities, recreational areas and green spaces.
Official source:
https://mohup.gov.om/en/projects/qctg57lyr61bsqi7c00hey6s
Current advertised prices start from approximately $182,000.
Current pricing source:
https://whitewill.om/developments/yenaier
Jood
Jood is one of the largest future residential components of Sultan Haitham City.
The development is being delivered with the involvement of Talaat Moustafa Group and is intended to become a large integrated urban community.
In October 2026, the first major villa construction package was awarded for 160 villas, with a contract value of approximately $29.3 million.
The wider Jood development is planned on a much larger scale, so it is likely to become an important source of future residential supply within the city.
How Much Does It Cost to Buy in Sultan Haitham City Today?
Prices in Sultan Haitham City have already moved significantly from some of the earliest launch levels.
Current advertised entry prices in the main developments are approximately:
Wadi Zaha — from $157,000
Sarooj Oasis — from $173,000
Yenaier Residences — from $182,000
Hay Al Wafa — current two-bedroom listings from approximately $171,000
This means Sultan Haitham City should no longer be viewed as a market where most new-build apartments can be purchased for $100,000–$120,000.
Some early launch prices were considerably lower, but as phases sell and construction progresses, entry prices in the best-known developments have increased.
Advertised “from” prices should also be treated carefully. They do not guarantee that the cheapest unit is still available when an investor is ready to buy.
Developer Payment Plans
One of the advantages of buying off-plan in Sultan Haitham City is the ability to spread payments over the construction period without necessarily using a traditional mortgage.
At Wadi Zaha, the currently advertised payment structure includes an initial payment of approximately 20%, with the remaining 80% paid during construction.
For a studio priced at approximately $157,000, the initial payment would therefore be around $31,000.
Source:
https://whitewill.om/developments/wadi-zaha
The important distinction is between the initial payment and the total property price.
A buyer may only need around $30,000–$40,000 at the start, but the remaining balance must still be paid according to the developer’s payment schedule.
Payment plans can also change between phases, so investors should always request the latest developer-issued schedule before reserving a property.
What Is Happening With Construction?
Sultan Haitham City is gradually moving from infrastructure development into the construction and occupation of individual residential neighbourhoods.
By May 2026, the total value of awarded construction and infrastructure packages had reached approximately $728 million, spread across ten major packages.
The value of new real estate development partnerships connected with the city had also exceeded approximately $1.3 billion.
Source:
https://www.omanobserver.om/ampArticle/1190390
The same update stated that Hay Al Wafa was expected to begin receiving residents from October 2026.
This represents an important stage in the development of Sultan Haitham City. A project that was previously largely a masterplan and construction site begins to transition into an actual functioning city.
Infrastructure is also being expanded beyond residential buildings. In June 2026, tenders were issued for a government school complex and a cultural and social centre.
Why the First Residents Matter to Investors
Before residents begin moving in, Sultan Haitham City remains largely an investment thesis.
There may be roads, construction sites, masterplans and development contracts, but there is not yet a fully mature rental and resale market.
The arrival of permanent residents changes this.
As more people move into the city, several things should begin to happen:
- shops and services open;
- schools and community facilities become active;
- rental demand begins to form;
- traffic patterns become clearer;
- investors can see which neighbourhoods are genuinely popular;
- completed properties begin to create a secondary resale market.
For investors, this stage can lead to a reduction in perceived development risk.
A property purchased during an early construction phase may later become part of a functioning neighbourhood with roads, parks, schools and commercial facilities.
However, this does not guarantee capital appreciation.
Future prices will still depend on the balance between real demand and the amount of new supply coming onto the market.
Why Sultan Haitham City Is Interesting From an Investment Perspective
The investment case for Sultan Haitham City is fundamentally different from buying a completed apartment in an established area of Muscat.
An investor entering today is buying into a city that is still being created.
If the city develops successfully, early investors may potentially benefit from several stages of value creation:
construction → infrastructure completion → first residents → established community → mature property market
This is why Sultan Haitham City is primarily interesting as a long-term capital-growth opportunity rather than an immediate rental-income strategy.
The strongest argument is not that apartments are exceptionally cheap.
The stronger argument is that investors are buying before the wider urban environment has been fully completed.
The Main Investment Risk
The size of Sultan Haitham City is both one of its greatest strengths and one of its main risks.
The wider city is planned to include around 20,000 residential units.
That means new supply will continue to enter the market for many years.
If construction progresses faster than the growth in the number of residents, tenants and buyers, this could limit capital appreciation and create competition between landlords and sellers.
For this reason, investors should not simply buy “a property in Sultan Haitham City”.
The specific project and unit matter.
Important factors include:
- price per square metre;
- location inside the masterplan;
- proximity to the central park and key infrastructure;
- completion date;
- developer track record;
- payment plan;
- quality of the unit;
- amount of competing supply in the same segment.
Two properties within the same city could therefore produce very different investment results.
Sultan Haitham City: The Long-Term Investment Thesis
Sultan Haitham City is ultimately a long-term bet on the successful creation of a new urban centre in Muscat.
The opportunity is straightforward: investors are entering before the city is fully built, populated and commercially established.
If Sultan Haitham City attracts residents, businesses and continued government investment over the coming decade, early residential phases could benefit from the transition from an emerging development into a mature urban market.
The trade-off is higher uncertainty than buying in an established area.
For investors with a five- to ten-year investment horizon, Sultan Haitham City is therefore best viewed as a capital-growth strategy with development risk, rather than as a low-risk income property.
For the latest official project information, see the Ministry of Housing and Urban Planning:
https://mohup.gov.om/en/projects/qctg57lyr61bsqi7c00hey6s
For current available units and prices, always check the latest developer or broker inventory before making an investment decision.