AIDA vs Sustainable City Yiti: Which Master Plan Fits Your Purchase?
AIDA vs Sustainable City Yiti is primarily a choice between a resort-led coastal master plan and a sustainability-led community. Sustainable City offers a lower entry point from OMR 54,982, while AIDA starts with selected residences from OMR 147,110 and places more weight on branded homes, cliffside settings and hotel-linked lifestyle.
Oman’s real estate market has entered this comparison with stronger momentum. Total property trading reached OMR 3.368 billion in 2025, while trading value in the first five months of 2026 rose 5.5% year on year to OMR 1.1753 billion. That does not make either Yiti project interchangeable: the purchase case depends on budget, intended use, handover timing and the running-cost structure.
Two Yiti master plans, two buyer propositions
AIDA is a 4.5 million m² master plan in Yiti, Muscat, developed by DarGlobal and OMRAN. Its defining physical feature is a coastal setting on cliffs around 130 metres above sea level. The project combines residential collections with Trump Golf and Marriott brands, making it a natural fit for buyers who value resort positioning, branded residences and a choice of villa and apartment formats.
The Sustainable City – Yiti is developed by Diamond Developers / SEE Holding and OMRAN through a joint venture. Its proposition centres on a lower-carbon community model, with a marina, beach access and a planned K–12 school. It is around five minutes from Yiti beach. The master plan combines more than 300 Sustainable District villas, more than 1,000 Plaza apartments and 132 Nikki Beach residences at The Arc, with a net-zero target for 2040.
Both projects sit within Yiti and offer ITC freehold ownership for buyers of any nationality. The property-owner residence visa is issued for two years; the precise eligibility and documentation should be checked before application.
Side-by-side: price, home format and payment structure
For an investor comparing initial capital, The Sustainable City – Yiti has the clearer low-entry route: its studio starting point is OMR 54,982. Its Plaza apartments range from OMR 89,451 to OMR 223,705 across 52–212 m², while Sustainable District villas range from OMR 238,747 to OMR 455,618 across 256–459 m².
AIDA has a different ladder. Marriott Residences offers furnished 1–3 bedroom homes from OMR 147,110 across 68–194 m², with a 65/35 plan and a Dec 2028 handover. Halo Villas offers 2-bedroom duplexes of 107–110 m² from OMR 150,742, with an 80/20 plan and a Q4 2029 handover. Exact handover dates must be fixed in the contract for the specific unit.
How the broader Oman market changes the decision
National data supports careful selection rather than a blanket assumption that every location will perform alike. Residential real estate prices in Oman were 17.6% higher in Q1 2026 than in Q1 2025. Within that index, apartment prices rose 4.4% and villa prices rose 9.0%. These are national indicators, not a Yiti price forecast, but they show why buyers should compare format as well as location.
Transaction activity also gives useful context. Sales contracts totalled OMR 551.8 million across 27,864 contracts by the end of May 2026, up 2.9% in value and 2.1% in number from the comparable 2025 period. This is a more active national market, but it does not remove off-plan execution risk or replace project-level due diligence.
Do not compare headline prices without adding VAT, registration and ownership costs. The first sale of residential property is subject to 5% VAT, and the registration fee for foreign buyers is 3% of the property value, plus fixed administrative charges.
Which buyer profile fits each project?
Our assessment: choose the operating model, not just the bay
Choose The Sustainable City – Yiti when a lower initial budget, planned sustainability infrastructure, a December 2027 delivery target or stated rental flexibility matters most. Its zero-service-fee offer for Sustainable District and five-year Plaza waiver are material variables for a buyer modelling annual holding costs.
Choose AIDA when the decision is led by branded living, a cliffside resort environment, furnished residences or a specific villa collection. Aida Oceana Villas offers 2–5 bedroom homes spanning 91–407 m² from USD 327,000, while other AIDA collections provide different price and handover points.
In practice, a buyer planning to live in Muscat benefits more from two Yiti site visits at different times of day than from comparing brochures alone. An investor should also model the total cash commitment: purchase price, VAT, the 3% foreign-buyer registration fee, service charges where applicable, and the payment schedule through handover.
Figures are indicative and may change. Confirm unit availability, payment terms, service charges, VAT treatment, residence-visa eligibility and the exact handover date in the sale and purchase agreement before committing.
Compare AIDA with other coastal options too: AIDA vs Al Mouj, Muscat Bay compared with AIDA and Jebel Sifah and Yiti. For the bigger picture on the area itself, read why Yiti attracts global investors.
For a unit-level budget comparison, see Halo Villas vs Sustainable District villas under 500,000 OMR.
- National Centre for Statistics and Information
- Oman Vision 2040
- Ministry of Housing and Urban Planning
Looking to buy property in Oman? Explore our freehold residences →
AIDA vs Sustainable City Yiti FAQ
Is AIDA or The Sustainable City – Yiti cheaper to buy into?
The Sustainable City – Yiti has the lower published entry point, from OMR 54,982 for a studio. AIDA entry options include Marriott Residences from OMR 147,110 and Halo Villas from OMR 150,742.
When are AIDA and The Sustainable City – Yiti homes due for handover?
Plaza and Sustainable District at The Sustainable City – Yiti are scheduled for December 2027. Marriott Residences at AIDA are scheduled for Dec 2028, while Halo Villas are scheduled for Q4 2029. Confirm the exact date in the contract.
Can foreigners own property in AIDA and The Sustainable City – Yiti?
Yes. Both projects are located in integrated tourism complexes, where buyers of any nationality can acquire freehold property subject to the applicable legal process.
Which Yiti project has lower service charges?
Sustainable District advertises zero service fees, while Plaza has no service charge for its first five years. At AIDA, Halo Villas indicate about OMR 4 per m² annually and Marriott Residences about OMR 12 per m² annually.
Can I rent out a property at The Sustainable City – Yiti?
The Sustainable City – Yiti permits both short-term and long-term rental. Before buying, confirm the relevant project rules, operator requirements and legal registration obligations for the intended rental model.
