Arrivals.

Relocation: The family moving to Riyadh.

A school, a garden, a short drive to the office, and a straight answer on what a foreign resident can own. Finished compounds in north Riyadh: Al Narjis, Hittin, Al Malqa.

A second base: The British buyer in Dubai.

A base outside the UK, and a residence permit that does not depend on living there. Branded towers in Business Bay and Downtown; golf villas at Jumeirah Golf Estates.

The long view: The holder of a destination.

A place worth more in ten years, used now and then, and often residency with it. Whole destinations, such as AIDA above the Gulf of Oman and Wadi Safar in Diriyah.

On the port frontage.

About 1,500 residential units on the Sultan Qaboos Port frontage, beside hotels and space for visitors.

Already on the water: Al Yazan.

Phase 1A brings 169 residences, studios to penthouses, for the first half of 2029.

Our take.

Mutrah's waterfront mix is shifting; the map of what buyers from abroad can own is not.

The zones are published.

The areas where non-Saudis may own were listed: named ranges in Riyadh, Jeddah, Makkah and Madinah, with the giga-project and special economic belts.

A 2% fee on disposals.

A 2% fee now applies when property is sold in four Saudi cities, on top of the 5% Real Estate Transaction Tax.

Fifty years on municipal land.

Contracts of fifty years have opened on municipal land in Riyadh.

White land fees reach the transfer.

Fees on undeveloped urban land must now be cleared before a vacant plot can change hands.

76%: Abu Dhabi, in nine months.

Sales by value rose 76% to about USD 47 billion in the first nine months of 2026: 171.26 billion dirhams across 38,483 transactions.

70.7m: Across the Saudi borders.

Land crossings into and out of the Kingdom passed 70.7 million passengers in 2025. The King Fahd Causeway to Bahrain carried nearly half.

829,000: Square metres on the Alkhobar shore.

PIF launched a waterfront project of 829,000 m² in Alkhobar, with more than 4,000 homes, hotels and shops.

SAR 670m: Booked in Makkah.

Masar Corner opened with SAR 670 million of bookings across 541 units, from buyers of 51 nationalities.

Kingdom Holding's third-quarter update puts Jeddah Tower at level 120, about 482 metres, and on course to pass 500 metres by the end of the year.

Below it, the city is busy: around 30,500 homes changed hands in Jeddah in 2025, and gross residential yields run at about 7 to 8%.

The law, then the map.

The law on ownership by non-Saudis came into force on 22 January 2026. On 31 October the zones followed, in Riyadh, Jeddah, Makkah and Madinah.

Two in three.

Of 1,786 off-plan homes on the Riyadh price lists we analysed, 67% were sold or booked on 1 October.

Where enquiries go.

In October, Saudi Arabia took 65% of the enquiries we received that named a market.

Sadu, Al Narjis, Riyadh

From SAR 1,919,000. Sixty-four finished Salmani-style townhouses around a shared courtyard, with majlis rooms and clubs.

Derwaza, Al Narjis, Riyadh

From SAR 2,000,000. Seventy finished townhouses behind a sculptural gate, with glazed courtyards inside. The final two homes.

Rivan Villas, Al Rafiah, Riyadh

From SAR 2,769,000. Thirty-seven four-bedroom villas, each with a yard, a roof terrace and room for a lift.

Jazeel, Al Sulaimaniyah, Riyadh

From SAR 2,999,000. A finished compound of 144 villas, 3.1 km from Kingdom Centre; winner of the 2025 IRAA residential architecture award.

Land is leading Muscat.

Residential land in Muscat rose 40.6% in the year to the second quarter of 2026, faster than anything built on it. The national residential price index rose 24.6% over the same year.

Values, not volumes.

Sale contracts in the first eight months of 2026 came to OMR 952.1 million, up 14.5% on the year. Values are rising far faster than the number of deals, and more households are borrowing smaller sums: mortgage contracts rose 21.8% by number.

Dubai's biggest foreign buyers.

In 2025 British buyers made up roughly 17% of foreign purchases in Dubai. By early 2026 they ranked first by nationality. The reasons are close to home: the end of non-dom status, the golden visa and a tax gap London cannot close. In the first quarter, 72% of residential sales in Dubai were off-plan.

Millionaires, fastest on earth.

In the decade to 2024, Montenegro posted the fastest growth in resident millionaires of any country, in a nation of about 625,000 people. It has used the euro since 2002. Since it joined SEPA in October 2025, the average euro transfer costs €6 rather than €73.

Montenegro, EUR 150,000

Assessed tax value, from 17 January 2026. A one-year renewable permit; after five years, permanent residence opens.

Qatar, QAR 730,000

A home in a designated area brings a renewable, self-sponsored residence permit. From QAR 3,650,000, permanent residency.

Oman, OMR 200,000

A ready unit in an Integrated Tourism Complex brings a renewable ten-year Golden Residency.

United Arab Emirates, AED 2,000,000

A ten-year renewable permit with no minimum stay. Living abroad does not void it.

Our forecast for Qatar is flat values and softer rents, in a market tested by the regional war. Gross residential yields sit around 5.6%.

The map has widened all the same. Buyers from abroad can own freehold in ten designated areas, among them The Pearl, West Bay Lagoon and Lusail, and since June 2026 the Simaisma coast.

The place, not the unit.

At destinations such as AIDA, above the Gulf of Oman, buyers invest in the vision of the whole: the plan, the hotels, the landscape, and the years it takes to mature.

Patient money.

They mean to hold. Steady capital growth as the place is built out matters more to them than yield or short lets.

A home, sometimes.

Most tell us they will use the home now and then, as a holiday or second home, sometimes let. The motive is the long term, and often residency.

Azure Oceanfront Villas, AIDA, Yiti, Muscat

From OMR 1,505,700. Nineteen villas of four and five bedrooms, 130 metres above the Gulf of Oman, with interiors by FENDI Casa. Completion December 2028.

Fairway Villas, AIDA, Yiti, Muscat

From c. GBP 975,000. Four and five-bedroom villas on the championship course, from 288 to 403 m². Completing December 2028.

Sunrise Haven Villas, AIDA, Yiti, Muscat

From c. GBP 368,000. Furnished three-bedroom villas beside the championship golf course, turned to the sea.

The Great Escape 2, AIDA, Yiti, Muscat

From c. GBP 200,000. The most accessible way into AIDA: apartments in two cliffside buildings, with golf membership. Completing September 2028.

Seven mansions.

Six and seven bedrooms, on plots from 2,035 to 4,623 m², with 2,192 to 4,406 m² built.

From SAR 52.8 million.

The six-bedroom homes start at SAR 52,848,000; the largest is guided from SAR 116,027,959.

Handover, 2029.

Selling now, with handover set for 31 December 2029, inside the Diriyah giga-project.

ALMAR Residences, Al Mouj, Muscat

From OMR 101,853. 176 apartments, garden residences and penthouses in the marina district, with curved terraces facing the sea. Completion Q2 2029.

Four Seasons Private Residences, The Corniche, Jeddah

From SAR 6,716,214. 76 residences on the Red Sea, managed and serviced by Four Seasons, up to one six-bedroom penthouse on the 27th floor. Handover June 2027.

Vistal by Victoria Swarovski, Al Mouj, Muscat

From OMR 140,000. 213 homes on the Al Mouj waterfront, one to four bedrooms. Completion Q4 2029. Price before VAT.

The Peaks at Luštica Bay, Luštica Bay, Montenegro

From c. GBP 675,000. Hillside homes above a Gary Player course. Botanika is the first collection of villas, townhouses and apartments.

Prices are not yet published; the homes are ahead of release.

Riyadh.

Freehold for buyers from abroad since January, in named zones. Two in three of the off-plan homes we analysed were sold or booked by October.

Muscat.

Residential land up 40.6% in a year, and a renewable ten-year Golden Residency from OMR 200,000.

Dubai.

Ten years of residency from AED 2,000,000 with no minimum stay. The British are now its largest foreign buyers.

Ras Al Khaimah.

About 28% cheaper than Dubai, with beaches, mountains and a close-knit community.

The Bay of Kotor is the Adriatic at its most enclosed, with mountains on every side.

The Buca summer residence, five hundred years old, and the Naval Heritage Collection sit a short walk from the marina promenades.

1,450 metres.

The resort sits at 1,450 metres, two hours from the coast at Tivat.

One hotel open.

As of mid-2026 one hotel, the Swissotel, is open. Most of the resort remains an early-stage plan.

From about EUR 250,000.

The Grand Chalet Hotel, a building of 116 apartments in the 1450 Nest village, is selling off-plan: freehold, ski-in and ski-out.

Pagani.

Pagani designed the interiors of the Da Vinci Tower, and a line of furniture, in marble, carbon fibre, leather and stained oak.

Mercedes-Benz.

A 71-storey tower in Downtown Dubai, reported as the first Mercedes-Benz branded residence. Its homes carry names such as the Pagoda Suite and the Gullwing penthouse.

The question.

The useful question is what the name is contracted to do, and for how long.

Mercedes-Benz Places, Downtown Dubai

From AED 8.8m. A 71-storey tower set against the Burj Khalifa: 150 homes of two to five bedrooms. Handover targeted for Q4 2026.

Burj Binghatti Jacob & Co, Business Bay, Dubai

From AED 8,400,000. A canal-front supertall designed with Jacob & Co: 299 homes of two to seven bedrooms, handover targeted for 2027.

Les Vagues by Elie Saab, Qetaifan Island North, Lusail

From QAR 2,000,000. Five sea-front towers with interiors by Elie Saab, one to three bedrooms. Completion Q4 2027.

Etoile by Elie Saab, Sedra, Riyadh

From c. GBP 488,000. A gated collection of 150 villas with interiors by Elie Saab Maison and Salmani architecture, in its final phase of delivery.

The national carrier began flying from Riyadh to London in October 2025, at first for staff and invited guests. For summer 2026 it built out around fifteen destinations, among them Dubai, Cairo, Madrid, Manchester, Paris, Mumbai and Bangkok, with a goal of one hundred by 2030.

In Oman, a USD 130 million deal signed in June 2026 will build an airport city around Muscat International.

Chosen, then trained.

Every adviser is chosen and trained by our senior leadership and briefed from one source of research. You meet the same standard whichever door you come in by.

On your side of the table.

We act for buyers and investors alone. We negotiate for you, put forward only what fits your brief, and set our candid view of the risks beside it.

One adviser, start to finish.

One head office in Manchester, centrally held and never franchised. The person who hears your brief is the person still there at completion.

Advisers, not agents.

We act for the buyer alone, negotiate on your side of the table, and put forward only what fits your brief, with our candid view of the risks beside it.

Before the market.

Many of the right homes are never advertised. An owner sells quietly to someone they trust; a developer previews a launch before public sale.

Launches, dinners and race weekends.

Invitations to launch previews, client dinners and race weekends come with it.

Property acquisition.

From brief to completion: defining the search, comparing markets and developments, coordinating the transaction and negotiating on your side.

Investment sales.

Investment-grade and off-market opportunities matched to a defined objective, with the address, the payment structure and future marketability weighed together.

Buying from abroad.

View homes live on video or in person on a visit we arrange. We help you check the zone, the developer and the escrow account before you commit.

Relocation and residency.

Planned alongside the purchase. One adviser finds the home and stays until the family is settled.

Much of our work happens in rooms like this: a launch, a dinner, a long conversation at the end of it. The questions people ask over dinner are often the ones that decide a purchase months later.

Six markets, one standard.

We partner with licensed agents, consultants and property professionals in Saudi Arabia, Oman, the UAE, Qatar, Montenegro and the United Kingdom, market by market.

A media network we built.

Omnia Capital Group, Continental and our regional platforms for Saudi Arabia, the UAE, Oman and Montenegro, with the Omnia Journal and Omnia Markets, in English and Arabic.

Built on Connect.

Behind it is Omnia Connect, our own platform: a major investment in technology and talent.

The race and the links.

The Gulf race season opens in Jeddah and Bahrain in March, a desert links invitational follows in April, and the British summer of speed runs at Silverstone in July.

The water, autumn.

Adriatic regatta week in Tivat in September; a Gulf coast marina series in Muscat and Ras Al Khaimah in November.

The slope, December.

The season opens at Kolašin.

Guy Watt., Director

Guy leads the group's strategy, partnerships, operations and communications, and its development across Europe and the Gulf.

Guj Bajwa., Director

Guj is the senior voice most of our clients meet, with more than twenty years in property investment and international business development.

Every arrival in these pages began with one or the other. Whichever yours is, our first question is the same: what would the best possible outcome look like, three years from now?

Everything in this issue starts there. So will December.