- Integrated tourism complexes, freehold to all nationalities
- Two masterplans: AIDA and the Sustainable City Yiti
- About 40 minutes from the airport; next to Muscat Bay
- Off-plan: staged payments and launch pricing
Yiti: the overview
Yiti is the next chapter of the Muscat coast. On the headlands and bay south-east of the capital, beyond Muscat Bay and Barr Al Jissah, two large masterplans are under construction with Oman’s tourism development company as partner: AIDA, a clifftop community by DarGlobal built around a championship golf course, hotels and branded residences; and the Sustainable City Yiti by Diamond Developers, a net-zero-led town of villas and apartments with its own farms, schools and services. Both are integrated tourism complexes open to buyers of every nationality.
Because both are off-plan, Yiti is a market for buyers who want new-build on this coast at launch pricing, with staged payments, and who are comfortable with construction timelines. This guide covers the two projects, how they differ, the timelines, residency and what to check before an expression of interest.
The two masterplans
AIDA
A clifftop resort community by DarGlobal with Omran: championship golf, luxury hotels, and branded villas and residences on the headland above the sea. Positioned at the top of the Muscat market, sold in phases off-plan.
Sustainable City Yiti
A town by Diamond Developers with Omran, modelled on the developer’s Dubai project: villas and apartments around car-free clusters, urban farms, solar power, a school and community facilities, with a sustainability-led running cost profile.
Phase timelines, specifications and prices are published by the developers at each release and change; we hold the current position for both.
Location and connectivity
Yiti sits on the coast road south-east of Muscat, about forty minutes from the airport, thirty from Muttrah and the old city, and a few minutes from Muscat Bay and Barr Al Jissah. Jebel Sifah is further down the same road. The setting is mountains meeting the sea; the city provides schools and major services until the masterplans’ own facilities open.
Buying off-plan at Yiti
Both projects sell by phased release with a booking payment into escrow and instalments through construction. The checks are the standard off-plan ones: freehold designation for the specific plot, escrow account, developer track record and contractor, contractual completion date and remedies, and the specification you are buying against. Launch pricing and first choice of position are the advantages; timeline risk is the cost. See off-plan property in Oman and new launches.
Residency through a Yiti home
As integrated tourism complexes, both masterplans support a one-year multiple-entry visa during construction and, once a home is completed and registered, the sponsor-free Owner Visa under ROP Decision 87/2026 for you and your family. Villas and branded residences above OMR 250,000 and OMR 500,000 reach the five- and ten-year Investor Residency tiers, and at AIDA most do. See residency by property.
Who is buying at Yiti
Buyers who want new-build on the coast at launch pricing rather than resale at Al Mouj; golfers and lifestyle buyers drawn to AIDA’s clifftop setting; and families and remote workers attracted to the Sustainable City’s car-free clusters and running-cost profile. Investors buy early phases for the uplift as the masterplans build out.
Yiti versus Muscat Bay and Jebel Sifah
Muscat Bay next door is partly complete and hotel-led; Jebel Sifah is a finished resort town further along the coast. Yiti is for buyers who want the newest masterplans and are prepared to wait for them; the others are for buyers who want a key now.
What to check before an expression of interest
- Freehold designation confirmed for the project and plot in writing
- Escrow account open before any booking payment
- Developer and contractor track record; current construction progress on site
- Specification schedule and plans saved with the reservation
- Completion date, grace period and remedies in the draft agreement
- Service charge basis and, for branded residences, the operator’s programme terms
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ExploreFrequently asked questions
Where is Yiti?
Can foreigners buy at Yiti?
Is anything finished at Yiti?
What is AIDA?
What is the Sustainable City Yiti?
Does buying at Yiti give me residency?
How do payments work?
Is Yiti a good investment?
Page reviewed 2 November 2026. Availability, prices, payment terms and residency rules are confirmed in writing before you commit and may change.