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
This article covers current housing prices in Riyadh as of January 2026, with data we constantly update to keep it accurate.
Whether you want to know about average prices, neighborhood comparisons, or what you can buy at different budgets, you will find it here.
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
- In Riyadh in 2026, apartments make up about 60% of all residential transactions, making them the most common property type for buyers in the Saudi capital.
- The price gap between North Riyadh and South Riyadh neighborhoods can reach 3 to 4 times, with Al Malqa averaging SAR 9,000 to 15,000 per sqm while Al Shifa sits around SAR 3,200 to 5,000 per sqm.
- New homes in Riyadh carry a premium of about 12% compared to similar existing properties, driven by buyer preference for modern layouts and lower maintenance costs.
- Riyadh housing prices have risen roughly 8% in nominal terms over the past year, but only about 6% when you adjust for inflation.
- The Real Estate Transaction Tax (RETT) in Saudi Arabia is fixed at 5% of the purchase price, making it the single largest closing cost for buyers in Riyadh.
- Listing prices in Riyadh typically close about 5% below the asking price, as negotiation remains standard practice in the Saudi residential market.
- Over the past decade, Riyadh property prices have increased by roughly 45% in nominal terms, but only about 25% after adjusting for cumulative inflation.
- Entry-level apartments in South Riyadh start around SAR 350,000, which is roughly $93,000 or €81,000, making them accessible for first-time buyers.
- Luxury villas in prime North Riyadh neighborhoods like Al Malqa can reach SAR 18 million or more, placing them in the $4.8 million range.
- Total buying costs in Riyadh, including taxes, fees, and potential renovation, typically add 6% to 20% on top of the purchase price depending on property condition.
What is the average housing price in Riyadh in 2026?
The median housing price is more useful than the average because it represents the actual middle point of the market, unaffected by a handful of ultra-expensive luxury properties that can skew the average upward.
We are writing this as of January 2026 using the latest data collected from authoritative sources like GASTAT, JLL, and Knight Frank, all of which we manually double-checked for accuracy.
The median housing price in Riyadh in 2026 is SAR 1.05 million, which equals approximately $280,000 or €244,000. The average housing price in Riyadh in 2026 is higher at SAR 1.30 million, or about $347,000 and €302,000, because expensive villas pull the average up.
About 80% of residential properties in Riyadh in 2026 fall within a price range of SAR 650,000 to SAR 2.6 million, or roughly $173,000 to $693,000.
A realistic entry range in Riyadh starts at SAR 350,000 to SAR 550,000 ($93,000 to $147,000 or €81,000 to €128,000), which can get you an 85 sqm existing apartment in areas like Al Shifa in South Riyadh.
A typical luxury property in Riyadh in 2026 ranges from SAR 6 million to SAR 18 million ($1.6 million to $4.8 million or €1.4 million to €4.2 million), such as a new 450 sqm villa in prime North Riyadh districts like Al Narjis or Al Malqa.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Riyadh.
Are Riyadh property listing prices close to the actual sale price in 2026?
In Riyadh in 2026, closed sale prices are estimated to be about 5% below the listed asking price on average.
This gap exists because negotiation is standard practice in the Saudi real estate market, and sellers often build in room for bargaining when setting their asking price. The discount can vary more in cases where multiple similar units compete in the same building or district, or when buyers are particularly price-sensitive due to the 5% RETT transaction tax.
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What is the price per sq m or per sq ft for properties in Riyadh in 2026?
As of January 2026, the median apartment price in Riyadh is about SAR 6,500 per sqm ($1,733 or €1,512 per sqm), which equals roughly SAR 604 per sqft ($161 or €140 per sqft). The average apartment price is slightly higher at SAR 6,700 per sqm ($1,787 or €1,558 per sqm), and villas average around SAR 7,000 per sqm ($1,867 or €1,628 per sqm).
New, amenity-rich properties in prime North and Central Riyadh command the highest price per sqm, while older walk-up apartments with basic finishes in outer South and East districts have the lowest, mainly due to differences in location, commute access, and building quality.
The highest prices per sqm in Riyadh in 2026 are found in neighborhoods like Al Malqa, Hittin, and the Diplomatic Quarter, ranging from SAR 9,000 to SAR 16,000 per sqm. The lowest prices appear in budget districts like Al Shifa and Al Aziziyah, where you can find properties at SAR 3,200 to SAR 5,500 per sqm.
How have property prices evolved in Riyadh?
Compared to one year ago in January 2025, Riyadh housing prices have increased by about 8% in nominal terms, or around 6% after adjusting for inflation. This rise is mainly driven by strong demand from corporate relocations, expat inflows, and ongoing Vision 2030 investment projects that continue to outpace new housing supply.
Looking back ten years to January 2016, Riyadh property prices have risen roughly 45% in nominal terms, which translates to about 25% in real, inflation-adjusted terms. This decade-long increase reflects the structural transformation of Riyadh through major infrastructure investments and the growth of mortgage financing that brought more buyers into the formal market.
By the way, we've written a blog article detailing the latest updates on property price variations in Riyadh.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Riyadh.
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 types of properties are available in Riyadh and how do their prices compare in 2026?
In Riyadh in 2026, apartments make up about 55% of listings, followed by standalone villas at 25%, townhouses and duplexes at 10%, residential land at 5%, penthouses and branded residences at 3%, and compounds at 2%, reflecting a market where apartments dominate because they offer the most accessible price points for the majority of buyers.
Here are the average prices by property type in Riyadh as of January 2026: a studio or 1-bedroom apartment (60 sqm) costs around SAR 420,000 ($112,000 or €98,000), a family apartment (120 sqm) runs about SAR 800,000 ($213,000 or €186,000), a duplex or townhouse (200 sqm) averages SAR 1.3 million ($347,000 or €302,000), a standard villa (280 sqm) is around SAR 2 million ($533,000 or €465,000), and a luxury villa (450 sqm) reaches approximately SAR 4.7 million ($1.26 million or €1.1 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Riyadh?
- How much should you pay for a house in Riyadh?
- How much should you pay for an apartment in Riyadh?
- How much should you pay for a studio in Riyadh?
How do property prices compare between existing and new homes in Riyadh in 2026?
In Riyadh in 2026, new-build properties typically cost about 12% more than comparable existing homes in the same neighborhood.
This premium exists because new homes require less immediate maintenance, offer better energy efficiency and modern layouts, and often include amenities like parking, elevators, and community facilities that buyers in North Riyadh especially value.
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How do property prices vary by neighborhood in Riyadh in 2026?
The Diplomatic Quarter is popular among expats for its compounds, green spaces, strong security, and international community atmosphere. Apartments here average SAR 1.5 million to SAR 2.5 million ($400,000 to $667,000 or €349,000 to €581,000), while villas range from SAR 7 million to SAR 12 million ($1.87 million to $3.2 million), reflecting the premium for this secure, family-friendly enclave.
Al Olaya sits in Riyadh's central business district, offering excellent commute access and proximity to offices, shops, and restaurants. Apartments in Al Olaya range from SAR 1.4 million to SAR 2.1 million ($373,000 to $560,000 or €326,000 to €488,000), with tower units in prime locations commanding even higher prices.
Al Malqa in North Riyadh attracts families seeking newer communities with modern amenities and a lifestyle-focused environment. Apartments here cost SAR 1.2 million to SAR 1.8 million ($320,000 to $480,000 or €279,000 to €419,000), while villas start in the multi-million SAR range and can exceed SAR 10 million for luxury properties.
You will find a much more detailed analysis by areas in our property pack about Riyadh. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (SAR / $) | Avg per sqm (SAR / $) | Avg per sqft (SAR / $) |
|---|---|---|---|---|
| Al Malqa | Prime / Family | 1.2M - 7.5M / $320k - $2M | 9,000 - 15,000 / $2,400 - $4,000 | 836 - 1,394 / $223 - $372 |
| Hittin | Prime / Family | 1.3M - 8.5M / $347k - $2.27M | 8,500 - 14,000 / $2,267 - $3,733 | 790 - 1,301 / $211 - $347 |
| Diplomatic Quarter | Expat / Premium | 1.5M - 10M / $400k - $2.67M | 9,500 - 16,000 / $2,533 - $4,267 | 883 - 1,487 / $235 - $404 |
| Al Nakheel | Premium / Commute | 1.1M - 6.5M / $293k - $1.73M | 8,000 - 12,500 / $2,133 - $3,333 | 743 - 1,161 / $198 - $310 |
| Al Olaya | Central / Commute | 1.0M - 4.5M / $267k - $1.2M | 7,500 - 13,000 / $2,000 - $3,467 | 697 - 1,208 / $186 - $322 |
| Al Yasmin | Family / North | 850k - 4.5M / $227k - $1.2M | 6,800 - 10,500 / $1,813 - $2,800 | 632 - 975 / $168 - $260 |
| Al Narjis | Growth / Family | 900k - 6.5M / $240k - $1.73M | 6,500 - 10,500 / $1,733 - $2,800 | 604 - 975 / $161 - $260 |
| Al Aqiq | Commute / North-Central | 850k - 5.5M / $227k - $1.47M | 6,500 - 10,000 / $1,733 - $2,667 | 604 - 929 / $161 - $248 |
| Al Qirawan | Growth / Family | 800k - 5.0M / $213k - $1.33M | 6,000 - 9,500 / $1,600 - $2,533 | 557 - 883 / $149 - $235 |
| Ar Rimal | Growth / East | 650k - 3.0M / $173k - $800k | 5,000 - 7,500 / $1,333 - $2,000 | 465 - 697 / $124 - $186 |
| Al Aziziyah | Budget / Value | 400k - 1.6M / $107k - $427k | 3,500 - 5,500 / $933 - $1,467 | 325 - 511 / $87 - $136 |
| Al Shifa | Budget / Value | 350k - 1.4M / $93k - $373k | 3,200 - 5,000 / $853 - $1,333 | 297 - 465 / $79 - $124 |
How much more do you pay for properties in Riyadh when you include renovation work, taxes, and fees?
When you add taxes, fees, and potential renovation costs, the total price you pay for a property in Riyadh in 2026 is typically 6% to 20% higher than the purchase price alone, depending on whether the home needs work.
For a property around $200,000 (SAR 750,000), you would pay the mandatory 5% Real Estate Transaction Tax of SAR 37,500 ($10,000), plus roughly SAR 15,000 to SAR 25,000 ($4,000 to $6,700) in brokerage and administrative fees. If the property is in good condition, your total extra costs would be around SAR 55,000 to SAR 65,000 ($14,700 to $17,300), bringing your all-in price to approximately SAR 810,000 ($216,000).
For a property around $500,000 (SAR 1.875 million), the 5% RETT comes to SAR 93,750 ($25,000), and fees add another SAR 25,000 to SAR 40,000 ($6,700 to $10,700). If you do a light refresh like painting and minor fixes, expect to add SAR 40,000 to SAR 80,000 ($10,700 to $21,300), bringing total extras to roughly SAR 160,000 to SAR 215,000 ($42,700 to $57,300).
For a property around $1,000,000 (SAR 3.75 million), the 5% RETT is SAR 187,500 ($50,000), with fees around SAR 40,000 to SAR 60,000 ($10,700 to $16,000). If major renovation is needed on an older villa, renovation costs can run SAR 250,000 to SAR 500,000 ($66,700 to $133,300), pushing total extras to SAR 480,000 to SAR 750,000 ($128,000 to $200,000) or more.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Riyadh.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Riyadh
| Expense | Type | Estimated Cost (SAR / $) |
|---|---|---|
| Real Estate Transaction Tax (RETT) | Tax | 5% of the purchase price. This is a fixed, mandatory tax set by ZATCA. For example, on a SAR 1 million property, you pay SAR 50,000 ($13,300). |
| Brokerage Fee | Fee | 1% to 2.5% of the purchase price. This goes to the real estate agent who facilitates the deal. On a SAR 1 million property, expect SAR 10,000 to SAR 25,000 ($2,700 to $6,700). |
| Administrative and Registration | Fee | SAR 3,000 to SAR 15,000 ($800 to $4,000). This covers title transfer, notary services, and miscellaneous paperwork. Costs vary by deal complexity. |
| Light Renovation | Renovation | SAR 300 to SAR 800 per sqm ($80 to $213 per sqm). This includes painting, minor repairs, and cosmetic updates. For a 120 sqm apartment, that is SAR 36,000 to SAR 96,000. |
| Major Renovation | Renovation | SAR 1,000 to SAR 2,000 per sqm ($267 to $533 per sqm). This covers kitchen and bathroom overhauls, MEP updates, and structural fixes. For a 280 sqm villa, expect SAR 280,000 to SAR 560,000. |
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.
What properties can you buy in Riyadh in 2026 with different budgets?
With $100,000 (about SAR 375,000), you can find a small existing apartment in Riyadh's more affordable southern districts, such as a 65 sqm apartment in Al Shifa, a 70 sqm apartment in Al Aziziyah, or a 60 sqm unit in outer East Riyadh growth areas, though options are limited at this price point.
With $200,000 (about SAR 750,000), you can purchase a 110 sqm new apartment in Ar Rimal, a 95 sqm existing apartment in Al Qirawan, or a 120 sqm apartment on the edge of Al Yasmin in North Riyadh.
With $300,000 (about SAR 1.125 million), your options expand to a 130 sqm new apartment in Al Yasmin, a 120 sqm existing apartment in Al Aqiq, or a starter townhouse of about 160 sqm in Ar Rimal.
With $500,000 (about SAR 1.875 million), you can afford a 210 sqm new townhouse or duplex in Al Narjis, a 150 sqm prime apartment in Al Olaya's tower developments, or an entry-level 250 sqm existing villa in Al Qirawan.
With $1,000,000 (about SAR 3.75 million), you can buy a 320 sqm new villa in Al Narjis, a large 220 sqm new apartment in Al Nakheel, or a 350 sqm existing villa in Al Yasmin or at the edge of Hittin.
With $2,000,000 (about SAR 7.5 million), you enter Riyadh's luxury market and can purchase a 450 sqm new luxury villa in Al Malqa, a 300 sqm penthouse in landmark Al Olaya towers, or a high-end 500 sqm villa in premium pockets near the Diplomatic Quarter.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Riyadh.
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 |
|---|---|---|
| GASTAT Real Estate Price Index | Saudi Arabia's official statistics agency uses real transaction data to build this index. | We used it to anchor the direction and pace of residential price changes. We also referenced the methodology to justify using transaction-based data as our baseline. |
| Saudi Central Bank (SAMA) | The central bank publishes official price and housing indicators for Saudi Arabia. | We used it to cross-check national REPI trends and the macro backdrop. We also used it to support our inflation-adjusted comparisons. |
| JLL Research KSA Living | JLL is a major global real estate consultancy with published research methods and long track record. | We used it to validate market composition, such as apartments being the majority of transactions. We identified high-transaction submarkets to inform our price bands. |
| JLL via Argaam | Argaam cites JLL's published research with specific Riyadh price-per-sqm figures. | We used it as our most concrete recent price-per-sqm anchor heading into January 2026. We then projected slightly forward using market trend data. |
| Knight Frank Saudi Arabia | Knight Frank is a top-tier global property consultancy with formal research publications. | We used it to cross-check Riyadh apartment pricing levels and drivers like location and metro connectivity. We used it as a second benchmark against JLL. |
| ZATCA | ZATCA is Saudi Arabia's official tax authority and publishes binding tax rules. | We used it to quantify the taxes and fees uplift on purchase budgets. We layered realistic extra-cost ranges on top of the 5% RETT. |
| European Central Bank | The ECB is the standard reference for official euro exchange rates. | We used it to ground our EUR conversion approach. We then applied a January 2026 working rate based on 2025 EUR/SAR behavior. |
| The Money Converter | This source clearly documents the well-established USD/SAR currency peg. | We used it to convert SAR to USD consistently at 3.75 SAR per dollar. We kept USD conversions stable because the peg dominates daily FX moves. |
| Bayut KSA | Bayut is one of the largest property portals in Saudi Arabia with standardized listing fields. | We used it to sanity-check neighborhood ranges with real listing examples. We set realistic asking-price bands and then adjusted to estimated closed prices. |
| Bayut Al Malqa Listings | Transparent, checkable listing detail with advertised sizes and prices for this prime neighborhood. | We used it to turn price-per-sqm into concrete home examples. We estimated the spread between entry, mainstream, and luxury stock in North Riyadh. |
| Bayut Al Narjis Villas | Shows multi-million SAR villa inventory as a normal part of this North Riyadh submarket. | We used it to validate luxury villa price ranges in growth family neighborhoods. We compared listings to confirm new-build premium patterns. |
| Reuters | Reuters is a major global news agency with professional reporting standards. | We used it to understand demand pressure from Riyadh's growth and investment cycle. We referenced policy responses to confirm market tightness. |
| Eye of Riyadh | Local news source covering Riyadh real estate developments. | We used it to confirm supply delivery timelines. We validated that new supply is being absorbed by strong demand. |
| Saudi Press Agency | Official Saudi government news agency reporting GASTAT inflation data. | We used it to confirm current inflation rates for real price change calculations. We referenced the 1.9% November 2025 figure for context. |
| Financial Times | Leading global financial newspaper with deep Saudi Arabia coverage. | We used it to understand structural transformation driving long-term price increases. We referenced Vision-style investment cycle commentary. |
| Knight Frank Dashboard Q1 2025 | Formal research dashboard with structured data on the Saudi residential market. | We used it to understand housing finance and market formalization trends. We referenced mortgage growth data affecting demand. |
| World Bank | International organization with standardized inflation data across countries. | We used it to calculate inflation-adjusted price changes over time. We referenced the 1.7% 2024 figure for long-term comparisons. |
| Exchange Rates UK | Tracks historical exchange rate movements with daily data. | We used it to set a practical EUR/SAR rate for January 2026. We reviewed 2025 ranges to pick 4.30 as a reasonable planning rate. |
| Bayut Al Shifa Listing | Specific listing example in a budget South Riyadh neighborhood. | We used it to validate entry-level pricing in affordable areas. We confirmed that SAR 350,000 to 550,000 range is realistic for basic apartments. |
| Bayut Al Olaya Listing | Specific listing example in Riyadh's central business district. | We used it to validate premium apartment pricing in Al Olaya. We confirmed tower product commands SAR 1.4 million and above. |
| Bayut Al Narjis Villa Listing | Specific listing example for a villa in a growth neighborhood. | We used it to validate villa pricing at the $1 million budget level. We confirmed 320 sqm new villas list around SAR 4.6 million. |
| Market Practice Research | Observation of standard practices across multiple Riyadh real estate transactions. | We used it to estimate the 5% negotiation discount from asking to closed price. We validated this through broker commentary and transaction patterns. |
| Renovation Cost Surveys | Current contractor pricing in Riyadh for different scopes of residential work. | We used it to set realistic renovation cost ranges per sqm. We differentiated between light refresh and major renovation scenarios. |
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