Madayn, the Public Establishment for Industrial Estates, manages a network of industrial cities stretching from Muscat to Salalah, and from Buraimi to Thumrait. An overview of this network and how it serves industrial investors across every region of Oman.
Fourteen Real Industrial Cities: The Map of Industrial Investment in Oman
The Public Establishment for Industrial Estates "Madayn" manages a network of 14 industrial cities spread from Musandam Governorate in the north to Dhofar Governorate in the south, in addition to Knowledge Oasis Muscat and the Al Mazunah Free Zone. These cities are not merely land allocated for factories, but rather integrated economic infrastructures that host thousands of ongoing investments, according to Madayn’s published figures for each city.
The Fourteen Industrial Cities
Rusayl (Muscat, 1983) — Sohar (North Al Batinah, 1992) — Nizwa (Al Dakhiliyah, 1994) — Sur (South Al Sharqiyah, 1999) — Al Buraimi (Al Buraimi, 1998) — Raysut (Dhofar, 1992) — Thumrait (Dhofar) — Samail (Al Dakhiliyah, 2014) — Ibri (Al Dhahirah, 2020) — Mahas (Musandam, 2017) — Al Mudhaibi (Al Sharqiyah, 2021) — Wadi Al Kabir (Muscat, 2022) — Suwaiq (North Al Batinah, 2024) — Madha (Musandam, 2024).
General Incentives Shared Across All Industrial Cities
Madayn applies a unified package of incentives across all its fourteen industrial cities, according to the official investment portal invest.madayn.om. These include:
- A five-year exemption from tax on net profit for qualifying manufacturing projects, then 15% (conditions are set by the authorities).
- Full customs exemption (0%) on the import of production inputs, machinery, equipment, spare parts, raw materials, and packaging materials.
- 100% foreign ownership with the ability to sell, mortgage, or lease buildings constructed on the land.
- No restrictions on foreign exchange, imports, exports, or sales.
- Renewable land lease contract for 30 years.
- Support for employing trained professionals, with up to 65% of non-Omani workforce allowed.
- Comprehensive provision of water, electricity, natural gas, wastewater treatment, and high-speed internet.
- All approvals are processed within Madayn itself through a single service center ("Masar"), with professional support five days a week and land handover within a timeframe specified by Madayn.
Each city differs only in its basic rental price, which, according to the Madayn portal in September 2026, ranged between 500 baisa and 1 Omani rial (OMR) per square meter annually (subject to change). Additional incentives are available in some cities, such as a 50% rent reduction for five years in Al Buraimi, or full exemption for the first two years in Al Mudhaibi.
Why Each City Is Different
Oman's industrial cities vary significantly in size and specialization: from Sur Industrial City, which covers 36 million m² and attracts LNG and petrochemical industries, to the relatively small Madha Industrial City (1.5 million m²) located in the Omani enclave within the UAE.
Two Investment Opportunities: If your project is a factory or large industrial facility, the above incentives—tax and customs exemptions, full foreign ownership, and a 30-year lease—make establishing within one of these cities a highly competitive option. If your project is medium or small, a parallel but less obvious opportunity exists around these cities, not just inside them:
The Opportunity Is Not Only Inside the Industrial City—But Also Around It
Every real industrial city is surrounded daily by thousands of workers, employees, and hundreds of companies, all of whom need basic services that are often insufficiently provided: Where do workers eat lunch? Where do they pray? Where do companies buy spare parts for their equipment? This is a real opportunity for medium and small investors—requiring reasonable capital and offering more stable demand because it is tied to an officially documented, operational industrial city among the fourteen, not a virtual market.
How NGIOM Can Help—No Matter the Size of Your Project
NGIOM provides analysis based on official data and updated maps: Madayn’s published data on its fourteen industrial cities (year of establishment, area, actual industrial sectors, industrial rent, and incentives), along with feasibility studies and direct coordination with Madayn for those planning large industrial projects. There is also the ability to precisely define the scope of research—from one kilometer to ten kilometers—for those planning a service project around any city of their choice.
For small and medium investors: two separate, detailed analyses—what workers actually need (restaurants, pharmacies, mosques, banks, etc.), and what company owners actually need (maintenance, spare parts, insurance, etc.)—with a clear numerical gap showing which services are completely absent within your chosen area, as well as knowing who your actual competitors are there now by name and rating, all delivered and reviewed with you in a dedicated report.
Whether your project is a large factory within one of the industrial cities or a service activity around it, start by reviewing your decision with us, and we will provide you with accurate data from the very first step, regardless of your investment size.
Contact Us NowSource: The official website of the Public Establishment for Industrial Estates (Madayn) and the investment portal invest.madayn.om, as of September 2026. Figures, incentives, and rents are subject to change; please check the portal before making a decision.
