Can foreigners buy property in Saudi Arabia?
From 22 January 2026 a foreigner can hold freehold title in Saudi Arabia. A non-resident buys within the investment zones approved on 23 June 2026 and published through Saudi Properties; a resident can own one home outside those zones, except in Makkah and Madinah. Here is how each route works.
- Reviewed by
- The Omnia Desk
- Last reviewed
- 13 June 2026
- Reading time
- 6 minutes
At a glance
The essentials, before you read.
A low-friction market to hold: no annual property tax on an occupied home and no capital gains tax for individuals. The cost sits in the transaction.
- Ownership
- Freehold
- Eligible
- Residents and non-residents
- Restricted
- Makkah and Madinah
- Transaction tax
- 5% RETT
- Non-Saudi fee
- Up to 5% more
- Annual property tax
- None on a home
- Capital gains tax
- None for individuals
- Residency route
- From SAR 4m
On this page
The three routes to ownership.
A foreigner can hold freehold title in Saudi Arabia from January 2026. The decision is no longer whether, but which route fits the buyer.
Saudi Arabia is no longer closed to the foreign owner. On 22 January 2026 the Law of Real Estate Ownership by Non-Saudis came into force, replacing the restrictive year-2000 regime. The decision has shifted from whether a foreigner can own to which route fits, and where the ownership compounds.
Investment zone
Direct foreign freehold within approved zones across the major cities. Open to non-residents, with no residency required. REGA publishes the parcel-level maps and conditions through Saudi Properties.
Best forInvestors seeking title, not a visa
Where you can buyResident home
A foreigner legally resident in the Kingdom may own one residential property for personal use outside the designated zones, with the relevant approval.
Best forResidents buying a home to live in
More on residencyPremium Residency
Own a developed, mortgage-free home valued at SAR 4m or more and the holding can support long-term residency: the right to live, work and own without a local sponsor.
Best forOwners who will spend time in the Kingdom
The residency route- Freehold is available to foreigners from 22 January 2026: to non-residents within designated investment zones, and to residents as one home outside them.
- The map matters. The Cabinet approved the geographical zones on 23 June 2026, and REGA publishes them through Saudi Properties. Confirm the specific property and current zone conditions before you commit.
- Makkah and Madinah are the exception: ownership there is restricted to Saudi companies and Muslim individuals, at home or abroad, who are not confined to designated zones. Non-Muslims cannot own there.
- Low ongoing cost, front-loaded purchase: no annual property tax on a home and no individual capital gains tax, but a 5% RETT plus a non-Saudi fee of up to 5% on the transfer.
What changed, and when.
A decade of reform moving one way: wider eligibility, clearer title, a single transaction tax.
- 2019
Premium Residency launches, the first sponsor-free long-term residency, with the right to own residential property.
- April 2025
A standalone 5% Real Estate Transaction Tax takes effect, settling property out of the VAT regime.
- 25 July 2025
The Law of Real Estate Ownership by Non-Saudis is published in the official gazette under Royal Decree M/14.
- 22 January 2026
The law enters into force. REGA opens the national registry and the Saudi Properties platform: the most consequential step yet.
Where foreigners can buy.
Settle tenure first, then the zones where value compounds.
Tenure is the first thing to settle. The 2026 law grants foreigners full freehold, plus usufruct and easement rights, but a non-resident may exercise them only inside the zones the Council of Ministers designates on REGA recommendation. The Cabinet approved those geographical zones and implementing regulations on 23 June 2026, and REGA now publishes the maps, ownership caps and permitted right types through Saudi Properties.
In practice that means two things. A non-resident should treat the zone map as the gating question and confirm it before reserving. A foreign resident has more latitude: the law allows one home for personal use outside the zones, with approval. The two holy cities stand apart: ownership there is restricted to Saudi companies and Muslim individuals, resident or abroad, who are not confined to designated zones, and non-Muslims cannot own there at all.
| Non-resident | Resident foreigner | |
|---|---|---|
| Where | Designated investment zones | One home outside the zones |
| Tenure | Freehold or usufruct | Freehold |
| Residency needed | No | Yes, an iqama |
| Makkah and Madinah | Muslim owners only | Muslim owners only |
Where value compounds is a separate question from where you may buy. The addresses that pair an international operator with freehold title sit in a handful of destinations: Diriyah and its royal valley west of Riyadh, the Jeddah Central waterfront, and the Red Sea and AlUla. These are where the branded residences and the long-horizon masterplans are concentrated.
Costs and ongoing charges.
A low-friction market to hold, with the cost concentrated in the transaction.
| Item | Amount | When |
|---|---|---|
| Real Estate Transaction Tax | 5% | Once, on the transfer |
| Non-Saudi fee | Up to 5% | On a non-Saudi disposal |
| Agency | 2.5% + VAT | On completion |
| Annual property tax | None | On an occupied home |
| Capital gains tax | None | For individuals, personal use |
See current availability, the designated-zone position and the Omnia view on each address, sent privately to your desk.
Residency and the visa question.
Ownership and residency are linked, but they are separate decisions.
Premium Residency, the Kingdom's long-term programme, grants the right to live, work and own without a local sponsor. Owning a developed, mortgage-free home valued at SAR 4m or more is one route to it, certified by an accredited valuer.
A purchase and a residency application should be structured together, in the right sequence: the qualifying property must be completed, titled and free of any mortgage, which an off-plan unit is not until it hands over. We advise on both as one decision, so the tenure and the residency hold up together.
The Omnia view
The Kingdom has not so much opened a door as redrawn the map. The question for the discerning owner is no longer access. It is which address compounds, and how the purchase is structured.
Reference
Key terms, defined.
- Freehold
- Outright, perpetual ownership of a property and its land, inheritable and transferable. The headline tenure opened to foreigners by the 2026 law.
- Designated zone
- A geographic area, set by the Council of Ministers on REGA recommendation, within which a non-resident foreigner may own. The approved maps are published through REGA’s Saudi Properties portal.
- REGA
- The Real Estate General Authority, the regulator that defines the zones, runs the national registry and operates the Saudi Properties platform.
- RETT
- Real Estate Transaction Tax: a 5% charge applied once on a property transfer, in place of VAT on most real estate since 2020.
- Premium Residency
- Saudi Arabia's long-term residence programme: the right to live, work and own without a local sponsor. A SAR 4m residential holding is one qualifying route.
- Usufruct
- A right to use and draw income from a property for a fixed term without holding the freehold. Permitted alongside freehold under the 2026 law, with durations set per zone.
Common questions
Answered, in plain terms.
Can a foreigner own property outright in Saudi Arabia in 2026?
Yes. The Law of Real Estate Ownership by Non-Saudis came into force on 22 January 2026 and lets foreign individuals and companies hold freehold title. A non-resident buys within the investment zones approved on 23 June 2026 and published through Saudi Properties; a foreign resident may own one home for personal use outside those zones, except in Makkah and Madinah.
Do I need to live in Saudi Arabia to buy?
No. A non-resident can own within a designated investment zone without holding residency. Owning is also a route to Premium Residency where the holding is a developed, mortgage-free home valued at SAR 4m or more, but residency is optional for ownership in a zone.
Where exactly can foreigners buy in Riyadh and Jeddah?
The Cabinet approved the geographical zones and implementing regulations on 23 June 2026. REGA now publishes the official maps, ownership limits and permitted right types through Saudi Properties. Eligibility is property-specific, so check the live map rather than relying on an unofficial neighbourhood list. We confirm the current zone and conditions in writing before you commit.
What taxes and fees apply to a foreign buyer?
A 5% Real Estate Transaction Tax applies on purchase, and a non-Saudi disposal can carry an additional fee of up to 5%, so the headline transfer load reaches up to 10%. There is no annual property tax on an occupied home and no capital gains tax for individuals, alongside agency and registration costs.
Can foreigners buy in Makkah or Madinah?
Only if they are Muslim individuals or a qualifying entity. Ownership in Makkah and Madinah is restricted to Saudi companies and Muslim individuals, whether they reside inside or outside the Kingdom, with CMA-licensed funds and listed entities permitted under conditions. Muslim individuals are not confined to designated zones in the holy cities, and non-Muslims are prohibited from owning there entirely.
This guide is general information, not investment, legal or tax advice. Regulations evolve; figures are indicative and current at the last review date. Speak with an Omnia advisor for guidance on your circumstances.
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