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The Red Sea coast · Kingdom of Saudi Arabia
Jeddah is opening its Red Sea waterfront to foreign owners just as a new downtown is built along it.
The coast, opening
Jeddah is the Kingdom’s waterfront case: a working port rebuilding its own shoreline just as the published ownership zones give foreign buyers a clearer route in. Early now means understanding the mapped eligibility before the wider market reprices it.
Omnia Capital Group · Saudi Desk
What we do here
The brochure is the easy part. Four ways the desk stays useful in Jeddah, from the first call to the keys, and after.
A named Jeddah desk adviser shortlists against your brief, from Corniche resale to pre-launch waterfront phases the portals never carry.
Jeddah’s designated-zone maps are now published. We check the specific property through the Real Estate General Authority’s Saudi Properties record rather than treating a whole district as eligible.
Direct lines to the teams behind Jeddah Central and MARAFY, so we can read a phased release and an escrow position honestly before you commit a deposit.
Once you own, we handle the long-term tenancy through Ejar, the service charge and the paperwork, or hand a branded residence to its operator’s letting programme.
Developments · available now
The full listing holds every available development in Jeddah, with live pricing, maps and filters.
Featured development
One&Only's first Private Homes community in the Kingdom, on the Jeddah Central waterfront, from the SAR 7.6 billion Midad, Kerzner and JCDC joint venture. Ahead of release, with no pricing published.
Saudi Arabia · Jeddah · Jeddah Central
Branded residences beside an 800-key Atlantis resort on the Jeddah Central waterfront, from the SAR 7.6 billion Midad, Kerzner and JCDC joint venture. Ahead of release, with no pricing published.
Saudi Arabia · Jeddah
From £155,752
One to four bedroom apartments by Dar Global on King Abdulaziz Road, from SAR 790,000 with residents-only rooftop padel courts. December 2030 completion and a five-stage 20% payment plan.
Saudi Arabia · Jeddah · Al Shati, Jeddah
From £454,000
Trump Tower Jeddah is a 47-storey branded residence on the Corniche by Dar Global, designed by Gensler, with one to four bedroom apartments and penthouses above the Red Sea. Under construction, with handover expected in December 2029.
The city, in full
The Kingdom’s oldest gateway is rebuilding its own shoreline, and the ownership rules are changing while it does.
In this story
Reviewed by the Omnia Saudi Desk · July 2026
Jeddah has been the Kingdom’s front door for longer than the Kingdom has existed. For centuries the port received pilgrims bound for Makkah, and the merchant families who housed, fed and financed them built Al-Balad, the coral-stone old town whose latticed roshan balconies still lean over its lanes, now protected by UNESCO. Then the oil decades happened, and the city that had always faced the water sprawled inland along its highways instead. What is under way now is a correction of that turn: two giga-projects rebuilding the shoreline itself, and a change in the law that lets foreign buyers own along it for the first time. In Jeddah, the coastline is the market.
I.
Jeddah’s founding purpose was arrival. Chosen early in the Islamic era as the landing point for pilgrims bound for Makkah, the city spent centuries receiving the world twice a year and trading with it in between. The wealth that passed through built Al-Balad, the old town of coral-stone tower houses and latticed roshan balconies raised by the merchant families who housed and provisioned the hajj. It is still there, still inhabited, and now UNESCO-listed: a reminder that Jeddah was a global city long before the term existed.
The twentieth century pulled the city the other way. Oil-era Jeddah grew inland and northward along its highways, a working port and commercial capital laid out for the car, and the sea became something the city drove past rather than lived on. The Corniche stayed as the one long thread tying daily life to the water, the King Fahd Fountain marking the shoreline, but for decades the waterfront was Jeddah’s edge rather than its centre.
II.
That is the turn now being reversed, and at scale. Jeddah Central, a Public Investment Fund project, is reclaiming 9.5 kilometres of the central shoreline into a new downtown, with a beach, a marina, a stadium and an opera house in a first phase targeted for 2027. It is not a district bolted onto the city’s edge. It sits on the same coast the Corniche already made the centre of daily life, which is what separates it from greenfield ambition elsewhere in the region.
North at Obhur Creek, Roshn’s MARAFY is carving a navigable canal of around 10 kilometres through a planned city of some 52,000 homes, with a metro Red Line link in the plan and construction moving in measured phases. On the existing Corniche, Four Seasons Private Residences is expected to complete around mid-2027, setting the branded benchmark for the waterfront the giga-projects will extend. Three projects, one direction: back toward the water.
Jeddah is not adding a waterfront district. It is rebuilding the waterfront itself, nine and a half kilometres of it, while the ownership rules change around it.
III.
The numbers read differently from Riyadh, and deliberately so. City-wide apartments averaged around SAR 4,400 per square metre in the third quarter of 2025, with the average residential transaction near SAR 1.2 million, roughly USD 320k. Prime sea-facing stock in Ash Shati trades well above that, and 2025 closed as the Kingdom’s standout for stability: record sales near SAR 36.6 billion across about 30,500 transactions, with prices rising more moderately than the capital on a healthier balance of supply and demand. Roughly 18,000 new homes are due in 2026 and 22,000 in 2027. This is an early-cycle market that has so far declined to overheat.
IV.
As in Riyadh, the regulatory turn is what makes this a now decision. The Law of Real Estate Ownership by Non-Saudis took effect on 22 January 2026, and the Cabinet approved the geographical zones and implementing regulations on 23 June 2026. Jeddah is covered through its city centre and 55 numbered development zones, drawn on maps rather than district names. That makes the practical question property-specific: an Ash Shati, Al Hamra or Al Rawdah address must be checked against the live REGA map before anyone commits. The primary market is strong and the resale market is young, which is why this coast rewards patience over speed.
Related reading
Three desks, one city: long-form market intelligence, the investor guides, and dispatches from the Journal, all kept current by the desk.
The case for Jeddah
There is a quiet privilege in arriving early, while a city writes its next chapter.
Jeddah Central is reclaiming 9.5km of the city’s own waterfront, with a beach, marina, stadium and opera house in a first phase targeted for 2027, while MARAFY carves a canal city at Obhur.
The law took effect on 22 January 2026 and the Cabinet approved the geographical zones on 23 June 2026. Jeddah’s mapped zones are live, with eligibility checked property by property.
2025 was the Kingdom’s standout for steadiness: record sales near SAR 36.6 billion across about 30,500 transactions, with prices rising more moderately than Riyadh on a healthier supply balance.
City-wide apartments averaged around SAR 4,400 per square metre in Q3 2025, the average transaction near SAR 1.2 million, with prime Corniche stock from SAR 8,000 to 14,000 per square metre.
Four Seasons Private Residences is expected to complete around mid-2027, bringing hotel service and operator-run letting to the existing waterfront before the new one opens.
A flat 5% transaction tax on purchase, no annual property tax on residential ownership and no individual capital gains tax on personal real estate.
Where in Jeddah
Five districts along the coast, compared at a glance. The waterfront is where the branded supply and the giga-project ambition both land, with eligibility now checked property by property against the published zone maps.
Corniche prime
The Corniche address, where sea-facing stock asks SAR 6,500 to 9,000 per square metre and the Four Seasons sets the branded benchmark.
Established prime
A settled central district a short drive from the Corniche, where established apartment and villa stock holds its value through cycles.
Family residential
A central residential quarter of villas and apartments, the everyday Jeddah where local demand is deepest and entry is most reasonable.
The new downtown
A 9.5km waterfront reclamation by the Public Investment Fund, with its first phase targeted for 2027. Priced today on the plan, for the patient early holder.
Canal city
The northern creek where Roshn’s MARAFY is carving a navigable canal city in measured phases, with a metro link planned.
Indicative entry prices by district. Open the full listing for live stock, maps and filters.
Jeddah Central · first phase targeted 2027
A working port turning back to its own coastline, with the freehold maps now published.
Find your place in itThe market
Jeddah has grown more steadily than Riyadh on a healthier balance of supply and demand, which is why it reads as an early-cycle market for patient capital. The case is the waterfront, where the giga-projects and the branded supply both land, and where the published ownership maps now make the entry decision property-specific.
Indicative entry prices for prime stock, Jeddah, 2025 to 2026. The Cabinet approved the geographical zones and implementing regulations on 23 June 2026; verify each property against the live REGA map. Illustrative, not investment advice.
Our overall read out of 100. Strong on entry price, stability and the waterfront pipeline, more measured on resale depth and on property-specific eligibility within the published freehold maps. Offered for context, not as a recommendation.
However you're buying
Tell us what you are hoping for, and an adviser tailors the shortlist, the numbers and the next step to you. No generic forms, no pressure.
Lifestyle
The Corniche address at Ash Shati, with the Four Seasons benchmark and the sea at the end of the street. Homes to use, and to hold.
Growth
Jeddah Central and MARAFY at Obhur, priced today on the plan, for the patient holder while a new waterfront is delivered in phases.
Yield
Long-term tenancies registered through Ejar in the settled central districts, or operator-run branded residences with letting built in.
Residency
Premium Residency on national terms, with the property route from SAR 4 million, guided end to end by people who have run it before.
Two minutes
Three to five addresses, with pricing and an honest read. A person replies, not an autoresponder.
Life here
A working port and pilgrim gateway turning back toward its own coastline. Daily life runs along the Corniche, and the waterfront is where the branded supply and the giga-project ambition both land: Four Seasons on the existing Corniche, a new beach, marina and opera house at Jeddah Central, a canal-linked metro line at MARAFY. Prices have grown more steadily than Riyadh on a healthier supply balance, which is why this reads as an early-cycle market for patient capital. The lifestyle case and the investment case meet at the same edge of the city.
From the Corniche, by car
Questions
Yes, within the mapped zones now published by REGA. The Law of Real Estate Ownership by Non-Saudis took effect on 22 January 2026, and the Cabinet approved the geographical zones and implementing regulations on 23 June 2026. Jeddah is covered through its city centre and 55 numbered development zones, but eligibility, permitted rights and ownership limits are property-specific. A branded residence does not remove the need to check the live Saudi Properties map; Premium Residency is a separate route for buyers who qualify.
Inside a designated zone, residents holding an iqama register directly online through the Real Estate General Authority's platform. Non-residents buying from abroad are routed through Saudi embassies or consulates to obtain a digital identity first, then use the same platform. The procedure is new and still bedding in, so confirm the current consular and registration steps at the point of purchase.
A Jeddah purchase qualifies for Saudi Premium Residency on the same national terms as anywhere in the Kingdom: it is not a Jeddah-specific scheme. The real-estate route requires owning developed residential property valued at a minimum of SAR 4 million, held unmortgaged and appraised by a Taqeem-accredited valuer, renewable every five years. Cash alternatives need no property: SAR 100,000 per year for the limited-duration permit, or SAR 800,000 once for the unlimited permit. Verify the SAR 4m figure before acting, as central thresholds can change.
City-wide in the third quarter of 2025, apartments averaged around SAR 4,300 to 4,400 per square metre and villas around SAR 5,100 to 5,200, with the average residential transaction near SAR 1.2 million (roughly USD 320k). Prime Corniche and waterfront stock in Ash Shati commands materially more, roughly SAR 9,000 to 14,000 per square metre. Branded waterfront residences sit well above local averages, from the high SAR per square metre tier upward. Treat these as indicative ranges dated to 2025, not fixed quotes; the SAR is pegged to the US dollar at about 3.75.
A flat 5% Real Estate Transaction Tax applies on the transfer value, administered by ZATCA, with exemptions for inheritance, family gifts and certain corporate restructurings. There is no annual recurring property tax on residential ownership and no individual capital gains tax on personal real estate. Budget on top of the 5% for registration, valuation where residency is sought, agency, and any developer or branded service charges. Figures are current to 2025 and 2026; confirm at completion.
Not as a foreign owner under current rules. As at late 2025 the Ministry of Tourism restricts short-term-rental host permits to Saudi nationals, so expatriates and overseas owners cannot legally hold a short-let licence. A buy-to-let case in Jeddah should be built on long-term tenancy registered through the Ejar platform, or on operator-run branded residences with built-in rental management. Short-let eligibility is evolving alongside the ownership reform, so verify before relying on short-let income.
Two PIF giga-projects anchor the coast. Jeddah Central, a 9.5km waterfront reclamation, has its first phase targeted to open in 2027, including a beach, marina, stadium and opera house. Roshn's MARAFY at Obhur Creek is in early phased construction: a navigable canal of around 10km with 52,000 homes planned and a metro Red Line link. On the existing Corniche, Four Seasons Private Residences is expected to complete around mid-2027. The forward residential pipeline is roughly 18,000 units in 2026 and 22,000 in 2027.
Riyadh sells on jobs, relocation and rental demand; Jeddah sells on waterfront and brand. Jeddah's 2025 residential market was the Kingdom's standout for stability, with record sales near SAR 36.6 billion across about 30,500 transactions, prices rising more moderately than Riyadh on a healthier supply-demand balance. The primary market is strong but the resale market is young, so this suits patient buyers rather than quick exits.
Your Jeddah desk
Omnia Middle East
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