Key Points Before You Start
- Expats with a valid iqama can rent anywhere in Saudi Arabia — no restrictions
- Rent is typically paid annually in advance via post-dated cheques — not monthly
- All leases must be registered on the Ejar government platform to be legally valid
- You need your iqama, passport copy and salary certificate to rent
- Compounds offer a Western-style lifestyle but cost significantly more
- Best platforms to search: Aqar, Property Finder, Bayut
- Agency commission is typically one month's rent — paid by the tenant
Can Expats Rent in Saudi Arabia?
Yes — expats holding a valid iqama (residency permit) can rent apartments, villas, townhouses and compound units anywhere in Saudi Arabia without restriction. There are no designated expat-only zones or off-limit residential areas. The rental market is open, competitive and increasingly well-regulated through the government's Ejar platform.
If you have just arrived and your iqama is still being processed, some landlords will accept your employment visa and offer letter as interim documentation — but most will wait for the iqama before finalising the lease. In this situation, employer-arranged accommodation or a serviced apartment for the first 2–4 weeks is the practical solution while your iqama is issued.
Rental Costs by City — 2026 Benchmarks
Rents in Saudi Arabia have risen significantly in Riyadh since 2022 driven by Vision 2030 investment and increased expat inflows. Jeddah remains more affordable for equivalent property. Dammam and the Eastern Province offer the most competitive pricing.
Riyadh
Annual rent in SAR — standard areas
Jeddah
Annual rent in SAR — standard areas
Dammam / Al Khobar
Annual rent in SAR — standard areas
What Is — and Is NOT — Included in Rent
Usually Included
Usually NOT Included
Documents You Need to Rent
Most landlords and real estate agents in Saudi Arabia require a standard set of documents before they will proceed with a lease:
Required Documents — Renting as an Expat
The Ejar System — What It Is and Why It Matters
Ejar (ejar.sa) is the Saudi government's official digital platform for registering rental contracts. Launched by the Ministry of Housing and managed through the Real Estate General Authority, Ejar makes rental contracts legally binding and enforceable by recording them on a government database linked to both the tenant's and landlord's national IDs or iqama numbers.
As a tenant, an Ejar-registered contract is your most important protection. Without it, you have very limited legal recourse if the landlord disputes terms, attempts eviction or refuses to return your deposit. Always insist on Ejar registration — if a landlord refuses to register the contract on Ejar, treat this as a serious red flag.
What an Ejar Contract Gives You
How to Rent an Apartment — Step by Step
Define Your Budget and Requirements
Determine your maximum annual rent budget — remembering you will likely need to pay it upfront or in 2–4 cheques. Decide your priorities: apartment vs compound, proximity to work, school catchment area, furnished vs unfurnished. Check whether your employer provides a housing allowance and what the maximum is — this defines your real budget ceiling.
Search on Aqar, Property Finder or Bayut
The three main platforms cover the majority of listings. Use filters for city, district, number of bedrooms and price range. Also check Saudi Expatriates Facebook groups — many compound listings and direct landlord deals are posted there first. WhatsApp groups for expat communities in your city are also a useful source, particularly for sublets and short-notice availability.
View the Property in Person
Always view in person before committing — photos on Saudi property platforms are often unrepresentative. Check water pressure, air conditioning units (a critical item in Saudi summers), parking, elevator condition, building security, noise levels and proximity to mosques (adhan is loud and frequent — this is a lifestyle consideration, not a complaint). Take photos of any existing damage before you move in.
Negotiate the Rent and Payment Terms
Rent is negotiable — always counter. Offering to pay in fewer cheques (one annual cheque instead of four) typically gives you negotiating leverage for a 5–10% discount as it reduces the landlord's administrative burden. Negotiate the payment schedule, any included furniture or appliances, and who is responsible for maintenance costs.
Review and Sign the Lease
The lease should clearly state: rental amount, payment schedule, lease start and end dates, deposit amount and return conditions, maintenance responsibilities, notice period required by either party to terminate, and any restrictions (pets, modifications, subletting). If the lease is in Arabic only, request a bilingual version or have a trusted person translate the key clauses before signing.
Register on Ejar
Once both parties sign, the landlord registers the contract on the Ejar platform (ejar.sa). You will receive an SMS to your iqama-linked mobile number to confirm your acceptance of the contract via Absher. Do not consider the tenancy legally formalised until you have received and confirmed this Ejar notification. Keep a downloaded copy of your Ejar contract — you will need it for school enrollments, utility connections and other government services.
Connect Utilities and Internet
After Ejar registration, connect electricity through SEC (Saudi Electricity Company) via their app or website, water through NWC (National Water Company), and internet through STC, Mobily or Zain. Your Ejar contract number and iqama will be required for all connections. Electricity and water connections typically take 3–7 days. Internet installation typically takes 5–14 days — order it as soon as possible after moving in.
Best Apps and Platforms to Find Housing
Aqar (aqar.sa)
Largest dedicated real estate platform in Saudi Arabia. Best for breadth of listings across all cities and price ranges.
Property Finder (propertyfinder.com.sa)
Well-organised UI with good filtering. Strong in Riyadh and Jeddah premium segments. Often has verified agent listings.
Bayut Saudi Arabia (bayut.sa)
Gulf-wide platform with strong Saudi listings. Good for compound searches and comparing districts side by side.
Saudi Expatriates Facebook Groups
Search "expats Riyadh housing" or "expats Jeddah accommodation". Direct landlord and subletting deals often posted here first.
Red Flags — What to Watch Out For
No Ejar Registration
If a landlord refuses to register on Ejar or says it is "not necessary," walk away. This is your primary legal protection.
Rent Below Market by 20%+
If a listing is significantly below comparable properties, investigate why — structural issues, unlicensed unit or a scam listing are common reasons.
Pressure to Pay Before Viewing
Never pay any amount — deposit or advance rent — before viewing the property in person and verifying the landlord's ownership documents.
Verbal-Only Agreement
Always insist on a written, signed, Ejar-registered contract. Verbal rental agreements offer virtually no legal protection in a dispute.
Maintenance "Not Our Responsibility"
Saudi tenancy law places structural and major maintenance responsibility on the landlord. Any clause shifting this entirely to the tenant is non-standard and should be questioned.
No Deposit Return Clause
The deposit return conditions (amount, timeline, what deductions are permissible) should be clearly written in the lease. If it is absent, add it before signing.
Compound Living vs Standard Apartment — Which Is Right for You?
Expat Compound
Gated communities with security, often including pool, gym, tennis courts and community centre. More Western lifestyle, family-friendly, often English-speaking management.
✓ Best for families with children
✓ Security and community feeling
✓ Often utilities included
✗ Significantly more expensive
✗ More isolated from local community
Standard Apartment or Villa
Regular residential buildings or villas in Saudi neighbourhoods. Wide variety of quality, location and price. Better value for money and more authentic experience of Saudi city life.
✓ More affordable — often 30–50% less
✓ Better location flexibility
✓ More authentic local experience
✗ Quality varies widely
✗ Utilities billed separately
Related Expat Life Guides
Frequently Asked Questions — Renting in Saudi Arabia
Can expats rent apartments in Saudi Arabia?
Yes — expats with a valid iqama can freely rent apartments, villas and compounds anywhere in Saudi Arabia. There are no legal restrictions on where expats can rent. You will need a valid iqama, passport copy, salary certificate and to sign an Ejar-registered lease agreement.
How much does it cost to rent an apartment in Riyadh?
In 2026, a 1-bedroom apartment in a standard Riyadh area costs SAR 28,000 to SAR 48,000 per year. A 2-bedroom ranges from SAR 40,000 to SAR 70,000. Studios start from SAR 18,000. Premium areas and expat compounds are significantly higher — SAR 80,000 to SAR 150,000+ per year. Jeddah and Dammam are generally 15–25% cheaper than equivalent Riyadh properties.
What is the Ejar system in Saudi Arabia?
Ejar is the official Saudi government platform for registering rental contracts. All rental agreements in Saudi Arabia must be registered on Ejar (ejar.sa) to be legally valid and enforceable. An Ejar-registered contract protects both tenant and landlord. As a tenant, always insist on an Ejar-registered contract — a verbal agreement or unregistered lease offers very limited legal protection if a dispute arises.
What documents do I need to rent an apartment in Saudi Arabia?
You typically need: a valid iqama, passport copy, salary certificate or employment contract from your employer, and sometimes a letter of no objection from your sponsor. You also need a Saudi mobile number linked to your iqama for Ejar contract confirmation via Absher, and local bank account details for the contract registration.
How are rents paid in Saudi Arabia — monthly or annually?
Rent in Saudi Arabia is traditionally paid in advance by post-dated cheques covering the entire lease period, or in lump-sum annual payments. A 12-month lease might require 1, 2, 3 or 4 post-dated cheques. Monthly payment arrangements are becoming more common in newer developments but are still the exception. Always clarify payment terms before signing — many new expats are caught off guard by this.
What is typically included in the rent in Saudi Arabia?
Typically included: the apartment itself, building common area maintenance and one parking space. NOT included: electricity (SEC), water (NWC), internet, gas and personal contents insurance. Compound rentals may include utilities, gym and pool within the compound fee — always confirm what is covered before signing.
What are the best apps to find apartments in Saudi Arabia?
The most widely used platforms are: Aqar (aqar.sa) — the largest dedicated real estate platform in Saudi Arabia; Property Finder (propertyfinder.com.sa) — well-organised with good filters; Bayut (bayut.sa) — strong listings especially in Riyadh and Jeddah; and Saudi Expatriates Facebook groups — particularly useful for compound listings and recommendations from existing expats.
Can a landlord evict me without notice in Saudi Arabia?
No — with an Ejar-registered contract, a landlord cannot evict you without going through the proper legal process. If you have paid rent and have a valid Ejar-registered lease, you have legal protection. If a landlord attempts illegal eviction, you can file a complaint through the Ministry of Justice or the relevant municipal authority.