Can French citizens buy property in Makkah or Madinah?
Yes, if you are Muslim. From France the first step is the Saudi digital ID for property, issued through a Saudi embassy or consulate, and you can then buy inside the designated zones of either city.
Updated 9 September 2026
The costs in euros
Developers quote in Saudi riyals, and SAR 1,000,000 came to about EUR 234,000 at the indicative rate of 23 September 2026. The euro floats against the riyal, so check the price in euros again on the day you pay.
| On a price of SAR 1,000,000 | Riyals | EUR |
|---|---|---|
| Transaction tax, 5% | SAR 50,000 | EUR 11,700 |
| Non-Saudi fee, 2% | SAR 20,000 | EUR 4,680 |
| Broker, 2.5% | SAR 25,000 | EUR 5,850 |
| On top of the price, 9.5% | SAR 95,000 | EUR 22,200 |
The same rates apply to every nationality. Who pays each, and what to put in the contract, is in what it costs.
The steps from abroad
- Obtain a Saudi digital ID (non-residents)Saudi embassy, for the Ministry of Foreign AffairsDesignated for real estate ownership
- Open a Saudi bank accountSaudi mobile number linked to the ID also required
- Apply on the Saudi Properties portalEligibility inquiry, zone check, application; payments through the portal, which is linked to the central bank (SAMA)saudiproperties.rega.gov.sa
- Title in the Real Estate Registryrer.sa
Ask the Saudi mission nearest you in France which documents it wants for the digital ID, because they vary by country, and we will help you read the answer. Each step in full is in how to buy.
Paying from abroad, in a minute · 1 min 2 s
Can you pay for a home from abroad?
Read what the film says, line by lineWhere you can buy
The Makkah Zone Plate. Makkah has 12 designated ownership zones. Burj Ajyad is the nearest, 310 m from the Grand Mosque, and Dahiyat Sumou the farthest, at 16.7 km.
The Madinah Zone Plate. Madinah has 10 designated ownership zones. Rua Al-Madinah is the nearest, 650 m from the Prophet's Mosque, and Diyar Al-Maqar the farthest, at 12.4 km.
Every zone by walking time from the mosque is in where foreigners can buy.
Common questions
Or ask us, and our assistant answers from the same sources.
Can a Muslim from France buy a home in Makkah or Madinah?
Yes, if you are a Muslim buying in your own name. A Muslim living abroad has the same right as one resident in the Kingdom.
Can I buy anywhere in Makkah or Madinah?
No, only inside the designated zones. The right a resident has to one home outside the zones does not apply in the two holy cities.
Do I need to travel to Saudi Arabia first?
No. The first step, a Saudi digital ID for property, is issued by the Ministry of Foreign Affairs through Saudi embassies, so you can start it from France.
Does buying here give me residency?
Not by itself. The Premium Residency Real Estate Owner track needs residential property worth at least SAR 4 million, developed, unmortgaged and valued by a Taqeem-accredited valuer, and no official source has confirmed that a unit in Makkah or Madinah counts toward it. A Muslim who already holds Premium Residency may own inside the zones under the ownership law in force since 22 January 2026.
Buying from another country
Sources
REGA — system enters into force · 22 Jan 2026
In Makkah and Madinah, non-Saudi ownership and real rights are limited to Muslim natural persons (Law Art. 2(4)); REGA states this applies whether residing inside or outside the Kingdom.Saudi Properties portal — interface text · 9 Sep 2026
Non-resident buyers obtain a Saudi digital ID designated for real estate ownership through the Ministry of Foreign Affairs (Saudi embassies).REGA — law text, Art. 2(3) · 25 Jul 2025
In Makkah and Madinah, non-Saudi purchases are only possible inside the designated geographic zones; the 'one residence outside zones' right for residents does not apply to the two holy cities.ZATCA — RETT · 10 Apr 2025
Real Estate Transaction Tax is 5% of the transaction value (RETT Law M/84 of 1446H, effective 10 April 2025).Gulf Business — REGA clarification · 8 Jul 2026
The non-Saudi ownership fee is set at 2% in Riyadh, Jeddah, Makkah and Madinah under Executive Regulations Art. 9; the law caps it at 5%.REGA — Real Estate Brokerage Law · 9 Sep 2026
Broker commission defaults to 2.5% of the transaction value unless agreed otherwise in writing, paid by the party who engaged the broker (Brokerage Law Art. 14).Umm Al-Qura — Executive Regulations · 3 Jul 2026
Applicants need a Saudi bank account and a Saudi mobile number linked to their ID, and all payments are made electronically through the SAMA-integrated portal (Regulations Art. 2 and 6).SPA — Cabinet session · 23 Jun 2026
The Cabinet approved the Executive Regulations (decision 9) and the geographic scopes (decision 10) on 23 June 2026, and applications opened the same day on the Saudi Properties portal.Real Estate Registry · 9 Sep 2026
The property must be registered in the Real Estate Registry (rer.sa); unregistered deeds are looked up at the Ministry of Justice.REGA — Non-Saudi Property Ownership System Enters into Force as of Today · 22 Jan 2026
REGA states that residents apply directly on the Saudi Properties portal with their Iqama number, while for non-residents the journey begins at Saudi embassies and representations abroad, which issue the digital identity used to complete the application on the portal.REGA — system enters into force · 22 Jan 2026
The Law of Real Estate Ownership by Non-Saudis entered into force on 22 January 2026.Arab News — zones list · 24 Jun 2026
The designated zones named in Makkah are Abraj Makkah, Al-Manar, Burj Ajyad, King Salman Gate, Tilal Village, Jabal Omar, Thakher (Dhakhir) Makkah, Dahiyat Sumou, Masar, and Makkah Zones 1 and 2, eleven named areas in all.Arab News — zones list · 24 Jun 2026
The designated zones named in Madinah are Al-Ghurra, Madinah Zones 1 and 2, Al-Mahwa, Darat Al-Hijra, Downtown Madinah, Diyar Al-Maqar, Rua Al-Madinah, Knowledge Economic City, and Mishraf, ten named areas in all.Premium Residency Law (English, MISA) · 1 Nov 2024
Usufruct rights in Makkah and Madinah of up to 99 years remain available (zone cards show 99 years; Premium Residency Law Art. 2(1)(e)).Gulf News — Premium Residency options · 11 Jan 2024
The Premium Residency Real Estate Owner track requires residential property worth at least SAR 4 million, developed, free of mortgages, and valued by a Taqeem-accredited valuer.Reported by Al-Thomali Lawyer
Al-Thomali Lawyer — Premium Residency exceptions · 7 Sep 2026
Whether property in Makkah or Madinah can count toward the SAR 4 million Real Estate Owner threshold is not confirmed by an official source; a Saudi law firm (7 Sep 2026) states holy-city ownership is excluded for Premium Residency holders.REGA — law text, Art. 2(4) read with Art. 5 · 25 Jul 2025
A Premium Residency holder who is a Muslim natural person may own property inside the designated zones of Makkah and Madinah under the 2026 Law of Real Estate Ownership by Non-Saudis (Art. 2(4)), because Art. 5 of that law preserves Premium Residency rights; the older Premium Residency Law wording (ownership only outside the two holy cities, usufruct of up to 99 years inside) no longer states the governing rule for such a buyer.
Where each fact above comes from, with the source’s own date where it gives one.
Information, not legal or financial advice.