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's housing market has been one of the most talked-about in the Gulf region, with prices moving fast over recent years as the city grows under Vision 2030.
This guide breaks down exactly what houses cost in Riyadh in 2026, from entry-level budgets to luxury villas, neighborhood by neighborhood.
We constantly update this blog post to reflect the latest available data and market shifts.
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.
How much do houses cost in Riyadh as of 2026?
What's the median and average house price in Riyadh as of 2026?
As of early 2026, the estimated median house price in Riyadh is around SAR 2 million (approximately $533,000 USD or €500,000 EUR), while the average sits higher at roughly SAR 2.4 million ($640,000 USD or €600,000 EUR).
The typical price range covering about 80% of house sales in Riyadh falls between SAR 1.2 million and SAR 4.5 million ($320,000 to $1.2 million USD, or €300,000 to €1.1 million EUR).
The gap between median and average prices in Riyadh exists because luxury villas in prime northern districts pull the average upward, revealing a market with significant wealth concentration at the top end.
At the median price of SAR 2 million in Riyadh, a buyer can typically expect a mid-sized family villa with 3 to 4 bedrooms, often in established areas like Al Qadisiyah or parts of eastern Riyadh, with decent finishes but not brand-new construction.
What's the cheapest livable house budget in Riyadh as of 2026?
As of early 2026, the minimum budget for a livable house in Riyadh starts at around SAR 700,000 to SAR 900,000 (approximately $187,000 to $240,000 USD, or €175,000 to €225,000 EUR).
"Livable" at this entry-level price point in Riyadh typically means an older villa that is structurally sound and functional, but expect dated finishes, smaller plots, and likely no recent renovations to kitchens or bathrooms.
These cheapest livable houses in Riyadh are usually found in southern and older eastern districts such as Al Shifa, Al Aziziyah, Al Manakh, and Al Dar Al Baida, where housing stock is older and commute times to central business areas tend to be longer.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Riyadh here.
How much do 2 and 3-bedroom houses cost in Riyadh as of 2026?
As of early 2026, a typical 2-bedroom house in Riyadh costs between SAR 900,000 and SAR 1.3 million ($240,000 to $347,000 USD, or €225,000 to €325,000 EUR), while a 3-bedroom house typically ranges from SAR 1.2 million to SAR 1.8 million ($320,000 to $480,000 USD, or €300,000 to €450,000 EUR).
The realistic price range for a 2-bedroom house in Riyadh spans from SAR 900,000 for older stock in southern districts up to SAR 1.6 million ($427,000 USD or €400,000 EUR) in better-located areas with newer finishes.
For a 3-bedroom house in Riyadh, buyers should realistically expect to pay between SAR 1.2 million and SAR 2.2 million ($320,000 to $587,000 USD, or €300,000 to €550,000 EUR), depending heavily on district and condition.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Riyadh is around 25% to 40%, reflecting the additional built-up area and the fact that 3-bedroom homes attract more family buyers competing for limited stock.
How much do 4-bedroom houses cost in Riyadh as of 2026?
As of early 2026, a typical 4-bedroom house in Riyadh costs between SAR 1.8 million and SAR 3 million (approximately $480,000 to $800,000 USD, or €450,000 to €750,000 EUR), making it the most common "family villa" format in the city.
The realistic price range for a 5-bedroom house in Riyadh runs from SAR 2.8 million to SAR 6 million ($747,000 to $1.6 million USD, or €700,000 to €1.5 million EUR), with wide variation depending on whether you're in the south or the prime northern districts.
For a 6-bedroom house in Riyadh, expect to pay between SAR 3.5 million and SAR 9 million or more ($933,000 to $2.4 million+ USD, or €875,000 to €2.25 million+ EUR), as these larger homes span from mid-market in southern areas to ultra-luxury in the north.
Please note that we give much more detailed data in our pack about the property market in Riyadh.
How much do new-build houses cost in Riyadh as of 2026?
As of early 2026, a typical new-build family villa in Riyadh costs between SAR 2.3 million and SAR 4.8 million (approximately $613,000 to $1.28 million USD, or €575,000 to €1.2 million EUR), with prime new developments reaching SAR 5 million to SAR 10 million or more.
The typical percentage premium that new-build houses carry compared to older resale houses in Riyadh is around 10% to 25%, reflecting newer infrastructure, better layouts, higher-quality finishes, and developer branding, even when the location is farther from the city center.
How much do houses with land cost in Riyadh as of 2026?
As of early 2026, a house with a larger-than-typical plot in Riyadh generally starts at around SAR 3.5 million and can reach SAR 12 million or more ($933,000 to $3.2 million+ USD, or €875,000 to €3 million+ EUR), depending on the district and plot size.
The typical plot size that qualifies as a "house with land" in Riyadh means something beyond the standard villa footprint, usually plots of 500 square meters or more that offer extra space for gardens, privacy, or potential future extensions.
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Where are houses cheapest and most expensive in Riyadh as of 2026?
Which neighborhoods have the lowest house prices in Riyadh as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Riyadh include Al Shifa, Al Aziziyah, Al Manakh, Al Dar Al Baida, Al Suwaidi, and parts of Al Nassem, all located in the southern or older eastern parts of the city.
The typical house price range in these cheapest Riyadh neighborhoods falls between SAR 700,000 and SAR 1.8 million (approximately $187,000 to $480,000 USD, or €175,000 to €450,000 EUR), with significant variation based on property condition and plot size.
The main reason these neighborhoods have the lowest house prices in Riyadh is that they feature older housing stock built decades ago, longer commute times to the main employment hubs in the north, and fewer of the new masterplan amenities that drive premiums elsewhere.
Which neighborhoods have the highest house prices in Riyadh as of 2026?
As of early 2026, the neighborhoods with the highest house prices in Riyadh are Hittin, Al Nakheel, and Al Malqa, followed closely by Al Yasmin, Al Narjis, and select pockets of Al Sahafa, all concentrated in the north and northwest of the city.
The typical house price range in these most expensive Riyadh neighborhoods runs from SAR 4 million to SAR 10 million or more (approximately $1.07 million to $2.67 million+ USD, or €1 million to €2.5 million+ EUR), especially for newer, larger villas.
The main reason these neighborhoods command the highest house prices in Riyadh is their combination of newer, high-quality housing stock, proximity to top international schools and the Diplomatic Quarter, excellent infrastructure, and strong demand from both affluent Saudi families and senior expatriates.
The typical buyer in these premium Riyadh neighborhoods is either a high-income Saudi family seeking modern amenities and prestigious addresses, or an expatriate executive whose employer provides a generous housing allowance and who prioritizes proximity to international schools and compounds.
How much do houses cost near the city center in Riyadh as of 2026?
As of early 2026, houses near Riyadh's central areas such as Al Olaya, Al Malaz, and Al Murabba typically cost between SAR 2.5 million and SAR 6.5 million (approximately $667,000 to $1.73 million USD, or €625,000 to €1.6 million EUR), depending heavily on whether the villa is older or fully renovated.
Houses near major transit hubs in Riyadh, particularly close to the Riyadh Metro's main corridors and interchange stations across its 6 lines and 85 stations, carry a premium of roughly 5% to 15% compared to similar homes farther from rapid transit, bringing typical prices to SAR 2.2 million to SAR 5 million ($587,000 to $1.33 million USD, or €550,000 to €1.25 million EUR).
Houses near top-rated international schools in Riyadh, particularly the American International School Riyadh (AIS-R) and British International School Riyadh (BISR), typically range from SAR 3 million to SAR 8 million ($800,000 to $2.13 million USD, or €750,000 to €2 million EUR) because these schools are located in or near the desirable north and northwest districts.
Houses in expat-popular areas of Riyadh, including near the Diplomatic Quarter (Al Safarat) and northwest districts like Al Nakheel, Al Malqa, and Hittin where compounds and international schools cluster, typically cost between SAR 3.5 million and SAR 10 million or more ($933,000 to $2.67 million+ USD, or €875,000 to €2.5 million+ EUR).
We actually have an updated expat guide for Riyadh here.
How much do houses cost in the suburbs in Riyadh as of 2026?
As of early 2026, a typical house in the suburbs of Riyadh costs between SAR 1.6 million and SAR 3.8 million (approximately $427,000 to $1.01 million USD, or €400,000 to €950,000 EUR), with newer stock in growth corridors sometimes pushing even higher.
The typical price difference between suburban houses and city-center houses in Riyadh is around 20% to 40% lower in the suburbs, though this gap narrows when comparing newer suburban builds to older central villas because suburban communities often offer more modern layouts and amenities.
The most popular suburbs for house buyers in Riyadh include Al Rimal, Al Janadriyah, Al Qadisiyah, and Al Mahdiyah, which are newer edge districts in the north, east, and west where planned communities offer fresh housing stock and expanding infrastructure.
What areas in Riyadh are improving and still affordable as of 2026?
As of early 2026, the top areas in Riyadh that are improving and still affordable for house buyers include Al Rimal, Al Janadriyah, Al Qadisiyah, and parts of Al Munsiyah, all located in the east and northeast growth corridors where infrastructure and services are actively catching up to demand.
The current typical house price in these improving yet affordable Riyadh areas ranges from SAR 1.4 million to SAR 3.2 million (approximately $373,000 to $853,000 USD, or €350,000 to €800,000 EUR), with the lower end representing smaller or older stock and the upper end covering newer builds.
The main sign of improvement driving buyer interest in these areas is the expansion of road networks, new retail centers, and proximity to upcoming metro stations, which together are reducing commute times and bringing daily conveniences closer to residents who previously had to travel to established districts.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Riyadh right now?
What are typical buyer closing costs for houses in Riyadh right now?
The estimated typical total closing cost for house buyers in Riyadh is around 6% to 8% of the purchase price, which is primarily driven by mandatory taxes and fees that apply to all property transactions.
The main closing cost categories in Riyadh include the Real Estate Transaction Tax (RETT) at 5% of the transaction value, broker or agent fees which vary by deal structure, and bank-related costs if you're taking a mortgage such as valuation fees, administrative charges, and required insurance premiums.
The single largest closing cost category for house buyers in Riyadh is the Real Estate Transaction Tax at 5%, which is non-negotiable and collected by ZATCA (the Zakat, Tax and Customs Authority) on every property sale.
We cover all these costs and what are the strategies to minimize them in our property pack about Riyadh.
How much are property taxes on houses in Riyadh right now?
The estimated typical annual property tax for a house owner in Riyadh is effectively SAR 0 ($0 USD, €0 EUR) because Saudi Arabia does not have a large annual municipal property tax like many Western countries do, though owners will still face utilities, service fees, and any community or HOA-type charges if applicable.
Property tax in Riyadh works differently from most countries because the main tax event happens at the point of transaction (the 5% RETT when you buy), rather than through recurring annual assessments on property value, which means ongoing ownership costs focus on utilities and maintenance rather than tax bills.
If you want to go into more details, we also have a page with all the property taxes and fees in Riyadh.
How much is home insurance for a house in Riyadh right now?
The estimated typical annual home insurance cost for a house in Riyadh ranges from SAR 2,000 to SAR 8,000 (approximately $533 to $2,133 USD, or €500 to €2,000 EUR) for basic building and contents coverage, with higher premiums for homes with high-value finishes or additional coverage options.
The main factors that affect home insurance premiums for houses in Riyadh include the rebuild value of the property, the value of contents being insured, the age and construction quality of the villa, and any add-ons like coverage for domestic workers' accidents or extended liability, so it's important to shop around and get multiple quotes.
What are typical utility costs for a house in Riyadh right now?
The estimated typical total monthly utility cost for a house in Riyadh ranges from SAR 400 to SAR 1,200 ($107 to $320 USD, or €100 to €300 EUR) during mild months, but can jump to SAR 1,000 to SAR 3,000 ($267 to $800 USD, or €250 to €750 EUR) during peak summer when air conditioning runs heavily.
The breakdown for a typical Riyadh villa includes electricity at SAR 300 to SAR 800 per month in mild weather (climbing to SAR 900 to SAR 2,500 or more in summer), based on SEC's official tariff of 18 halalah per kWh for the first 6,000 kWh and 30 halalah above that, plus water and wastewater at SAR 80 to SAR 350 per month depending on consumption and garden size.
What are common hidden costs when buying a house in Riyadh right now?
The estimated total of common hidden costs that house buyers in Riyadh often overlook can add SAR 30,000 to SAR 100,000 ($8,000 to $26,700 USD, or €7,500 to €25,000 EUR) or more beyond the purchase price and standard closing costs, depending on the villa's condition and your financing situation.
The typical inspection fees buyers should expect when purchasing a house in Riyadh range from SAR 1,500 to SAR 5,000 ($400 to $1,333 USD, or €375 to €1,250 EUR) for a practical pre-purchase check covering structure, electrical, and plumbing basics, with more comprehensive thermal or moisture diagnostics costing extra.
Other common hidden costs beyond inspections when buying a house in Riyadh include the gap between asking and final negotiated prices, villa maintenance surprises like A/C servicing and water tank cleaning, fit-out costs for refreshing dated kitchens and bathrooms in older properties, and mortgage-related fees such as valuation charges, admin fees, and required insurance if you're financing.
The hidden cost that tends to surprise first-time house buyers the most in Riyadh is the fit-out and renovation expense for older villas, because many buyers underestimate how quickly costs add up when updating electrical systems, replacing aging A/C units, and modernizing kitchens to current standards.
You will find here the list of classic mistakes people make when buying a property in Riyadh.
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What do locals and expats say about the market in Riyadh as of 2026?
Do people think houses are overpriced in Riyadh as of 2026?
As of early 2026, the general sentiment among both locals and expats is that Riyadh housing has become expensive fast, especially in the northern districts, but most acknowledge that strong job growth and the city's expansion under Vision 2030 create real demand that justifies much of the pricing.
Houses in Riyadh typically stay on the market for around 30 to 90 days when well-priced, though overpriced or very niche villas can sit for 3 to 6 months or longer before sellers adjust expectations.
The main reason locals and expats give for feeling house prices are high in Riyadh is that salary growth and mortgage affordability have not kept pace with the rapid price increases of the past few years, making it harder for middle-income families to buy in the districts they want.
Compared to one or two years ago, sentiment on house prices in Riyadh has shifted from pure frustration about relentless increases to a more nuanced view that acknowledges some cooling in certain segments, as GASTAT's Q4 2025 data showed softer residential and villa prices that quarter, giving buyers a bit more hope that the market isn't just a one-way bet upward.
You'll find our latest property market analysis about Riyadh here.
Are prices still rising or cooling in Riyadh as of 2026?
As of early 2026, house prices in Riyadh are showing selective strength rather than a clear trend in either direction, with prime and well-located stock holding up best while some segments experience cooling after years of rapid increases.
The estimated year-over-year house price change in Riyadh heading into early 2026 is roughly flat to slightly negative for the residential villa segment, as GASTAT's Q4 2025 Real Estate Price Index showed residential prices softer that quarter compared to the previous year.
Experts and locals expect house prices in Riyadh over the next 6 to 12 months to remain stable with pockets of strength in high-demand northern areas, while less desirable locations may see continued softness as supply catches up and buyers become more selective after years of aggressive price growth.
Finally, please note that we have covered property price trends and forecasts for Riyadh here.
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.
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 Q4 2025 | Saudi Arabia's official statistics agency for national price indexes. | We used it to anchor what prices are doing heading into early 2026. We specifically relied on residential and villa movements to keep the story focused on houses. |
| Cavendish Maxwell H1 2025 Report | A large, established real estate advisory with stated data sources. | We used it for Riyadh-specific villa price per sqm benchmarks and recent growth rates. We also used its transaction-value context to sanity-check our budget estimates. |
| JLL KSA Living Market Dynamics Q3 2025 | A global real estate consultancy with standardized research methods. | We used it to identify where villa transactions were most concentrated in Riyadh. We also used it to verify that market activity is happening in named districts. |
| Knight Frank Q1 2025 Dashboard | A long-established global firm citing underlying government datasets. | We used it to triangulate Riyadh villa price-per-sqm levels versus other consultancies. We also used its mortgage and transaction context for evidence-based analysis. |
| REGA Real Estate Indicators Platform | The real estate regulator's official data and indicators platform. | We used it as the official place to verify prices and transactions by city and property type. We pointed readers here to validate neighborhood-level claims. |
| ZATCA Real Estate Transaction Tax | The tax authority and definitive source for property transaction tax rates. | We used it to set the single biggest extra cost line item for buyers at 5% RETT. We avoided relying on second-hand summaries for taxes. |
| Saudi Electricity Company Tariffs | The main electricity provider publishing official tariff tables. | We used it to estimate realistic monthly electricity costs for houses in Riyadh. We used the two residential tiers to keep estimates honest for villa-level consumption. |
| National Water Company Tariff Calculator | The state-owned water utility's own billing and tariff tool. | We used it as the official reference point that water bills depend on consumption tiers. We justified giving water-cost ranges rather than a single fixed number. |
| RCRC Riyadh Public Transport | The official city authority describing the metro and bus network. | We used it to define what "near metro" means in Riyadh and why it matters. We tailored neighborhood examples around connectivity. |
| American International School Riyadh | The school's official site for names and location context. | We used it to name a real top school that expat families actually consider. We kept the "near schools" section concrete and Riyadh-specific. |
| British International School Riyadh | The school's official site identifying the institution and campuses. | We used it as another anchor top school example for expat demand. We avoided vague claims about schools without naming any. |
| Saudi Central Bank (SAMA) Statistics | The central bank and canonical source for Saudi financial statistics. | We used it to ground the financing backdrop that affects house demand and affordability. We cross-checked the mortgage-lending narrative cited in market dashboards. |
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