Sedra.

The master plan, and the developer behind it

ROSHN was created in August 2020 as the Public Investment Fund’s national community developer under Vision 2030, and Sedra is its first flagship. The master plan was commissioned in 2019 from the Frankfurt firm Albert Speer plus Partner (Wikipedia; ROSHN). Off-plan sales opened in October 2021, the first keys were handed over in November 2022 ahead of schedule, and Phase 1, about 3,400 three- and four-bed homes, is substantially delivered. That makes Sedra the proof-of-concept for the Saudi master-community model, and by 2024 to 2025 ROSHN reported more than 1,000 families in residence (Arab News; Construction Week).

The design discipline is the part that sets it apart. Every phase follows the Salmani style, a modern reading of Najdi tradition, on tree-lined streets built to be walked rather than only driven. Homes sit inside neighbourhoods organised on mosques, parks and community retail, one delivered phase alone lists seven mosques, schools and seven shopping areas (Saudipedia; ROSHN). For a buyer used to Riyadh’s road-and-gate compounds, the unusual thing here is coherence: a single hand has shaped the whole, which is a strength and, as the risk notes below make clear, also a dependence worth understanding.

A community built, not just rendered. You can walk the streets and read the resale before you buy into the plan.

What you are actually buying

The core stock is three- to five-bedroom townhouses, duplexes and standalone villas in the Salmani style, sold freehold. Phase 1 alone delivered about 3,400 three- and four-bed homes, and Phase 5, on sale from 2025, adds more than 2,000 across 1.3 million square metres around some 600,000 square metres of open and green space (ROSHN; The Arab Today). Above that mainstream tier sits a branded layer: from 2023 ROSHN began parcelling land to third-party developers, so branded villas now sit inside the wider community. Which one is right depends on how you intend to use the community, which is the conversation we start with rather than finish on.

Pricing follows that order. Resale listings in mid-2026 ask broadly SAR 8,000 to 14,300 per square metre, with whole villas from about SAR 2.1m (Property Finder, read July 2026, portal asking prices, not achieved). Knight Frank puts wider north Riyadh villa values near SAR 8,660 per square metre, up 8.2% year on year (The Saudi Report 2025). The branded parcels, Etoile by Elie Saab and Neptune Interiors by Mouawad, price above the community norm. Those readings move, and portal asks are not sale prices, so we verify against live stock before you form a view.

Where it is going

The reason Sedra is worth a guide now is a status shift. Development continues across eight phases toward more than 30,000 homes, so parts of the community will remain active worksites into the late 2020s (ROSHN; Gulf Construction). The larger change is legal: the foreign-ownership law took effect in January 2026, and on 23 to 24 June 2026 the Cabinet approved its executive regulations and named Sedra among Riyadh’s nine designated ownership zones (REGA Geographic Scope Document). That is the single biggest demand catalyst here, and it puts a family suburb alongside KAFD, New Murabba and Diriyah on the eligibility list.

The headwinds are real and worth stating plainly. GASTAT recorded Riyadh real estate prices down 4.4% year on year in Q1 2026, with national villa prices down 6.1%, a cooling signal after three years of steep growth (GASTAT, via Arab News and Argaam, April 2026). Roughly 70,000 new Riyadh units are expected over two years, and buyers have shifted toward wait-and-see even as rents surge. Zone eligibility is also drawn on maps, not district names, so whether a given deed qualifies is exactly the kind of thing we check against the REGA record before anyone commits. The case is structural, not urgent, which is the whole point of starting with the community.