Saudi Arabia – Finding Property to Buy

Who are the main estate agents operating in Saudi Arabia, and how do buyers typically use them?

The Saudi property sector is served by a broad mix of large national brokerages, internationally affiliated firms with in-country offices, and tens of thousands of individually licensed agents. More than fifteen thousand real estate professionals hold certification from the Real Estate General Authority and practise across the Kingdom. The sector has expanded rapidly in line with Vision 2030 goals, and international buyers will find a growing cohort of agents experienced in working with overseas clients as the new ownership framework takes shape.

Among the most visible players in the Saudi market are:

• Raghdan Real Estate — a prominent national platform providing brokerage, property management, and marketing services across all of the Kingdom’s main urban centres. Accessible at raghdan.sa.
• Knight Frank Saudi Arabia — an internationally established real estate consultancy with a Saudi presence, particularly active in high-value residential and commercial deals. The firm regularly publishes Saudi market research that can be useful for overseas buyers. Visit knightfrank.com.sa.
• CBRE Saudi Arabia — a globally recognised property services brand with Saudi operations, primarily serving corporate and institutional buyers. See cbre.com.
• Mada Properties — a Saudi-based agency with listings and guidance pitched at both domestic and international buyers. Accessible at madaproperties.sa.

Readers should bear in mind that agency prominence can shift. It is always prudent to confirm an agent’s current standing and REGA licence validity through current local sources or directly via the REGA website before engaging their services.

Unlike markets such as the UK or Australia — where agents typically act solely for the seller and buyers are expected to negotiate on their own behalf — Saudi agents frequently serve as go-betweens for both parties within the same transaction. While this intermediary model helps facilitate deals, it means the agent may not be acting exclusively in the buyer’s interest. Independent legal advice is therefore strongly recommended for overseas purchasers.

In practice, most buyers — including those relocating from abroad — begin by browsing online listing portals and then make direct contact with agents whose listings appeal to them. WhatsApp is the primary channel for day-to-day property enquiries in the Kingdom, and agents routinely use it to arrange viewings, share additional information, and answer questions.

Do estate agents in Saudi Arabia need qualifications or a licence to operate?

Anyone wishing to engage in real estate activity in Saudi Arabia — including brokerage, marketing, and advertising — must hold a valid FAL licence issued by REGA. Conducting these activities without such a licence is illegal, and any agent operating without one should be avoided entirely. This requirement provides a meaningful baseline of consumer protection, even if the regulatory model differs from systems buyers may have encountered elsewhere.

The governing body for the sector is the Real Estate General Authority (REGA), which sets standards for real estate brokerage, ensures practitioners operate within the legal framework of the real estate brokerage law, and administers licensing across the industry. Buyers can confirm whether a prospective agent holds a current licence by checking REGA’s official website at rega.gov.sa.

REGA’s core responsibilities include formulating policies, regulations, and standards for the real estate industry; granting licences and permits for real estate activities and projects; supervising the registration and documentation of property transactions; encouraging investment and development in the sector; and safeguarding consumer rights by promoting transparency in real estate dealings.

To qualify for a licence, candidates must satisfy educational and professional requirements. Applicants are required to submit a completed application form together with a valid national identity document or Iqama, evidence of the required educational qualifications, and a certified real estate training certificate. Candidates must also pass a licensing examination covering Saudi real estate law and professional practice.

As of 2025, the licensing fee structure is relatively modest: an individual FAL licence costs approximately SAR 300 per year, while a company or establishment licence costs approximately SAR 1,000 per year — though these figures are subject to revision. Always confirm current fees directly with REGA before proceeding.

Importantly, the Real Estate Brokerage Law does not restrict licensed practice to Saudi nationals or Saudi-incorporated companies. This means that internationally operated firms catering specifically to foreign clients may be legitimately licensed, which is worth bearing in mind when selecting an agent.

By way of comparison: in the UK, estate agents are not required to hold a government licence, but must belong to an approved redress scheme such as The Property Ombudsman. In the United States, agents must obtain a state-issued licence underpinned by formal education and examination requirements. Saudi Arabia’s REGA system more closely resembles the US approach — licensing is compulsory, government-regulated, and publicly verifiable — though the system continues to develop. Buyers should not assume that every agent appearing on a portal is currently licensed and compliant. REGA has authority to impose sanctions for regulatory breaches, including licence suspension, delicensing, and fines of up to SAR 200,000. Always verify an agent’s current licence status before engaging them.

How much do estate agents charge in Saudi Arabia, and who pays the fees?

Commission rates for Saudi real estate brokers are subject to a statutory ceiling. A licensed brokerage may not receive more than 2.5% of the sale price in commission, unless a different rate has been expressly agreed in writing within the brokerage contract. This cap (as of 2025) applies to sales transactions — verify the current ceiling directly with REGA, as regulations may be updated over time.

In practice, the 2.5% ceiling often serves as a starting point rather than a fixed charge. Fees may be negotiated downward, particularly on higher-value transactions, and the brokerage contract can lawfully reflect a different rate agreed by both parties in writing. Unlike some European markets — such as Germany or Spain — where buyers are routinely charged a separate commission on top of the seller’s fee, the Saudi model generally involves a single commission pot, though the allocation of that cost between buyer and seller may vary depending on how the transaction is structured.

In most Saudi property deals, agent commission is technically paid by the seller, since the brokerage is generally appointed by the vendor to find a purchaser. However, buyers who independently engage an agent to search on their behalf may also pay a fee for that service. All fee arrangements must be documented within the brokerage agreement, which must itself be registered on REGA’s electronic portal before the agent can legally market or broker the sale.

There is no central government publication setting out standard commission tables by region or property type. For the most authoritative current guidance on permissible fee structures, consult the REGA website or take advice from a licensed legal professional in Saudi Arabia. Any fees quoted by an agent should be confirmed in a written brokerage agreement before any payment changes hands.

Where else can buyers find properties for sale in Saudi Arabia, apart from estate agents?

Online listing portals are the primary search tool for buyers in Saudi Arabia, and several well-established platforms serve the market:

• Aqar (aqar.fm) — widely regarded as Saudi Arabia’s leading real estate application, Aqar enables users to search, buy, and rent property, recording over 1.8 million visits in July 2025 alone. Listings cover villas, apartments, land, and commercial property, with broker contact details displayed so buyers can reach agents without delay. Visit aqar.fm.
• Bayut KSA (bayut.sa) — one of Saudi Arabia’s top real estate portals, Bayut.sa carries listings across all major cities, spanning apartments, villas, and furnished rentals. Its bilingual interface and breadth of inventory make it particularly useful for international buyers. Visit bayut.sa.
• Dubizzle Saudi Arabia — a general classified-ads platform that includes property listings, though with less dedicated real estate functionality than Aqar or Bayut. Useful for casting a wider net across a range of listing types.
• Sakani (sakani.housing.gov.sa) — a Ministry of Municipal and Rural Affairs and Housing initiative, Sakani focuses on housing support programmes rather than open-market listings, making it most relevant for Saudi nationals. Some residential programmes may, however, be of interest to long-term expat residents.

Developer direct sales and off-plan projects represent a significant route to market, particularly for those interested in mega-project investments. Foreign investors will have access to traditional property purchases as well as opportunities in large-scale developments such as NEOM, Qiddiya, and Red Sea Global initiatives. Developers selling off-plan must hold a Wafi licence granted by REGA, which provides investors with a degree of protection through escrow and project registration requirements. Always confirm a developer’s Wafi registration status before committing funds to any off-plan purchase.

Auction houses and government property sales do take place in Saudi Arabia, particularly for distressed or court-ordered assets, but these channels are considerably less accessible to international buyers who lack local legal representation and a working knowledge of Arabic-language processes.

Community networks and expat forums can usefully supplement the formal search process. Facebook groups for expatriates in Riyadh, Jeddah, or Dammam, and local WhatsApp networks, sometimes carry direct-from-owner listings or word-of-mouth leads. These informal sources should always be verified through official documentation and thorough legal due diligence before any transaction is pursued.

National newspapers including Arab News (arabnews.com) and Saudi Gazette (saudigazette.com.sa) publish property news and market commentary, though dedicated classified property advertising has largely migrated online. For deeper market intelligence, Knight Frank and CBRE both publish Saudi Arabia market reports that can help buyers gauge realistic price benchmarks.

Is using a buyer’s agent common practice when purchasing property in Saudi Arabia?

Dedicated buyer’s agents — practitioners who act exclusively for the purchaser with no commercial ties to the seller or their representatives — are not yet a well-established or widely marketed category in Saudi Arabia in the way they are in markets such as Australia or the United States. The concept is gaining ground as the market opens to international purchasers, but it remains far from standard practice in domestic transactions.

Most buyers in Saudi Arabia work directly with a licensed brokerage, accepting that the same agent may be facilitating both sides of the deal. International consultancies such as Knight Frank and CBRE do offer purchaser-side advisory services for significant or commercial acquisitions, and this avenue is worth exploring for higher-value deals.

For many overseas buyers, particularly those purchasing remotely, the most practical alternative to a formal buyer’s agent is to engage a bilingual Saudi-licensed lawyer or registered consultant to independently oversee the transaction. When appointing any professional specifically to act as a buyer’s representative, ensure they hold a valid REGA FAL licence and that all fees — whether a flat rate or a percentage of the purchase price — are agreed in writing before they begin work.

As of 2025, no published standard fee scale exists specifically for buyer-side agency services in Saudi Arabia; fees vary and should be established directly with the individual practitioner. Given the pace of regulatory change in the market, check the REGA website regularly for any updated guidance on buyer-side representation.

Are there organisations in Saudi Arabia that support or represent foreign property buyers?

Saudi Arabia does not currently have a dedicated foreign buyer protection body or international purchaser association equivalent to, for example, a foreign investor ombudsman. However, a number of official and semi-official organisations provide relevant assistance and oversight:

• Real Estate General Authority (REGA) — the primary regulator for all property transactions in the Kingdom. REGA administers licensing, governs brokerage conduct, and handles complaints against licensed agents. For overseas buyers, REGA’s website is the essential starting point for understanding the regulatory landscape. Website: rega.gov.sa.
• Ministry of Investment Saudi Arabia (MISA) — formerly known as the Saudi Arabian General Investment Authority (SAGIA), MISA is the body through which foreign investors and companies register to operate in Saudi Arabia, including in the real estate sector. Foreign companies must register with MISA to participate legally in the Saudi property market. Website: misa.gov.sa.
• Zakat, Tax and Customs Authority (ZATCA) — responsible for collecting the Real Estate Transaction Tax payable on property transfers. While REGA oversees the regulatory framework, ZATCA handles the tax side of ownership changes. Foreign buyers should consult ZATCA to understand their tax obligations. Website: zatca.gov.sa.
• The Law Society of Saudi Arabia (Hai’at al-Muhamin) — the official body for licensed Saudi legal practitioners. While not a foreign buyer organisation in itself, engaging a lawyer registered with this body is the most reliable means of obtaining professional legal representation in a property transaction. Prospective buyers should ask any lawyer they consider instructing to confirm their registration status.
• Saudi Human Rights Commission — primarily a human rights body, though it operates broader complaint mechanisms relevant to residents and may be pertinent in cases involving serious contractual disputes affecting foreign residents.

In the absence of a dedicated foreign buyer organisation, the most effective practical approach is to work with a REGA-licensed agent, a locally registered lawyer, and — where appropriate — your own country’s embassy or consulate in Riyadh or Jeddah, which may be able to refer you to recommended legal professionals.

What other steps or considerations should foreign buyers be aware of when searching for property in Saudi Arabia?

The evolving foreign ownership framework

On 8 July 2025, the Council of Ministers approved the Law of Real Estate Ownership and Investment by Non-Saudis, superseding the 2000 framework and establishing a structured regime under which foreign individuals and entities may own and invest in real estate within designated zones across the Kingdom. The law was published in the Saudi Official Gazette and takes full effect in January 2026. Implementing regulations are expected to be published in the same timeframe, and buyers should monitor REGA’s website closely for zone maps and detailed eligibility conditions.

Special restrictions apply in Mecca and Medina, where ownership will be available only to practising Muslims and designated Saudi companies within specific urban zones. The legislative changes also introduce reduced property taxes, streamlined approval processes, and new residency incentives for property investors committing SAR 4 million or more.

The step-by-step buying process

While the full regulatory detail is being finalised under the 2026 framework, the general process for foreign buyers is as follows:

1. Confirm eligibility and identify permitted zones. Review the designated zones published by REGA once available, and verify that you satisfy the eligibility criteria under the 2025 Real Estate Law. GCC nationals may purchase property on broadly the same basis as Saudi citizens in most areas.
2. Engage a REGA-licensed agent and/or lawyer. Appoint a licensed brokerage and a qualified Saudi lawyer to guide you through the process. Confirm both the agent’s REGA licence and the lawyer’s professional registration before proceeding.
3. Search and shortlist properties. Use portals such as Aqar and Bayut KSA alongside agent recommendations. Request copies of title deeds from the agent — they are legally required to hold these before marketing any property.
4. Conduct due diligence. Instruct your lawyer to verify the title deed, identify any encumbrances, and confirm the property falls within a permitted ownership zone. All transactions must be registered with the Real Estate Registry, and acquiring property through false declarations can result in fines of up to SAR 10 million.
5. Sign the brokerage agreement. Ensure the agent registers the brokerage agreement on REGA’s electronic portal — this is a mandatory legal requirement before any sale can be brokered.
6. Agree and sign the sale contract. Contracts must be in Arabic — the language that carries legal force in Saudi courts — with a certified translation arranged if needed. Have your lawyer review all terms before signing.
7. Attend the notary public for deed transfer. The notary public’s office for the district in which the property is located handles title registration, performing a function equivalent to that of a land registry or conveyancer in many other markets.
8. Pay the Real Estate Transaction Tax. A one-time Real Estate Transaction Tax of 5% is levied on the sale price at the point of ownership transfer (as of 2025 — confirm the current rate with ZATCA).

Language considerations

Arabic is the language of legal contracts and court proceedings in Saudi Arabia. While many agents in the major cities are multilingual and communicate across languages, all official documents — including sale contracts — are prepared in Arabic. Foreign buyers are strongly advised to arrange independent certified translations of any contract and have them reviewed by their own lawyer before signing. Relying solely on a translation furnished by the other party’s agent is not advisable.

Land registry and title security

Saudi Arabia does not yet have a fully centralised land registry, which means there is no guaranteed or indefeasible system of title in the way that exists in the UK, Australia, or across much of Europe. The best evidence of title is the deed issued by the notary public, but this does not carry the same absolute guarantee as a government-backed land registry entry. Saudi Arabia is developing a centralised registry under REGA, but until it is fully operational, rigorous legal due diligence on every purchase is essential.

Off-plan purchases and developer risk

Off-plan property sales and development projects in Saudi Arabia are regulated through the Wafi programme, supervised by REGA. Developers are required to register their projects, establish escrow accounts, and obtain Wafi approval before they may market or sell any off-plan units. Always confirm a developer’s Wafi licence status through REGA’s portal before purchasing off-plan, and ensure that all payments are directed only to the escrow account listed under the relevant licence. Avoid any developer or project that cannot produce valid Wafi documentation.

Financing for foreign buyers

Mortgage financing options for foreign buyers in Saudi Arabia remain limited, though this situation is expected to evolve as the market continues to open. Many transactions may need to be completed in cash, given that consumer lending in Saudi Arabia remains conservative and formal mortgage products for overseas buyers are not yet widely available. Buyers should confirm the current position directly with Saudi financial institutions well before relying on financing as part of their purchase plan.

Frequently asked questions

Can foreign nationals legally buy property in Saudi Arabia?

Yes. On 8 July 2025, the Council of Ministers approved the Law of Real Estate Ownership and Investment by Non-Saudis, which replaces the earlier 2000 framework. The law introduces a structured system enabling foreign individuals and entities to own and invest in real estate within designated zones across the Kingdom. The changes take full effect in January 2026, permitting foreigners to own property in most cities, though Makkah and Madinah are subject to special restrictions. Keep a close watch on the REGA website for zone maps and implementing regulations as they are released.

Can I search for property in Saudi Arabia remotely, without visiting in person?

Yes. Major portals such as Aqar and Bayut KSA support detailed online property searches with photographs, maps, and direct agent contact details. Many agents communicate via WhatsApp and are able to set up video viewings on request. That said, any serious purchase should involve in-person inspection and independent local legal representation before any contract is signed. The 2025 legislation also introduces digital fractional ownership, enabling investors to acquire tokenised stakes in real estate remotely — a feature that may suit international buyers who are unable to travel.

Do I need a local bank account in Saudi Arabia before buying property?

While a Saudi bank account is not a formal requirement at the property search stage, you will need one to transfer funds, settle the Real Estate Transaction Tax, and cover associated costs at the point of purchase. Foreign buyers are advised to approach Saudi banks early in the process to understand what documents are required to open an account. Expect to provide identity documents, a valid residency visa or Iqama, and evidence of the source of funds as part of anti-money laundering checks.

What happens if a seller withdraws from a transaction in Saudi Arabia?

Saudi property law — grounded principally in Islamic Shariah principles — does recognise contractual obligations and allows for claims of breach and compensation. However, unlike markets with formalised deposit-forfeiture mechanisms such as the exchange-of-contracts system in England and Wales, recovering costs from a withdrawing seller in Saudi Arabia typically requires formal legal proceedings rather than an automatic remedy. A carefully drafted sale contract — independently reviewed by a licensed Saudi lawyer — should set out clear terms governing what occurs if either party walks away, including any applicable penalties or remedies.

Is it safe to buy from a developer off-plan in Saudi Arabia?

The Wafi programme, overseen by REGA, regulates off-plan sales and development projects in the Kingdom. Developers are obliged to register their projects, maintain escrow accounts, and secure Wafi approval before marketing or selling any units — measures designed to protect investors and build confidence in the market. Always verify a developer’s Wafi licence status through REGA’s portal and confirm that your payments will be directed exclusively to the escrow account registered under that licence. Decline to proceed with any developer or project that cannot produce valid Wafi documentation.

Are property listings in Saudi Arabia typically in Arabic?

Many listings on the main portals such as Aqar and Bayut KSA are accessible in both Arabic and English, and both platforms offer bilingual interfaces. However, formal legal documents — including sale contracts, title deeds, and notarial records — are prepared in Arabic and carry legal force in that language. Foreign buyers should always arrange independent certified translations of any contract and have them reviewed by a Saudi-licensed lawyer before signing. Do not rely on translations provided solely by the seller’s agent.

What taxes and costs should I budget for beyond the purchase price?

Saudi Arabia levies no recurring annual property tax and no capital gains tax on profits from property price appreciation. However, a one-time Real Estate Transaction Tax of 5% is applied to the sale price at the point of ownership transfer (as of 2025 — confirm the current rate with ZATCA). Additional costs to factor in include agent commission (capped at 2.5% unless otherwise agreed in writing), notary public fees, and legal fees. Allow for certified translation costs if bilingual legal advice or document translation is required.

Can buying property in Saudi Arabia lead to residency rights?

The 2025 legislative changes introduce new residency incentives for property investors committing SAR 4 million or more. In addition, the Premium Residency Programme offers a route to indefinite residency for a one-time payment of SAR 800,000 under the permanent residency route (as of 2025 — fees and qualifying conditions may change; confirm current figures with the relevant Saudi authority). Not every property purchase automatically confers residency rights, so buyers should verify the current eligibility criteria before making a purchasing decision on this basis.