Authored by the expert who managed and guided the team behind the Saudi Arabia Property Pack
Yes, the analysis of Riyadh's property market is included in our pack
Thinking about running an Airbnb in Riyadh and wondering if it's actually worth it in 2026?
This guide breaks down everything you need to know, from licensing rules to realistic profit margins, based on the latest data available.
We constantly update this blog post to reflect current housing prices and short-term rental trends in Riyadh.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Riyadh.
Insights
- Riyadh's short-term rental market is dominated by mid-term stays, with about 92% of listings requiring a minimum of 30 nights, making it more similar to executive rentals than traditional Airbnb hosting.
- The average nightly rate for an Airbnb in Riyadh in 2026 sits around SAR 330 to SAR 350, which translates to roughly $88 to $93 per night.
- Despite having over 25,700 active listings, Riyadh's average occupancy rate hovers around 36%, meaning hosts typically book about 11 nights per month on a nightly model.
- One-bedroom apartments account for nearly 78% of all Riyadh Airbnb listings, creating heavy competition in this segment but leaving opportunities for 2-bedroom units.
- Riyadh Season, the city's massive entertainment festival, can drive visitor numbers past 3 million in just 35 days, creating significant demand spikes for hosts who time their availability right.
- The Ministry of Tourism charges SAR 1,100 for a private tourism accommodation permit, and operating without one can result in your listing being removed from booking platforms.
- Top-performing Airbnb hosts in Riyadh often achieve occupancy rates 10 to 20 percentage points higher than average, reaching 45% to 55% during peak event periods.
- Monthly operating expenses for a Riyadh Airbnb apartment typically range from SAR 1,800 to SAR 4,000, with air conditioning being a significant cost driver during hot months.
- Premium neighborhoods like Al Olaya and KAFD command nightly rates of SAR 450 to SAR 650 or more, while central areas like Al Murabba offer more affordable options around SAR 220 to SAR 340.
Can I legally run an Airbnb in Riyadh in 2026?
Is short-term renting allowed in Riyadh in 2026?
As of the first half of 2026, short-term renting is allowed in Riyadh, but you need to operate under Saudi Arabia's official tourism accommodation framework to do it legally.
The main legal framework comes from the Saudi Ministry of Tourism, which defines "Private Tourist Accommodation Facilities" as individually owned, furnished units licensed for paid tourist stays.
The most important condition you must comply with is obtaining a Ministry of Tourism permit for your property, because Saudi authorities have been actively pushing for the removal of unlicensed listings from booking platforms.
Beyond licensing, you also need to follow building or community rules, handle guest identification properly, and meet safety requirements that apply to your specific property type.
If you operate without the required permit in Riyadh, the main consequence is that your listing can be removed from platforms like Airbnb, as the Ministry has explicitly mandated platforms to delist unlicensed hospitality offerings.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Saudi Arabia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Saudi Arabia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Riyadh as of 2026?
As of the first half of 2026, there is no widely published citywide rule in Riyadh that caps how many nights per year you can rent out your property, unlike some Western cities that impose 90-day limits.
These rules do not vary significantly by property type or residency status in Riyadh, and there are no official restrictions applying differently to apartments, villas, or duplexes across any neighborhood.
What you will notice, however, is that the market itself has evolved toward longer stays, with about 92% of Riyadh listings on platforms like Airbnb requiring a minimum stay of 30 nights or more.
The practical "rules" you will encounter most often come from building policies, HOA restrictions, and platform strategies rather than municipal night caps.
Do I have to live there, or can I Airbnb a secondary home in Riyadh right now?
You do not need to live in your property to rent it out on Airbnb in Riyadh, as the Ministry of Tourism's permit system focuses on the unit being licensed rather than requiring owner occupancy.
Owners of secondary homes and investment properties can legally operate short-term rentals in Riyadh, provided they obtain the proper Ministry of Tourism permit for each unit.
There are no significantly different additional permits required for non-primary residences, though you still need to respect building rules, compound policies, and any operational compliance requirements like guest registration.
The main practical difference between renting a primary residence versus a secondary home in Riyadh comes down to building-level rules, as many upscale compounds and towers have their own restrictions on short-term guests.
Don't buy the wrong property, in the wrong area of Riyadh
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Can I run multiple Airbnbs under one name in Riyadh right now?
Yes, you can operate multiple Airbnb units under one name in Riyadh, as the Ministry of Tourism framework treats each unit as a separately licensable accommodation activity.
There is no clearly published maximum number of properties that one person or entity can list for short-term rental in Riyadh, though scaling up typically means facing tighter compliance expectations.
When you operate multiple listings, you should expect more interaction with platforms and regulators, and potentially more documentation requirements, though no additional license type is specifically mandated for multi-property hosts.
Do I need a short-term rental license or a business registration to host in Riyadh as of 2026?
As of the first half of 2026, you should plan on needing a Ministry of Tourism permit to operate a short-term rental in Riyadh, and depending on your scale of operations, you may also need a formal business registration.
The Ministry of Tourism provides an official e-service where you can apply for a private tourism accommodation facility permit, and the process is designed for individual property owners.
The typical cost to obtain this permit is SAR 1,100 (approximately $293 or €270), as shown on the Ministry's official service page.
One important tax consideration is that if your annual revenue from short-term rentals exceeds SAR 375,000 (approximately $100,000 or €92,000), you are required to register for VAT with ZATCA, the Saudi tax authority.
Are there neighborhood bans or restricted zones for Airbnb in Riyadh as of 2026?
As of the first half of 2026, there is no widely published official list of neighborhoods in Riyadh where Airbnb-style short-term rentals are banned or restricted by municipal authorities.
The restrictions you will encounter in Riyadh are primarily at the building or community level, where specific towers, gated compounds, or security-controlled communities often have their own policies limiting short-term guests.
Many upscale residential compounds in areas like the Diplomatic Quarter or newer master-planned communities enforce strict guest access policies that can make frequent guest turnover impractical.
We made this infographic to show you how property prices in Saudi Arabia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Riyadh in 2026?
What's the average and median nightly price on Airbnb in Riyadh in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Riyadh is approximately SAR 330 to SAR 350 (around $88 to $93 or €81 to €86), while the median nightly price sits slightly lower at around SAR 280 to SAR 310 ($75 to $83 or €69 to €76).
The typical nightly price range that covers roughly 80% of Riyadh listings falls between SAR 180 and SAR 550 ($48 to $147 or €44 to €135), with most apartments clustering in the middle of this range.
The single biggest factor affecting nightly pricing in Riyadh is location, particularly proximity to business districts like Al Olaya or KAFD, and whether your listing is positioned for short-term tourism or mid-term corporate stays.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Riyadh.
How much do nightly prices vary by neighborhood in Riyadh in 2026?
As of the first half of 2026, nightly prices in Riyadh vary significantly, ranging from around SAR 220 ($59 or €54) in more affordable central areas like Al Murabba to SAR 650 or more ($173 or €160+) in premium business hubs like Al Olaya and King Abdullah Financial District (KAFD).
The three neighborhoods with the highest average nightly prices in Riyadh are Al Olaya, KAFD, and the Diplomatic Quarter, where rates typically range from SAR 450 to SAR 650+ ($120 to $173+ or €111 to €160+) due to strong business and diplomatic traveler demand.
The three neighborhoods with the lowest average nightly prices are Al Murabba, Al Sulimaniyah, and Al Wurud, where rates range from SAR 220 to SAR 340 ($59 to $91 or €54 to €84), though these areas still attract steady bookings from budget-conscious business travelers and families.
What's the typical occupancy rate in Riyadh in 2026?
As of the first half of 2026, the typical average occupancy rate for Airbnb listings in Riyadh is around 36%, which translates to roughly 11 booked nights per month if you are operating on a nightly model.
The realistic occupancy range for most Riyadh listings falls between 25% and 50%, with well-optimized properties in prime locations and those targeting mid-term stays often reaching the higher end of this spectrum.
Riyadh's occupancy rates are comparable to other major Saudi cities but can appear lower than global averages because the market is heavily oriented toward 30+ night minimum stays, which creates lumpier booking patterns.
The single biggest factor for achieving above-average occupancy in Riyadh is positioning your property for mid-term corporate stays with business-ready amenities, strong WiFi, and flexible check-in options.
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What's the average monthly revenue per listing in Riyadh in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Riyadh is approximately SAR 3,600 ($960 or €885), calculated using the average daily rate of around SAR 333 multiplied by the typical 36% occupancy rate over 30 days.
The realistic monthly revenue range that covers about 80% of listings in Riyadh falls between SAR 2,000 and SAR 6,500 ($533 to $1,733 or €491 to €1,598), depending on property type, location, and how well the listing is optimized.
Top-performing Airbnb listings in Riyadh, particularly well-located villas or premium apartments during event peaks, can achieve monthly revenues of SAR 8,000 to SAR 15,000 ($2,133 to $4,000 or €1,968 to €3,690). For example, a premium 2-bedroom apartment near KAFD charging SAR 500 per night at 50% occupancy would generate around SAR 7,500 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Riyadh.
What's the typical low-season vs high-season monthly revenue in Riyadh in 2026?
As of the first half of 2026, typical monthly revenue during high season in Riyadh ranges from SAR 4,200 to SAR 6,000 ($1,120 to $1,600 or €1,033 to €1,475) for apartments and duplexes, while low season revenues drop to around SAR 2,600 to SAR 3,500 ($693 to $933 or €639 to €861).
High season in Riyadh is driven primarily by Riyadh Season (typically running from October through March) and major business conferences, while low season corresponds to the hottest summer months (June through August) when tourism and business travel slow down significantly.
What's a realistic Airbnb monthly expense range in Riyadh in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Riyadh range from SAR 1,800 to SAR 4,000 ($480 to $1,067 or €443 to €984) for apartments and small duplexes, SAR 3,500 to SAR 7,000 ($933 to $1,867 or €861 to €1,722) for townhouses, and SAR 6,000 to SAR 15,000+ ($1,600 to $4,000+ or €1,475 to €3,690+) for villas.
The single largest expense category for most Riyadh Airbnb hosts is utilities, particularly air conditioning costs during the hot months, which can easily reach SAR 500 to SAR 1,500 ($133 to $400 or €123 to €369) per month depending on property size.
Hosts in Riyadh should typically expect to spend between 50% and 70% of gross revenue on operating expenses, including cleaning, utilities, platform fees, maintenance reserves, and building fees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Riyadh.
What's realistic monthly net profit and profit per available night for Airbnb in Riyadh in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Airbnb apartment in Riyadh ranges from approximately SAR 0 to SAR 1,400 ($0 to $373 or €0 to €344), with profit per available night averaging around SAR 30 ($8 or €7.40) for a median-performing listing.
The realistic monthly net profit range that covers most Riyadh listings falls between negative SAR 500 (a small loss) and positive SAR 2,500 ($667 or €615), with well-optimized properties in strong locations and those targeting mid-term stays achieving the higher end.
Most Airbnb hosts in Riyadh achieve net profit margins between 15% and 40% of gross revenue, though this varies significantly based on property type, financing costs, and operational efficiency.
The break-even occupancy rate for a typical Riyadh Airbnb listing is around 25% to 30%, meaning you need roughly 8 to 9 booked nights per month at average rates just to cover your operating expenses.
In our property pack covering the real estate market in Riyadh, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Riyadh as of 2026?
How many active Airbnb listings are in Riyadh as of 2026?
As of the first half of 2026, there are approximately 25,700 active Airbnb listings in Riyadh, making it one of the larger short-term rental markets in the Middle East.
This number has grown substantially over the past few years as Saudi Arabia's tourism sector has expanded rapidly under Vision 2030, and the long-term trend suggests continued growth as more mega-events and business conferences come to Riyadh.
Which neighborhoods are most saturated in Riyadh as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Riyadh are Al Olaya, Al Malqa, Al Yasmin, Al Sahafa, Hittin, and the areas surrounding King Abdullah Financial District (KAFD), where competition for guests is intense.
These neighborhoods have become saturated because they combine easy access to Riyadh's main business districts with newer residential stock that attracts both corporate travelers and families, and they are where investors first looked when the short-term rental market opened up.
Relatively undersaturated neighborhoods that may offer better opportunities for new Riyadh Airbnb hosts include emerging areas in south Riyadh, parts of Al Shifa, and newer master-planned communities on the city's outskirts where supply has not yet caught up with development.
What local events spike demand in Riyadh in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Riyadh are Riyadh Season (the massive multi-zone entertainment festival), major international conferences, high-profile sports events, and concerts organized under the General Entertainment Authority's calendar.
During these peak events, Riyadh Airbnb hosts can typically see booking rates increase by 30% to 60% compared to normal periods, and nightly rates for well-located properties can jump by 20% to 40% without significantly hurting occupancy.
Smart hosts in Riyadh should adjust their pricing and open up availability at least 4 to 6 weeks before major announced events, as savvy travelers and event organizers often book accommodation early for popular attractions.
What occupancy differences exist between top and average hosts in Riyadh in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Riyadh typically achieve occupancy rates of 45% to 55%, which is 10 to 20 percentage points higher than the market average of around 36%.
The average host in Riyadh hovers around that 36% baseline, meaning roughly 11 booked nights per month, while top performers can consistently book 14 to 17 nights monthly through better photos, faster response times, and business-ready amenities.
A new host in Riyadh should typically expect to take 6 to 12 months to build enough reviews and optimize their listing to reach top-performer occupancy levels, assuming they actively manage their pricing and guest experience from the start.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Riyadh.
What amenities do nearly all competitors offer in Riyadh right now?
Nearly all Airbnb listings in Riyadh offer air conditioning (about 98%), television (about 94%), WiFi (about 82%), and parking (about 79%), so these amenities are essentially table stakes rather than differentiators.
To stand out in Riyadh's competitive market, hosts need to go beyond these basics with features like high-speed business-grade internet, dedicated workspaces, blackout curtains, premium mattresses, and seamless self check-in systems.
Which price points are most crowded, and where's the "white space" for new hosts in Riyadh right now?
The most crowded price range in Riyadh is SAR 250 to SAR 380 per night ($67 to $101 or €62 to €93), where the vast majority of one-bedroom apartment listings compete directly with each other.
White space opportunities for new Riyadh Airbnb hosts exist at higher price points of SAR 500 to SAR 800 per night ($133 to $213 or €123 to €197) for premium family-ready properties, and in the mid-term rental segment targeting 30 to 90 day corporate stays.
To successfully compete in these underserved segments in Riyadh, a new host should offer 2 to 3 bedrooms, high-quality furnishings, reliable parking, strong WiFi with a dedicated workspace, and weekly cleaning included in the rate.
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What property works best for Airbnb demand in Riyadh right now?
What bedroom count gets the most bookings in Riyadh as of 2026?
As of the first half of 2026, one-bedroom units get the most total bookings in Riyadh simply because they dominate supply, accounting for about 78% of all listings on short-term rental platforms.
The booking rate breakdown by bedroom count in Riyadh shows roughly 78% of bookings go to 1-bedroom units, 15% to 2-bedroom units, and the remaining 7% split between studios and 3+ bedroom properties.
One-bedrooms perform well in Riyadh because they match the dominant demand pattern of solo business travelers and couples on mid-term stays, but this also means intense competition, making 2-bedroom units often a smarter investment choice for differentiation.
What property type performs best in Riyadh in 2026?
As of the first half of 2026, apartments and duplexes or townhouses perform best for consistent returns in Riyadh because they fit the city's dominant mid-term stay pattern and have lower operating complexity than larger properties.
Apartments achieve the most stable occupancy rates (around 35% to 40%), duplexes and townhouses perform similarly but attract more family bookings, while villas can achieve higher nightly rates but face more volatile occupancy swings between event seasons and quiet periods.
Apartments and duplexes outperform in Riyadh because they align with what most guests actually want: a functional, well-located space for 30+ day stays with reliable amenities and straightforward access, rather than large luxury properties that sit empty between bookings.
What location traits boost bookings in Riyadh right now?
The location traits that boost Airbnb bookings in Riyadh include fast access to business hubs like Al Olaya and KAFD, proximity to Riyadh Season entertainment zones, north Riyadh's family-friendly newer developments, strong security and privacy for villa guests, and guaranteed parking.
Properties within 10 to 15 minutes of major business districts see notably higher booking rates, as do listings in areas with easy highway access to event venues during Riyadh Season.
Parking is often underestimated as a booking factor in Riyadh, but guests consistently cite it as a deciding factor, so properties with dedicated spots or easy compound parking have a meaningful advantage.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Riyadh, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Saudi Ministry of Tourism - Private Tourist Accommodation Facility Regulations | This is the official regulation text from the Saudi government defining what private tourist accommodation is and how it gets licensed. | We used it to explain what legally counts as an Airbnb-style rental in Saudi Arabia. We also used its definitions to translate hosting concepts into official Saudi legal categories. |
| Saudi Ministry of Tourism - Hospitality Facilities Regulations | This is the Ministry's core regulatory framework covering all tourist accommodation facilities in Saudi Arabia. | We used it to explain which activities require a Ministry license and how tourist accommodation is officially defined. We also clarified the difference between hospitality businesses and private residential permits. |
| Saudi Ministry of Tourism E-Service Portal | This is the Ministry's official online service page showing the permit application process and fee. | We used it to confirm how hosts can legally register their property and the stated SAR 1,100 permit fee. We also used it as practical proof that the permit system is operational in 2026. |
| Saudi Press Agency - Unlicensed Listing Removal | SPA is the official Saudi government newswire used for formal announcements and enforcement notices. | We used it to support that platforms can be required to remove unlicensed listings. We also used it to frame the real compliance risk hosts face if they operate without a permit. |
| Saudi Press Agency - Hospitality Facilities Must Be Licensed | This is an official Ministry of Tourism statement distributed through the government's press agency. | We used it to reinforce that private establishments are included in licensing requirements. We also used it to avoid relying on speculation about grey areas in the regulations. |
| Saudi Press Agency - Ministry of Municipalities Update | This is an official government update on hospitality facility requirements from the Ministry of Municipalities and Housing. | We used it to show that requirements can be updated by agencies beyond just the Tourism Ministry. We also used it to justify checking municipal requirements alongside tourism licensing. |
| ZATCA - VAT Law Page | ZATCA is the Saudi tax authority that administers VAT, and this is their official law reference page. | We used it as the anchor for explaining that VAT rules apply to short-term rental income in Saudi Arabia. We also used it to justify including taxes as a real expense for hosts. |
| ZATCA - VAT Registration Threshold FAQ | This is an official ZATCA FAQ page providing a clear numeric threshold for mandatory VAT registration. | We used it for the SAR 375,000 annual revenue threshold that triggers VAT registration. We also used it to build a simple decision rule for readers wondering if they need to register. |
| ZATCA - Recreation and Entertainment VAT Guidelines | This is a ZATCA-issued guideline document explaining how VAT applies to accommodation and entertainment services. | We used it to confirm that accommodation charges are generally standard-rated at 15% VAT when taxable. We also used it to model VAT as an expense item in our cost calculations. |
| AirDNA - Riyadh Market Overview | AirDNA is a widely used short-term rental data provider with transparent methodology and regularly updated market metrics. | We used it for baseline supply numbers, ADR, occupancy rates, bedroom distribution, and minimum-stay patterns. We also used it to quantify how mid-term Riyadh's market really is with 92% of listings requiring 30+ night stays. |
| GASTAT - Saudi Real Estate Price Index | GASTAT is Saudi Arabia's official statistics authority, and the RPI is their official housing market index. | We used it to ground the broader housing price context that affects buy-to-Airbnb investment feasibility. We also used it to avoid speculation about Saudi property price trends. |
| Saudi Press Agency - SAMA Interest Rate Decision | This is a Saudi Central Bank decision distributed through the official state press channel. | We used it to anchor the interest rate environment and financing costs as of late 2025. We also used it to keep mortgage and loan cost assumptions realistic for January 2026 analysis. |
| General Entertainment Authority - Riyadh Season Visitor Announcement | GEA is the official organizer and authority behind major entertainment events like Riyadh Season. | We used it to prove that mega-events create real, quantifiable demand spikes for accommodation. We also used it to identify the specific seasonality drivers unique to Riyadh's market. |
| Official Tourism Indicators Report | This report compiles official tourism indicators in collaboration with the tourism ecosystem and public partners. | We used it to support the overall direction of tourism demand feeding into Riyadh stays. We also used it as a cross-check against press summaries of Saudi tourism growth. |
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.
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