Saudi Arabia – Buying Property

Can foreign nationals legally buy and own property in Saudi Arabia?

On 14 July 2025, Saudi Arabia promulgated Royal Decree No. M/14, formally enacting legislation titled the “Law on Non-Saudis Ownership of Real Estate” (the “2025 Real Estate Law”), which entered into force in January 2026. This represents the most far-reaching liberalisation of the Saudi property market to international purchasers ever undertaken.

The passage of this law signals a fundamental change of direction, moving the Kingdom away from a historically closed regime toward a carefully calibrated, strategically open framework — one engineered to attract overseas capital while safeguarding national values, cultural priorities, and market stability. In contrast to Dubai’s fully open freehold model, Saudi Arabia has adopted a zone-based, regulated approach.

Under the 2025 Real Estate Law, individuals, non-profit entities, foreign corporations, and Saudi companies with full or partial non-Saudi ownership are all eligible to acquire property and exercise real property rights within the Kingdom. This is a substantial broadening from the earlier 2000 legislation, which largely confined foreign ownership to investors holding active business licences.

Although the 2025 Real Estate Law expands the scope of foreign property rights, it confines such ownership geographically to particular zones within each Saudi city, as determined by the Saudi Council of Ministers (the “Designated Zones”). Following Council of Ministers approval, REGA will release a “Geographic Scope Document” setting out these Geographical Zones — complete with maps, permitted ownership limits, categories of real estate rights conferred, allowable durations, and the regulatory conditions applicable to non-Saudi ownership.

Ownership is strictly curtailed or outright prohibited in sensitive areas such as Makkah and Madinah, and in proximity to military installations or other critical national infrastructure. Within Makkah and Madinah, only Muslim non-Saudi individuals and certain foreign-owned Saudi companies may acquire property within designated zones, and only under special conditions; non-Muslims face a complete prohibition in these cities. Exposure via shares in publicly listed real estate companies may offer an indirect route in these locations.

Every real estate acquisition or rights transfer involving a non-Saudi must be lodged with the relevant authority and entered into the national Real Estate Registry before it carries any legal effect — a transaction has no legal standing until registration is duly completed. The principal regulatory body is the Real Estate General Authority (REGA), which designates eligible zones, handles applications, and monitors compliance across the market.

GCC citizens from Bahrain, Kuwait, Oman, Qatar, and the UAE may purchase property on terms broadly equivalent to those for Saudi nationals, with the exception of Makkah and Madinah, provided any acquired land is developed within four years. Buyers from outside the GCC face a slightly more structured path, including the need to register with the Ministry of Investment (MISA).

What are average property prices in Saudi Arabia, and how do they vary by region?

Riyadh apartments recorded exceptional growth of 35–40%, climbing from around SAR 3,550 per square metre in 2020 to approximately SAR 4,971 by 2025, while the capital’s villa segment performed even more strongly, rising 42–48% from roughly SAR 4,000 to SAR 5,824 per square metre over the same period. These numbers illustrate the degree to which Riyadh has outstripped the broader national market.

In Q1 2024, average villa prices in Riyadh reached SAR 5,808 per square metre, representing a 3.6% year-on-year increase, while Jeddah and Khobar recorded villa averages of SAR 5,658 and SAR 3,626 per square metre respectively. During the same quarter, average apartment prices came in at SAR 4,939, SAR 2,813, and SAR 3,397 per square metre in Riyadh, Dammam, and Khobar respectively.

Jeddah has seen more moderate — though still meaningful — price increases averaging 20–25% compared with Riyadh, presenting a somewhat more accessible entry point for prospective buyers. The Eastern Province cities of Dammam and Khobar remain broadly more affordable than the two primary commercial and capital hubs.

According to the General Authority for Statistics (GAStat), the Kingdom’s residential real estate price index fell by 2.24% in the year to Q4 2025, pointing to a degree of cooling after a prolonged period of strong gains. This softening was driven by a 2.4% decline in residential land values, a 2.5% fall in apartment prices, and a 1.3% reduction in villa prices. Readers are advised to monitor the General Authority for Statistics (GASTAT) for the latest data, given how frequently prices move.

Where are the most popular locations to buy property in Saudi Arabia?

Under the new legislation, foreign investors may purchase real estate within zones specifically designated by REGA, with initial focus areas centred on high-demand residential and commercial markets — most notably Riyadh and Jeddah. These two cities dominate buyer interest for understandable reasons: both offer established infrastructure, sizeable expatriate communities, and strong underlying rental demand.

Real estate activity in Riyadh is being propelled forward by the city’s ongoing expansion and rising appetite for contemporary housing, particularly in the northern districts. Neighbourhoods such as Al Sahafa have emerged as notable investment hubs due to their excellent road connectivity, comprehensive amenity offerings, and consistent demand for quality apartment stock. The northern reaches of Riyadh routinely command premium pricing and sustain high occupancy.

Jeddah has delivered robust transaction growth, supported by forward-thinking urban planning and its strategic role as the Kingdom’s primary gateway to the Red Sea. The city has attracted a wave of new residential and commercial developments aimed at middle-income buyers, pushing both demand and prices upward. Its cosmopolitan character, the landmark Corniche seafront, and its status as the country’s leading commercial port make it particularly appealing to internationally mobile purchasers.

Al Khobar in the Eastern Province has witnessed a sharp uptick in property sales, propelled by the expansion of business activity tied to the region’s industrial growth and making it a sought-after location for expatriate families seeking rental accommodation. Neighbouring Dammam and Dhahran complete the Eastern Province cluster, which benefits from its proximity to the major oil and energy sector employers that anchor the regional economy.

Are there any emerging or up-and-coming areas worth considering in Saudi Arabia?

Saudi Arabia is in the midst of a sweeping urban transformation anchored by mega-construction initiatives — among them NEOM, Qiddiya, and Red Sea Global — that rank among the most ambitious development programmes anywhere on the planet. These giga-projects are not simply large construction contracts; they represent entire cities and tourism ecosystems being built from the ground up, presenting early-entry opportunities for international purchasers willing to accept development-phase risk.

Vision 2030-linked projects such as NEOM, the Red Sea Project, and Qiddiya are expected to become powerful draws for foreign participation, offering lower acquisition costs relative to established urban centres, strong government-backed infrastructure commitments, and the prospect of securing strategically valuable assets ahead of any price peak.

Cities and districts such as Diriyah, AlUla, and The Line within NEOM are anticipated to benefit enormously from Vision 2030, each offering a distinctive blend of heritage, innovation, and lifestyle appeal. Diriyah, on the western edge of Riyadh, is being reimagined as a world-class cultural and heritage quarter, while AlUla in the northwest is being transformed into an archaeological tourism destination with luxury hospitality as its centrepiece.

This geographical diversification of investment could help reduce the historical concentration of real estate activity in a handful of urban centres. For buyers prepared to accept higher development-stage risk in pursuit of long-term capital appreciation, these emerging zones may represent the most compelling proposition the Kingdom has to offer.

What are the current trends in the property market in Saudi Arabia?

Transaction volumes have risen sharply, with Q1 2025 posting a 37% year-on-year increase in property deals. The aggregate value of real estate transactions reached SAR 2.5 trillion ($533 billion) in 2024, encompassing more than 622,000 transactions covering approximately 5.8 billion square metres. The sheer scale of this activity reflects how profoundly the Vision 2030 reform agenda has energised the sector.

Residential demand remained the engine of the Kingdom’s real estate market, accounting for 63% of the SAR 123.8 billion (US$32.9 billion) total transaction value recorded in the first half of 2025. Over the same period, the volume of residential property transactions grew by 7% year-on-year, reaching close to 93,700 deals.

A defining feature of the current market is the proliferation of mixed-use developments that bring together residential, commercial, and recreational functions within a single project, creating integrated communities capable of meeting a wide range of resident needs. These schemes are increasingly favoured by both developers and buyers for the convenience and lifestyle amenities they deliver.

New developments are also required to comply with Saudi Green Initiative standards, ensuring that urban growth proceeds along sustainable lines. Sustainability and smart-city principles are increasingly treated as core design requirements rather than optional additions, especially across the giga-project pipeline. In Riyadh, the luxury villa segment registered price gains of 12–15% in Q1 2025, fuelled largely by demand from holders of the Premium Residency permit.

The outlook for Saudi Arabia’s real estate market heading into 2026 is cautiously restrained. While long-term fundamentals — including continued population growth, Vision 2030 housing programmes, and the relaxation of foreign ownership rules — remain supportive, near-term conditions face notable headwinds. Readers should consult the most recent quarterly publications from GASTAT and established market analysts such as CBRE and JLL for the most current assessment.

Is buying property in Saudi Arabia a good investment?

The compound annual growth rate of 5–7% has comfortably exceeded inflation over the medium term, establishing real estate as one of the strongest-performing asset classes in the Kingdom. This sustained appreciation reflects the fundamental economic transformation under way and the effectiveness of government initiatives designed to develop the property sector.

Apartments in Riyadh and Jeddah offer attractive rental yields underpinned by demographic-driven demand, while villa markets exhibit somewhat different characteristics with slower price adjustments. The primary source of rental demand comes from the expanding expatriate population, followed by local professionals and corporate housing requirements, with major projects such as NEOM and the Red Sea Project anticipated to generate additional rental need as they advance toward completion.

The market is projected to grow from $42 billion in 2024 to $66 billion by 2030, implying a compound annual growth rate of 7.91%. For context, this pace of forecast expansion outstrips many mature Western European real estate markets, though it also carries commensurately higher risk given the relative youth of the market and its dependence on government-driven demand.

Property sales by foreign owners attract a 5% RETT, and while individual sellers face no personal capital gains tax, companies are subject to a 20% corporate tax on profits from disposal. Currency risk is also a genuine consideration: the Saudi Riyal is pegged to the US Dollar at a fixed rate of 3.75, providing stability for buyers whose income or savings are dollar-denominated, while introducing exchange-rate exposure for those transacting in other currencies. Independent financial advice is strongly recommended before committing capital to this market.

Escalating geopolitical tensions across the wider Middle East have heightened perceived risk and contributed to global oil price volatility, weighing on investor confidence and housing demand. As with any asset market, property investment in Saudi Arabia carries inherent risk, and prior performance offers no guarantee of future outcomes.

What types of property are commonly available to buy in Saudi Arabia?

REGA has structured the regulatory framework around four ownership categories, beginning with conventional property — the acquisition of homes, land, or farms within approved zones, with full ownership and clear title as the standard form of real estate investment. The following is a summary of the principal property types available to buyers.

• Apartments: The most plentiful property type across major cities. Riyadh apartments average approximately SAR 4,971 per square metre as of 2025. Modern apartment complexes in both Riyadh and Jeddah typically offer communal facilities, gated access, and convenient proximity to retail and business districts.
• Villas: Especially sought-after in the northern suburbs of Riyadh and Jeddah’s coastal neighbourhoods. Riyadh villa prices have risen to approximately SAR 5,824 per square metre as of 2025. These are generally spacious, family-oriented properties featuring private gardens and parking.
• Townhouses: A well-regarded middle ground between apartments and detached villas. The wider residential market saw villa and comparable property prices rise by nearly 9.6% through Q3 2025, a trend reflected in Riyadh townhouse values, which form part of the same real estate cycle.
• Commercial property: Office buildings, retail premises, and commercial land — most relevant for buyers acquiring through a business entity. Foreign companies investing in commercial real estate development must commit a minimum of SAR 30 million, with mandatory completion within five years of land acquisition.
• Land plots: Available within designated development zones. These carry the highest potential upside but also the greatest complexity for foreign buyers, given the applicable zoning rules.
• Off-plan / mega-project units: Mega-project access encompasses direct stakes in Saudi Arabia’s transformative development schemes — NEOM alone represents a $500 billion undertaking, while Qiddiya is constructing the Kingdom’s entertainment infrastructure, both of which are national priorities supported by sovereign capital.
• Fractional / tokenised ownership: REGA has explicitly identified digital fractional ownership as a “key innovation” within the new regulatory framework, enabling investors to acquire stakes in properties remotely without needing to travel to the Kingdom.

What is the typical step-by-step process for buying property in Saudi Arabia?

The process for foreign nationals acquiring property in Saudi Arabia differs materially from the approach common in markets such as the US, UK, or Australia — particularly in respect of the upfront approval requirements and the central role played by REGA. Rather than a conveyancing-led model, the Saudi process is digitally integrated and anchored in the national registry. The typical sequence is set out below.

1. Identify your target property and zone: Select your preferred location and property category within an approved area, with major cities such as Riyadh and Jeddah or special development zones offering the broadest range of options for foreign buyers. Confirm that the property sits within a REGA-designated zone before taking any further steps.
2. Appoint a licensed agent and legal adviser: Engage a licensed real estate agent or lawyer holding Real Estate General Authority approval — ideally one with international experience or demonstrated expertise in transactions involving foreign buyers, to guide you through the process effectively.
3. Obtain pre-approval from MISA and REGA: Secure pre-approval from the Ministry of Investment and REGA via their digital application portal, a process that typically takes two to four weeks as of 2025. Assemble all required documentation, including passport verification, financial statements, and investment licences for non-GCC buyers.
4. Commission a certified property valuation: Arrange a TAQEEM-certified property valuation, verify the authenticity of the title deed, confirm development completion certificates, and review all applicable municipal approvals and permits. The property valuation fee typically ranges from SAR 2,000 to SAR 7,500 (approximately USD 530 to USD 2,000) as of 2026.
5. Carry out legal due diligence and title verification: The single most important legal check in any Saudi property transaction is title verification — confirming unencumbered ownership and identifying any restrictions, liens, or developer obligations shields buyers from costly complications after closing. Legal checks encompassing a title search, lien verification, and permits review generally cost SAR 3,000 to SAR 15,000 (approximately USD 800 to USD 4,000) as part of a lawyer’s due diligence package, depending on transaction complexity, as of 2026.
6. Register for tax and arrange finance: Register with ZATCA for tax purposes, calculate and prepare the 5% RETT payment, and put financing in place if required. Options include cash purchase (the most common method), limited Islamic mortgage finance through licensed Saudi banks, and developer financing for off-plan schemes — though mortgage availability remains considerably more constrained than cash transactions.
7. Execute the purchase agreement: Your legal adviser will prepare a formal sale and purchase contract detailing all terms of the transaction — this is a critical legal instrument. All documentation must be professionally rendered into Arabic.
8. Transfer of title at the Ministry of Justice: The title deed passes from seller to buyer at the notary public’s office, with both parties present and all documentation verified. Ownership is formally transferred through Ministry of Justice registration, following completion of all tax payments and issuance of final ownership certificates.
9. Register in the national Real Estate Registry: Every property purchase by a non-Saudi must be registered with the competent authority and recorded in the national Real Estate Registry to carry legal effect — no transaction is valid until this registration is properly completed, and prompt registration is essential to protect the buyer’s rights.
10. Register rental agreements if letting: If you intend to rent out the property, all tenancy agreements must be registered through the Ejar platform to ensure legal compliance and safeguard your rights as a landlord — this digital system streamlines the rental process while affording legal protection to both landlords and tenants.

Do I need a lawyer to buy property in Saudi Arabia, and how do I find a reputable one?

As the implementing regulations continue to be finalised, investors, developers, and market participants must navigate a complex and evolving regulatory environment — making experienced legal counsel indispensable for assessing eligibility, structuring compliant transactions, and managing cross-border risk. While no absolute legal requirement exists to appoint a lawyer, the intricacy of the approval framework makes professional legal representation strongly advisable for any foreign buyer.

A Saudi property lawyer will typically assist with MISA and REGA applications, draft and review purchase contracts, conduct title due diligence, oversee notarisation and registration, and ensure full tax compliance with ZATCA. For non-Arabic speakers, they will also provide or arrange certified translations of all legal documentation — a prerequisite for validity.

Lawyers practising in Saudi Arabia must hold a licence issued by the Ministry of Justice. The relevant professional body is the Saudi Bar Association (also known as the Haia al-Muhamin al-Saudiyin), which maintains a register of licensed advocates. Information is available through the Ministry of Justice website (moj.gov.sa). For high-value or complex transactions, many international investors turn to large global firms with established Saudi practices and local offices in Riyadh and Jeddah.

Legal fees vary according to transaction complexity. Due diligence work covering title search, lien verification, and permits review in Saudi Arabia typically costs SAR 3,000 to SAR 15,000 (approximately USD 800 to USD 4,000), as of 2026. Full transaction management will carry a higher fee — confirm current rates directly with your chosen legal adviser.

What are the most common pitfalls and problems expats encounter when buying property in Saudi Arabia?

Saudi Arabia’s property market is developing at pace, meaning that rules, zone designations, and approved property lists are still being refined. The following are the most frequent traps that foreign buyers should guard against.

• Buying outside designated zones: REGA is the competent authority for all matters relating to foreign ownership, and any action concerning property acquisition is only legally valid upon registration with the Real Estate Registry. Purchasing in a zone not yet approved for foreign ownership could render your transaction void.
• Skipping title verification: Confirming unencumbered ownership and identifying any restrictions, liens, or developer obligations is the single most critical check in any Saudi property transaction — one that should never be omitted, as it protects buyers against costly problems arising after closing. Always verify through REGA’s digital registry.
• Off-plan purchase risks: Always confirm the project holds a valid Wafi licence and ensure that every payment is directed into the official escrow account associated with that licence. The Wafi programme, administered by REGA, protects off-plan buyers by requiring developers to hold deposits in regulated escrow accounts.
• Using unlicensed agents: Only engage a licensed real estate agent holding Real Estate General Authority approval. Agents operating without a valid licence function outside the regulatory framework and offer no avenue for redress if a dispute arises.
• Underestimating total transaction costs: As of early 2026, mandatory costs include the 5% RETT, additional foreign ownership fees that can raise the total government charge to approximately 10%, and applicable registration or platform fees. Budget for the full 10% government layer, plus legal, valuation, and translation expenses.
• Currency transfer risk: The SAR is pegged to the USD, giving dollar-denominated buyers predictability. However, buyers converting from other currencies are exposed to exchange-rate fluctuations at both acquisition and disposal. Engage a reputable currency specialist and explore hedging options for substantial transfers.
• Cultural and legal compliance: Cultural and religious sensitivities remain significant considerations, particularly regarding property use, tenant selection, and adherence to local customs — foreign owners are expected to observe Islamic principles in their approach to property management and rental activities.
• Incomplete documentation: Required documents include a valid passport, a MISA foreign investment licence (for non-GCC buyers), REGA property ownership approval, a TAQEEM-certified valuation, title deed verification, apostilled and translated certificates, proof of financial solvency, and ZATCA tax registration. Any missing element can delay or invalidate a transaction.

Can I buy property in Saudi Arabia through a company, and is it worth doing?

Yes — foreign-registered companies and Saudi companies with non-Saudi shareholders are now eligible to hold property under the new framework. For institutional buyers, this creates pathways for fund structures, joint ventures, and the deployment of institutional capital at scale.

Acquiring property through a corporate vehicle can offer several potential benefits: it may simplify succession planning (Saudi inheritance law applies to real property held in personal names), facilitate joint ventures with local partners, and provide a cleaner mechanism for holding and reselling multiple assets. In some instances it may also yield a more straightforward structure for financing purposes.

Corporate ownership does, however, carry significant drawbacks. Property disposals by companies attract a 20% corporate income tax rather than the individual rate structure, which can substantially erode investment returns. Foreign companies engaging in commercial real estate development must commit a minimum of SAR 30 million, with mandatory completion within five years of land acquisition. Ongoing compliance obligations — including audited accounts, MISA annual reporting, and corporate governance requirements — add further cost and administrative burden.

Whether corporate ownership is the right choice depends heavily on personal circumstances, tax residency, investment horizon, and the scale of the portfolio being assembled. Independent legal and tax advice from a specialist in both Saudi law and your home jurisdiction is essential before proceeding down this route.

What taxes and ongoing costs should I budget for when owning property in Saudi Arabia?

The 5% Real Estate Transaction Tax (RETT) applies to all property transactions regardless of property type, development stage, or buyer nationality. It was introduced in October 2020 via Royal Order No. A/86, replacing the previous 15% VAT that had applied to real estate transactions.

The 2025 Non-Saudi Ownership Law adds a further real estate transaction fee of up to 5% of the transaction value on transfers involving non-Saudis — payable in addition to the existing 5% RETT. The legislation does not specify which party is liable for this additional charge, so it should be negotiated explicitly within the purchase contract.

As of early 2026, the standard RETT stands at 5% of the property value, and the foreign ownership framework introduces fees that can push the total government charge to around 10% of the purchase price. First-time buyer reliefs in Saudi Arabia are directed at Saudi nationals, meaning foreign buyers should plan for the full 10% government layer without anticipating any exemption.

Additional charges may include property registration fees, VAT on certain property-related services, and annual zakat or municipal levies depending on ownership structure. Comprehensive tax tables will be published alongside the final implementing legislation. There is no annual property wealth tax in the conventional sense for individual owners, though corporate owners may face Zakat obligations or corporate income tax depending on their legal structure.

Ongoing costs to factor in include maintenance, service charges, and insurance, which will vary by property type and location. In gated compounds and professionally managed residential communities, service charges — equivalent to strata fees in Australia or maintenance charges in the UK — can be substantial. Always confirm current tax rates with the Zakat, Tax and Customs Authority (ZATCA) at zatca.gov.sa.

What are the official sources I should consult when buying property in Saudi Arabia?

All information should be independently verified using authoritative Saudi government sources. The table below lists the key bodies and resources relevant to property buyers.

Frequently Asked Questions

Can I buy property in Saudi Arabia without visiting the country?

The new law expressly acknowledges digital fractional ownership, permitting investors to acquire tokenised stakes in properties entirely from abroad without setting foot in the Kingdom. For conventional property purchases, however, buyers will generally need to be physically present or to appoint a formally authorised legal representative — through a notarised power of attorney — to act on their behalf throughout the process.

Do I need a residency permit (Iqama) to buy property in Saudi Arabia?

The law establishes differentiated pathways for distinct categories of buyer. Expatriate residents holding a valid Iqama are particularly well-placed, but non-residents based outside the Kingdom can also acquire property, subject to specific conditions set out in the implementing bylaws. Residency is therefore not a prerequisite, though it does simplify certain elements of the transaction process.

Can I buy property in Makkah or Madinah?

Direct ownership in Makkah and Madinah — the two holiest cities in Islam — remains completely prohibited for the majority of non-Saudis, limiting investment opportunities in these significant urban centres. Indirect participation may be available through shares in publicly listed real estate companies active in these areas. Muslim buyers may gain access to limited designated zones within these cities under special conditions — the latest REGA guidance should be consulted for current details.

How much does it cost to buy property in Saudi Arabia as a foreigner?

As of early 2026, total acquisition costs including all fees typically fall in the range of 12–15% of the property value, encompassing the 5% Real Estate Transaction Tax, registration fees, legal fees, and valuation costs. The foreign ownership fee can bring the total government charge to approximately 10% of the purchase price. Buyers should always plan for the upper end of these cost ranges.

Is there an annual property tax in Saudi Arabia?

There is no conventional annual property tax levied on individual residential property owners in Saudi Arabia. Corporate property owners may, however, be subject to Zakat obligations or corporate income tax depending on their ownership structure. Annual zakat or municipal levies may apply in certain circumstances depending on the nature of ownership. The current position should be confirmed directly with ZATCA.

Can I get a mortgage in Saudi Arabia as a foreign national?

Cash purchase remains the most prevalent method for foreign buyers in Saudi Arabia. Limited Islamic mortgage financing is available through licensed Saudi banks, and developer-arranged finance exists for off-plan acquisitions — however, mortgage availability is considerably more restricted than it would be in most Western markets. Foreign buyers are encouraged to explore Islamic home finance products (structured on murabaha or diminishing musharaka terms) offered by Saudi banking institutions.

What is the Wafi programme and why does it matter for off-plan buyers?

The Wafi programme, administered by REGA, obliges developers selling off-plan units to hold buyer deposits in regulated escrow accounts throughout the construction period. Buyers should always verify that a project holds a valid Wafi licence and ensure that all payments are directed exclusively to the official escrow account registered under that licence. This mechanism provides meaningful protection in the event a developer is unable to complete a project and is one of the most important safeguards accessible to off-plan buyers in the Kingdom.

Do I pay capital gains tax when I sell my Saudi property?

Individual foreign owners disposing of property are subject to the 5% RETT but are not liable for personal capital gains tax. Companies, by contrast, face a 20% corporate income tax on gains from property disposal. Non-Saudis also incur an additional transfer fee of up to 5% of the property value upon sale, levied by REGA. The cumulative tax burden at the point of disposal can therefore be considerable and should be fully incorporated into any investment return analysis.

How do I verify that a property agent is legitimate in Saudi Arabia?

Engage only a licensed real estate agent holding current Real Estate General Authority approval — ideally one with demonstrable experience in transactions involving foreign buyers. Licence status can be checked directly on the REGA website. Any agent who cannot supply a valid REGA licence number, requests payments outside formal channels, or declines to provide a written representation agreement should be avoided entirely.