MUSCAT
LAND MONITOR
Pilot report 01   /   11 Oct 2026
Muscat Governorate · Collection pilot

The database works.
The signal comes next.

A working foundation for finding land advertised below comparable asking prices. The pilot collects listings, preserves observations and exposes the data gaps that must be resolved before alerts.

Observed 11 October 2026OpenSooq samplePrices in OMR
ILLUSTRATIVE · NO VERIFIED COORDINATES
Current outcome
Collection validated

Comparable-price valuation remains pending. Email alerts and a recurring schedule are not enabled.

Ready for the next data experiment
111Distinct advertisements

Unique source listing IDs

105Sale ads retained

5 buying requests + 1 broker ad removed

102Potential bare-land ads

After building and scheme flags

445Observations stored

0 observed price-change events

01 / Pilot outcome

A reliable collection foundation.

The technical pipeline has been demonstrated. A defensible deal signal needs more precise evidence.

What the pilot proved

Working

Public listing extraction, Arabic field normalization, filtering and a local SQLite database with observation history.

2 × 5Complete HTTP runs × pages per run
15 / 15Inspected ads matched five primary fields
14Automated tests passed
PassedDatabase integrity + fresh replay check

The five checked fields were title, advertised price, area, source district and source land use. These checks establish extraction fidelity to the website; they do not independently verify the property. The 15 ads were a purposive sample.

Valuation pending

No bargain claim is justified by this sample.

Broad district averages would blur the location, phase and land-use differences that determine whether two plots are comparable.

0Maximum qualifying comparables under the current strict matching rule

Every retained price still has an assumed total-price basis. Confirm that basis and build a deeper, dated comparison set before activating any discount threshold.

01CollectDemonstrated
02NormalizeDemonstrated
03Store historyDemonstrated
04Compare plotsInsufficient data
05Notify by emailNot configured

Advertisement IDs are not proof of unique plots. A listing disappearing from a sample does not establish that it sold.

02 / Sample coverage

A starting sample, weighted to Amerat.

All charts use the 105 retained sale ads. This is a collected sample, not a census of Muscat’s land market.

Advertised source districts

19 labels

Source labels are retained as published; geographic conflicts remain flagged.

Amerat54
Seeb10
Al Maabilah9
Bosher6
Quriyat4
Other districts22

Amerat accounts for 51% of retained ads. “Other districts” combines the remaining 14 source labels.

87 residential14 mixed use2 commercial2 industrial

Field completeness

Needs enrichment

Present fields help describe an ad; their presence does not verify the underlying claim.

Advertised price105 / 105
Advertised area105 / 105
Recognised micro-location42 / 105
Explicit block11 / 105
Recognised phase8 / 105
Explicit plot number6 / 105
Absolute publication date17 / 105

No verified coordinates or independently resolved wilayat fields. Missing values remain empty; location fields can overlap.

105Price basis assumed
88Insufficient precise location
88Relative publication date

Flags overlap. Counts must not be added together to estimate the number of affected ads.

03 / Data quality

Source contradictions matter.

The parser preserves the published fields and flags conflicting text for review.

Six inspected advertisements with conflicting published information
Source listingPublished evidenceReview issue
287880556Structured area: 632 m²
Title and description: 600 m²		Area conflict
287857022Structured area: 600 m²
Title and description: 760 m²		Area conflict
287122756District: Amerat; text: Al Maabilah
Structured area: 300 m²; description: 360 m²		Area + location
286442790Source district: Seeb
Title and description: Al Sifah		Location conflict
287235928Title: ninth heights
Description: third heights		Phase conflict
288451382Residential source field
Text claims commercial use and an old house		Use / property review

Extracting a source accurately can still yield conflicting property information. These examples explain why automated price-per-square-metre rankings would be premature.

04 / Listing evidence

Explore the retained ads.

A fixed snapshot from 11 October 2026. Advertised price and area are source claims. No row is labelled a bargain; availability has not been confirmed.

Retained OpenSooq sale ads, searchable and paginated in groups of eight
Advertisement ↗Source district / useAsking OMRArea m²Review status
تتوفر معنا أراضي للبيع في الحيل الجنوبية والحيل الشمالية – فرص ما تتكرر!OpenSooq · 288453904Al-HailResidential55,500300Location incomplete
للبيع أرض سكنية مميزة في العامرات – المنطقة الخامسةOpenSooq · 288453366AmeratResidential40,000726Location incomplete
للبيع سكنية فى بوشر العوابيOpenSooq · 288452888BosherResidential60,000600Location incomplete
ارض في مدينة السلطان هيثم 600م2 55.900 ر.ع من المالك مباشرةOpenSooq · 288452488sultan haitham cityResidential55,900600Location incomplete
ارض فرصه المعبيله الجنوبيه قريبه من الممشي الأخضر وبواجهه عرضيه_OpenSooq · 288452396Al MaabilahResidential39,000400Location incomplete
مباشر من المالك - أرض سكنية في المسفاة (بوشر)OpenSooq · 288452328MisfahResidential50,000600Location incomplete
للبيع أرض صناعية الجفنين فررررصة 1200 زاويةOpenSooq · 288451518Al JafnaynIndustrial110,0001,200Location incomplete
للبيع ارض سكني استخدام تجاري ف الغبره على اول خط شارع 18 نوفمبرOpenSooq · 288451382GhubrahResidential500,000600Land-use conflict

All 105 prices have an assumed total-price basis. Table exports include every retained ad and all its recorded flags, regardless of the selected filters.

The HTML version contains the complete searchable table. This printed view includes the currently displayed rows.

05 / Path to useful alerts

Go deeper in a few subdivisions.

Build comparable evidence first, then set a discount threshold and connect email delivery.

8+Other recent, unique plots per candidate comparison group
SameExplicit micro-location, phase or block, and land use
±20%Plot area range relative to the candidate
90 daysDated comparable evidence within the recency window

Current pilot rule, not a validated valuation model. Exclude the candidate’s own plot, known duplicate plots, contradictions, buildings and scheme ads. Confirm total-price basis before valuation.

  1. 01

    Resolve ongoing source access

    Agree a permitted feed or collection method before scheduling. Keep the source adapter separate so it can be replaced without changing the database.

  2. 02

    Enrich and review the evidence

    Refresh detail pages, confirm price basis, resolve location and area conflicts, and distinguish multiple advertisements for the same plot.

  3. 03

    Build local comparison groups

    Focus on a few named subdivisions. Gather enough dated, comparable plots and inspect the distribution before choosing a discount threshold.

  4. 04

    Activate an explainable alert

    Connect email and scheduling once the evidence supports it. Each alert should show the asking price, comparison group, discount calculation, flags and source link.

Source scope and access

OpenSooq Oman supplied the observed sample. Its published terms restrict automated extraction; ongoing access remains unresolved. Oman Real was not collected; its terms prohibit scraping.

How to interpret this report

Results describe one pilot collection day. Prices are advertised asking prices, with no confirmed transaction data. The intended signal is “below comparable asking prices.” This sample supports neither a verified market valuation nor an investment conclusion.

Method, evidence and similar projects
Collection and replay evidence

Browser observations plus two complete public-HTML runs were imported. A later browser check found unchanged core fields for 30 known ads. One partial run interrupted by a storage error was excluded. Atomic writes and transactional storage preserve prior data.

Stored outputs

The project includes a SQLite database, listing exports, selected field captures and a quality report. Detail descriptions are abridged and contact-redacted. A fresh database replay reproduced the listing export.

OpenSooq MCP

Inspected code is hard-coded for Kuwait and uses a private authentication flow. Reference only; not executed or reused.

PropertyWebScraper

Configurable extraction framework. Oman portal support was not verified; more infrastructure than this pilot needs.

Apify OpenSooq collector

Documentation advertises Oman support. Not executed; no paid services or accounts were used.

Real Estate Monitor

Workflow reference for price history and alerts. Documentation restricts commercial distribution; no code reused.