Overview
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SM
Saud Al MurattabOwner
Overview
September 2026
44,014
+ 1.8% on last month
41,180
93.6% of billed
6,282
22 units empty
89.0%
− 3.5 pts since January
20,127
After head lease and maintenance
Rent billed against rent collected
Billed
Collected
Where the money goes
Occupancy
Money lost to empty units
The two lines above tell one story
Occupancy has slipped every month since January and the money lost to empty units has risen with it.
Nine months ago you were losing 3,940 a month. Now it is 6,282. Open Vacancy and lost income to see
which units are responsible and what letting them again would be worth.
Income and collection
September 2026
44,014
Rent only
41,180
93.6%
31,340
All periods
14
Due on the 10th
Collection rate
Percentage of what was billed that came inHow people pay
| Cheque and post-dated | 58% | |
| Bank transfer | 26% | |
| Cash | 16% |
Nearly six out of ten payments arrive as cheques, so 30,800 is sitting as paper at any moment.
One returned cheque this year, 240.000.
Income by building and unit type
| Building | Unit type | Units | Let | Billed | Collected | Collection rate |
|---|---|---|---|---|---|---|
| Al Waha Tower | Flats | 74 | 68 | 15,504 | 14,890 | 96.0% |
| Shops | 6 | 5 | 2,740 | 2,089 | 76.2% | |
| Offices | 4 | 3 | 1,230 | 1,230 | 100% | |
| Majan Residency | Flats | 58 | 55 | 11,990 | 11,270 | 94.0% |
| Shops | 4 | 3 | 1,320 | 1,320 | 100% | |
| Barka Gate Building | Flats | 40 | 34 | 6,970 | 6,490 | 93.1% |
| Shops | 8 | 6 | 2,700 | 2,196 | 81.3% | |
| Offices | 6 | 4 | 1,560 | 1,560 | 100% | |
| Portfolio | 200 | 178 | 44,014 | 41,045 | 93.3% |
Vacancy and lost income
What every empty unit is costing, and what letting it again is worth
44,180 OMR
6,282
+14.3%
Twenty-two units are empty. Filling them would add 6,282 a month to the rent roll without
spending a rial more on head lease, because you are paying for those units either way.
Lost income each month
Where the loss is
| Barka Gate Building | 2,910 | |
| Al Waha Tower | 2,278 | |
| Majan Residency | 1,094 | |
| A month | 6,282 |
Barka Gate has 27% of the units but 46% of the loss. Two of its shops and one office have been empty
for more than three months.
Every empty unit
Flat / unit search
Building All ▾
| Unit | Building | Type | Asking rent | Per day | Days empty | Lost so far | Cost by year end | Ready |
|---|---|---|---|---|---|---|---|---|
| Office 4 | Barka Gate Building | Office | 380.000 | 12.667 | 118 | 1,494.700 | 2,900.700 | Yes |
| Shop 6 | Barka Gate Building | Shop | 420.000 | 14.000 | 94 | 1,316.000 | 2,870.000 | Yes |
| Shop 8 | Barka Gate Building | Shop | 400.000 | 13.333 | 71 | 946.700 | 2,426.700 | Yes |
| S-03 | Al Waha Tower | Shop | 500.000 | 16.667 | 41 | 683.300 | 2,533.300 | Yes |
| 402 | Al Waha Tower | Flat 2BR | 265.000 | 8.833 | 41 | 362.200 | 1,342.700 | Repaint and cooker |
| O-04 | Al Waha Tower | Office | 410.000 | 13.667 | 28 | 382.700 | 1,899.400 | Yes |
| 106 | Al Waha Tower | Flat 1BR | 185.000 | 6.167 | 12 | 74.000 | 758.500 | Yes |
| Shop 4 | Majan Residency | Shop | 440.000 | 14.667 | 36 | 528.000 | 2,156.000 | Yes |
| 22 units | 4,780.000 | 159.333 | avg 63 | 9,842.000 | 27,832.000 |
"Cost by year end" is what each unit will have cost you if it is still empty on 31 December.
Office 4 alone reaches 2,900 on a rent of 380 a month.
What letting them again is worth
If they were let from the first of next month| Scenario | Units let | Extra rent a month | Extra by year end | Extra over 12 months | Occupancy |
|---|---|---|---|---|---|
| Nothing changes | 0 | 0 | 0 | 0 | 89.0% |
| The 5 units already ready to let | 5 | 2,150.000 | 6,450.000 | 25,800.000 | 91.5% |
| All commercial units let | 10 | 4,050.000 | 12,150.000 | 48,600.000 | 94.0% |
| Every unit let | 22 | 6,282.000 | 18,846.000 | 75,384.000 | 100% |
The head lease is 22,700 a month whether the units are let or not. Every rial of this is profit,
less only the cost of preparing the unit.
Who owes what
31,340 OMR outstanding across all periods
18,400
58.7%
6,250
19.9%
3,120
10.0%
1,480
4.7%
2,090
6.7% · at risk
Overdue by more than 30 days
| Unit | Building | Tenant | Owed | Oldest | Deposit held | Risk |
|---|---|---|---|---|---|---|
| 402 | Al Waha Tower | Khalfan Al Siyabi | 1,040.000 | 104 d | 0.000 | Left · chase |
| Shop 3 | Barka Gate | Bait Al Zain Salon | 504.000 | 39 d | 960.000 | Deposit covers it |
| 301 | Majan Residency | Salim Al Hosni | 720.000 | 70 d | 480.000 | Short by 240 |
| S-01 | Al Waha Tower | Al Nahda Trading LLC | 1,302.000 | 9 d | 1,240.000 | Cheque clearing |
| 4 of 178 | 3,566.000 | 2,680.000 |
Only one is genuinely exposed. Unit 402's tenant has already left owing 1,040 with no deposit remaining,
because it was used up in the final settlement.
Ageing
Building performance
What each one earns and what it costs to run
Net a month, after head lease and maintenance
Return on the head lease
Net divided by what you pay the owner| Al Waha Tower | 133% | |
| Majan Residency | 119% | |
| Barka Gate Building | 97% | |
| Portfolio | 117% |
For every rial paid to the owner of Al Waha Tower you keep 1.33 back. At Barka Gate you keep 0.97,
so the building is currently earning slightly less than it costs.
Side by side
| Measure | Al Waha Tower | Majan Residency | Barka Gate | Portfolio |
|---|---|---|---|---|
| Units | 84 | 62 | 54 | 200 |
| Occupancy | 90.5% | 93.5% | 81.5% | 89.0% |
| Rent billed a month | 19,474 | 13,310 | 11,230 | 44,014 |
| Head lease a month | 9,000 | 6,200 | 7,500 | 22,700 |
| Maintenance a month | 464 | 324 | 400 | 1,188 |
| Net a month | 10,010 | 6,786 | 3,330 | 20,126 |
| Lost to empty units | 2,278 | 1,094 | 2,910 | 6,282 |
| Net if fully let | 12,288 | 7,880 | 6,240 | 26,408 |
| Head lease runs to | Mar 2028 | Dec 2027 | Jun 2029 | — |
Barka Gate returns 3,330 a month today. Fully let it would return 6,240, almost double, on exactly the same
head lease. That is the single biggest number on this page.
Maintenance and assets
What breaks, where, and what it costs
10,696OMR
2.4% of rent billed
558
2.8 per unit
112
9.0% of everything owned
41min
From reported to on site
Spend each month
Spend per unit, by building
| Barka Gate Building | 66.708 | |
| Al Waha Tower | 49.770 | |
| Majan Residency | 47.000 | |
| Portfolio | 53.484 |
29 of the 45 replacements at Barka Gate were Cool Master units fitted in 2021, a model with an 18.8%
failure rate. Replacing the rest in one batch would cost about 6,000 and stop the bleeding.
The units costing the most
Flat / unit search
| Unit | Building | Tenant | Complaints | Replaced | Spent | Annual rent | Spend as % of rent |
|---|---|---|---|---|---|---|---|
| 301 | Majan Residency | Salim Al Hosni | 4 | 1 | 214.500 | 2,880.000 | 7.4% |
| 402 | Al Waha Tower | Vacant | 4 | 1 | 212.000 | 3,180.000 | 6.7% |
| Shop 3 | Barka Gate | Bait Al Zain Salon | 6 | 2 | 186.000 | 5,760.000 | 3.2% |
| Office 4 | Barka Gate | Vacant | 4 | 2 | 164.000 | 4,560.000 | 3.6% |
| 104 | Al Waha Tower | Yousuf Al Rashdi | 3 | 2 | 150.000 | 2,760.000 | 5.4% |
| 208 | Barka Gate | Hamad Al Saadi | 5 | 1 | 148.000 | 2,700.000 | 5.5% |
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Money
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Rent billed and collected By building, unit type and month
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Rent roll, unit by unit Every unit, asking rent, tenant, status
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Receivables ageing Who owes what, by how long
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Cheques on hand Post-dated cheques and clearing dates
Property
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Vacancy and lost income Every empty unit, days empty, cost so far
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Building performance Income, head lease, maintenance, net
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Lease expiries What ends when, and at what rent
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Maintenance and assets Spend by building and by unit