What are rents like in Riyadh right now? (January 2026)

Whether you're renting out property in Riyadh or moving there as a tenant, you need to know what rents look like right now.

This guide breaks down Riyadh rental prices by apartment size, neighborhood, and tenant type.

We constantly update this blog post to reflect the latest data and policy changes.

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.

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Riyadh. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Riyadh as of 2026?

What's the average monthly rent for a studio in Riyadh as of 2026?

As of January 2026, the average monthly rent for a studio in Riyadh is approximately SAR 2,100 (around USD 560 or EUR 525).

Most studios fall within SAR 1,600 to SAR 3,200 per month (USD 425 to USD 850, or EUR 400 to EUR 800), though premium serviced units in North Riyadh can reach SAR 6,000 or higher.

Main factors affecting studio rents in Riyadh include neighborhood (North Riyadh commands higher prices), building age, furnishing status, and proximity to employment hubs like Olaya or KAFD.

What's the average monthly rent for a 1-bedroom in Riyadh as of 2026?

As of January 2026, the average monthly rent for a 1-bedroom in Riyadh is approximately SAR 2,750 (around USD 730 or EUR 690).

Most 1-bedrooms fall within SAR 2,200 to SAR 4,200 per month (USD 585 to USD 1,120, or EUR 550 to EUR 1,050), with premium buildings in the Diplomatic Quarter or Al Nakheel reaching SAR 10,000 or more.

The cheapest 1-bedroom rents are in older central districts or southern neighborhoods, while highest prices concentrate in North Riyadh areas like Hittin, Al Malqa, and Al Mohammadiyah.

What's the average monthly rent for a 2-bedroom in Riyadh as of 2026?

As of January 2026, the average monthly rent for a 2-bedroom in Riyadh is approximately SAR 3,800 (around USD 1,010 or EUR 950).

Most 2-bedrooms fall within SAR 3,000 to SAR 6,000 per month (USD 800 to USD 1,600, or EUR 750 to EUR 1,500), while premium North Riyadh compounds can reach SAR 14,000 or more if furnished.

Cheapest 2-bedroom rents are in older central neighborhoods and areas further south, while most expensive units are in Al Yasmin, Hittin, and the Diplomatic Quarter where families prioritize space and school access.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Riyadh.

What's the average rent per square meter in Riyadh as of 2026?

As of January 2026, the average rent per square meter in Riyadh is approximately SAR 55 per month (around USD 15 or EUR 14), or about SAR 660 per square meter per year.

Across Riyadh, rent per square meter ranges from SAR 35 to SAR 45 in budget areas with older buildings, up to SAR 70 to SAR 110 or more in prime North Riyadh with newer construction.

Compared to Jeddah, Riyadh commands a premium due to Vision 2030-driven job growth, government headquarters, and concentrated corporate offices.

Characteristics that push rent above average include newer buildings, quality finishes, reliable A/C, covered parking, and proximity to Olaya or KAFD.

How much have rents changed year-over-year in Riyadh in 2026?

As of January 2026, year-over-year rent changes in Riyadh are approximately 1% to 3% for typical apartments citywide, notably lower than the double-digit growth in early 2025.

The main driver of this moderation is the September 2025 rent freeze, which legally prevents landlords from raising rents on existing tenants for five years.

This represents a sharp slowdown from H1 2025, when consultancies reported 10% to 15% year-over-year apartment rent growth driven by Vision 2030 job creation.

What's the outlook for rent growth in Riyadh in 2026?

As of January 2026, projected rent growth for Riyadh apartments is flat to modest (0% to 3%) as the freeze limits landlords' ability to raise prices on existing leases.

Key factors influencing Riyadh rent growth include ongoing Vision 2030 projects attracting workers, new housing supply from government programs, and sustained expat demand.

Despite the freeze, prime North Riyadh neighborhoods like Hittin, KAFD, and Al Malqa may still see pressure on new leases because demand concentrates there.

Risks include faster-than-expected supply delivery (easing pressure), economic slowdowns, or adjustments to the freeze policy.

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.

Which neighborhoods rent best in Riyadh as of 2026?

Which neighborhoods have the highest rents in Riyadh as of 2026?

As of January 2026, the top three highest-rent neighborhoods in Riyadh are the Diplomatic Quarter (Al Safarat), Hittin, and Al Malqa, where 2-bedrooms typically start at SAR 7,000 to SAR 10,000 per month (USD 1,865 to USD 2,665, or EUR 1,750 to EUR 2,500).

These neighborhoods command premium rents because of newer buildings, gated compounds, proximity to embassies and international schools, and easy access to employment hubs.

Typical tenants include expat professionals with housing allowances, diplomats, and affluent Saudi families prioritizing space, security, and quality of life.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Riyadh.

Where do young professionals prefer to rent in Riyadh right now?

The top three neighborhoods for young professionals in Riyadh are Al Olaya, As Sulimaniyah, and Al Wurud, all offering central locations with easy access to offices and restaurants.

In these areas, young professionals typically pay SAR 2,500 to SAR 4,500 per month (USD 665 to USD 1,200, or EUR 625 to EUR 1,125) for a 1-bedroom.

The appeal includes shorter commutes to Olaya and KAFD, walkable streets with cafes, and a more urban lifestyle compared to suburban compounds.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Riyadh.

Where do families prefer to rent in Riyadh right now?

The top three family neighborhoods in Riyadh are Al Yasmin, Al Narjis, and Hittin, all in North Riyadh where space and quiet streets are priorities.

In these areas, 2-3 bedroom apartments range from SAR 4,000 to SAR 8,000 (USD 1,065 to USD 2,130, or EUR 1,000 to EUR 2,000), with compound villas at SAR 12,000 to SAR 20,000 or higher.

Attractions include larger units, covered parking, green spaces, proximity to international schools, and lower traffic than central business areas.

Top-rated schools nearby include the American International School of Riyadh, the British International School, and well-regarded Saudi national schools.

Which areas near transit or universities rent faster in Riyadh in 2026?

As of January 2026, the fastest-renting areas near transit or universities in Riyadh are the KAFD/Al Aqiq corridor, the King Saud University area, and neighborhoods near Princess Nourah University.

In these high-demand areas, well-priced rentals typically stay listed for only 10 to 20 days, compared to 30 to 45 days elsewhere.

Properties within walking distance of Riyadh metro stations or universities command a SAR 300 to SAR 600 monthly premium (USD 80 to USD 160, or EUR 75 to EUR 150).

Which neighborhoods are most popular with expats in Riyadh right now?

The top three expat neighborhoods in Riyadh are the Diplomatic Quarter (Al Safarat), Hittin, and Al Nakheel, all offering compound-style living with international amenities.

Typical monthly rents range from SAR 5,000 to SAR 12,000 (USD 1,330 to USD 3,200, or EUR 1,250 to EUR 3,000) for apartments, while compound villas start at SAR 15,000 or higher.

These areas attract expats with Western-style supermarkets, international restaurants, English-speaking services, and gated security.

Most represented nationalities include Americans, British, Indians, Filipinos, and Europeans, many working in oil and gas, finance, consulting, or diplomatic services.

And if you are also an expat, you may want to read our exhaustive guide for expats in Riyadh.

Who rents, and what do tenants want in Riyadh right now?

What tenant profiles dominate rentals in Riyadh?

The top three tenant profiles dominating Riyadh rentals are Saudi professionals and young households, expat professionals (often with housing allowances), and families seeking space in suburban North Riyadh.

Saudi professionals account for roughly 40% to 45% of Riyadh rentals, expats represent 30% to 35%, and families make up 20% to 25%.

Saudi professionals seek modern 1-2 bedrooms near central districts, expats prefer furnished units or compound villas, and families prioritize 3+ bedrooms with parking and school access.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Riyadh.

Do tenants prefer furnished or unfurnished in Riyadh?

In Riyadh, roughly 60% of tenants prefer unfurnished and 40% prefer furnished or semi-furnished, with furnished share higher in expat-heavy neighborhoods.

Furnished apartments command a SAR 400 to SAR 800 monthly premium (USD 105 to USD 215, or EUR 100 to EUR 200), representing 15% to 25% higher costs.

Tenants preferring furnished include expats on shorter assignments, new arrivals wanting convenience, and corporate tenants prioritizing quick setup.

Which amenities increase rent the most in Riyadh?

The top five rent-boosting amenities in Riyadh are covered parking, high-performance A/C, 24/7 security, gym/pool facilities, and proximity to Olaya or KAFD.

Premiums: covered parking adds SAR 200 to SAR 400 monthly, A/C upgrades add SAR 150 to SAR 300, security adds SAR 200 to SAR 500, gym/pool adds SAR 300 to SAR 600, and prime location adds SAR 500 to SAR 1,000 or more.

In our property pack covering the real estate market in Riyadh, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Riyadh?

The top five ROI renovations in Riyadh are A/C upgrades with insulation, kitchen refreshes, bathroom updates, modern lighting, and smart lock installation.

A/C upgrades cost SAR 3,000 to SAR 8,000 and add SAR 150 to SAR 300 monthly rent; kitchen refreshes cost SAR 5,000 to SAR 15,000 and add SAR 200 to SAR 400; bathroom updates cost SAR 3,000 to SAR 10,000 and add SAR 150 to SAR 300.

Avoid overly luxurious finishes exceeding neighborhood standards, pool additions in mid-market buildings, and major structural changes with slow payback.

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 strong is rental demand in Riyadh as of 2026?

What's the vacancy rate for rentals in Riyadh as of 2026?

As of January 2026, Riyadh's vacancy rate is approximately 5% to 7% for mainstream apartments, indicating a tight market where landlords have pricing power.

Vacancy ranges from 3% to 4% in high-demand North Riyadh areas like Hittin and Al Malqa, up to 10% to 12% in older buildings in less desirable locations.

Current vacancy is lower than 2018-2020 averages of 8% to 10%, reflecting demand surges from Vision 2030 job creation.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Riyadh.

How many days do rentals stay listed in Riyadh as of 2026?

As of January 2026, rentals in Riyadh stay listed approximately 15 to 25 days for well-priced apartments in decent condition.

Days on market ranges from 10 to 15 for studios and 1-bedrooms in prime North Riyadh, up to 45 to 60+ for overpriced units in less desirable areas.

Compared to last year, days-on-market is slightly higher because the rent freeze has reduced tenant urgency.

Which months have peak tenant demand in Riyadh?

Peak months for Riyadh tenant demand are August through October and January through February, driven by job moves, school preparations, and contract renewals.

Factors include end of summer holidays, academic year start, Q1 and Q4 corporate hiring cycles, and clustered annual contract renewals.

Lowest demand months are June and July, when extreme heat, holiday travel, and Ramadan timing slow housing decisions.

What will my monthly costs be in Riyadh as of 2026?

What property taxes should landlords expect in Riyadh as of 2026?

As of January 2026, Riyadh landlords typically face no recurring annual property tax on occupied residential rentals, making ownership costs predictable.

The main tax is the 5% Real Estate Transaction Tax (RETT), which applies only when buying or selling, not as an annual charge.

The White Land and Vacant Property Fees policy targets underutilized land, not occupied residential rentals.

Please note that, in our property pack covering the real estate market in Riyadh, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Riyadh right now?

A realistic annual maintenance budget for Riyadh rentals is 1.0% to 1.5% of property value, or SAR 80 to SAR 120 per square meter per year (USD 21 to USD 32, or EUR 20 to EUR 30).

For a SAR 800,000 apartment, budget SAR 8,000 to SAR 12,000 yearly (USD 2,130 to USD 3,200, or EUR 2,000 to EUR 3,000), higher for compounds with shared amenities.

Common expenses include A/C servicing, plumbing, electrical maintenance, painting between tenants, and appliance repairs.

What utilities do landlords often pay in Riyadh right now?

In Riyadh, landlords commonly pay building or common-area maintenance fees and, in compounds, sometimes bundled water or service charges, though tenants typically pay their own electricity and water.

Common-area fees typically cost SAR 200 to SAR 500 monthly (USD 55 to USD 135, or EUR 50 to EUR 125), with furnished units bundling utilities at SAR 300 to SAR 800 more.

Standard practice has tenants pay electricity, water, and internet directly, while landlords cover building maintenance and shared facility fees.

How is rental income taxed in Riyadh as of 2026?

As of January 2026, residential rental income in Riyadh is VAT-exempt under ZATCA guidance, and individual Saudi landlords typically face no income tax on rental proceeds, though corporate structures and non-residents may differ.

Main deductions (when applicable through business structures) include maintenance costs, property management fees, depreciation, and financing costs.

A common mistake is confusing the 5% RETT (applies only at sale) with annual rental tax, or failing to structure ownership properly for non-residents who may trigger income tax exposure.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Riyadh.

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 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 our methods.

Source	Why it's authoritative	How we used it
General Authority for Statistics (GASTAT)	Saudi Arabia's official statistics agency, the cleanest baseline for prices and housing inflation.	We used GASTAT inflation and rent signals as our anchor for official rent pressure. We cross-checked private reports against official trends.
Saudi Central Bank (SAMA)	The central bank with policy-grade inflation analysis.	We used SAMA's breakdown showing housing as a major inflation driver to validate rent growth. We used it to frame why Riyadh rents rose going into 2026.
GASTAT Real Estate Price Index Q2 2025	Official index for housing-market momentum and affordability.	We used RPI trends as context for demand pressure. We sanity-checked whether rent estimates fit the broader housing cycle.
Real Estate General Authority (REGA)	Sector regulator reporting from the national Ejar rental system.	We used REGA/Ejar activity to ground rental demand discussion. We supported why well-priced units rent quickly.
Ministry of Municipalities and Housing (MOMAH)	Housing ministry and primary authority for supply-side policy.	We explained the government's supply push affecting medium-term rent pressure. We framed why 2026 growth may cool.
ZATCA VAT Exemption Guidance	Tax authority with reliable VAT guidance.	We clarified that residential rents are VAT-exempt. We reduced confusion in cost sections.
ZATCA Real Estate Transaction Tax (RETT)	Official rulebook for the 5% transaction tax.	We explained RETT applies to buying/selling, not renting. We avoided confusing transaction tax with property tax.
ZATCA Income Tax Overview	Official description of income tax applicability in Saudi Arabia.	We explained when rental profits fall under income tax rules. We kept the tax section accurate.
Cavendish Maxwell	Recognized regional consultancy with research-style reports and explicit YoY rent changes.	We used it for the clearest signal on Riyadh rent growth. We built 2026 rent estimates from those growth rates.
CBRE Saudi Arabia	Top-tier global firm referencing Ejar-based transactions.	We triangulated that Ejar activity was rising. We reality-checked that demand wasn't anecdotal.
Reuters	Top-tier wire service with clear policy attribution.	We reflected the key 2026 fact: Riyadh rents frozen for five years. We used reported growth as a final cross-check.
AP News	Major global newsroom for policy scope confirmation.	We corroborated that the freeze applies broadly with penalties. We kept explanations simple and correct.
Global Property Guide	Long-running international data publisher with stated methodology.	We used it as a transparent asking-rent benchmark. We adjusted for 2026 using inflation signals and freeze context.