Saudi Arabia real estate 2026: Foreign ownership, yields & what's next

Saudi Arabia's is opening its doors to international investors with landmark regulatory changes taking effect in January 2026.

This is the most significant shift in Saudi real estate in decades, coinciding with aggressive Vision 2030 development and a market already delivering some of the strongest yields in the region.

For international investors watching from afar, the question is no longer whether to consider Saudi Arabia. It's understanding how this market works, where the opportunities lie, and what the new rules actually mean.

Rental yields: how Saudi compares globally

Saudi Arabia consistently outperforms most markets when it comes to rental returns, sitting at 7.34% (Q3, 2025).

For context, here's how that stacks up internationally:

Sources: JLL MENA, Global Property Guide, STC Real Estate Index

What might catch investors eyes: Saudi Arabia has no income tax on rental earnings. Combined with yields that outpace most global alternatives, it makes a strong case for investment.

Foreigners can own property in Saudi from January 2026

For decades, non-Saudis faced significant barriers to property ownership. Under previous regulations, foreigners were limited to corporate vehicles, long-term leases, or special investment licences.

The new Law of Real Estate Ownership by Non-Saudis, effective January 2026, changes this fundamentally. Here's what you need to know:

What's now permitted:

• Foreign individuals and companies can own residential and commercial property within designated zones
• Non-Saudi residents can own one residential property outside designated zones for personal use
• Foreign-owned companies, investment funds and special-purpose vehicles can acquire property for business operations
• Digital fractional ownership is explicitly recognised as an official investment category

What's restricted:

• Ownership in Mecca and Medina remains limited to Muslims
• All purchases must occur within zones designated by the Real Estate General Authority (REGA)
• A transaction fee of up to 5% of property value applies to foreign purchases
• Registration with the Real Estate Registry is mandatory for legal recognition

The Saudi Properties platform has launched as the official digital gateway for non-Saudi transactions, consolidating applications, verification, and registration into a single point.

For investors, this represents legal clarity that didn't exist before. Asset security, transparent processes, and access to a market undergoing massive infrastructure expansion.

Price appreciation: what's driving growth

Riyadh has been the standout performer. The capital recorded 10.6% year-on-year price growth in 2025, even as transaction volumes dipped due to affordability pressures.

Several structural factors continue supporting values:

Population growth: Saudi Arabia's population exceeded 34 million in 2024 and is projected to grow to nearly 40 million by 2030. More people means sustained housing demand.

Corporate relocations: Over 600 international companies have established regional headquarters in Riyadh through the Regional Headquarters Programme, exceeding the 2030 target ahead of schedule. This drives premium residential demand.

Vision 2030 mega-projects: NEOM, the Red Sea Project, Qiddiya, Diriyah Gate, and King Abdullah Financial District represent hundreds of billions in infrastructure investment. These aren't speculative proposals. They're actively reshaping urban development.

Supply constraints: Riyadh faces a big shortage in properties delivered compared to demand. This imbalance creates structural upward pressure on both prices and rents.

The 5-year rent freeze: How does it affect investors?

In September 2025, Crown Prince Mohammed bin Salman enacted a five-year rent freeze across residential and commercial properties in Riyadh. Landlords cannot increase rents on existing or new contracts within the city's urban boundaries until September 2030.

Why this matters:

The freeze addresses what the Crown Prince described as "unacceptable" housing cost increases. Apartment prices in Riyadh had nearly doubled in five years, outpacing income growth significantly.

For existing investors: Rental income is locked at current levels. If you own property in Riyadh, expect stable but flat rental growth through 2030.

For new investors: Properties being leased for the first time can set initial rents by market agreement, which is then frozen. This creates an interesting dynamic where premium pricing at initial lease protects your yield baseline.

For the broader market: The freeze may extend to other cities. REGA is studying whether to apply similar measures nationwide based on local market conditions.

Combined with the revised White Land Tax (now up to 10% on undeveloped land), these reforms aim to cool speculation and accelerate development.

Where performance will diverge

2026 won't be uniform across the Kingdom. Expect significant variation by city and property type.

Riyadh: the growth engine

The capital captures the bulk of corporate demand, government investment, and population growth. Districts near the new Riyadh Metro show strongest gains. Meanwhile, Northern corridors command premiums.

The rent freeze creates a unique dynamic: capital appreciation may continue while yields flatten. Investors focused on growth over income should prioritise Riyadh.

Jeddah: tourism and waterfront appeal

The Kingdom's commercial hub benefits from Red Sea tourism development, Jeddah Central, and airport expansion. Rental yields remain strong at 7-8%, with particular strength in waterfront developments and tourism-driven short-term rentals.

Eastern Province: industrial diversification

Dammam emerged as the fastest-growing market in 2025, posting 60% year-on-year transaction growth. Industrial diversification and expatriate relocation drive demand, particularly for housing serving energy sector employees.

What this means for different investors

If you're focused on income:

• Target mid-market communities with strong occupancy records
• Factor in all costs when calculating net yield
• Long-term leases provide more predictable returns than short-term strategies

If you're focused on growth:

• Riyadh remains the primary opportunity, despite the rent freeze limiting rental growth
• Northern districts and metro-adjacent areas command highest appreciation potential
• Off-plan purchases require due diligence. Focus on tier-one developers with proven delivery records
• The foreign ownership opening creates potential for pent-up demand driving values

If you're in it for the long haul:

Saudi Arabia's structural story remains powerful:

• Vision 2030 targets increasing real estate's GDP contribution from 5.9% to 10%
• Homeownership goals aim for 70% of citizens by decade's end
• Zero income tax on residential rental earnings
• Continued infrastructure investment measured in hundreds of billions

These factors support both rental demand and asset values over multi-year holding periods. The regulatory environment is maturing, reducing extreme volatility.

Saudi property market: What's next?

Saudi Arabia's real estate market in 2026 offers a rare combination: high rental yields, projected price appreciation, and a new regulatory framework actively inviting international capital.

The market is opening. For investors who understand the dynamics, 2026 represents a genuine opportunity.

Interested in Saudi real estate? Learn more about our funds in Saudi:

1. Mulkia Backyard
2. Al Fardan Residence
3. Inspire Boulevard

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This article is for informational purposes only and does not constitute investment advice. All investments carry risks. Stake is regulated by the CMA as a Fund Distributor in KSA.