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
Riyadh in 2026 is a city in transformation, where career opportunities meet rising costs and a rapidly changing social landscape.
We constantly update this blog post to give you the freshest data and practical guidance for your move.
Whether you are coming alone, with a partner, or bringing your whole family, this guide covers everything from salaries and housing to visas and daily life.
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.
Is Riyadh a good place to live in 2026?
Is quality of life getting better or worse in Riyadh in 2026?
As of early 2026, quality of life in Riyadh is improving overall, but the gains come with higher costs and a faster pace of change that can feel intense for newcomers.
The single biggest improvement over the past two to three years has been the rollout of the Riyadh Metro, which is fundamentally changing how people commute and reducing the city's infamous car dependency.
However, housing affordability remains a persistent challenge in Riyadh, with rental pressure so significant that the government introduced a five-year rent freeze in late 2024 to stabilize prices.
This combination of new infrastructure and cost pressure defines the Riyadh experience in 2026: exciting if you have the budget, stressful if you do not.
Are hospitals good in Riyadh in 2026?
As of early 2026, hospitals in Riyadh range from excellent to world-class, especially in private tertiary care, and many facilities meet or exceed Western European and North American standards.
Expats in Riyadh most commonly recommend King Faisal Specialist Hospital and Research Centre for complex care, Dr. Sulaiman Al Habib Medical Group for convenient outpatient services, and King Khaled Eye Specialist Hospital for specialized eye care.
A standard private doctor consultation in Riyadh typically costs between SAR 150 and SAR 350 (around USD 40 to USD 95 or EUR 37 to EUR 87), while specialist visits can run SAR 300 to SAR 700 (USD 80 to USD 185 or EUR 75 to EUR 175).
Private health insurance is not just recommended but legally required for expat residents in Riyadh, and your employer will typically arrange coverage as part of your residency process.
Are there any good international schools in Riyadh in 2026?
As of early 2026, Riyadh has more than a dozen well-established international schools offering American, British, and international curricula, with quality ranging from very good to excellent.
The most popular schools among expat families in Riyadh include American International School Riyadh (AIS-R), British International School Riyadh (BISR), and Multinational School Riyadh, all of which have strong reputations and long track records.
Annual tuition fees for international schools in Riyadh typically range from SAR 45,000 to SAR 120,000 per child (approximately USD 12,000 to USD 32,000 or EUR 11,000 to EUR 30,000), with fees climbing higher in upper grades.
Waitlists can be long at popular international schools in Riyadh, especially for entry-level grades and mid-year arrivals, and public schools are generally not a practical option for expat families due to curriculum and language differences.
Is Riyadh a dangerous place in 2026?
As of early 2026, Riyadh is generally considered a safe city for residents and expats, with violent crime rates that compare favorably to most major global cities.
The most common safety concerns for expats in Riyadh are not crime-related but rather traffic accidents, which remain a serious risk due to aggressive driving culture, and occasional petty theft in crowded areas.
The safest neighborhoods for expats in Riyadh include the Diplomatic Quarter, Al Nakheel, Hittin, Al Malqa, and north Riyadh areas with secure apartment buildings or gated compounds.
Women can and do live alone safely in Riyadh, particularly in the northern neighborhoods and Diplomatic Quarter, though choosing buildings with controlled access and good lighting is a common precaution.
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How much does everyday life cost in Riyadh in 2026?
What monthly budget do I need to live well in Riyadh in 2026?
As of early 2026, a single professional in Riyadh needs approximately SAR 10,000 to SAR 18,000 per month (around USD 2,650 to USD 4,800 or EUR 2,450 to EUR 4,400) to live comfortably, with rent being the main variable.
For a modest but decent lifestyle in Riyadh, a single person can manage on SAR 7,000 to SAR 10,000 per month (USD 1,850 to USD 2,650 or EUR 1,700 to EUR 2,450), assuming shared housing or a studio in a less central area.
A more comfortable or upscale lifestyle in Riyadh requires SAR 18,000 to SAR 25,000 per month for singles (USD 4,800 to USD 6,650 or EUR 4,400 to EUR 6,100), or SAR 45,000 to SAR 65,000 for a family of four with international schooling.
Housing dominates the monthly budget in Riyadh more than in many other cities, often consuming 40 to 50 percent of total expenses, which is why the government's rent freeze policy became necessary.
What is the average income tax rate in Riyadh in 2026?
As of early 2026, the effective income tax rate on employment income for expats in Riyadh is zero percent, meaning your salary arrives without any income tax deduction.
While there is no personal income tax on salaries, residents in Riyadh still pay 15 percent VAT on most goods and services, plus various government fees for residency, dependents, and other administrative matters.
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.
What kind of foreigners actually live in Riyadh in 2026?
Where do most expats come from in Riyadh in 2026?
As of early 2026, the largest expat communities in Riyadh come from South Asian countries like India, Pakistan, and Bangladesh, followed by other Arab nations such as Egypt and Jordan, with a growing presence of Western professionals from the UK, US, and Europe.
Foreign residents make up roughly 40 percent of Riyadh's population, and across Saudi Arabia as a whole, expats represent about 76 percent of the total workforce.
South Asian expats are drawn to Riyadh primarily for employment opportunities in construction, services, and retail, while Western expats typically arrive for high-paying roles in finance, tech, consulting, healthcare, and mega-project management.
The expat population in Riyadh is predominantly working professionals rather than retirees or digital nomads, since the visa system is employer-driven and the city lacks the remote work infrastructure common in destinations like Dubai or Lisbon.
Where do most expats live in Riyadh in 2026?
As of early 2026, the most popular expat neighborhoods in Riyadh are the Diplomatic Quarter (DQ), Al Olaya, Al Nakheel, Hittin, Al Malqa, Al Yasmin, and the King Abdullah Financial District (KAFD) area.
These neighborhoods attract expats because they combine newer housing stock, better security, proximity to international schools and offices, and access to Western-style amenities like gyms, supermarkets, and restaurants.
Emerging neighborhoods that are starting to draw more expats include Al Sahafa, Al Narjis, Al Aqiq, and areas around the new metro lines, where modern apartments offer better value than the established premium zones.
Are expats moving in or leaving Riyadh in 2026?
As of early 2026, Riyadh is experiencing a net inflow of expats, particularly skilled professionals attracted by Vision 2030 opportunities, though some groups are feeling squeezed by housing costs and Saudization policies.
The main factor driving expats to Riyadh right now is the sheer volume of high-paying jobs tied to mega-projects, government modernization, and the mandate for multinational companies to establish regional headquarters in the city.
The main factor causing some expats to leave Riyadh is the combination of rising housing costs, tighter Saudization requirements that reduce certain job categories, and the intense work culture that can lead to burnout.
Compared to Dubai and other Gulf destinations, Riyadh's expat inflow is accelerating because of its larger project pipeline, but the city still lags behind Dubai in lifestyle amenities and ease of daily life.
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What paperwork do I need to move to Riyadh in 2026?
What visa options are popular in Riyadh in 2026?
As of early 2026, the three most popular visa types for expats moving to Riyadh are the employer-sponsored Employment Visa (which leads to an Iqama residency permit), the Premium Residency (similar to a green card), and the Temporary Work Visa for short-term assignments.
The most commonly used expat visa in Riyadh is the Employment Visa, which requires a job offer from a Saudi employer, attested educational qualifications, a medical examination, and police clearance from your home country.
Saudi Arabia does not currently offer a dedicated digital nomad visa, so remote workers cannot legally reside in Riyadh without employer sponsorship or Premium Residency, which costs SAR 800,000 as a one-time fee or SAR 100,000 annually.
The standard Employment Visa and Iqama are valid for one year and must be renewed annually through your employer, while Premium Residency offers indefinite stay without requiring employer sponsorship.
How long does it take to get residency in Riyadh in 2026?
As of early 2026, the typical end-to-end processing time from job offer to Iqama in hand is six to twelve weeks, though fast cases can complete in four weeks and delays can push it beyond three months.
Common factors that delay the residency process include incomplete document attestation, errors in employer paperwork, medical examination backlogs, and coordination issues between MOFA, the Ministry of Labor, and the Ministry of Interior.
For permanent residency through Premium Residency, approval can come within weeks if you meet the financial requirements, but standard employer-sponsored residents must typically live in Saudi Arabia for at least five years before becoming eligible for citizenship consideration.
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.
How hard is it to find a job in Riyadh in 2026?
Which industries are hiring the most in Riyadh in 2026?
As of early 2026, the industries hiring the most in Riyadh are mega-project delivery and program management (linked to NEOM, Red Sea, and other Vision 2030 initiatives), digital banking and fintech, and healthcare expansion including new hospital networks.
Expats can realistically get hired in Riyadh without speaking Arabic, especially in multinational environments, tech, finance, and specialist roles, though Arabic fluency is a significant advantage for client-facing positions and local stakeholder management.
The most accessible roles for foreign job seekers in Riyadh are senior specialist positions in engineering, IT, finance, healthcare, and consulting, as well as teaching roles at international schools, where employers actively sponsor visas to fill skills gaps.
What salary ranges are common for expats in Riyadh in 2026?
As of early 2026, typical expat salaries in Riyadh range from SAR 10,000 to SAR 60,000 per month (approximately USD 2,650 to USD 16,000 or EUR 2,450 to EUR 14,700), with significant variation based on industry, seniority, and skills.
Entry-level and mid-level expat positions in Riyadh typically pay SAR 10,000 to SAR 25,000 per month (USD 2,650 to USD 6,650 or EUR 2,450 to EUR 6,100), with packages often including housing and annual flights.
Senior and specialized expat roles in Riyadh command SAR 35,000 to SAR 120,000 per month (USD 9,300 to USD 32,000 or EUR 8,550 to EUR 29,400), with executive positions in mega-projects and finance at the top of this range.
Employers in Riyadh do commonly sponsor work visas for foreign hires, but the process requires demonstrating that the role cannot be filled locally, and Saudization quotas mean companies must maintain a certain percentage of Saudi employees.
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What's daily life really like for expats in Riyadh right now?
What do expats love most about living in Riyadh right now?
Expats in Riyadh consistently praise the career acceleration opportunities, the tax-free income that allows rapid savings, and the sense of being part of a city transforming in real time with new entertainment, restaurants, and events.
The lifestyle benefit most frequently praised by expats in Riyadh is the ability to save significant money quickly, since high salaries combined with zero income tax and employer-provided housing can dramatically accelerate wealth building.
The practical advantage expats appreciate most in Riyadh is the exceptional delivery and service ecosystem, where everything from groceries to restaurant meals arrives quickly, and service levels in premium areas are notably high.
Socially, many expats enjoy the strong sense of community within compounds and expat circles, the warmth and hospitality when invited into Saudi homes, and the growing events scene that Vision 2030 has brought to the city.
What do expats dislike most about life in Riyadh right now?
The top complaints from expats in Riyadh are the relentless housing cost pressure, the traffic congestion and car-dependent lifestyle despite metro improvements, and the extreme summer heat that limits outdoor activities for months.
The daily inconvenience that frustrates expats the most in Riyadh is the prayer time schedule, when shops, restaurants, and some services close multiple times per day, requiring advance planning for errands and appointments.
The bureaucratic issue causing the most headaches for expats in Riyadh is the document attestation process for visas and residency, which involves multiple government ministries and can be slow and unpredictable.
Most expats find these frustrations manageable rather than deal-breakers, especially when weighed against the financial benefits, but families with school-age children often feel the pressure most acutely due to high tuition costs on top of housing.
What are the biggest culture shocks in Riyadh right now?
The biggest culture shocks for expats arriving in Riyadh include the speed of social change coexisting with conservative norms, the importance of personal relationships and wasta (connections) in getting things done, and the extreme contrast between public and private life.
The social norm that surprises newcomers the most in Riyadh is how hierarchy and seniority shape business interactions, where decisions often require buy-in from multiple levels and direct disagreement with superiors is uncommon.
The daily routine adjustment that takes longest for expats in Riyadh is adapting to the late schedule, where dinners commonly start at 9 or 10 PM, work meetings can run past midnight, and the real energy of the city begins after sunset.
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.
Can I buy a home as a foreigner in Riyadh in 2026?
Can foreigners legally own property in Riyadh in 2026?
As of early 2026, foreigners can legally own property in Saudi Arabia following the new foreign ownership law that took effect in January 2026, allowing direct ownership in designated zones including Riyadh and Jeddah.
The main restrictions for foreigners buying property in Riyadh include limitation to approved zones (with Makkah and Madinah excluded), requirements for valid residency or Premium Residency for some financing options, and registration through official channels.
Foreigners in Riyadh can own apartments and villas in designated areas, and the new law also grants leasehold, usufruct, and mortgage rights, though detailed executive regulations are still being finalized.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Riyadh.
What is the average price per m² in Riyadh in 2026?
As of early 2026, the average price per square meter for residential property in Riyadh ranges from SAR 5,000 to SAR 8,500 (approximately USD 1,330 to USD 2,265 or EUR 1,220 to EUR 2,080), with apartments averaging around SAR 5,000 to SAR 6,500 and villas running higher.
Property prices in Riyadh have risen significantly over the past two to three years, driven by population growth, the headquarters relocation mandate, and limited housing supply, which is exactly why the government implemented rent controls.
Also, you'll find our latest property market analysis about Riyadh here.
Do banks give mortgages to foreigners in Riyadh in 2026?
As of early 2026, mortgages for foreigners in Riyadh are available but more limited than for Saudi nationals, with banks generally requiring valid residency, stable employment with an approved company, and larger down payments.
Banks in Riyadh known to offer mortgages to foreigners include Al Rajhi Bank, Riyad Bank, and Alawwal Bank (now part of Saudi National Bank), though terms vary significantly based on your profile.
Typical mortgage conditions for foreigners in Riyadh include down payments of 20 to 35 percent, interest rates (or profit rates for Islamic products) ranging from 4 to 6 percent, and maximum loan terms of 20 to 30 years.
Documents typically required include a valid passport and Iqama, salary certificate or employment contract, bank statements showing income history, and property valuation documents provided by the lender.
You can also read our latest update about mortgage and interest rates in Saudi Arabia.
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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 |
|---|---|---|
| General Authority for Statistics (GASTAT) | Official Saudi national statistics agency. | We used it for inflation data, real estate indices, and official definitions. We cross-checked private-sector claims against official index direction and timing. |
| Saudi Vision 2030 | Official progress reporting for Saudi national strategy. | We used it to explain what's uniquely changing in Riyadh. We tied this to cost-of-living pressure and hiring hotspots. |
| IMF Article IV Consultation | Standardized macro assessment with comparable methodology. | We used it to contextualize economic growth and job outlook. We triangulated it with local market indicators. |
| Real Estate General Authority (REGA) | Official regulator's transparency platform for market indicators. | We used it to validate neighborhood-level data. We paired it with consultant reports for absolute price levels. |
| ZATCA (Tax Authority) | Official legal source for VAT rules. | We used it to ground cost-of-living assumptions. We kept salary estimates realistic by including VAT in spending. |
| Council of Health Insurance (CHI) | National regulator for private health insurance. | We used it to answer whether expats need private insurance. We also used it to explain in-network care expectations. |
| CBRE Saudi Arabia | Major global property consultancy with methodology-based estimates. | We used it for absolute price levels per square meter. We sanity-checked direction using GASTAT's official index. |
| Royal Commission for Riyadh City (RCRC) | Official city authority for major transport infrastructure. | We used it to ground daily-life logistics and commuting realism. We reflected this in neighborhood suggestions. |
| Qiwa Platform | Official digital government platform for work permits and visas. | We used it to explain how employment paperwork works. We also used it to frame Saudization realities. |
| PwC Tax Summaries | Major audit firm summarizing tax rules with frequent updates. | We used it to confirm zero income tax on employment. We cross-checked against ZATCA's official scope. |
| UNODC Global Study on Homicide | UN's flagship compilation of comparable crime statistics. | We used it as a conservative baseline for violent crime. We combined it with on-the-ground risk factors for context. |
| Hays GCC Salary Guide | Established regional salary guide with role-based ranges. | We used it to anchor expat salary expectations. We cross-checked against comfortable living budget calculations. |
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.
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