Portfolio

3 buildings · 200 units · September 2026

Rent roll

50,550OMR

+ 250 vs August

Head lease cost

22,700OMR

Fixed to 2028 and 2029

Occupancy

89.0%

− 1.5 pts vs August

Vacant units

22

Losing 4,780 a month

Leases expiring

14

Next 90 days

Each building

Rent roll less head lease and maintenance

Building	Units	Occupancy	Rent roll	Head lease	Maintenance	Net a month
Al Waha TowerSohar · lease to Mar 2028	84	90.5%	21,450	9,000	464	11,986
Majan ResidencySohar · lease to Dec 2027	62	93.5%	13,900	6,200	324	7,376
Barka Gate BuildingBarka · lease to Jun 2029	54	81.5%	15,200	7,500	400	7,300
Portfolio	200	89.0%	50,550	22,700	1,188	26,662

Needs attention

Expiring
2 leases end within 21 daysNo renewal decision yet
Vacant
Shop S-03 empty 41 days500 a month lost
Head lease
27,000 due to Hamed Al Waha Est.01 October, quarterly
Billing
October rent not yet generated178 invoices

Leases expiring

21 Sep
Shop S-01 · Al WahaAl Nahda Trading LLC
30 Sep
Unit 212 · MajanFatma Al Balushi
14 Oct
Shop 3 · Barka GateBait Al Zain Salon
02 Nov
Unit 104 · Al WahaYousuf Al Rashdi

Barka Gate is the one to watch Lowest occupancy at 81.5%, highest maintenance per unit, and the head lease runs to June 2029 so you cannot walk away from it. Open the building comparison to see why.

Buildings

What you lease from the owners, and what you let out

Building	Location	Owner	Units	Occupied	Rent roll	Head lease	Lease to	Deposit paid
Al Waha Tower6 shops · 4 offices · 74 flats	Al Hambar, Sohar	Hamed Al Waha Est.	84	76	21,450	9,000	31 Mar 2028	18,000
Majan Residency4 shops · 58 flats	Falaj Al Qabail, Sohar	Majan Real Estate LLC	62	58	13,900	6,200	31 Dec 2027	12,400
Barka Gate Building8 shops · 6 offices · 40 flats	Al Baida, Barka	Saud Al Farsi	54	44	15,200	7,500	30 Jun 2029	11,600
3 buildings			200	178	50,550	22,700		42,000

Al Waha Tower

Al Hambar, Sohar · owner Hamed Al Waha Est.

Building

Units

84

6 shops · 4 offices · 74 flats

Occupancy

90.5%

8 vacant

Rent roll

21,450

OMR a month

Head lease

9,000

Quarterly in advance

Net a month

11,986

After maintenance

Head lease from the owner

Payment schedule

Due	Amount	Posted to accounts	Status

Maintenance load in this building

From work orders and the asset register

Measure	This building	Portfolio average

Units at a glance

Worst units in this building

Maintenance spend this year

Unit	Tenant	Jobs	Spent

Documents

PDF
Head lease agreementSigned 28 Mar 2023
PDF
Title deed copyProvided by the owner
PDF
Municipality permitValid to 31 Dec 2026
PDF
Building insuranceRenews 01 Apr 2027

Units

Al Waha Tower · 84 units · click a unit to open it

Building

Flat / unit

Al Waha Tower

Occupied Vacant Under renovation Commercial, VAT 5%

Unit list

Unit	Type	VAT	Area	Tenant	Rent	Deposit	Lease ends	Status

Tenancy agreements

178 active · 14 expiring within 90 days

Flat / unit search

Tenant search

Building All ▾

Status Active ▾

178 rows

Agreement	Unit	Building	Tenant	Type	From	To	Rent	Status
CON-2023-0041	S-01	Al Waha Tower	Al Nahda Trading LLC	Company	22 Sep 2023	21 Sep 2026	620.000	Ends in 12 d
CON-2024-0118	104	Al Waha Tower	Yousuf Al Rashdi	Individual	03 Nov 2024	02 Nov 2026	230.000	Ends in 54 d
CON-2024-0203	212	Majan Residency	Fatma Al Balushi	Individual	01 Oct 2024	30 Sep 2026	215.000	Ends in 21 d
CON-2025-0077	Shop 3	Barka Gate Building	Bait Al Zain Salon	Company	15 Oct 2025	14 Oct 2026	480.000	Ends in 35 d
CON-2025-0142	Office 2	Barka Gate Building	Muscat Logistics SPC	Company	29 Nov 2025	28 Nov 2026	410.000	Active
CON-2022-0009	301	Majan Residency	Salim Al Hosni	Individual	01 Feb 2022	31 Jan 2027	240.000	Active

CON-2023-0041

Shop S-01, Al Waha Tower · Al Nahda Trading LLC · ends in 12 days

The agreement

Agreement: CON-2023-0041
Unit: S-01
Building: Al Waha Tower
Unit type: Shop · commercial
Area: 48 m²
Permitted use: Retail trading

Tenant: Al Nahda Trading LLC
Customer ID: CL-2023-0041
VAT number: OM1100987654
In the name of: A company
Tenancy registration: TR-SOH-2023-8841
Notice period: 60 days

Money

Item	Basis	Tax	Amount
Rent	Monthly in advance	Standard 5%	620.000
VAT at 5%	Commercial unit		31.000
Service charge	Lift, cleaning, security	Standard 5%	45.000
VAT on service charge			2.250
Municipality tax	3% statutory	Out of scope	18.600
Billed each month			716.850
Deposit held	Refundable		1,240.000
Payment due	By the 10th		—

History of this unit

Renewal decision dueAgreement ends 21 Sep 2026 · no notice received from either side

Rent reviewed at renewal22 Sep 2023 · 580.000 to 620.000 · Al Nahda Trading LLC

Agreement signed22 Sep 2020 · Al Nahda Trading LLC · 580.000 a month

Previous tenant left31 Aug 2020 · Gulf Textiles · deposit returned in full

Agreement signed01 Sep 2017 · Gulf Textiles · 520.000 a month

Payment record

Invoiced this year	6,451.650
Received	5,149.650
Outstanding	1,302.000
Late payments this year	3
Average days to pay	14

This unit's costs

From maintenance

Complaints this year	2
Assets in the unit	4
Assets replaced this year	0
Maintenance spend	42.500
Against annual rent	0.6%

Renewal

What do you want to do

New rent

New term

A 4.8% increase. This unit has paid on time 9 times out of 12 and cost almost nothing to maintain.

Rent billing run

October 2026 · one action creates every invoice

Agreements to bill

178

Active on 01 October

Rent

50,550OMR

Before tax

VAT at 5%

620OMR

Commercial units only

Municipality tax

1,516OMR

3% on all rent

What will be created

Grouped by treatment

Group	Agreements	Rent	VAT	Municipality	Total
Flats · residentialExempt from VAT	150	38,150	0	1,145	39,295
Shops · commercialStandard rated 5%	18	8,240	412	247	8,899
Offices · commercialStandard rated 5%	10	4,160	208	124	4,492
178 invoices	178	50,550	620	1,516	52,686

The tax on each invoice comes from the unit type, not from anyone's memory. A flat is exempt, a shop is standard rated, and municipality tax is added as a separate line on both.

Needs a decision first

Pro rata
Unit 118 · moved in 14 October18 of 31 days · 133.500
Pro rata
Shop 5 · moving out 20 October20 of 31 days · 309.700
Expired
2 agreements end before 31 OctoberRenew or exclude them
Skipped
22 vacant unitsNothing to bill

After you run it

1
178 draft invoices createdIn Accounting, numbered in sequence
2
Senior accountant posts themNothing goes out unapproved
3
Sent by SMS and emailBilingual PDF with a QR code
4
Reminders scheduled5 days before, on the day, then the 5th

Renewals

14 agreements end within 90 days

Ends	Days	Unit	Building	Tenant	Current rent	Paid on time	Maintenance cost	Suggested
21 Sep 2026	12	S-01	Al Waha Tower	Al Nahda Trading LLC	620.000	9 of 12	42.500	Renew at 650
30 Sep 2026	21	212	Majan Residency	Fatma Al Balushi	215.000	11 of 12	104.000	Renew at 225
14 Oct 2026	35	Shop 3	Barka Gate Building	Bait Al Zain Salon	480.000	7 of 12	186.000	Review · high cost
02 Nov 2026	54	104	Al Waha Tower	Yousuf Al Rashdi	230.000	12 of 12	150.000	Renew at 240
28 Nov 2026	80	Office 2	Barka Gate Building	Muscat Logistics SPC	410.000	12 of 12	0.000	Renew at 430

Shop 3 has cost 186.000 in maintenance against 5,760.000 of annual rent, and paid late 5 times out of 12. That is the conversation to have before renewing, and the figures come from the system, not from memory.

Move out — Unit 402

Al Waha Tower · Khalfan Al Siyabi

Building

Flat / unit moving out

Deposit held

520.000

OMR

Deductions

386.400

5 items

Refund to tenant

133.600

OMR

Outstanding dues

0.000

Nothing left to pay

Meter readings

Meter	Number	At move in	At move out	Used	Account cleared

Assets checked against the handover sheet

Asset	Type	At move in	Condition now	Charge

The tenant signed for these assets by serial number at move in. Nothing here is a matter of opinion.

Rent and invoices

Document	Period	Amount	Paid	Status

Full and final settlement

No Objection Certificate

Ready

The unit afterwards

Vacant units

22 empty · 4,780 OMR a month not being earned

Unit	Building	Type	Asking rent	Days vacant	Lost so far	Ready to let	Last tenant
S-03	Al Waha Tower	Shop	500.000	41	683.000	Yes	Al Rowad Stationery
402	Al Waha Tower	Flat 2BR	265.000	41	362.000	Repaint and cooker	Khalfan Al Siyabi
106	Al Waha Tower	Flat 1BR	185.000	12	74.000	Yes	Ahmed Al Riyami
Shop 6	Barka Gate Building	Shop	420.000	94	1,316.000	Yes	Gulf Phone Centre
Office 4	Barka Gate Building	Office	380.000	118	1,494.000	Yes	Al Wasit Consultants
22 units			4,780.000	avg 63	9,842.000

Two Barka Gate units have been empty over three months between them. That is 2,810 already lost on a building whose head lease still has three years to run.

Deposits

Held from tenants and paid to owners. Neither is income.

Held from tenants

38,600OMR

178 agreements

Paid to building owners

42,000OMR

3 head leases

Refunded this year

4,180OMR

14 move outs

Deducted this year

1,864OMR

Damage and unpaid bills

Held from tenants

Unit	Tenant	Deposit	Since
S-01	Al Nahda Trading LLC	1,240.000	22 Sep 2023
Office 2	Muscat Logistics SPC	820.000	29 Nov 2025
Shop 3	Bait Al Zain Salon	960.000	15 Oct 2025
301	Salim Al Hosni	480.000	01 Feb 2022
104	Yousuf Al Rashdi	460.000	03 Nov 2024
178 agreements		38,600.000

Paid to owners

Building	Owner	Deposit	Refundable at
Al Waha Tower	Hamed Al Waha Est.	18,000.000	31 Mar 2028
Majan Residency	Majan Real Estate LLC	12,400.000	31 Dec 2027
Barka Gate Building	Saud Al Farsi	11,600.000	30 Jun 2029
3 buildings		42,000.000

Both sit on the balance sheet, one as a liability and one as an asset. Neither ever touches the profit and loss account.

Reminders

Sent automatically until the receipt is recorded

When they go out

When	Who gets it	Channel	Message	On
5 days before due	All unpaid	SMS	Rent due on 10 Oct, amount, link	On
On the due date	Still unpaid	SMS and email	Rent due today, link	On
5th of the month	Still unpaid	SMS and email	Overdue notice	On
Every 7 days after	Still unpaid	SMS	Escalating reminder	On
On payment	The payer	SMS and email	Receipt with a link	On
90, 60, 30 days before	Lease ending	SMS and email	Renewal notice	On
Weekly statement	Companies only	Email	Account summary	Off

A reminder stops the moment the receipt is posted in Accounting. Nobody has to remember to turn it off.

Sent this month

Invoice notices	178
Receipt confirmations	146
Due date reminders	54
Overdue notices	31
Renewal notices	14
Total messages	423
Failed to deliver	6

Numbers that failed

Failed
Unit 118 · Ahmed Al BalushiNumber no longer in service
Failed
Unit 507 · Rashid Al GhafriNumber no longer in service
No email
4 tenants have no email on fileSMS only

Rent roll

Expected income, unit by unit · September 2026

Building	Unit type	Units	Let	Vacant	Average rent	Expected income	Actual	Lost to vacancy
Al Waha Tower	Flats	74	68	6	228.000	16,872	15,504	1,368
	Shops	6	5	1	540.000	3,240	2,740	500
	Offices	4	3	1	410.000	1,640	1,230	410
Majan Residency	Flats	58	55	3	218.000	12,644	11,990	654
Majan Residency	Shops	4	3	1	440.000	1,760	1,320	440
Barka Gate Building	Flats	40	34	6	205.000	8,200	6,970	1,230
	Shops	8	6	2	450.000	3,600	2,700	900
	Offices	6	4	2	390.000	2,340	1,560	780
Portfolio		200	178	22	252.750	50,296	44,014	6,282

Expected income assumes every unit is let at its asking rent. The gap between expected and actual is what vacancy is costing, and Barka Gate is 2,910 of the 6,282.

Building comparison

Income against what each building actually costs to run · year to date

Where this comes from Complaints and work orders come from Maintenance, replacements and spend come from the Asset Register, rent and vacancy come from here. Nothing is entered twice, and nothing here is a guess.

Side by side

January to September 2026

Measure	Al Waha Tower	Majan Residency	Barka Gate	Portfolio
Units	84	62	54	200
Occupancy	90.5%	93.5%	81.5%	89.0%
Rent roll a month	21,450	13,900	15,200	50,550
Head lease a month	9,000	6,200	7,500	22,700
Gross margin	58.0%	55.4%	50.7%	55.1%
Complaints this year	214	156	188	558
Complaints per unit	2.5	2.5	3.5	2.8
Assets in the building	528	389	330	1,247
Assets replaced this year	41	26	45	112
Replacement rate	7.8%	6.7%	13.6%	9.0%
Maintenance spend	4,180.500	2,914.000	3,602.250	10,696.750
Spend per unit	49.770	47.000	66.708	53.484
Lost to vacancy a month	2,278	1,094	2,910	6,282
Head lease runs to	Mar 2028	Dec 2027	Jun 2029	—

Complaints per unit

Year to date

Al Waha Tower	2.5
Majan Residency	2.5
Barka Gate Building	3.5

Maintenance spend per unit

OMR, year to date

Al Waha Tower	49.770
Majan Residency	47.000
Barka Gate Building	66.708

What the numbers say about Barka Gate

Barka Gate has the fewest units but the most complaints per unit, the highest replacement rate, the highest spend per unit, the lowest occupancy and the thinnest margin. Its head lease runs to June 2029, so it cannot simply be given up.

The asset register narrows it down. Of the 45 assets replaced there this year, 29 were Cool Master units bought in 2021, the same model with an 18.8% failure rate across the portfolio. The building is not badly built. It was fitted out with a bad model.

Replacing the remaining Cool Master units in one planned batch would cost roughly 6,000 OMR and would remove most of the maintenance gap. Doing it flat by flat as each one fails costs more and keeps the complaints coming.