What you need to know about AIDA — Muscat's clifftop masterplan
If you've been looking at property in Oman for more than five minutes, you've already run into the name AIDA. It's the project everyone in Muscat is talking about—a $4 billion masterplan perched 130 metres above the Gulf of Oman, developed by DarGlobal in partnership with Omran Group.
Where AIDA differs from similar projects
Most premium projects commit to a single identity: a golf community, a beach resort, or a branded address. AIDA combines all three within one masterplan, developed with a state tourism authority, on a stretch of coastline that remained largely untouched until 2023.
The district isn't finished yet: some phases are still under way, and buying now means buying before the full picture is in place. That said, the infrastructure commitments are specific — the golf course is named, the hotel brands are named, the architecture firms are named. That's what sets AIDA apart from similar announcements in the region, many of which don't go much beyond renders and brochures.
Resort-style amenities
This is where AIDA earns its reputation. The masterplan includes:
- Trump International Golf Club Oman—an 18-hole championship course built into the cliffs, with sea views from nearly every hole
- Five-star hotels, including a dedicated branded hospitality component within the resort
- Private beach access, reached via the resort's internal road network rather than a public car park
- Retail plazas and dining, planned to open in step with residential handovers, not years afterward
- Walking and hiking trails that run along the cliff edge—AIDA was built around its topography, not despite it
Buyers in select AIDA communities also receive Trump International Golf Club membership as part of the purchase—not an optional add-on, but something baked into the deal.
25 minutes from everything
AIDA sits in Yiti, a stretch of coastline southeast of central Muscat that was, until recently, mostly cliffs and silence. That's changing fast. The masterplan covers 3.5 million square metres—for scale, that's roughly the size of 490 football pitches—and it's being built in phases, with the first phase due for completion in 2027.
What makes Yiti different from older Muscat neighbourhoods is that nothing here was retrofitted. Roads, utilities, beach access, and golf infrastructure were all designed together from day one. The result is a district that feels finished even while parts of it are still under construction—there's no patchwork of old and new, just one coherent plan.
Getting around is straightforward: downtown Muscat is roughly 20–25 minutes by car, and Muscat International Airport is around 30 minutes. Close enough for a normal commute, far enough that you won't hear city traffic from your balcony.
What the numbers actually say
Oman has no property tax, no capital gains tax, and no income tax—full stop, not just for property investors. Combined with full freehold ownership for foreign nationals inside designated Integrated Tourism Complexes (AIDA qualifies), this removes two of the biggest recurring costs that erode rental yields elsewhere in the region.
Purchasing property in Oman entitles the owner and their immediate family to a residency permit valid for a minimum of two years. For properties valued at $520,000 or above, buyers can apply for a ten-year Golden Visa — carrying most of the same rights and privileges as Omani citizenship.
AIDA's first phase completing in 2027 also means early buyers are entering before the area's full identity is established—golf course finished, hotels operational, retail open. Property in destinations like this typically reprices upward once the masterplan moves from rendering to reality.
