Renting in Muscat: leases and neighbourhoods

How leases are registered in Oman and where newcomers usually live.

Oman6 min readLast updated 24 Oct 2026Fact-checked 24 Oct 2026

In short

Muscat has lower rents and more space than most Gulf capitals. Leases are registered with the municipality, rent is paid monthly or quarterly, and villas are common.

Payment: Monthly or quarterly cheques
Registration: Muscat Municipality
Popular areas: Al Mouj, Qurum, Madinat Sultan Qaboos, Al Khuwair
Municipality fee: 3% of annual rent

Step by step

Your progress0 / 3

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Al Mouj and Qurum for expats, Al Khuwair for lower rents.
Week 1

Documents checklist

Documents ready0 / 3

Passport and residence visa
National ID (Emirates ID, iqama, QID, Civil ID, CPR or resident card)
Salary certificate or employment contract

Do’s and don’ts

Confirm who pays the 3% municipality fee
Check AC maintenance terms

Don’t

Don’t skip registration – it protects your deposit

Cost estimator

2-bed QurumOMR 350–550 monthly
Municipality feeNot counted in the total3% of annual rent

Your estimateOMR 350 – 550

Untick what doesn't apply to you. These are rough figures and fees change often, so check with the authority.

Watch out

Some older villas have poor insulation. Ask to see a summer electricity bill.

Common questions

Can foreigners buy property?

Yes, in Integrated Tourism Complexes (ITCs) such as Al Mouj.

Official links

Background and more detail

Leases

Leases must be registered with the Muscat Municipality. The registration fee is 3% of the annual rent and is usually shared or paid by the tenant. Rent is commonly paid monthly by cheque.

Where people live

Al Khuwair and Qurum: central, close to ministries and offices
Madinat Sultan Qaboos: established, family-friendly
Al Mouj (The Wave): modern freehold development by the sea
Al Ghubra and Bausher: good value, near international schools

Utilities

Electricity is billed by Nama, and water by Nama Water Services. Bills rise sharply in summer.

Costs

Muscat rents are lower than in Dubai or Doha, and villas with gardens are common.

Tips

Confirm who pays the municipality registration fee
Ask about water tank cleaning and pest control, which are often the tenant's job
Check the commute in the morning; the main highways get busy