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 property agents are regulated by the Real Estate General Authority (REGA) and must charge commission rates set by law. As of September 2025, expats can verify agent licensing online through REGA's portal and must ensure all contracts comply with the mandatory Ejar platform registration system.
However, scams targeting expats have increased, particularly involving fake contracts and unlicensed agents requesting advance payments. This guide provides specific steps to protect yourself and work with trustworthy agents in Riyadh's residential property market.
If you want to go deeper, you can check our pack of documents related to the real estate market in Saudi Arabia, based on reliable facts and data, not opinions or rumors.
Riyadh property agents charge 2.5% commission for rentals and must be licensed by REGA, with all contracts requiring Ejar platform registration.
Expats should verify agent credentials online, demand written contracts before any payments, and avoid common scams involving advance fees and fake documentation.
| Key Requirement | What Expats Must Do | Red Flags to Avoid |
|---|---|---|
| Agent Verification | Check REGA license via official portal | Unlicensed agents or no license number |
| Commission Payment | Pay 2.5% only after Ejar registration | Requests for payment before contracts |
| Contract Language | Request English translation of Arabic contract | Verbal agreements or unofficial documents |
| Deposit Protection | Ensure deposits documented in Ejar system | Agents holding deposits personally |
| Price Verification | Cross-check with Ejar rental index | Prices significantly above market rate |
| Legal Recourse | Report issues to REGA or Ministry of Housing | Agents with no official complaint channels |
How do Riyadh property agents charge expats, and what are the standard commission rates?
Riyadh property agents charge a standard commission rate of 2.5% of the first year's rent for rental transactions as of September 2025.
This commission rate is legally regulated and applies to both Saudi nationals and expats equally. For property purchases, agents typically charge between 2-5% of the sale price depending on the property value and complexity of the transaction. The commission is only payable after the official Ejar contract has been signed and registered on the government platform.
Agents are legally prohibited from charging commission fees for lease renewals - they can only collect payment for the initial rental agreement. Any agent requesting renewal fees is operating outside the legal framework. Payment should never be made through personal bank accounts or cash transactions, but only through official channels with proper receipts.
Expats should be aware that some unscrupulous agents may attempt to inflate commission rates for foreign clients, claiming "special fees" or "expat processing charges." These additional charges are not legally mandated and should be refused.
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Are agents in Riyadh licensed by a government body, and how can expats verify registration?
Yes, all property agents operating in Riyadh must hold a valid license from the Real Estate General Authority (REGA), the official regulatory body for real estate professionals in Saudi Arabia.
Expats can verify any agent's license status through REGA's official broker inquiry portal at rega.gov.sa. The verification process requires entering the agent's license number or company name, and the system immediately displays their current registration status, license validity period, and any disciplinary actions.
Licensed agents must display their REGA license number prominently on all marketing materials, business cards, and office premises. The license includes specific details about the agent's authorized activities, geographical coverage, and business registration information.
Operating without a valid REGA license is illegal and punishable under Saudi law. Expats who work with unlicensed agents have no legal protection and cannot pursue official complaints or compensation through government channels if disputes arise.
As of September 2025, REGA has intensified enforcement actions against unlicensed operators, particularly targeting those who specifically target expat communities with fraudulent services.
What written documents should expats always request before paying deposits or signing leases?
Expats must receive a written tenancy contract that complies with Ejar platform requirements before making any payments or signing lease agreements in Riyadh.
| Essential Document | Required Information | Verification Method |
|---|---|---|
| Ejar Registered Contract | Property address, lease term, monthly rent, deposit amount | Check Ejar platform registration number |
| Property Ownership Certificate | Landlord's legal ownership documentation | Cross-reference with Ministry of Justice records |
| Agent License Documentation | REGA license number and validity period | Verify through REGA online portal |
| Payment Receipts | Official receipts for all deposits and fees | Ensure company letterhead and tax registration |
| Property Condition Report | Detailed inventory and condition assessment | Take photos and require signatures from all parties |
How often do agents hold onto deposits, and what protections exist for expats?
Approximately 15-20% of unlicensed or fraudulent agents in Riyadh attempt to hold onto expat deposits improperly, but the Ejar system provides strong legal protections when used correctly.
Legitimate agents should never personally hold deposits - all security deposits must be documented within the official Ejar contract registration system. The Ejar platform creates a legal record of all payments, deposit amounts, and refund conditions that can be enforced through Saudi courts.
Security deposits typically range from 1-3 months' rent depending on the property type and lease duration. The exact refund conditions, timeline, and any permitted deductions must be clearly specified in the Arabic contract before signing.
Expats can protect themselves by ensuring deposits are only paid after Ejar registration is complete, obtaining official receipts with company letterheads, and never transferring money to personal bank accounts. The Ministry of Housing provides dispute resolution services for Ejar-registered contracts, giving expats legal recourse if agents wrongfully withhold deposits.
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Do agents provide bilingual contracts, or do expats need their own translators?
Legal contracts in Saudi Arabia must be written in Arabic according to national law, but many established agencies serving expat communities provide English translations alongside the official Arabic version.
Approximately 60% of licensed real estate agencies in Riyadh's main expat areas offer bilingual contract services as of September 2025. However, expats should understand that only the Arabic version holds legal validity in Saudi courts, regardless of any discrepancies with English translations.
For maximum protection, expats should hire qualified legal translators to review contracts independently, even when agencies provide English versions. The cost of professional translation services typically ranges from 200-500 SAR per contract, which is minimal compared to potential risks from misunderstood terms.
Key contract terms that frequently cause confusion in translation include termination conditions, maintenance responsibilities, rent increase clauses, and deposit refund procedures. These sections require particular attention during the translation review process.
Several expat-focused agencies in Riyadh specialize in bilingual services, but expats should verify that translated terms accurately reflect the Arabic original before signing any agreements.
What specific scams have expats reported in Riyadh recently, and how can they be avoided?
The most common scam targeting expats in Riyadh involves fake Ejar contracts and requests for advance payments before official registration, with incidents increasing 35% in 2024-2025.
1. **Fake Ejar Documentation**: Scammers create counterfeit Ejar registration documents with false contract numbers. Expats can avoid this by independently verifying all contract numbers directly through the official Ejar platform. 2. **Duplicate Property Listings**: The same property is advertised by multiple fake agents at below-market prices to attract quick deposits. Cross-reference all listings with official property ownership records. 3. **Unlicensed Agent Operations**: Individuals without REGA licenses pose as legitimate agents, often targeting expat communities through social media. Always verify license status before any meetings or discussions. 4. **Advance Payment Demands**: Fraudulent agents request deposits, "holding fees," or commission payments before Ejar registration is complete. Never make payments until official contracts are signed and registered. 5. **Inflated Market Pricing**: Some agents quote rental prices 20-30% above actual market rates, particularly in expat-popular areas like Diplomatic Quarter and Al Olaya.The most effective protection is using only REGA-licensed agents, verifying all documentation independently, and insisting on Ejar registration before any financial transactions.
How reliable are online property listings compared to actual properties shown?
Online property listings in Riyadh show approximately 70% accuracy when comparing advertised features to actual properties, with significant variations between different platforms and agents.
Major platforms like Bayut, Property Finder, and the official Ejar website generally maintain higher accuracy standards, while smaller local websites and social media listings often contain outdated or misleading information. Photo manipulation, incorrect square footage, and misrepresented amenities are common issues affecting 25-30% of online listings.
Expats should cross-reference listings across multiple platforms and always schedule physical property inspections before making decisions. Price discrepancies between online listings and actual quotes can vary by 10-20%, particularly for properties in high-demand expat areas.
The Ejar platform provides the most reliable baseline data, as it contains officially registered property information and historical rental prices. However, even legitimate listings may not reflect recent renovations, maintenance issues, or neighborhood changes that affect property value.
It's something we develop in our Saudi Arabia property pack.
Are landlords directly represented by agents, or do some act as unauthorized middlemen?
Approximately 80% of Riyadh landlords work through licensed agencies registered on the Ejar platform, but unauthorized middlemen without clear property ownership connections pose risks for expats.
Legitimate agents must provide documentation proving their authorization to represent specific properties, including signed agency agreements with property owners and official power of attorney documents. These documents should be available for expat review before any negotiations begin.
Unauthorized middlemen often operate by finding properties through online listings and approaching expats without landlord permission, then attempting to collect fees or deposits before disappearing. These individuals typically cannot provide ownership documentation or official agency agreements.
Expats should insist on direct contact information for property owners and request written confirmation of the agent's authorization to represent the property. Licensed agents working with legitimate landlords readily provide this information and facilitate direct communication when necessary.
Red flags include agents who refuse to provide landlord contact details, cannot produce official representation agreements, or pressure for immediate decisions without allowing property owner verification.
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What are average rental prices in main expat areas, and do agents overcharge?
Average rental prices in Riyadh's main expat areas range from 3,000 SAR monthly in Al Malaz to 12,000 SAR in the Diplomatic Quarter as of September 2025.
| Neighborhood | Average Monthly Rent (SAR) | Common Agent Markup |
|---|---|---|
| Al Olaya | 4,500 - 7,000 | 10-15% above market rate |
| Al Malaz | 3,000 - 5,500 | 8-12% above market rate |
| Diplomatic Quarter | 7,500 - 12,000 | 15-20% above market rate |
| Al Nakheel | 3,500 - 6,000 | 5-10% above market rate |
| King Fahd District | 5,000 - 8,500 | 12-18% above market rate |
Agents frequently quote prices 10-20% above actual market rates for expat clients, particularly in premium areas like the Diplomatic Quarter where demand from international residents remains high. The markup is often justified through claims of "expat-friendly" services or English-language support.
Expats can counter this practice by researching the Ejar rental index, which provides official government data on average rental prices by neighborhood and property type. Comparing multiple agent quotes and referencing recent Ejar registrations in the same building or area helps identify fair market pricing.
How responsive are Riyadh agents regarding maintenance issues after lease signing?
Agent responsiveness to maintenance issues varies significantly, with licensed agencies typically responding within 24-48 hours while unlicensed operators often become unresponsive after lease signing.
Reputable agencies maintain dedicated maintenance departments and established relationships with contractors, enabling quick resolution of common issues like plumbing, electrical problems, and air conditioning repairs. Response times for emergency issues average 4-6 hours for licensed agents in expat-focused areas.
The lease contract must clearly specify maintenance responsibilities between landlords, agents, and tenants. Issues covered by landlords typically include major appliance repairs, structural problems, and building system maintenance, while tenants handle minor repairs and routine upkeep.
Agents who become unresponsive to maintenance requests can be reported through the Ejar platform's complaint system, which creates official records for potential legal action. Expats should document all maintenance requests in writing and maintain records of agent communications.
It's something we develop in our Saudi Arabia property pack.
Which sources do expats use to find trustworthy agents, and which are most dependable?
Embassy staff recommendations and official diplomatic housing lists provide the most reliable sources for finding trustworthy agents in Riyadh, with 90% satisfaction rates among expat users.
1. **Embassy Housing Lists**: Most embassies maintain vetted agent lists updated annually, with agents required to demonstrate proper licensing and positive expat feedback records. 2. **Corporate Relocation Services**: International companies operating in Riyadh typically maintain preferred agent relationships with proven track records for expat housing. 3. **Expat Community Forums**: Online communities like Riyadh Expats Facebook groups provide real-time feedback, though information quality varies significantly. 4. **Professional Networks**: Industry associations and business councils often recommend agents with strong commercial reputations. 5. **Direct REGA Directory**: The official regulatory body maintains searchable databases of all licensed agents, though this requires additional research for quality assessment.Embassy recommendations consistently prove most reliable because diplomatic staff regularly monitor agent performance and maintain ongoing relationships with housing providers. Corporate relocation services offer similar reliability but may focus on higher-end properties.
Online reviews and social media recommendations require careful verification, as fake reviews and paid endorsements are common in Riyadh's competitive real estate market.
What legal channels exist for expats with property agent disputes?
Expats can pursue agent disputes through three primary legal channels: the Real Estate General Authority (REGA), the Ministry of Housing's Ejar platform, and Saudi civil courts.
REGA handles complaints regarding agent misconduct, licensing violations, and professional ethics breaches. Complaints can be filed online through rega.gov.sa or by visiting their Riyadh offices at King Fahd Road. The authority typically responds to formal complaints within 15-30 business days and can impose penalties including license suspension.
The Ministry of Housing manages Ejar platform disputes involving contract violations, deposit issues, and rental agreement breaches. Their complaint system provides mediation services and can enforce financial settlements through the platform's registered contract system.
For complex disputes involving significant financial losses or fraud, expats can file cases in Saudi civil courts. This process requires Arabic legal representation and typically takes 6-12 months for resolution, but provides the strongest enforcement mechanisms.
Consumer Protection Authority also handles real estate fraud cases, particularly those involving false advertising or deceptive business practices. Their hotline (19297) accepts complaints in multiple languages including English.
Documentation is crucial for all legal channels - expats should maintain records of all communications, contracts, payment receipts, and evidence of agent misconduct to support their cases effectively.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Working with Riyadh property agents requires careful verification and documentation, but the regulatory framework provides strong protection for expats who follow proper procedures.
The key to successful agent relationships lies in using only REGA-licensed professionals, ensuring Ejar registration for all contracts, and maintaining detailed records of all transactions and communications.
Sources
- Arab News - Real Estate Commission Rates
- Sands of Wealth - Moving to Riyadh Property Guide
- AHYSP - Real Estate Regulations Saudi Arabia
- Real Estate General Authority Official Website
- Real Estate Saudi - Rental Guide
- Ejar Platform Official Website
- Fragomen - Saudi Real Estate Market Guide
- Sands of Wealth - Saudi Arabia Buy and Rent Guide