Business Tower II, Muscat Hills: Freehold Offices and Shops for Sale or Lease
KhaleejHomes is selling freehold offices and shops at Business Tower II, Muscat Hills, an A-Grade commercial tower rising in the district now known as Muscat's New Downtown. The building spans more than 500,000 sqft across ground and levelling retail, six office floors, and a ten-unit penthouse floor. Units start from OMR 60,000 (about USD 156,000), with 20% down and the balance spread over 48 interest-free months, and handover is confirmed for Q4 2028. The developer is Muscat Hills International Development, with design input from Luxury Crown.
Developer: Muscat Hills International Development
- 100%
- freehold
- Q4 2028
- handover
- 0%
- interest, 48 months
- ~368
- parking spaces
Business Tower II From The Consultant's POV
Business Tower II is a mixed commercial tower in Muscat Hills with ground and levelling retail, six full office floors, and a dedicated penthouse floor above them. It is still under construction, with a confirmed Q4 2028 handover, and every unit carries freehold title open to buyers of any nationality once registered at the Ministry of Housing and Urban Planning.
| Item | Detail |
|---|---|
| Project type | Offices, shops, penthouse floor |
| Location | Muscat Hills, Muscat's New Downtown |
| Developer | Muscat Hills International Development (MHID) |
| Design partner | Luxury Crown |
| Status | Under construction |
| Completion | Q4 2028 |
| Floors | Ground + levelling retail, six office floors, one penthouse floor |
| Total built area | 500,000+ sqft |
| Total units | 228 (23 ground shops, 21 levelling shops, 174 offices, 10 penthouse suites) |
| Parking | Approx. 368 spaces across three basements and the levelling level |
| Ownership | 100% freehold, open to all nationalities |
| Starting price | From OMR 60,000 (approx. USD 156,000) |
That's the overview. Here's what each unit type actually costs.
What Units Are Available At Business Tower II, And What Do They Cost?
Business Tower II is sold across four unit types: ground-floor retail, levelling-floor retail, standard offices on floors one through six, and ten larger penthouse suites on the top floor. Sizes run from 39 sqm to 682 sqm, and KhaleejHomes prices every unit per square metre, with rates climbing floor by floor rather than staying flat across the building.
| Unit type | Floor | Units | Size range (sqm) | Price from (OMR/sqm) | Availability |
|---|---|---|---|---|---|
| Ground retail | Ground floor | 23 | 58 - 286 | 1,550 | Selling now |
| Levelling retail | Levelling floor | 21 | 53 - 227 | 1,550 | Selling now |
| Offices | Floors 1-6 | 174 (29/floor) | 39 - 156 | 1,150 | Selling now |
| Penthouse suites | 7th floor | 10 | 94 - 682 | On request | Limited |
Prices last updated: October 2026, refreshed quarterly. Bands shown; individual unit prices are confirmed on enquiry.
Offices (floors 1 to 6)
Each of the six office floors holds 29 units across 2,986 sqm, so no two floors read quite the same even though the shell repeats. Unit sizes span from a compact 39 sqm, suited to a two or three-person practice, up to 156 sqm boardroom-style suites. Price per square metre rises with floor level, from roughly OMR 1,150 on the lower floors toward OMR 1,450 higher up, the same pattern Business Tower I followed before it sold out.
Retail: ground and levelling floors
Twenty-three ground-floor shops cover 2,945 sqm with direct road frontage, while 21 levelling-floor units add 2,631 sqm facing the boulevard and the internal walkway. Shop sizes range from 53 sqm kiosks to a 286 sqm anchor unit. Retail prices sit above office space, from about OMR 1,550 per sqm on road-side units up to roughly OMR 2,200 per sqm for the largest boulevard-facing frontages, a gap that tracks footfall more than floor height.
Penthouse floor
The seventh floor holds ten penthouse-scale suites totalling 3,068 sqm, from a 94 sqm private office through to a 682 sqm flagship space built for a regional headquarters. These units suit a company that wants its own floor, private terrace access, and an address that signals scale. Pricing is quoted on request given how wide that size range runs.
Tell us the size you need and we'll send matching units with plans and current prices.
Request available unitsPrice is one question. How you actually pay for it is the next.
How Can You Buy Or Lease A Unit At Business Tower II?
There are three ways to secure space at Business Tower II: pay cash on signing, spread the cost over a 48-month interest-free instalment plan, or lease a finished unit once the tower is handed over in Q4 2028. Each route suits a different kind of buyer.
Cash purchase
Paying in full on signing the Sales and Purchase Agreement gets a buyer first pick of remaining units and a faster route to title registration once handover happens, with no instalment schedule to track over a four-year build. KhaleejHomes can confirm whether a cash discount applies to a given unit at enquiry stage; no fixed percentage is published here.
Lease a unit
Business Tower II will also be available to lease once complete, for tenants who want the address without the capital commitment of ownership. Exact rent per square metre, minimum lease term, and fit-out period for this tower are confirmed directly with the KhaleejHomes leasing team. For reference, offices at the completed Business Tower I next door currently let around OMR 8 per sqm per month, with retail closer to OMR 12.
48-month payment plan (0% interest)
| Instalment | Timing | % of price |
|---|---|---|
| 1st | On signing the SPA | 20% |
| 2nd | 6 months after down payment | 10% |
| 3rd | 12 months | 10% |
| 4th | 18 months | 10% |
| 5th | 24 months | 10% |
| 6th | 30 months | 10% |
| 7th | 36 months | 10% |
| 8th | 42 months (post-handover) | 10% |
| 9th | 48 months (post-handover) | 10% |
This is a developer instalment schedule, not a bank mortgage, so there is no interest and no credit check involved. On an illustrative OMR 120,000 unit, that works out to OMR 24,000 on signing, then eight instalments of OMR 12,000 roughly every six months, with the last two falling due after the building is handed over in Q4 2028.
Non-resident mortgages are also available in Oman through local banks for qualifying buyers. Loan-to-value terms are set by the lender, so confirm current rates directly with the bank rather than assuming a figure from this page.
Work out your instalments
Enter a unit price in OMR to see what you pay on signing and every six months.
- On signing (20%)
- OMR 24,000
- Each instalment (10%)
- OMR 12,000
- Number of instalments
- 8, every 6 months
- Paid before handover
- OMR 96,000
- Paid after handover
- OMR 24,000
- Interest charged
- OMR 0
Indicative only. Final figures follow the signed Sales and Purchase Agreement.
None of this proves anything on its own. Business Tower I does.
How has Business Tower I performed since 2018?
Business Tower II is not a first attempt. It repeats a formula KhaleejHomes already built, sold, and delivered next door at Business Tower I, a tower that is complete, occupied, and carries five years of measurable price growth and rental income behind it.
Capital appreciation, 100 sqm unit (2018 launch to 2023 completion)
| Asset | 2018 launch (OMR/sqm) | 2023 (OMR/sqm) | Total growth | CAGR |
|---|---|---|---|---|
| Offices | 1,050 | 1,300 | 23.8% | 4.35% |
| Retail | 1,400 | 1,800 | 28.6% | 5.16% |
| Penthouse | 1,200 | 1,450 | 20.8% | 3.85% |
Rental yields, 100 sqm unit
| Asset | Rent (OMR/sqm/month) | Rent (OMR/year) | Yield at launch price | Yield at current price |
|---|---|---|---|---|
| Offices | 8 | 9,600 | 9.14% | 7.38% |
| Retail | 12 | 14,400 | 10.29% | 8.00% |
| Penthouse | 10 | 12,200 | 10.17% | 8.41% |
Who leases at Business Tower I
The tower's tenant roll includes Bank Muscat, Omantel, Larsen & Toubro, SalamAir, Khimji Ramdas, the Oman Investment Authority, Sohar International, Nabors, and Bayanat, alongside Bin Yaqoob Real Estate, Luxury Crown, and PV. That is the kind of occupier mix landlords in Muscat Hills are now underwriting new leases against.
These figures describe Business Tower I's historic, measured performance between 2018 and 2023. They are not a forecast for Business Tower II, and past performance is not a guarantee of future returns.
Want the investment comparison in full, with the rental model for your unit size?
Ask for the investment packPerformance like that follows from where a building sits, not only what's inside it.
Where is Business Tower II, and what is nearby?
Business Tower II stands in Muscat Hills, the area increasingly referred to as Muscat's New Downtown, with direct access onto Sultan Qaboos Street. It sits minutes from Muscat International Airport and from the site of the upcoming International Financial Centre, inside a masterplan community that already runs its own golf course, schools, and retail strip.
| Destination | Drive time |
|---|---|
| Sultan Qaboos Street | 2 minutes |
| Muscat Expressway | 4 minutes |
| OM INVEST HQ | 4 minutes |
| Muscat Hills | 5 minutes |
| Madinat Al Irfan | 8 minutes |
| Oman Convention and Exhibition Centre | 8 minutes |
| Muscat International Airport | 10 minutes |
| Mall of Oman | 20 minutes |
Within the immediate district sit the International College of Engineering and Management, the Bank Muscat head office, and Golf Tower Muscat Hills, all inside a short radius, which keeps the office population and the retail catchment close together rather than spread across the city.
Plan your visitOpen in Google Maps or get turn-by-turn directions
Location brings people to the door. What happens once they're inside is the building's job.
What amenities come with Business Tower II?
The feature that separates Business Tower II from a standard office block is a dedicated amenity floor, built for tenants who want wellness and meeting space without leaving the building, plus ground-level retail and a direct pedestrian link to The Boulevard.
Amenity floor
- Private members' club lounge for tenants and their guests
- Fully equipped fitness centre
- Spa with sauna and steam room
- Indoor pool
- Childcare centre
- Coworking and collaborative space
- Business lounge with dedicated meeting facilities
- Separate breakout and networking areas, so a client meeting doesn't have to happen at your own desk
Retail, F&B, and public realm
- Ground-level retail units along the tower's street frontage
- Café and F&B spots built into the walkways, not tucked behind them
- Landscaped plazas for people to actually sit in
- Wide pedestrian walkways connecting the retail strip
- A direct pedestrian link through to The Boulevard, Muscat Hills' main retail and dining strip
- Ground floor designed as a route people walk through, not just past
Building specification and parking
- Roughly 368 parking spaces in total
- Spread across three basement levels plus the levelling floor
- Dedicated lift lobbies serving each office floor
- Floor-to-ceiling height confirmed once a unit is reserved
- Handover specification (shell and core or fitted) confirmed at reservation stage
- Service charge per square metre confirmed at reservation, since it varies by floor and unit type
All of that defines who the building actually fits.
Business Tower II in pictures
Who is Business Tower II for?
- Companies relocating or opening a Muscat officeOffices from around 80 to 150 sqm comfortably cover a 10 to 25-person team.
- SMEs and professional firms buying instead of rentingUnits from 39 sqm suit a two or three-person practice that wants an asset, not a lease.
- Investors seeking rental incomeAny size works, with Business Tower I's 7% to 10% measured yields as the reference point.
- Retailers and F&B operators wanting ground-floor frontageGround and levelling shops from 53 sqm sit on the building's busiest walkways.
- Corporates needing a penthouse-scale floorThe 682 sqm flagship penthouse suits a regional headquarters that wants its own floor.
- Overseas investors seeking freehold in OmanFull title registered at MoHUP, open to foreign buyers inside Muscat Hills.
Ownership comes with its own set of rules, and those are worth reading before signing anything.
Who can own a unit, and what does it cost beyond the price?
Business Tower II is sold on 100% freehold title, open to buyers of any nationality, because Muscat Hills is registered as an Integrated Tourism Complex under Oman's foreign ownership framework. Every sale is registered with the Ministry of Housing and Urban Planning, which issues the Mulkiya, or title deed, in the buyer's name.
Freehold ownership for all nationalities
Decree provisions covering Integrated Tourism Complexes allow non-Omanis to hold registered freehold title inside approved developments like Muscat Hills, without a local partner and without needing residency status first. The title carries full resale, lease, and inheritance rights once it is registered at MoHUP.
Does buying here lead to residency?
Oman's investor residency programme, run through Invest Oman and the Royal Oman Police, grants a renewable 10-year permit to buyers who purchase property worth OMR 500,000 or more, and a renewable 5-year permit from OMR 250,000. A single entry-level unit at Business Tower II, starting from OMR 60,000, does not reach either threshold on its own. Buyers who combine several units, or pair a purchase with another qualifying investment, can reach the OMR 250,000 or 500,000 mark and apply through Invest Oman.
Costs beyond the purchase price
| Item | Typical rate |
|---|---|
| MoHUP registration and transfer fee | Around 3% of the purchase price for non-Omani buyers (confirm the current rate at registration) |
| VAT on commercial property | 5% standard rate, applies to the sale and lease of commercial units under Oman Tax Authority rules |
| Service charge | Set per unit, confirmed at reservation |
| Fit-out and legal/POA costs | Vary by unit and buyer arrangement |
With the costs mapped out, the next step is paperwork, not guesswork.
Download Business Tower II floor plans
Every unit at Business Tower II has its own plan. Download the full set below, or ask a consultant to send the plans for the sizes you are considering.
- Facts SheetPDF · project overview, location, amenities
- Payment PlanPDF · 20% + 8 instalments, 0% interest
- Full floor plan setPDF · basements, retail, offices, penthouse
- Office plans, units 001–029PDF · every office layout, 39–156 sqm
- Penthouse plans, 701–710PDF · 94–682 sqm floorplates
- Retail unit plansPDF · ground and levelling floors
Once a buyer has picked a unit from the plans, reserving it takes a handful of steps.
How do you reserve a unit at Business Tower II?
- Share your requirementsUse, size in square metres, budget, and whether you want to buy or lease.
- Shortlist unitsReview floor plans with a KhaleejHomes consultant.
- Site OverviewVisit the site and the Muscat Hills sales office.
- Book Your SlotReserve your unit with a booking amount.
- Finalize The DealSign the Sales and Purchase Agreement and pay the 20% down payment.
- Assess & Manage InstallmentFollow the 48-month installment schedule through to handover in Q4 2028. Register the title deed at the Ministry of Housing and Urban Planning.
Bring a valid passport or Omani ID, and a commercial registration certificate if the unit is being bought under a company name.
Start with step one. Send your requirement and get matching units today.
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Frequently asked questions
How much does an office cost at Business Tower II?
Offices at Business Tower II start from OMR 60,000, which works out at roughly OMR 1,150 to OMR 1,450 per square metre depending on the floor and the unit. Lower floors and smaller units sit at the bottom of that range; upper floors and larger suites push toward the top. Office sizes run from 39 sqm to 156 sqm, so the final price depends more on the floor and layout a buyer picks than on any single headline figure.
What is the payment plan for Business Tower II?
Buyers pay 20% on signing the Sales and Purchase Agreement, then 10% every six months for 48 months, interest-free, with the last two instalments due after handover. On an illustrative OMR 120,000 unit, that is OMR 24,000 upfront and eight instalments of OMR 12,000 roughly every six months. Buyers who would rather skip the schedule can pay in full on signing instead.
Can foreigners buy an office in Business Tower II?
Yes. Muscat Hills is registered as an Integrated Tourism Complex, which lets foreign nationals hold full freehold title in Business Tower II without needing an Omani partner. The title, once registered with the Ministry of Housing and Urban Planning, gives the owner the right to resell, lease out, or pass on the unit, the same as a local buyer holds.
Does buying at Business Tower II give me residency in Oman?
On its own, no. Oman's investor residency programme requires a property purchase of at least OMR 250,000 for a renewable 5-year permit, or OMR 500,000 for a renewable 10-year permit, and a single starter unit here falls short of both. Buyers who combine two or more units, or add another qualifying investment, can reach the threshold and apply through Invest Oman. There is no automatic residency at the OMR 60,000 entry price by itself.
When will Business Tower II be completed?
Business Tower II is scheduled for handover in Q4 2028. The tower is currently under construction, following the same build sequence Business Tower I went through between its 2018 launch and 2023 completion. At handover, buyers on the instalment plan pay the final two instalments and begin title registration at MoHUP.
Can I rent an office or shop at Business Tower II instead of buying?
Yes, leasing will be available once Business Tower II is complete, alongside the sale option. Rent per square metre, minimum lease term, and the fit-out period for this tower are confirmed directly with the KhaleejHomes leasing team, since no finished building means no published comparable terms yet. For reference, offices at the completed Business Tower I next door currently let around OMR 8 per sqm per month.
What rental return can I expect?
Business Tower I, the completed sister tower, has delivered measured rental yields of 7.38% to 10.29% depending on unit type, based on current prices. Offices sit at the lower end, retail at the upper end, drawn from a tenant roll that includes Bank Muscat, Omantel, and Larsen & Toubro. These are historic figures from a finished, occupied building, not a projection for Business Tower II, and past performance is never a guarantee of future returns.
Book a viewing at Business Tower II
Freehold offices and shops at Business Tower II, Muscat Hills start from OMR 60,000, with handover due Q4 2028 and a 48-month interest-free payment plan already in place. KhaleejHomes' Muscat office can arrange a site visit, walk through the floor plans, or confirm current availability by phone or WhatsApp.
C.R. 1649855, P.O. Box 245, P.C. 112, Muscat, Oman