This page maps sale prices per square metre, rent medians, trend direction, and demand imbalance across every area in our dataset. The numbers come from live listing analysis, not appraisals or government valuations. They tell you what the market is actually asking, right now.
01Price per sqm
Sale price per square metre
Median asking price divided by listed size for each area with enough active sale listings to produce a reliable figure. Areas with fewer than five qualifying listings are excluded.
Methodology
Source: analytics_price_hierarchy view. Each bar is the median of (asking_price / size_sqm) for active sale listings where size_sqm is reported and greater than 20 sqm. Areas with fewer than 5 qualifying listings are excluded. About 21.5% of listings lack size data, so some areas may be unrepresented.
02Rent medians
Rent by area and bedroom
Monthly median rent for every area and bedroom count where we have at least three rent listings. The gross yield column divides annualised rent by median sale price for the same segment. Cells marked with a dash indicate insufficient data.
Area
Type
Beds
Rent/mo
Sale
Yield
n (rent)
n (sale)
Most Muscat yields cluster between 5% and 8% gross. Anything above that either reflects thin data or a pricing anomaly worth investigating.
03Rent trends
Which rents are moving?
Year-over-year rent direction for area and property type combinations with enough data points to draw a trend. A sparkline shows the trajectory; the percentage measures the change from the earliest available year to the latest.
Interpretation
Areas showing steady upward movement with growing sample sizes (n) represent genuine rent inflation. Rising medians from shrinking samples may reflect lower-priced stock being absorbed rather than actual rent increases.
04Top earners
Highest-yield combos
The area, property type, and bedroom count combinations that produce the highest gross yields in our dataset. Confidence reflects sample depth: strong means 15+ listings on both rent and sale sides, good means 8+, and estimated means fewer.
#
Area / Segment
Type
Beds
Yield
Caution
High yields from "estimated" confidence segments should be treated as signals, not guarantees. Thin samples can skew medians by one outlier listing.
05Demand signal
Rent-to-sale ratio
The rent-to-sale ratio counts how many rent listings exist for every sale listing in each area. High ratios signal tenant demand outpacing investor supply. A ratio above 5:1 means renters significantly outnumber buyers. The top 15 areas by ratio are shown.
📊
Source: analytics_demand_ratios view. Ratios are computed from active listing counts only. A ratio of 1:1 is theoretical balance; most Muscat areas skew toward rental demand.
06Entry prices
What does it cost to enter?
The lowest current asking price in each area with at least five active sale listings. Where budget range data is available, we also show the 10th-percentile, median, and 90th-percentile prices to give you a fuller picture of what each area actually costs.
Context
Entry prices reflect the cheapest active listing at the time of data refresh. They may represent studios, incomplete units, or off-plan releases. Always verify the specific listing before treating these as a reliable floor.
07Data limitations
What this data cannot tell you
Every dataset has gaps. Transparency about what is missing is as important as presenting what is available. Here are the known limitations.
Size data (21.5% missing)
About one in five listings does not report size_sqm. This means the price-per-sqm chart (Section 01) is based on a subset, not the full market. Areas where agents commonly omit size will be underrepresented.
ITC zone thin data
Freehold zones like Yiti and Jebel Sifah have limited listing volume. Median prices and yields for these areas may shift significantly with a handful of new listings. Treat small-n figures as directional.
GPS coordinate gaps
Some listings are geocoded to area centroids rather than exact locations. This does not affect price analysis but means map-level comparisons within an area should account for positional imprecision.
Asking vs. transaction prices
All prices are asking prices from active listings. Actual transaction prices are not publicly available in Oman. Expect a negotiation discount of 3% to 10% on most sale listings, more on properties listed for over 90 days.
📐
Use this data as a compass, not a contract.
The figures here reflect what the market is asking. They are useful for relative comparison (which areas are expensive, which yields are high) and for tracking directional trends. They are not a substitute for due diligence on individual properties.