Under the 2026-2030 Five-Year Development Plan, Al-Mudhaibi Industrial City is being developed in North Ash Sharqiyah Governorate as an emerging industrial opportunity. We review its location.
Overview of Al Mudhaibi Industrial City
Al Mudhaibi Industrial City is located in North Al Sharqiyah Governorate and was officially inaugurated in 2021. The city covers a total area of 14 million m². According to official data published on the Madayn website, it hosts dozens of investments currently under registration, as reported by Madayn.
Key Sectors and Industries
According to Madayn data, Al Mudhaibi Industrial City attracts activities in key sectors such as logistics services, general industries, the commercial sector, food industries, tourism, and construction.
Investment Incentives and Advantages in Al Mudhaibi
The base industrial rental rate in Al Mudhaibi Industrial City, according to the Madayn portal in September 2026, is a full exemption from rent for the first and second years, followed by OMR 0.5 per m² annually from the third to the fifth year—a special incentive for this city. The general incentives provided by Madayn to all investors in this city, as listed on the official investment portal (invest.madayn.om) as of September 2026 and subject to change, 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 facilities built on the land
- No restrictions on foreign exchange, import, export, or sales
- Renewable land lease contract for 30 years
- Support for employing trained professionals, covering up to 65% of non-Omani workforce
- Full provision of water, electricity, natural gas, wastewater treatment, and high-speed internet
- All approvals 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
Strategic Location and Infrastructure
The city offers easy access to the capital, Muscat, and is connected to major ports, airports, and both Gulf and international markets.
The above incentives are intended for those planning a direct industrial project within Al Mudhaibi: a factory, a major workshop, or a storage and logistics facility. If this matches your project, NGIOM begins by assessing your decision before commitment (market, location, and key requirements), then coordinates with you on the establishment process, licensing, and liaising with Madayn once your decision is clear. The incentives themselves are granted by Madayn according to their terms, not by us.
However, there is another opportunity alongside direct industrial investment that is often overlooked by investors:
The opportunity is not only inside the industrial city—but also around it
Investing within the industrial city itself is a relatively large-scale industrial project, suitable for those planning a factory or facility. However, around every operational industrial city, workers, employees, and companies move daily, all with daily needs: Where do workers have lunch? Where do they pray? Where do companies buy spare parts for their equipment? The size of this demand around Al Mudhaibi, who currently meets it, and at what quality, are assumptions to be verified with data, not just announced figures. If validated, this represents an opportunity for medium and small investors with lower capital, with demand linked to an existing city rather than a hypothetical market.
The city is in its early stages, and the number of operational establishments and the scale of demand around it change at each phase; therefore, this demand should be measured with data during project assessment, not assumed.
How NGIOM Supports You—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), in addition to feasibility studies and direct coordination with Madayn for those planning a major industrial project within Al Mudhaibi, and precise determination of the research scope—from one kilometer to ten kilometers—for those planning a service project around it.
For small and medium investors: two separate, precise analyses, not a vague general one—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 for services completely absent within your scope, and knowledge of your actual competitors there now, by name and evaluation, in a file delivered to you and reviewed with you.
Whether your project is a large factory inside Al Mudhaibi Industrial City or a service activity around it, start by assessing your decision with us, and we will provide you with accurate data from the very first step.
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 rental rates are subject to change; please review the portal before making a decision.