The Greater Muscat
Structural Plan 2040
A single, unified urban corridor connecting Muttrah to Barka — anchored by a new 55km light rail network and economic clusters built for a non-oil future. This is the single most important spatial decision Oman has made this century — and the most consequential real estate map for investors in the next fifteen years.
The Official
Greater Muscat Structure Plan
Published by Oman's Ministry of Housing and Urban Planning — the master map behind every figure, zone and district referenced on this page. Click to zoom in on any district, corridor or key concept.
Source: Oman National Spatial Strategy (ONSS) / Ministry of Housing and Urban Planning — Muscat 100 Vision, Greater Muscat Structure Plan 2040.
Five Years in the Making —
Not a Sudden Idea
The Greater Muscat Structural Plan did not appear overnight. It is the product of a deliberate, five-year national process — one that gives investors something rare in emerging markets: a paper trail of royal approval, ministerial follow-through, and public consultation at genuine scale.
National Spatial Strategy Approved
In March 2021, His Majesty Sultan Haitham bin Tarik approved the Oman National Spatial Strategy (ONSS) — the master framework that translates Oman Vision 2040 into physical geography. It identified four national growth engines: Greater Muscat, Greater Salalah, Greater Sohar, and Greater Nizwa.
Project Officially Launched
The Ministry of Housing and Urban Planning commissioned an international consortium — led by F&M Middle East, with Broadway Malyan and Cundall — to develop the Greater Muscat Structure Plan, beginning an 18-month planning process.
General Framework Approved
By October 2023, the plan's general framework — built on more than 6,000 participants and 90+ public and private entities consulted through workshops and surveys — was formally approved, moving the plan into detailed implementation design.
Royal Blessing Granted
In March 2025, the plan received the Royal blessing — the decisive seal that transforms a planning document into state policy with the institutional weight to outlast political and budget cycles.
Official Public Launch
On 7 May 2026, the plan was officially inaugurated under the theme "Greater Muscat… A Timeless Spirit, Boundless Vision" by HH Sayyid Bilarab bin Haitham Al Said, Minister of State and Governor of Muscat — opening the implementation era investors are now entering.
Why This Plan Is Vision 2040,
Not Separate From It
Oman Vision 2040 is the Sultanate's long-term roadmap to a diversified, knowledge-based, non-oil economy. The Greater Muscat Structural Plan is not a side project alongside it — it is the physical, spatial expression of that vision for the capital region, translating national economic ambition into streets, districts, transport lines and zoning law.
- Regulatory certainty backed by Royal approval, not subject to short-term political reversal
- Infrastructure spend that is budgeted nationally, not contingent on a single developer's balance sheet
- Zoning and land-use clarity that reduces the single biggest risk in emerging-market real estate
- A 15-year runway (to 2040) that rewards early positioning over late entry
Institutional Weight,
Not a Single Developer's Promise
Unlike a private master-plan backed by one company's balance sheet, the Greater Muscat Structural Plan carries the full institutional weight of the Omani state — from royal approval down to ministry execution.
His Majesty Sultan Haitham bin Tarik
Approved the National Spatial Strategy in March 2021 and granted Royal blessing to the Greater Muscat Structural Plan in March 2025 — the two decisive moments that gave the plan its constitutional standing.
HH Sayyid Bilarab bin Haitham Al Said
Minister of State and Governor of Muscat. Personally inaugurated the plan's official public launch on 7 May 2026 under the theme "Greater Muscat… A Timeless Spirit, Boundless Vision."
H.E. Dr Khalfan bin Saeed Al Shueili
Minister of Housing and Urban Planning since August 2021. Holds an architecture degree, a civil engineering master's from Drexel University, and a PhD from the University of Glasgow — leading delivery of the plan and Oman's wider Future Cities programme, including Sultan Haitham City and A'Thuraya City.
Introduction to the Ministry
of Housing and Urban Planning
Every qualifying property investment, every residency pathway, and every zoning decision tied to the Greater Muscat Structural Plan ultimately runs through one institution: Oman's Ministry of Housing and Urban Planning (MoHUP).
Five Pillars,
One Integrated City
The Greater Muscat Structural Plan is built on five named objectives — each with specific, measurable targets for 2040. This is what makes it a structural plan rather than a slogan.
Green Muscat
Sustainable green space woven through the urban fabric — parks, tree-lined walkways, and valleys and beaches reclaimed as natural public assets.
- 4 priority parks delivered
- +9 sq m green space per person by 2040
- Wadis & beaches activated as public recreation
Connected Muscat
An integrated, multimodal transport network designed to break the region's 94% car-dependency and reshape how value concentrates along transit corridors.
- 55km light rail · 7 major stations
- 80% of residents within walking distance of transit
- +20% public transport usage
Productive Muscat
The economic engine of the plan — 15 specialised employment clusters designed to fundamentally rebalance Muscat away from oil dependency.
- 15 specialised economic clusters
- Non-oil GDP contribution to 45%
- +44% productivity by 2040 · 890,000 jobs
Vibrant Muscat
The pillar investors care about most — modern, mixed-use neighbourhoods and activated waterfront living across the capital's coastline.
- 313,000 new housing units
- 9 waterfront destinations activated
- Increased renewable energy integration
Resilient & Safe Muscat
Climate and infrastructure resilience built into the plan from day one — not retrofitted after the fact, protecting long-term asset value.
- 90% reduction in carbon emissions
- Carbon neutrality target by 2050
- 16+ dams · 250km drainage channels
The Footprint
Understanding the physical scale changes how you read every opportunity inside it.
- 1,360 km² total area
- ~100km of coastline
- Muttrah (east) → Barka (west)
Sultan Haitham City
Experience & Sales Centre
A look inside the Yenaier Residences Experience Centre and the live sales centre mock-ups — photographed on-site by our Oman advisory team.
Live photography from the Yenaier Residences Experience Centre and Sales Centre, Sultan Haitham City.
Properties Inside the Plan
Available Now
Nine specific projects inside the Greater Muscat Structural Plan boundary — from established, fully-built ITCs to the newest Sultan Haitham City neighbourhoods — where LaneTwelve Properties has developer relationships and pre-launch access.
LaneTwelve Properties has developer relationships across all six GCC markets. Not all opportunities are listed publicly — some are pre-launch only.
View All LaneTwelve Properties Listings →The Plan, As Covered
by International Media
Independent verification matters. Here is how the Greater Muscat Structural Plan has been reported by regional and international press since its official launch.
Greater Muscat Structure Plan Launched
Oman Observer's full report on the official launch ceremony, the plan's five objectives, and its roots in the 2021 National Spatial Strategy.
Oman Observer · 7 May 2026 →Oman Launches Ambitious Greater Muscat Structure Plan
Zawya's regional economic analysis of the plan's scope and significance for GCC investors.
Zawya · May 2026 →Engineering the Five Pillars
MEP Middle East's engineering-focused breakdown of all five pillars and their measurable 2040 targets.
MEP Middle East · May 2026 →A Pivotal Milestone in Integrated Urban Development
Times of Oman's coverage of the plan's geographic scope and its place within Oman Vision 2040.
Times of Oman · 8 May 2026 →Muscat Structure Plan — Project Profile
Broadway Malyan's own account of the planning approach: 19 new employment clusters and a target of 890,000 jobs by 2040.
Broadway Malyan →Greater Muscat Structure Plan Published in The National
Detail on the 54km+ transport network, light rail, bus systems and water taxis proposed for the capital.
The National →Want the full press file, translated briefing notes, and ongoing updates as implementation phases roll out?
Request the Investor Briefing Pack →
Walk the Plan —
Not Just Read It
Maps and press releases only tell you so much. LaneTwelve Properties runs regular investor tours across the Greater Muscat corridor — Sultan Haitham City, A'Thuraya City, Al Khuwair Downtown, and the priority ITC zones already moving through the plan's early delivery phases.
- 🏗️ Site visits to active developments inside the plan boundary
- 🤝 Direct introductions to developers and ministry-adjacent contacts
- 📊 A live market and pricing briefing, updated to the day you arrive
- 🗺️ A guided walk through how the five pillars map onto specific districts
- 🍽️ Local hospitality, context, and honest answers — including the risks
Request Your Greater Muscat
Investor Briefing
A free, no-obligation conversation with our team — 14+ years working in Oman, personally invested in the market ourselves. No pressure, no scripted pitch. Just a clear view of where this plan creates real opportunity, and where it doesn't.
Don't Miss Oman's Most
Important Urban Plan
313,000 new homes. A 15-year runway to 2040. Royal approval already secured. Get the full investor briefing before this enters its next pricing phase.
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