Apartments for sale in Saudi Arabia compared: price levels, demand drivers, Vision 2030 projects, rents, risks and the white-land tax in Riyadh and Jeddah.
Riyadh and Jeddah are the two cities where foreign buyers have the widest choice under the 2026 ownership law, and they are very different markets. Riyadh is the political and business capital and the centre of the Vision 2030 programme. Jeddah is a Red Sea port, older, more mixed and generally cheaper per square metre. This comparison uses published figures from several sources. Their samples differ, so read the numbers as ranges, not quotes. Data checked in October 2026.
Where foreigners may buy
Under the new law foreigners may buy only in zones approved by the state. According to Enterprise (August 2026), the official map has 9 zones in Riyadh and 57 in Jeddah. That alone changes the picture: in Jeddah there are more eligible pockets, in Riyadh fewer but larger projects. We did not verify district boundaries, so check any address on the REGA map before a deposit. The legal side is covered in the 2026 ownership law explained.
Price levels
Apartment prices in Riyadh were reported at around SAR 6,200 per square metre in the first quarter of 2026, up about 3.7% on the year. For Jeddah a figure of about SAR 4,360 per square metre appears, up about 1.6%, though it is an earlier data point. Other sources give lower averages for all property types, about SAR 3,500 in Riyadh and 3,200 in Jeddah. At the riyal's peg of 3.75 per dollar, the first pair is roughly 1,650 and 1,160 dollars per square metre. The ordering is consistent across sources: Riyadh is the more expensive city. For a fuller view of costs see property prices and buying costs.
Demand drivers
Riyadh is driven by government and corporate relocation, a young growing population and large infrastructure. Commonly cited projects include the Riyadh Metro, King Salman Park, Diriyah and the preparations for Expo 2030. Jeddah's story relies on tourism, the port and Red Sea development, with projects such as Jeddah Central. These are public announcements, and delivery dates move. We did not verify the status of each project, so check current progress before you rely on one.
Rental market and yields
Reported gross yields are about 5.8% to 8.9% for Riyadh depending on the source and about 7.9% for Jeddah. Per-bedroom figures in the sources contradict each other, so we do not quote them. Net yield is usually 1.5 to 2 points lower after management, maintenance and vacancy. Riyadh has a rent freeze for five years from September 2025, reported by several outlets, which limits rent growth until about 2030. Jeddah is not covered by that rule. Our rental yield guide goes deeper.
Apartments for sale: what to look at
For people searching for apartments for sale in Saudi Arabia, the practical filters are the same in both cities: eligibility of the building, the title and registry entry, the developer's licence for off-plan units, service charges and the agreed delivery date. Read apartments for sale in Saudi Arabia for a checklist.
Risks
- A new regime. Zones, fees and procedures are still being refined, and we could not confirm how many non-resident purchases have closed.
- Eligibility of the address. Buying outside a zone is the main way to lose money.
- Liquidity. The pool of foreign buyers is small, and a disposal fee applies when a non-Saudi sells.
- Supply. Large off-plan pipelines can push prices and rents down in specific districts.
- Currency. The riyal is pegged to the dollar, which suits a dollar investor but adds exchange risk for someone earning euros or zlotys.
White land tax
The white land tax is aimed at undeveloped land inside city limits. The base rate is 2.5% of the land value for holdings of 5,000 square metres or more, according to law-firm summaries. Amendments approved in April 2025 allow up to 10%, widen the definition of white land and introduce a tax on vacant real estate of up to 5% of value. A buyer of one finished apartment is not the target. It matters if you buy a plot or a whole vacant building. Rates in practice vary by zone, so ask a tax adviser.
For Polish- and Russian-speaking buyers
Prepare your passport, proof of address and proof of the source of funds, and ask the local lawyer which documents need an apostille or certified translation. Banks apply their own compliance policies, so ask the receiving bank what it needs from a buyer living in the EU. Pay only from an account in your own name through normal bank channels. We make no statement about the eligibility of any nationality; confirm with the bank and the lawyer. Keep copies of every document, receipt and payment confirmation, and ask the lawyer to explain each document in a language you understand before you sign it, since the official forms are in Arabic.
FAQ
Which city is cheaper, Riyadh or Jeddah? Jeddah, on the figures we found, about SAR 4,360 per square metre against about SAR 6,200 for Riyadh apartments. Sources use different samples.
Which has the higher rental yield? Reports put Jeddah near 7.9% gross and Riyadh from 5.8% to 8.9%. The ranges overlap, so yield alone does not decide.
Can foreigners buy anywhere in Riyadh? No, only inside approved zones, 9 on the map reported in August 2026.
Do I pay the white land tax on an apartment? It targets undeveloped land and, after 2025, vacant property. Ask a tax adviser how it applies to your unit.
Is the Riyadh rent freeze permanent? It was reported as a five-year measure from September 2025. Confirm the current terms.
How we help
We are a trilingual platform in English, Russian and Polish. We find properties and coordinate independent local lawyers and tax advisers. You can browse listings and use the calculators. This text is informational and is not legal, tax or investment advice. Verify current rules and figures with a Saudi lawyer and official sources.