Al Ilam · Muscat · Sultanate of Oman
Al Ilam Heights
38 exclusive private villas in a gated community at the heart of Muscat.
Prices starting from
OMR 249,000
- 38
- Standalone villas
- 17,616
- SQM total land
- 6
- Villa types
- 500m
- Green walkway
- 3 yrs
- To handover
01 · The project
A private retreat
in the heart of Muscat
Al Ilam Heights is an exclusive private compound of 38 individually-owned standalone villas, nestled in Al Ilam, one of Muscat's most prestigious and sought-after residential addresses. Conceived for discerning Omani families, each villa is a self-contained residence offering space, privacy, and the highest standards of craftsmanship.
Set across 17,616 square metres of prime land at the heart of the capital, Al Ilam Heights delivers an intimacy rarely found in modern residential development: a true private community, built to endure for generations.
02 · Location
Al Ilam —
Muscat's most coveted address
- Beach Front4 min2.1 km
- Royal Opera House Muscat5 min2.6 km
- Diplomatic Quarter9 min7 km
- Al Khuwair Downtown10 min9 km
- Mutrah Souq11 min11 km
- Muscat International Airport20 min25 km
Within 5 minutes
- Mosque
- Shopping malls
- Mixed gym
- Ladies gym
- Public park
- Coffee shops
- Restaurants
- Grocery store
03 · The masterplan
A gated private
community
Meticulously planned to balance the warmth of community with the independence of private ownership. A 500-metre continuous walkway winds through lush green areas, connecting all 38 villas to a three-floor clubhouse, all within a fully gated and secured perimeter.
- 3-floor clubhouse
- 500m walkway
- Green areas
- 24/7 security
- CCTV
- HOA management
- Private gated entry
- Landscaped gardens
Handover within 3 years
04 · Elements of distinction
Crafted for
family living
Every detail has been considered for the modern Omani family: generous spaces, premium finishes, and a compound experience that nurtures community without compromising privacy.
Generous living spaces
Open-plan formal and family areas sized for families of 4–8.
2-car private parking
Dedicated covered parking for two vehicles per villa.
Private pool (optional)
Option to include a private swimming pool with landscaped terrace.
Home elevator (optional)
Internal lift connecting all villa floors, added on request.
24/7 gated security
Full perimeter security with CCTV and guarded entry.
Driver's room
Dedicated driver's room as part of the villa layout.
Premium finishes
High-quality materials, imported fixtures and refined specification.
Private garden
Landscaped private outdoor space with each villa.
05 · Villa types
Six configurations,
one standard
Type A+
9 units available
- Built-up area
- 500.52 sqm
- Bedrooms
- 5+1
Land: 290 – 310 sqm
Floor breakdown
- Basement103.00 m²
- Ground floor129.15 m²
- First floor160.17 m²
- Penthouse108.20 m²
View full size06 · Payment plan
Flexible payments
over 3 years
Prices starting from
OMR 249,000
Payments are spread across the full three-year project timeline, from contract signing to handover.
- 20%Down paymentAt SPA signing
- 5%Instalment 13 months after SPA
- 5%Instalment 26 months after SPA
- 5%Instalment 39 months after SPA
- 10%Instalment 412 months · Year 1 complete
- 5%Instalment 515 months after SPA
- 5%Instalment 618 months after SPA
- 5%Instalment 721 months after SPA
- 10%Instalment 824 months · Year 2 complete
- 5%Instalment 927 months after SPA
- 5%Instalment 1030 months after SPA
- 20%Final paymentMonth 36 · Keys & title deed
Terms and conditions apply. Payment schedule is subject to the Sale and Purchase Agreement (SPA); instalment dates may be adjusted to reflect construction milestones. Please consult our sales team for full pricing and terms.
07 · Community & lifestyle
Life at
Al Ilam Heights
Designed to provide a private community experience while keeping annual Homeowners Association fees as low as possible. The clubhouse, the walkway and the landscaped green spaces create the conditions for a genuinely connected neighbourhood life.
Professionally managed HOA services keep the compound maintained to the highest standards long after handover.
3-floor clubhouse
Within the compound
500m walkway
Within the compound
24/7 security & CCTV
Fully gated
Landscaped green areas
Throughout the compound
Experienced HOA management
Low annual fees
Community experience
Neighbourhood living
Reserve your villa
Secure your home in
Al Ilam Heights
With only 38 villas available, this is a rare opportunity to own a private standalone villa in one of Muscat's most prestigious addresses. Visit our sales office and experience Al Ilam Heights for yourself.
Sunday – Thursday9:00 AM – 5:00 PM
Download the brochure
All six villa floor plans, the masterplan and the full payment plan in one PDF.
Images, plans, area sizes and specifications are indicative and subject to final design and authority approvals. The developer reserves the right to make amendments without prior notice. Prices available upon request.