REGA Real Estate Indicators Platform: A 2026 Field Guide

The REGA real estate indicators platform at rei.rega.gov.sa is an aggregate viewer: four indicator groups anyone can read, and not one deal-level row served to an anonymous request anywhere on it. Read anonymously on 29 August 2026, its Kingdom page carried 53,663 sale transactions worth SAR 72,293,066,106.11 for 1 April to 30 June 2026, a residential price index of 104.73 on a 2023 base and an Ejar rental index of 1.22 on a Q2 2022 base (REGA). GASTAT's residential index for the same quarter printed 104.25, half a point away and moving the other way (GASTAT). Card by card below, ending where the platform stops agreeing with itself.

Key figures at a glance

What the REGA real estate indicators platform publishes, card by card

Four groups, twelve cards on the Kingdom page and eleven on a city page, read anonymously on 29 August 2026. Sales are quarterly, from the Ministry of Justice and the Real Estate Registry; rents come from Ejar, credit from the Saudi Central Bank, and the construction cost index is GASTAT's, mirrored rather than recomputed.

Two lines get misread. District-level search covers five cities, but city pages with live Q2 2026 cards exist for many more, Tabuk (1,121 deals) and Al Khobar (1,843 deals, SAR 3.66bn) among them, both read on 29 August 2026 (Tabuk; Al Khobar). And Q3 2023 is where the filter opens, not where the record starts: the metadata behind the credit cards offers loans quarterly from 2009 and mortgage financing monthly from 2016 (REGA).

The Q2 2026 prints, and where the volume sits

Across 1 April to 30 June 2026 the platform counted 53,663 deals worth SAR 72.29bn, an average of SAR 1,347,168 each (REGA). Sum the five district-level city pages and they hold 75.5% of that value on 58.5% of the count, SAR 54.59bn and 31,373 deals, Riyadh alone SAR 29,074,353,496.04 on 13,637 (Riyadh; Jeddah; Dammam; Makkah; Madinah).

Residential land carries the cycle, downward. Kingdom residential-land value halved year on year, SAR 85.57bn in H1 2025 against SAR 42.52bn in H1 2026, on deeds down 41.4%, each half summed off the twelve quarterly points the card plots (REGA). Riyadh's land index says it more slowly, 152.07 at the Q1 2025 peak to 137.91 in Q2 2026, lower in four of the five quarters since (REGA; Riyadh land prices by district). Credit ran the other way: SAR 997.21bn at Q1 2026 for banks and finance companies against SAMA's SAR 970.9 billion for banks alone (page 14, SAMA). That SAR 26.3bn gap is consistent with the wider scope, not reconciled: the card's Provider Type filter defaults to All, and the banks-only series that would settle it sits behind that filter.

REGA and GASTAT publish two different residential price indices

Both are built on sale transactions on a 2023 base, and in Q2 2026 they land half a point apart: REGA 104.73, down 1.92% on the quarter, GASTAT residential 104.25, up 3.7%. Agreement on the level is the coincidence here, and it is what lets the two be quoted interchangeably inside one paper.

The paths are where the money is. In Q3 2025 REGA's Kingdom index fell 7.47%, from 102.33 to 94.69, then recovered 8.48% to 102.72, with no footnote on the card. GASTAT measured the same two quarters on the same base year and printed down 1.1%, then down 0.4% (REGA; GASTAT REPI Q2 2026). Quarter for quarter, REGA moved nearly seven times as far as GASTAT, then twenty-one times as far.

That decides which series belongs in a contract. REGA publishes no sample size behind an index point, and never says whether its index is simple or weighted, though its own FAQ defines both constructions (REGA FAQ). A round trip of nearly sixteen index points in two quarters, with no sample size behind either end of it, is composition rather than price. Index a valuation off the GASTAT real estate price index; keep REGA's for what GASTAT lacks, unit type inside a named city.

The second misreading costs more. REGA's index tracks price per square metre, a definition it prints in its FAQ and never on the card itself (REGA FAQ). Riyadh's villa index at 90.10 in Q2 2026, 9.9% under its 2023 base, therefore does not say villas got cheaper. It sits just as comfortably with villa prices rising, if the villas transacting grew in area faster than in price (REGA). GASTAT's Q2 2026 table splits land from villas the same way on the same base year, residential plot 107.65 against villa 94.89, the villa line down 9.7% on the year (GASTAT).

Where the platform contradicts itself

Four contradictions sat on the platform as served on 29 August 2026. Each is provable on one screen, and not one of them is flagged.

Average area contradicts REGA's own definition of it. The Q2 2026 residential-land card carries 23,105 deeds, 25,581,057.85 sqm and an average area of 969.41 sqm; total over count, the card's own definition, gives 1,107.17. The implied denominator wanders between 25,333 and 58,016 across the twelve quarters while deeds run 21,475 to 51,677, and the same field on the Riyadh page reconciles exactly (Kingdom page; Riyadh page).

Two REGA pages answer one Riyadh question differently. The Most Active Cities table gives 119,850 residential-land deeds and SAR 163,631,086,137.13 for Q3 2023 to Q2 2026; the Riyadh city page, same filter, gives 117,836 and SAR 162,765,086,905.53 (cities table, Riyadh page). Probably outlier removal on the city cards, which REGA never states.

One field name, two meanings. The cities table serves AveragePrice at SAR 875,032,546.19 for Riyadh, where value over deeds is SAR 1,365,299. Across its ten rows the implied divisor is an exact integer between 181 and 187, in no order and for no stated reason. The identical field in the Riyadh district cards is arithmetically perfect (cities table).

A price series breaks 83% without a note. Riyadh residential land climbs from 1,291.98 SAR per sqm in Q3 2023 to 2,378.35 in Q4 2025, then prints 397.42 in Q1 2026, then 579.08, while the same card's value over area falls only from about 1,335 to 687 (REGA). Publish the break, not the level.

What opens without a Saudi ID, and the URL that will lie to you

Every Kingdom and city page rendered in full to a request with no cookie. The services did not. REGA's interface names six of them, Daily Real Estate Sales Transactions, Real Estate Sales Transactions, Real Estate Listings, Smart Search, District Comparison and Detailed Indicator; the five that resolve to a URL each returned HTTP 200, a heading, a description and no data at all (REGA). Calling that a sign-in wall would overstate it: the Nafath login strings ship in the translation bundle of every page, including the Kingdom page that serves its data freely. The narrower fact is the useful one. No deal-level, listing-level or detailed-rental row reaches an anonymous request anywhere on the platform, which is why SREM transaction data is the surface to ask for.

One trap will put a wrong number in a model. No city route validates anything. /en/cities/atlantis returns HTTP 200 and renders a page badged "atlantis" plotting the four national rental series (the control route), and the near-miss /en/cities/makkah serves a rent-to-income of 15.29 for Q2 2026 that the correct route, /en/cities/Makkah%20Al%20Mukarramah, does not publish at all (near-miss; Makkah). The heading is whatever you typed. What separates a real city page from a mistyped one is the transaction summary cards.

Reuse is where the platform tightens. Clause 8 of the terms forbids creating "derivative works from any content on this platform" without written approval from the Authority (terms), which leaves cited figures fine and a rebuilt table not. The redistributable layer is the open-data catalogue, 33 rows resolving to 30 datasets, every dated one stopping at 2024, and one undated row claiming a historical series that nobody here could open (REGA Open Data).

The holes, and the one number we will put in them

The platform measures transactions, rents, credit and indices, and on every page read on 29 August 2026 it measured nothing else: no stock, no completions, no licences, no off-plan units, no vacancy. Four of those absences bite in practice. The third, the rental index, is the one that gets quoted anyway.

• No rent in currency. The rental index is an index; the Average Rental Value per Unit card that would give SAR per unit is served with no data at all anonymously, and carries no date.
• No commercial price index. REGA's covers residential only. GASTAT publishes the other side: commercial 111.96, down 3.2% year on year, and agricultural 114.23, up 11.3%, both at Q2 2026 on a 2023 base (GASTAT).
• No city rental index, and a coarse national one. The same four national series plot on all five district-level cities, and the rental price index runs to two decimals on a base of 1.00, so one unit of its last digit is roughly 0.8%. Its 0.00% prints of Q4 2025 and Q4 2023 mean it moved less than half a displayed unit. No single-city policy effect is visible at that resolution.
• No methodology document. The formulas are one-line interface strings, several of them never printed on a page, and REGA's Periodic Bulletins page lists no publication in either language (REGA, read 29 August 2026).

The construction cost card shows what a mirror is worth. REGA plots 103.90048098655 for May 2026 where GASTAT's May workbook holds 103.900480986556, matching on the residential and non-residential series too: perfect fidelity to a number that is no longer current, since GASTAT had already published July 2026 at 103.991292047998, up 2.26% year on year (GASTAT).

Omran estimate. Implied residential-land price per square metre, from two totals on the same REGA card, because the platform's own price-per-metre series broke in Q1 2026. Kingdom, Q2 2026: SAR 21,713,975,497.60 over 25,581,057.85 sqm is SAR 849 per sqm (n = 23,105 deeds). Riyadh, cumulative Q3 2023 to Q2 2026: SAR 163,631,086,137.13 over 114,298,952.72 sqm is SAR 1,432 per sqm (n = 119,850); the Riyadh page's smaller totals, SAR 162,765,086,905.53 over 113,492,311.81 sqm, give SAR 1,434 (n = 117,836). Two surfaces disagreeing by 2,014 deeds agree on the ratio to within 0.2%, so the ratio survives a contradiction the levels do not. Caveats: it mixes plot sizes and districts, neither input carries a published sample size, and on the Kingdom card total area and average area cannot both be right, so SAR 849 carries a risk the Riyadh pair does not.

No single figure above is the costly one. What costs money is a free viewer that carries no sample sizes, no methodology note and four unflagged contradictions, and whose residential index round-trips sixteen points across two quarters in which GASTAT's barely moves. It is very easy to paste into a valuation as though it were a settled series. Treat it as the first stop when you are mapping Saudi real estate data sources, and never as a checked dataset. Ask us for the REGA and GASTAT series reconciled quarter by quarter, differences shown rather than smoothed.

FAQ

Is the REGA residential price index the same as the GASTAT real estate price index? No. Two bodies, one base year, different universes. In Q2 2026 they sit half a point apart and move opposite ways: REGA 104.73, down 1.92% on the quarter, GASTAT residential 104.25, up 3.7%. Across Q3 and Q4 2025 REGA printed down 7.47% then up 8.48%, GASTAT down 1.1% then down 0.4%.

Which parts of rei.rega.gov.sa can I use without a Saudi ID? The Kingdom Indicators page and the city pages, which cover more cities than the five with district-level data: Tabuk, Buraidah, Al Khobar, Abha, Hail and Al Ahsa all rendered Q2 2026 counts and values anonymously on 29 August 2026. The five majors add district search and a unit-type price index.

Does the rental index tell me what is happening to rents in my city? No. The same national series plots on Riyadh, Jeddah, Dammam, Makkah and Madinah, so a "city" reading of 1.22 at Q2 2026 is the national one, and REGA describes that index as covering residential and commercial rents. Only the price index and the rent-to-income index vary by city: 15.38 in Riyadh and 17.84 in Jeddah at Q2 2026, in a unit the platform never states.

Can I republish REGA's numbers in my own report? Individual figures with attribution and a date are ordinary citation. Rebuilding its tables is restricted: clause 8 forbids derivative works without written approval, and the openly catalogued files stop at 2024.

Sources

• REGA Real Estate Indicators Platform, Kingdom Indicators page (four groups, Q2 2026 sales, both indices, loans, mortgages, cost mirror): link
• REGA Real Estate Indicators Platform, Riyadh city page (city cards, unit-type index, price per metre, rent-to-income): link
• REGA Real Estate Indicators Platform, Most Active Cities table (cumulative city and district totals, AveragePrice field): link
• REGA Real Estate Indicators Platform, Jeddah city page (Q2 2026 city cards, unit-type index): link
• REGA Real Estate Indicators Platform, Dammam city page (Q2 2026 city cards): link
• REGA Real Estate Indicators Platform, Makkah Al Mukarramah city page (Q2 2026 city cards, no rent-to-income series): link
• REGA Real Estate Indicators Platform, Al Madinah Al Munawwarah city page (Q2 2026 city cards): link
• REGA Real Estate Indicators Platform, Tabuk city page (1,121 Q2 2026 deals, no district search): link
• REGA Real Estate Indicators Platform, Al Khobar city page (1,843 Q2 2026 deals, SAR 3.66bn): link
• REGA Real Estate Indicators Platform, makkah near-miss route (rent-to-income 15.29 attached to a city that publishes none): link
• REGA Real Estate Indicators Platform, FAQ (five district cities, index definitions): link
• REGA Real Estate Indicators Platform, Terms and Conditions (clause 8, derivative works): link
• REGA Real Estate Indicators Platform, service routes (headings served without data): link
• REGA Open Data catalogue (33 rows, 30 datasets, coverage stopping at 2024): link
• REGA, Periodic Bulletins and Reports page (no publication listed in either language): link
• GASTAT, Real Estate Price Index Q2 2026 workbook (residential, commercial, agricultural, by property type): link
• GASTAT, Construction Cost Index May 2026 workbook (the value REGA mirrors): link
• GASTAT, Construction Cost Index July 2026 workbook (general index, year-on-year change): link
• SAMA, Key Economic Developments Q1 2026, page 14 (real-estate loans SAR 970.9bn, 28.9% of bank credit): link