Living in Muscat in 2026: cost, rent, neighbourhoods

What the city lives on and who it suits

Muscat is the capital of Oman, a metro area of about 1.5 million people stretched along the Gulf of Oman between mountains and sea. The economy rests on oil and gas, but Oman is actively developing logistics, tourism, fisheries and industry. About 40% of the country's residents are foreigners.

Muscat is noticeably calmer and more traditional than Dubai: low white buildings, clean seafronts, mountains and wadis half an hour away. Street crime is almost absent, and norms of behaviour are conservative. Oman does not yet tax personal income but is introducing a 5% tax on the highest incomes from 2028.

It suits families seeking a safe and calm seaside life, specialists with contracts in oil and gas, logistics and healthcare, and investors. It does not suit those wanting a lively urban scene or who cope badly with heat.

Neighbourhoods: where newcomers settle

Cost of living

The local currency is firmly pegged to the dollar, so dollar prices do not depend on the exchange rate. A single person lives comfortably on about $2,500-3,500 a month including rent, a family with a car and school from $5,000.

Renting and buying a home

Homes in Muscat are rented by the year, and the lease must be registered with the municipality. Rent is often paid in advance by cheques for a quarter, half a year or a year, and the deposit is usually one month of rent. Flats are mostly let unfurnished; furnished ones cost more. Air conditioning is everywhere, but the electricity bill rises sharply in summer, so before signing tenants check who pays for servicing the units. Prices depend on the area: the seafront in Al Mouj and Shatti Al Qurum is the most expensive, flats in Al Khuwair and Bausher are noticeably cheaper, and offices and schools are 15-20 minutes away by car.

A foreigner can buy a home only in tourism complexes open to foreigners: in Muscat these are Al Mouj, Muscat Hills and Muscat Bay. Title is registered as freehold or as a long-term right of use for up to 99 years. Flats in these complexes start at $260,000; villas and waterfront houses cost considerably more. The registration fee is 3% of the price.

The owner of a home in such a complex and their family receive residence for as long as they own it, with no Omani sponsor required. A home from $660,000 gives 5-year investor residence, and from $1.4 million 10-year residence. We select the property and check the deal; details are on the investment property in Oman page.

Practicalities: transport, climate, money

• Transport. The city stretches along the coast, so life without a car is inconvenient; petrol is cheap and ride-hailing apps work.
• Climate. +25-30 from November to March; over +40 with high humidity from May to September.
• Taxes. No personal income tax yet; from 2028 a 5% tax applies to annual income above $110,000. VAT is 5%, corporate tax 15%.
• Norms. Covered clothing in public; alcohol only in licensed venues.
• Entry. For short trips, nationals of many countries can enter visa-free for up to two weeks.

City buses of the state operator run along the main roads and to the airport, but distances between residential areas are long, and a family usually needs two cars. Traffic drives on the right, roads are good, and speeding is fined by camera. Licences from a number of countries are exchanged for an Omani one without a test; everyone else takes theory and driving tests. The international airport lies within the city, 15-25 minutes from the seaside districts.

Climate by season

Rainfall is about 100 mm a year. Showers are short, but afterwards wadi beds and low-lying roads flood quickly.

Family: schools and healthcare

Muscat has several British, American and Indian international schools costing about $7,900-21,000 a year. Public healthcare is paid for foreigners, employers usually provide insurance, private hospitals are of a good standard, and complex treatment sometimes takes place in Dubai or Europe.

The year at international schools runs from late August or September to June, places at popular schools fill up early, so applications go in six months to a year ahead. On top of tuition, schools charge an enrolment fee. Public schools teach in Arabic and rarely suit newcomers' children. Private clinics and hospitals accept insurance or cash, and doctors speak English. Adults undergo a mandatory medical check before receiving the resident card.

Work and business

Foreign specialists are hired by oil, gas and energy companies, ports and logistics, banks, hospitals, universities and construction. A foreign-owned company can be fully owned by a foreigner in most sectors, profit tax is 15%, and free zones offer incentives. Local connections and patience matter in business: approvals move more slowly than in Dubai, but competition is lower.

The working week in Oman runs from Sunday to Thursday, with Friday and Saturday off. During Ramadan the working day is shortened, and meetings and approvals move more slowly.

Moving and legal status

Some professions are reserved for Omani citizens, so foreigners are hired mainly for skilled positions. Citizenship is practically unavailable to foreigners.

How to get the right to live here and what to read next

• Property in Oman - buying in complexes open to foreigners and residence for the owner.
• Company registration in Oman - a business with full foreign ownership.
• Personal account in Oman - how a newcomer opens an account.
• Dubai and Abu Dhabi - neighbouring cities in the region to compare.
• Residence permits by country - if you are choosing between several countries.

We select the basis for your situation, prepare the documents and help with housing and a bank account on the ground. A manager in the chat will calculate the cost of support.

First steps after the move

• pass the medical test and give fingerprints for the resident card;
• get the resident card: it is needed for banking, renting, phone lines and a car;
• open a bank account and get a local SIM card;
• exchange your licence or take the test, then buy or lease a car;
• apply to a school early.

Is the city worth considering for living

Yes, if you want a safe, calm and beautiful seaside life with low taxes, a contract in the region or investor residence. No, if you want a big city with nightlife or cope badly with summer heat. We choose the basis and help with investor residence and buying property; we fix our fee after a free consultation.