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SUMMARY
We analyzed apartment rental yields in Jeddah, as of 2026, for residential apartment buyers, using the raw dataset provided and turning it into a practical yield guide for a foreign individual buyer.
The study compares Jeddah neighborhoods across studios, 1-bedroom apartments, and 2-bedroom apartments, with estimated purchase prices, monthly rents, gross rental yields, and net rental yields.
We conduct this type of research regularly and update this page constantly, so the numbers should be read as a current May 2026 Jeddah apartment yield snapshot rather than a permanent forecast.
The main finding is simple: Jeddah studios usually produce the strongest percentage returns, with many investable neighborhoods showing net yields around 6.0% to 6.8%.
Al Hamra, Ar Rawdah, As Salamah, and Az Zahra are the strongest yield neighborhoods among areas that also have clear tenant demand and everyday livability.
Al Hamra is the standout central lifestyle district in the model. Studios show about 9.3% gross yield and 6.8% net yield, while 1-bedroom apartments show about 9.1% gross yield and 6.6% net yield.
Ar Rawdah and As Salamah also look attractive because their rents are strong enough to support purchase prices without relying only on low entry costs.
Ash Shati is the weakest pure yield story in the dataset. It can be excellent for lifestyle, prestige, and long-term ownership, but a 2-bedroom apartment at about SAR 1.15 million and 4.9% net yield is less efficient for rental income.
The most practical beginner format is usually a liquid 1-bedroom apartment in a strong rental neighborhood, even though studios often show higher yields on paper.
The practical takeaway is that Jeddah apartment investors should not chase the cheapest unit. They should compare net yield, building quality, parking, tenant depth, maintenance risk, and resale liquidity together.
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Neighborhoods and apartment rental yields in the 2026 Jeddah apartment market
This table compares apartment rental yields in Jeddah by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Jeddah.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Abhur Al Janubiyah | SAR 215,000 | SAR 1,450 | 8.1% | 6.0% | SAR 360,000 | SAR 2,200 | 7.3% | 5.4% | SAR 575,000 | SAR 3,100 | 6.5% | 4.8% |
| Al Bawadi | SAR 235,000 | SAR 1,550 | 7.9% | 5.9% | SAR 395,000 | SAR 2,250 | 6.8% | 5.1% | SAR 640,000 | SAR 3,200 | 6.0% | 4.5% |
| Al Faisaliyah | SAR 220,000 | SAR 1,500 | 8.2% | 6.1% | SAR 370,000 | SAR 2,200 | 7.1% | 5.3% | SAR 590,000 | SAR 3,100 | 6.3% | 4.7% |
| Al Hamra | SAR 270,000 | SAR 2,100 | 9.3% | 6.8% | SAR 450,000 | SAR 3,400 | 9.1% | 6.6% | SAR 720,000 | SAR 4,800 | 8.0% | 5.8% |
| Al Marwah | SAR 185,000 | SAR 1,300 | 8.4% | 6.2% | SAR 310,000 | SAR 1,900 | 7.4% | 5.4% | SAR 490,000 | SAR 2,600 | 6.4% | 4.7% |
| Al Muhammadiyah | SAR 310,000 | SAR 2,300 | 8.9% | 6.5% | SAR 520,000 | SAR 3,500 | 8.1% | 5.9% | SAR 830,000 | SAR 4,900 | 7.1% | 5.2% |
| An Nahdah | SAR 310,000 | SAR 2,200 | 8.5% | 6.2% | SAR 520,000 | SAR 3,300 | 7.6% | 5.6% | SAR 830,000 | SAR 4,600 | 6.7% | 4.9% |
| An Naim | SAR 250,000 | SAR 1,750 | 8.4% | 6.2% | SAR 415,000 | SAR 2,550 | 7.4% | 5.5% | SAR 660,000 | SAR 3,500 | 6.4% | 4.7% |
| An Nuzhah | SAR 200,000 | SAR 1,400 | 8.4% | 6.2% | SAR 340,000 | SAR 2,050 | 7.2% | 5.3% | SAR 540,000 | SAR 2,850 | 6.3% | 4.7% |
| Ar Rawdah | SAR 275,000 | SAR 2,100 | 9.2% | 6.7% | SAR 460,000 | SAR 3,300 | 8.6% | 6.3% | SAR 730,000 | SAR 4,600 | 7.6% | 5.5% |
| As Safa | SAR 190,000 | SAR 1,350 | 8.5% | 6.3% | SAR 315,000 | SAR 1,950 | 7.4% | 5.5% | SAR 505,000 | SAR 2,700 | 6.4% | 4.7% |
| As Salamah | SAR 230,000 | SAR 1,700 | 8.9% | 6.6% | SAR 385,000 | SAR 2,600 | 8.1% | 6.0% | SAR 610,000 | SAR 3,700 | 7.3% | 5.4% |
| Ash Shati | SAR 430,000 | SAR 2,700 | 7.5% | 5.4% | SAR 720,000 | SAR 4,500 | 7.5% | 5.4% | SAR 1,150,000 | SAR 6,500 | 6.8% | 4.9% |
| Az Zahra | SAR 265,000 | SAR 2,000 | 9.1% | 6.6% | SAR 445,000 | SAR 3,150 | 8.5% | 6.2% | SAR 710,000 | SAR 4,400 | 7.4% | 5.4% |
We have made this infographic to give you a quick and clear snapshot of the property market in Saudi Arabia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Jeddah?
The best net-yield neighborhoods among places people actually want to live in Jeddah are Al Hamra, Ar Rawdah, As Salamah, and Az Zahra.
These areas combine above-average net yields with real tenant depth, daily convenience, and stronger resale logic than cheaper fringe locations.
Al Hamra is the strongest example in the dataset. Studios show about 6.8% net yield, 1-bedroom apartments show about 6.6%, and 2-bedroom apartments still hold about 5.8%.
Ar Rawdah is close behind. The model estimates 6.7% net yield for studios, 6.3% for 1-bedroom apartments, and 5.5% for 2-bedroom apartments.
As Salamah and Az Zahra are also strong because they do not rely only on cheap purchase prices. As Salamah studios show about 6.6% net yield, while Az Zahra studios show about 6.6% and 1-bedroom apartments show about 6.2%.
The honest interpretation is that Jeddah's best apartment rental yield areas are not always the cheapest areas. They are neighborhoods where tenants are willing to pay for access, services, schools, shopping, and a familiar residential environment.
Where can I find apartments with above-average yields and below-average entry prices in Jeddah?
The clearest Jeddah neighborhoods with above-average yields and below-average entry prices are Al Marwah, As Safa, An Nuzhah, Al Faisaliyah, and As Salamah.
These areas sit below the premium coastal and north Jeddah districts on entry price, but still produce solid rent-to-price ratios.
Al Marwah is the lowest studio entry point in the dataset, with an estimated studio purchase price of SAR 185,000 and monthly rent of SAR 1,300. That gives about 8.4% gross yield and 6.2% net yield.
As Safa is similarly low cost. A studio is estimated at SAR 190,000 with SAR 1,350 monthly rent, which supports about 8.5% gross yield and 6.3% net yield.
An Nuzhah and Al Faisaliyah also look useful for budget-conscious buyers. Their studio purchase prices are about SAR 200,000 and SAR 220,000, while net yields are estimated at 6.2% and 6.1%.
As Salamah is probably the best balanced value area because the entry price is still moderate but tenant demand is deeper. A studio costs about SAR 230,000, rents for SAR 1,700 per month, and produces about 6.6% net yield.
Where does the rent level justify the purchase price most clearly in Jeddah?
The rent level most clearly justifies the purchase price in Al Hamra, Ar Rawdah, Az Zahra, and As Salamah.
These neighborhoods show strong rent-to-price ratios without depending only on very low purchase prices.
Al Hamra has the clearest rent support. A studio is estimated at SAR 270,000 and SAR 2,100 monthly rent, which produces about 9.3% gross yield and 6.8% net yield.
Ar Rawdah is almost as strong. A studio at SAR 275,000 and SAR 2,100 monthly rent gives about 9.2% gross yield, while a 1-bedroom apartment at SAR 460,000 and SAR 3,300 monthly rent gives about 8.6% gross yield.
Az Zahra also looks rational because rents are high enough to support above-average prices. A 1-bedroom apartment is estimated at SAR 445,000 and SAR 3,150 monthly rent, which gives about 8.5% gross yield and 6.2% net yield.
As Salamah is less prestigious than Al Hamra or Ar Rawdah, but the yield math is strong. A 2-bedroom apartment costs about SAR 610,000 and rents for SAR 3,700 per month, which is enough to keep net yield around 5.4%.
We have actually built the our real estate pack about Jeddah to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Jeddah?
The best places to buy for stable rental income in Jeddah are Ar Rawdah, As Salamah, Az Zahra, Al Muhammadiyah, and An Nahdah.
These neighborhoods may not always be the absolute highest-yield choices, but they offer stronger tenant depth and more understandable resale demand.
Ar Rawdah is the most balanced stability choice because its rent levels are high without relying on a narrow luxury tenant pool. A 1-bedroom apartment is estimated at SAR 460,000 and SAR 3,300 monthly rent, with about 6.3% net yield.
As Salamah works because supply is deep and the neighborhood is familiar to ordinary renters. Studios show about 6.6% net yield, while 1-bedroom apartments show about 6.0% net yield.
Az Zahra and Al Muhammadiyah are more north Jeddah oriented. They attract renters who care about schools, services, shopping, and better perceived residential quality.
An Nahdah is also useful for stability, but buyers must avoid overpaying for new stock. The model shows 1-bedroom net yield around 5.6%, which is attractive, but not enough to ignore building quality or future supply competition.
Which apartment type gives the best return for the lowest total investment in Jeddah?
The apartment type that gives the best return for the lowest total investment in Jeddah is usually the studio apartment.
Studios win because the purchase ticket is low while the rent per riyal invested is high.
The dataset shows many studio net yields between 6.0% and 6.8%. By comparison, 1-bedroom apartments usually sit around 5.1% to 6.6%, while 2-bedroom apartments mostly fall around 4.5% to 5.8%.
The entry price gap is important for a beginner buyer. A studio in Al Marwah is estimated at SAR 185,000, while a 1-bedroom apartment is SAR 310,000 and a 2-bedroom apartment is SAR 490,000.
Al Hamra gives the strongest studio income profile, with SAR 270,000 purchase price, SAR 2,100 monthly rent, and about 6.8% net yield. Ar Rawdah, As Salamah, Az Zahra, As Safa, and Al Marwah also show strong studio returns.
The practical takeaway is not that every studio is safe. In Jeddah, studios work best in areas with professionals, single renters, central access, and buildings that are not designed only for larger family households.
We give you more details in the our real estate pack about Jeddah.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Jeddah?
The Jeddah neighborhoods that combine strong rental income with lower vacancy risk are Ar Rawdah, As Salamah, Az Zahra, Al Hamra, and Al Muhammadiyah.
These areas have strong rents because demand is broad, not only because landlords are asking high prices.
Al Hamra has the highest lifestyle-supported rent levels in the core dataset. A 1-bedroom apartment rents for about SAR 3,400 per month, while a 2-bedroom apartment rents for about SAR 4,800 per month.
Ar Rawdah is a mature central district, which supports tenant stability. A 1-bedroom apartment rents for about SAR 3,300 per month and still produces an estimated 6.3% net yield.
Az Zahra and Al Muhammadiyah have higher north Jeddah rent profiles. Their 1-bedroom apartments rent for about SAR 3,150 and SAR 3,500 per month, which suggests stronger tenant budgets than in cheaper value districts.
As Salamah is less premium but very practical. A 1-bedroom apartment at SAR 385,000 and SAR 2,600 monthly rent produces about 6.0% net yield, which is a strong balance of income and liquidity.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Saudi Arabia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which areas look overpriced relative to their rental income in Jeddah?
The areas that look most expensive relative to rental income in Jeddah are Ash Shati, parts of Al Muhammadiyah, and parts of An Nahdah.
These can be excellent places to live, but the pure income case becomes weaker when the buyer pays too much for prestige, newness, or location.
Ash Shati is the clearest example. A 2-bedroom apartment is estimated at SAR 1.15 million and SAR 6,500 monthly rent, which gives about 6.8% gross yield but only 4.9% net yield after operating leakage.
The same Ash Shati studio still produces about 5.4% net yield, but the purchase price is high at SAR 430,000. That is far above value districts such as Al Marwah, As Safa, and An Nuzhah.
Al Muhammadiyah and An Nahdah are not weak markets, but buyers can overpay when the apartment is new, large, or positioned as premium. Their 2-bedroom purchase prices are both estimated around SAR 830,000, while net yields are about 5.2% and 4.9%.
The practical takeaway is that overpriced does not mean bad. It means the investment thesis is more about tenant quality, lifestyle, resale, or long-term appreciation than maximum rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Jeddah?
Beginner investors should be careful with Al Marwah, As Safa, An Nuzhah, and some cheaper parts of Al Bawadi if the only attraction is a high headline yield.
These neighborhoods can work, but the margin for error is smaller because tenant budgets, building condition, parking, and resale quality matter more.
Al Marwah studios show about 6.2% net yield, which is strong. The risk is that the yield comes partly from a low purchase price of SAR 185,000, not necessarily from premium renter demand.
As Safa looks similar. Studios show about 6.3% net yield, but larger units fall to about 4.7% net yield for 2-bedroom apartments.
An Nuzhah also looks attractive at the studio level, with 6.2% net yield, but buyers should not apply that number blindly to older buildings, poor parking, or units far from daily services.
Al Bawadi is more sensitive on larger layouts. A studio shows about 5.9% net yield, but a 2-bedroom apartment falls to about 4.5%, which means the larger-unit income case is less forgiving.
Which neighborhoods look risky even though the rental yield is high in Jeddah?
The Jeddah neighborhoods that look risky despite high yield are Al Marwah, As Safa, An Nuzhah, and Al Faisaliyah.
The headline yield can look high because purchase prices are low, not because rental demand is exceptionally deep.
Al Faisaliyah studios show about 8.2% gross yield and 6.1% net yield. That is attractive, but the 2-bedroom net yield falls to about 4.7%, which shows that larger units are less efficient.
As Safa and An Nuzhah both show strong studio net yields above 6.0%. The risk is that tenants in these areas are more price-sensitive and can compare many similar units.
Al Marwah is highly investable only when the unit is practical, maintained, and priced realistically. A cheap purchase price does not protect the owner from vacancy if the building is weak.
Safer alternatives are As Salamah and Ar Rawdah. They still offer strong yields, but tenant demand and resale logic are usually easier for a beginner foreign buyer to understand.
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What neighborhoods should I avoid when buying a rental apartment in Jeddah?
When buying a rental apartment in Jeddah, a beginner investor should avoid weak buildings in Al Marwah, As Safa, An Nuzhah, Al Bawadi, and peripheral Abhur locations unless the price is clearly discounted.
This is not a full-neighborhood ban. It is a warning against buying the wrong version of a value area.
Avoid Al Marwah if the building is poorly maintained, the unit has weak parking, or the expected rent assumes better tenants than the location usually attracts. The studio yield looks strong at 6.2% net, but that number depends on keeping vacancy and repairs controlled.
Avoid As Safa for oversized or tired apartments that do not match tenant budgets. The studio case is efficient, but the 2-bedroom net yield is only about 4.7%.
Avoid An Nuzhah when the price is no longer meaningfully cheaper than stronger north Jeddah or central alternatives. A 1-bedroom apartment at SAR 340,000 can work, but only if the building is easy to rent.
Avoid Al Bawadi 2-bedroom apartments when the purchase price is not discounted enough. The dataset estimates a 2-bedroom at SAR 640,000 and only 4.5% net yield.
Peripheral Abhur should be treated carefully because lifestyle appeal does not always equal rental liquidity. The unit must have real convenience, access, and a clear renter base.
Which neighborhoods are seeing rental demand weaken, and why, in Jeddah?
The Jeddah neighborhoods where rental demand looks most vulnerable are oversupplied mid-market buildings in As Salamah, An Nahdah, An Naim, and some Abhur Al Janubiyah projects.
The issue is not collapsing demand. The issue is competition between many similar units.
As Salamah still has strong demand, with 1-bedroom net yield around 6.0% and 2-bedroom net yield around 5.4%. But because the area has deep apartment supply, ordinary units must be priced carefully.
An Nahdah and An Naim are also vulnerable when new buildings compete on similar layouts, similar finishes, and similar rents. Their 1-bedroom net yields of about 5.6% and 5.5% are good, but not enough to ignore supply pressure.
Abhur Al Janubiyah has lifestyle appeal, but some projects depend heavily on access, development quality, and whether the location feels genuinely convenient. A studio at 6.0% net yield can still rent slowly if the building is isolated.
The practical recommendation is to buy only where the rent has room to be flexible. In supply-heavy pockets, the landlord who overpays at purchase has less room to reduce rent during vacancy.
Which neighborhoods are seeing new developments that could create stronger rental demand in Jeddah?
The Jeddah neighborhoods where new developments could create stronger rental demand are Al Hamra and central waterfront areas, Abhur and north Jeddah, plus airport-north corridors near An Nuzhah and An Naim.
The important distinction is between demand-creating development and supply-only development. Jobs, amenities, transport, tourism, and schools can deepen tenant demand, while new apartments can also create competition.
Al Hamra benefits from Jeddah's central waterfront identity and tourism-facing investment story. The dataset already shows this strength, with studios at 6.8% net yield and 1-bedroom apartments at 6.6% net yield.
Abhur Al Janubiyah can also benefit from north Jeddah lifestyle demand, but it is more project-specific. The model estimates studio net yield at 6.0%, which is good, but the buyer must check access and daily convenience.
An Nuzhah and An Naim are practical airport-north corridor areas. Their studios show about 6.2% net yield, while 1-bedroom apartments show about 5.3% and 5.5%.
The final recommendation is to pay for locations where development improves tenant life, not only for locations where developers are adding more units. More supply without more demand can pressure rent.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Saudi Arabia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Jeddah?
The neighborhoods that look less attractive for apartment investors over the last 12 months in Jeddah are Ash Shati, parts of Az Zahra, parts of An Nahdah, and some new-supply-heavy pockets of As Salamah.
These areas remain desirable, but the yield spread narrows when prices move faster than rents.
Ash Shati is the clearest low-efficiency case for income buyers. A 2-bedroom apartment is estimated at SAR 1.15 million and produces about 4.9% net yield, which is weaker than comparable 2-bedroom returns in Al Hamra, Ar Rawdah, As Salamah, and Az Zahra.
Az Zahra is still strong, but buyers must avoid paying too much for the neighborhood label. A 1-bedroom apartment at SAR 445,000 and 6.2% net yield is attractive, but a weak building at a premium price can quickly reduce the advantage.
An Nahdah has good north Jeddah appeal, with 1-bedroom net yield around 5.6%. The risk is that newer supply can push landlords to compete if the unit is ordinary.
As Salamah is different. It is not unattractive, but it is more competitive. Deep supply can help buyers compare prices, but it also means landlords must offer clean, practical units at realistic rents.
The practical conclusion is to avoid paying a future-growth price for today's rental income. In Jeddah, the best apartment investment is still bought at the right price, not just in the right neighborhood.
Which apartment types are becoming harder to rent in Jeddah, and in which neighborhoods?
The apartment types becoming harder to rent in Jeddah are overpriced 2-bedroom apartments in weaker mid-market buildings and small studios in locations without single-tenant demand.
The problem is not the unit type alone. It is the match between unit size, price, building quality, and neighborhood renter profile.
Two-bedroom apartments are most vulnerable in Al Bawadi, As Safa, An Nuzhah, Al Marwah, and some parts of An Naim. In these areas, 2-bedroom net yields mostly sit around 4.5% to 4.7%.
By contrast, 2-bedroom apartments remain stronger in Al Hamra, Ar Rawdah, As Salamah, Al Muhammadiyah, and Az Zahra, where net yields range from about 5.2% to 5.8%.
Studios are still attractive when the location supports single renters and professionals. Al Hamra studios show 6.8% net yield, Ar Rawdah studios show 6.7%, and As Salamah studios show 6.6%.
But studios become harder to rent in family-oriented or inconvenient buildings. A small unit needs a tenant pool that actually wants compact living, central access, and lower total rent.
The practical rule is to buy the apartment type that matches the neighborhood. In Jeddah, a well-located 1-bedroom apartment can be safer than a higher-yield studio in the wrong building.
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INSIGHTS
These insights are drawn from the Jeddah apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Jeddah.
- Jeddah studios usually produce the strongest percentage return. The reason is simple: the purchase ticket is low, but monthly rent does not fall as sharply as the price.
- Al Hamra is the strongest income area in the model. Studios show about 6.8% net yield, and 1-bedroom apartments show about 6.6%, which is unusually good for a central lifestyle district.
- Ar Rawdah is the most balanced central choice. It has high rents, mature services, familiar tenant demand, and a studio net yield of about 6.7%.
- As Salamah is one of the best practical yield areas in Jeddah. It is not the most prestigious district, but it combines moderate prices, deep supply, and a 1-bedroom net yield around 6.0%.
- Az Zahra works because rent is high enough to justify the price. The 1-bedroom apartment estimate of SAR 445,000 and SAR 3,150 monthly rent keeps net yield around 6.2%.
- Ash Shati is better for lifestyle than pure rental income. The area has prestige and waterfront appeal, but a 2-bedroom apartment at SAR 1.15 million produces only about 4.9% net yield.
- Al Marwah, As Safa, and An Nuzhah are value areas, not automatic safe bets. Their studio yields are strong, but the buyer must inspect building quality, parking, maintenance, and tenant depth carefully.
- Two-bedroom apartments need stronger locations to protect yield. In value districts, 2-bedroom net yields often fall near 4.5% to 4.7%, while better central and north Jeddah districts can hold above 5.0%.
- Al Muhammadiyah is better for tenant quality than maximum yield. A 1-bedroom apartment rents for about SAR 3,500 per month, but the purchase price is also high at about SAR 520,000.
- An Nahdah is attractive but more sensitive to new supply. The 1-bedroom net yield of about 5.6% is useful, but ordinary new units can face rent competition.
- Abhur Al Janubiyah needs project-level analysis. The lifestyle story can be real, but rental performance depends heavily on access, services, and whether the apartment feels convenient for daily life.
- Cheap purchase prices can create misleading yields. A studio can show more than 6.0% net yield, but that does not protect the owner from vacancy in a weak building.
- The best beginner strategy is usually a liquid 1-bedroom apartment. Studios often win on yield, but 1-bedroom apartments can be easier to rent, easier to understand, and easier to resell.
- Net yield matters more than gross yield in Jeddah. Vacancy, maintenance, building charges, leasing costs, repairs, and management friction can materially change the real investor outcome.
- The most important risk is not the neighborhood name. The most important risk is buying a unit that tenants do not want because of poor parking, poor maintenance, weak access, awkward layout, or unrealistic rent.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Jeddah neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type.
For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable residential apartment listings rather than villas, serviced apartments, hotel-style units, or whole buildings.
We manually researched current residential sale and rental listings across major Saudi real estate platforms relevant to Jeddah, including Bayut KSA, Property Finder Saudi, Aqar, and Darak.
We did not reuse a third-party yield dataset. We created our own dataset by reviewing live market listings, removing duplicates, excluding non-comparable properties, filtering unrealistic asking prices, and cleaning out luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other properties that would distort the estimate.
First, we collected sale listings for each neighborhood and apartment type. We then cleaned the sample and kept only reasonably comparable properties based on location, property type, size, condition, and listing quality.
For purchase prices, we used the median price as the main reference where possible, or the average only when the sample was clean. When asking prices appeared inflated or thinly supported, we adjusted the interpretation using comparable market evidence rather than blindly accepting the listing price.
We built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a single flat discount across all Jeddah apartments. The deduction was adjusted by neighborhood and apartment type because different residential properties have different cost structures.
For example, a small central apartment, a larger family apartment, a new building with higher service costs, and an older value-area unit should not be treated as if they have the same vacancy risk, maintenance burden, leasing cost, management friction, repairs, utilities, or building charges.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Jeddah.
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