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The capital region · Kingdom of Saudi Arabia
The capital is being rebuilt at the scale of a country, and its best addresses are being drawn now.
The capital, first
Riyadh is where Vision 2030 is being built first, and the property follows the jobs. Arriving now means arriving early, on the addresses the rest of the market has not yet caught up to.
Omnia Capital Group · Saudi Desk
What we do here
A listing is the easy part. Here is how we stay useful, from the first conversation to the keys, and after.
A named Saudi desk adviser shortlists against your brief, then brings off-market and pre-launch stock the portals never see.
Direct relationships with Riyadh’s master developers, so we can read a payment plan and a Wafi licence honestly before you commit a deposit.
Premium Residency, schooling and the practical side of basing a family in the capital, guided by people who have done it for clients already living here.
Once you own, we can manage the letting, the service charge and the paperwork, so a Riyadh address stays an asset rather than a second job.
Developments · available now
The full listing holds every available development in Riyadh, with live pricing, maps and filters.
Featured development
Some homes are chosen. An Altara mansion is authored from nothing fixed: a ground-up custom mansion at Rayana, Wadi Safar, where you direct the facade and interior and Dar Global builds it turnkey. Freehold, from £5,250,000.
Saudi Arabia · Riyadh · Wadi Safar
From £4,500,000
Live close, live apart. Amara at Rayana pairs two five-bedroom mansions on one plot in Wadi Safar, Diriyah: one freehold address, two front doors. Shell and core by Dar Global. From £4,500,000 for the pair, completing December 2029.
Saudi Arabia · Riyadh · Wadi Safar
From £3,450,000
Move in and only bring the furniture. D'Mansions at Rayana, Wadi Safar are six-bedroom freehold mansions with a private pool, finished in marble, Miele and smart-home spec by Dar Global. From £3,450,000, completing December 2029.
Saudi Arabia · Riyadh · Wadi Safar
From £2,835,443
Some homes are chosen. A Rayana Mansion is authored. Freehold custom mansions at Rayana, Wadi Safar, Diriyah: 6 to 8 bedrooms, a finished Najdi shell, interior yours. By Dar Global, from £2,835,443.
The city, in full
Most capitals grow. Riyadh is being rebuilt, and the story explains the price better than any spreadsheet.
In this story
Reviewed by the Omnia Saudi Desk · June 2026
For most of the twentieth century, Riyadh was a walled, low-rise government town on the edge of the Najd plateau, better known as a seat of administration than a place anyone particularly wanted to visit. That city is gone. In its place stands one of the fastest-building capitals on earth: a population tracked toward roughly 9.6 million by 2030, a skyline adding towers on a schedule measured in months, and a government spending programme with no real precedent in the region’s history. Understanding why matters more than any single price per square metre, because in Riyadh, the story is the market.
I.
Riyadh’s story starts twenty minutes up the road, in Diriyah, where mud-brick walls still rise over the ruins of At-Turaif, the seat of the first Saudi state, founded in 1727. The capital itself grew through the oil decades into a sprawling, car-first city of government ministries, family compounds and wide, anonymous boulevards, built to administer a country rather than to be lived in for its own sake.
That changed with Vision 2030. The reform programme that reshaped the Saudi economy chose Riyadh as its proving ground, and the city has spent the years since unlearning its own habits: building parks instead of car parks, museums instead of ministries, and a metro instead of another ring road.
II.
The scale is the point. New Murabba alone is a planned 19 square kilometre downtown, large enough to hold several of Riyadh’s existing districts. King Salman Park is laid out to be the largest urban park in the world. None of this is incremental renovation. It is a capital building a second version of itself alongside the first, and choosing to do nearly all of it at once.
The Regional Headquarters Program is what turns that construction into a property story. More than 600 multinational companies have committed to moving a regional headquarters to Riyadh in exchange for access to government contracts, importing executives, salaries and demand for housing on a fixed schedule rather than an organic one.
Riyadh is not adding suburbs. It is adding entire districts, complete with their own park, mosque, school and metro stop, on a schedule measured in years rather than decades.
III.
For a buyer, the more useful truth is that Riyadh has never really been one city. It is a loose federation of districts, each with its own character and its own kind of buyer: the vertical, corporate density of Al Olaya and KAFD; the walled, embassy calm of the Diplomatic Quarter; the low-rise heritage scarcity of Diriyah Gate; the green, park-anchored corridor around King Salman Park. None of them compete so much as answer different questions. The district, not the apartment, is where a Riyadh decision should start.
IV.
What makes this a now decision rather than a someday one is regulatory, not just architectural. From 22 January 2026, foreign individuals can hold freehold property inside zones approved by the Council of Ministers, the first time that has been true at this scale. Apartment values had already moved roughly 10.6% in the year to mid-2025 on the back of the headquarters programme alone. Opening ownership to foreign buyers while the city is still mid-build, rather than after, is the part of the story the price has not fully caught up to yet.
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 Riyadh
There is a quiet privilege in arriving early, while a capital writes its next chapter.
More than 600 multinationals are relocating regional headquarters to Riyadh, importing tenants and salaries on a schedule, with the population tracked toward 9.6 million by 2030.
New Murabba, Diriyah Gate and King Salman Park are delivered as complete districts, designed around how people want to live now.
Four Seasons, Raffles and others bring hotel service, housekeeping and rental management to a home that is genuinely yours.
Apartment values averaged about SAR 6,175 per square metre in Q2 2025, up 10.6% year on year, yet entry still sits below comparable Gulf capitals.
From 22 January 2026 foreign individuals can hold freehold inside approved zones, and the Premium Residency route is open today. Arriving now means arriving early.
No annual property tax on a completed home and no individual capital gains tax on a personal residence, with gross yields commonly cited around 7 to 9%.
Where in Riyadh
Six prime districts, compared at a glance. Each opens to its own developments, with live stock and hyperlocal context.
Branded villasHeritage prime
The Kingdom’s birthplace reborn around At-Turaif. Low-rise, mud-brick-inspired, where scarcity sets the price.
ApartmentsFinancial district
King Abdullah Financial District, the relocation address for global headquarters and the city’s most liquid rental market.
ApartmentsCentral spine
The vertical heart along Olaya Street and the Kingdom Centre. Where the capital is densest, most connected and most liquid.
Register interestThe new downtown
A 19km² district rising north of the centre. Priced today on the plan, for the patient early holder.
VillasEstablished prime
Walled, green and low-density, home to embassies and the city’s most settled international community.
Villas and apartmentsGreen capital
The world’s largest urban park anchors a corridor of liveable, defensive prime addresses.
Indicative entry prices by district. Open the full listing for live stock, maps and filters.
The headquarters mandate · 600+ multinationals relocating
A capital drawn for the next hundred years, not the next market cycle.
Find your place in itThe market
Prime Riyadh has repriced quickly on the back of the headquarters mandate, yet entry still sits below comparable Gulf capitals. The spread between heritage Diriyah and the central spine is where most of the decision lives.
Indicative entry prices for new-build prime stock, Riyadh, 2025 to 2026. Illustrative, not investment advice.
Our overall read out of 100. Strong on growth, supply and demand, more measured on resale depth while the market is young. 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.
Yield
Corporate tenants and the city’s most liquid rental stock, concentrated in KAFD and Al Olaya.
Growth
Early-cycle districts priced on the plan, held with patience for the repricing already under way.
Lifestyle
Heritage Diriyah and the walled calm of the Diplomatic Quarter. Branded, serviced addresses to use and let.
Residency
Premium Residency through property, schooling and the practicalities of basing a family in the capital.
Two minutes
Three to five addresses, with pricing and an honest read. A person replies, not an autoresponder.
Life here
A capital reorganising around culture and the outdoors, where King Salman Park, Diriyah Gate and Sports Boulevard are reshaping how the city lives and where it is worth owning. The new financial core at KAFD and the heritage quarter at Diriyah anchor either end of the move, and the investment case and the lifestyle case have started to converge.
From central Riyadh, by car
Questions
Yes. The Real Estate Ownership by Non-Saudis law took effect on 22 January 2026, and on 23 June 2026 the Cabinet approved the geographical zones and implementing regulations. REGA now publishes the parcel-level maps, permitted rights and limits through Saudi Properties. A foreign buyer must check the specific property against that live map; a brand or Wafi licence does not replace the ownership-zone check.
It can. A developed, mortgage-free residential property or portfolio appraised at SAR 4,000,000 or more, valued at its TAQEEM-accredited figure, qualifies for the Real Estate Owner track of the Saudi Premium Residency. That permits living, working and owning without a sponsor, on a five-year renewable term, with a one-time application fee around SAR 4,000. Buying inside an approved zone does not itself require Premium Residency, but every property, including a branded residence, must still meet the mapped ownership conditions.
City-wide apartment values averaged about SAR 6,175 per square metre in Q2 2025, up 10.6% year on year, with villas at roughly SAR 5,470 per square metre per Knight Frank. Prime northern districts such as Al Olaya and Al Nakheel were reported above SAR 10,500 per square metre. In sterling terms, apartments start near £480k and branded Diriyah villas near £2m.
A one-off Real Estate Transaction Tax of 5% on the transfer value applies to all buyers, in force since 10 April 2025 and administered by ZATCA. There is no annual recurring property tax on a completed home and no individual capital-gains tax on a personal residence. Under the new foreign-ownership law REGA may also charge a disposal or registration fee of up to 5% of value. Note that Riyadh's White Land Tax of 2.5% to 10% is a levy on undeveloped land of 5,000 square metres or more, not a tax on owning a finished apartment or villa.
Off-plan sales run through the government's Wafi system, which ring-fences buyer funds in a government-audited escrow account and releases them to the developer only against verified construction milestones. The reservation deposit during marketing is capped at 5% of the unit value. Foreign buyers may purchase Wafi-licensed off-plan property in Riyadh.
Around 57,000 new homes are scheduled for delivery across 2026 and 2027 per Cavendish Maxwell, after roughly 16,000 completed in 2025. Knight Frank separately estimates Riyadh needs around 305,000 new homes over the coming decade, a measure of demand rather than confirmed supply. Alongside this sit PIF giga-projects including King Salman Park, Diriyah Gate and Qiddiya. New Murabba is progressing, though its Mukaab component has been paused and rescoped, so it is not yet selling.
Long-term residential letting is open to owners. Short-term holiday letting is regulated by the Ministry of Tourism and needs a permit, but as of 2025 the host permit is restricted to Saudi nationals, so a foreign owner must route any short-let through a licensed Saudi operator. Branded residences usually handle this through the operator's own rental programme. This is the current rule and could change.
Gross apartment yields in established letting districts such as Al Olaya, Al Malqa, Al Yasmin and KAFD were commonly cited in the high single digits, around 7% to 9%, in 2025 aggregations. These are gross figures drawn from secondary sources and should be stress-tested for service charges and void periods before you rely on them.
Your Riyadh desk
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