Insights
Analysis and definitions for the Gulf real-estate market, built only from primary public sources (government indices, listed-REIT disclosures and developer filings), with a source and a date on every figure.
Saudi Residential Market
Prices, mortgages and supply for Saudi housing, read from the primary record: GASTAT indices, SAMA lending tables, deed volumes and the developers' own filings.
- Analysis Saudi Arabia Real Estate Market: The 2026 Rotation in the Data The Saudi Arabia real estate market turned +1.3% in Q2 2026 while transaction values halved to SAR 82.2bn. Index, deal flow and lending, dated and sourced. Read
- Analysis Average Rent in Riyadh: SAR 2,584 a Month, 189 Districts The average rent in Riyadh was SAR 31,014 a year, SAR 2,584 a month, on 185,107 Ejar transactions in Q4 2025. District grid with counts on every cell. Read
- Analysis Jeddah Real Estate Market: Deeds, Rents and the 2% Fee Zone The Jeddah real estate market registered 7,685 residential deeds worth SAR 8.53bn in Q1 2026, at an apartment metre 33.9% below Riyadh's. Sourced, dated. Read
- Analysis Mortgage in Saudi Arabia: What SAMA's Tables Show (2025-2026) SAMA's own tables on the mortgage in Saudi Arabia: new bank lending fell 12% to SAR 80.4 billion in 2025, villas took 64%, and the repo rate sits at 4.25%. Read
- Analysis Rental Yield Saudi Arabia: 4.5% Median Across 12 Cities The rental yield Saudi Arabia does not publish: a 4.5% median gross yield across 753 neighbourhood cells in 12 cities, rebuilt from REGA's own files. Read
- Analysis Rental Yield in Riyadh by District: 2.10% to 7.06% Rental yield in Riyadh by district: 4.30% median across 65 districts, from Al Olaya at 2.10% to Ishbiliyah at 7.06%, every row carrying its sample size. Read
- Analysis Riyadh Land Prices per Square Metre, by District (Q2 2026) Riyadh land prices per square metre by district: Al Malqa at SAR 8,990/sqm on 20 deals in Q2 2026, with the transaction count printed on every cell. Read
- Analysis Riyadh Real Estate Market: Prices Flip +4.2% Under a Rent Freeze The Riyadh real estate market swung from -4.4% to +4.2% YoY in one quarter (GASTAT Q2 2026), during a rent freeze. Demand, supply and yield math, sourced. Read
- Analysis Saudi Real Estate Prices by Region: All 13 Read 100.00 Saudi real estate prices by region: all 13 GASTAT indices print 100.00 for 2023, so only rates compare. Riyadh +11.7% against Eastern Province -3.8%. Read
Policy & Regulation
What each new Saudi real-estate rule actually says, from the official text: who it covers, the dates that matter and the numbers it moves.
- Analysis Can Foreigners Buy Property in Saudi Arabia? The 2026 Law Can foreigners buy property in Saudi Arabia? Yes, since 22 January 2026, in designated zones, at a 10% fee. What REGA's law says, dated and sourced. Read
- Analysis Expropriation Law Saudi Arabia: Market Value Plus 20% The expropriation law Saudi Arabia enforced from 17 January 2026 pays market value plus a 20% indemnity, but only if the start decision issued after it. Read
- Analysis Off Plan Sales in Saudi Arabia: Wafi Rules and Market Data Off plan sales in Saudi Arabia run on Wafi licences: 101,942 units licensed in 2023, a 5% reservation cap and per-project escrow, sourced and dated. Read
- Analysis Real Estate Transaction Tax Exemptions Saudi Arabia: 21 Cases Real estate transaction tax exemptions Saudi Arabia grants: 21 in the Law, 24 sections in ZATCA's May 2026 guideline, and the conditions that revoke them. Read
- Analysis Real Estate Transaction Tax Saudi Arabia: 5%, Seller Pays Real estate transaction tax Saudi Arabia: 5% of the disposal value, seller liable, 21 exemptions, and the non-Saudi fee fixed at 2% on 3 July 2026. Read
- Analysis Riyadh Rent Freeze: Rules, Fines and the Data Behind It The Riyadh rent freeze holds residential and commercial rents flat for five years from 25 Sep 2025. REGA's rules, the 12-month fine cap, the rent data. Read
- Analysis VAT on Real Estate in Saudi Arabia: 15%, 5% and 50 Years VAT on real estate in Saudi Arabia: sales exempt with 5% RETT since 4 October 2020, residential leases exempt, commercial leases under 50 years at 15%. Read
- Analysis White Land Tax in Saudi Arabia: 2026 Rates, Zones, Who Pays The white land tax Saudi Arabia charges is now tiered up to 10% of land value a year: Riyadh's five zones, the 5,000 sqm threshold, 60,000+ invoices. Read
GCC Office Market
Office demand, supply and pricing across the Gulf, assembled only from primary public sources (government indices, listed-REIT disclosures and developer filings).
- Analysis Saudi Arabia Office Market: The Rent Series Nobody Quotes The Saudi Arabia office market has an official rent series almost nobody uses: 78,917 office leases registered in 2024, priced to Q4 2024, then zeroed out. Read
- Analysis Dubai Office Market: The Listed-Landlord Read (2025-2026) The Dubai office market from primary filings: TECOM at 98% occupancy, DIFC at 8,844 companies, a new tower 98.45% pre-let. Every figure dated and sourced. Read
- Analysis Riyadh Office Market: What the Public Data Shows (2025-2026) Riyadh's office demand is outrunning supply: 700+ regional HQs, KAFD near two-thirds leased, and a five-year rent freeze. The primary-source picture, dated and sourced. Read
Saudi Retail Market
Retail demand and supply read from the public record: weekly card spending by activity and city, and the mall areas and occupancy that listed landlords disclose themselves.
- Analysis Saudi Arabia Retail Market: Demand Measured, Supply Not The Saudi Arabia retail market has a weekly official demand series and no supply series: SAR 707.15bn through POS terminals in 2025, no national mall GLA. Read
- Analysis Saudi Mall Occupancy Rate: 91.2%, and What It Excludes No ministry publishes a Saudi mall occupancy rate. Listed owners do: 91.2% like-for-like at 30 June 2026, and 89.5% across everything one of them runs. Read
KSA Hospitality
Hotel demand and supply in the Kingdom, from pilgrim counts to the room inventories that listed operators disclose.
- Analysis Hotel Occupancy Rate in Saudi Arabia: 60.8%, City by City The hotel occupancy rate in Saudi Arabia was 60.8% in Q1 2026, down 2.1 points, while seven of thirteen regions rose. Every city GASTAT prints, sourced. Read
- Analysis How Many Hotel Rooms in Saudi Arabia? 506,005 at Q1 2026 How many hotel rooms in Saudi Arabia: 506,005 of 615,862 licensed rooms at Q1 2026, and 86.4% of the hotel stock sits in Makkah and Madinah. Read
- Analysis Makkah Hotel Market: Pilgrim Demand vs Room Supply (2024-2026) The Makkah hotel market in primary data: 300,000+ licensed rooms (+41% YoY), 1.71m Hajj 2026 pilgrims and 20.7m H1 2025 Umrah performers. Sourced, dated. Read
Real Estate Finance
How Saudi property is financed and priced: the licensed fund universe, the credit series that decide what a deal costs, and the benchmark rate under every floating loan.
Vision 2030 & Giga-Projects
The announced scope of Saudi Arabia's giga-projects against what has actually been delivered, kept to official figures and dated filings.
Data Sources & Methods
Where Gulf real-estate data actually lives, what each public source publishes and how often, and how to read the filings most people skip.
- Analysis REGA Real Estate Indicators Platform: A 2026 Field Guide The REGA real estate indicators platform, card by card: 4 indicator groups, 53,663 sale deals in Q2 2026, and four places its own numbers disagree. Read
- Analysis Real Estate Registry Saudi Arabia: Coverage and the Clock The real estate registry Saudi Arabia is building covers 1,257 announced areas in 10 of 13 regions: 4.9m properties announced, 1.8m deeds by July 2026. Read
- Analysis Real Estate Transactions in Saudi Arabia: The Deed File Real estate transactions in Saudi Arabia, column by column: 1,364,614 usable deed rows to Q4 2025, unit type on 9.6%, and five records per district. Read
- Analysis Saudi Construction Cost Index: GASTAT CCI 103.99, July 2026 The Saudi construction cost index read 103.99 in July 2026, up 2.26% and only 3.99% above its 2023 base. Plant hire, not labour, is what moved it. Read
- Analysis Saudi Real Estate Data: Every Public Source, Mapped (2026) Saudi real estate data, source by source: GASTAT's Geo-AI price index, 1.14 million Ejar contracts in Q1 2026, REIT filings, and the gaps nobody fills. Read
- Analysis Saudi Real Estate Price Index: What GASTAT's REPI Measures The Saudi real estate price index rose 1.3% in Q2 2026, but land is 70.62% of GASTAT's basket: plots +6.3%, villas -9.7%. What REPI can and cannot show. Read
- Analysis Saudi Rental Price Index: What REGA's 1.22 Actually Measures The Saudi rental price index is REGA's, built on Ejar contracts and at 1.22 in Q2 2026. Its method, its two denominators, and what its 0.00% cannot mean. Read
- Analysis Tadawul REIT Disclosures: The Free Saudi Property Dataset CMA rules force every Tadawul REIT to publish per-asset occupancy twice a year. 19 funds, 91.2% average occupancy in Q1 2026: the free dataset, decoded. Read
Data Fundamentals
The working vocabulary of a Gulf real-estate data brief: each term defined with a worked regional example, not a textbook line.
- Glossary Absorption Rate in Real Estate, Explained (with a Gulf Example) Absorption rate measures how fast available space is leased or sold. The formula, what net absorption means, and why Riyadh's is not published. Read
- Glossary Gross Rental Yield vs Net Rental Yield: The Saudi Cost Stack Gross rental yield vs net rental yield, worked on Saudi government files: 4.34% gross in An Narjis at Q3 2025, and the deductions no authority prices. Read
- Glossary Hotel Keys Meaning: The Unit Behind Every Supply Number Hotel keys meaning: one key is one sellable unit, not one room. Why Red Sea Global targets 8,000+ keys by 2030 while Makkah licenses 300,000+ rooms. Read
- Glossary Residual Land Value Calculation: The Saudi Inputs A residual land value calculation needs five inputs; Saudi Arabia publishes one as a level. Al Malqa land at SAR 6,847/sqm on 63 deeds, worked. Read
- Glossary Supply Pipeline vs Net Supply: How to Read a Development Tracker A development pipeline is announced supply; net supply is what actually gets added. Why the two diverge, and what Riyadh's office numbers do and don't show. Read
- Glossary What 'Grade A Office' Actually Means in the Gulf Grade A, Grade B and prime are not interchangeable. What each tier means in the Gulf, why no house defines it identically, and what the public record does and doesn't show. Read
- Glossary What Is Gross Leasable Area? GLA vs GFA, NLA and BUA What is gross leasable area? GLA vs GFA, NLA and BUA defined, with real Gulf numbers: KAFD's 900,000 sqm of leasable office inside 3.2m sqm of GFA. Read