Can foreigners buy property in Makkah and Madinah?
Yes. Since 22 January 2026 a Muslim individual of any nationality, living in Saudi Arabia or abroad, can own property inside the designated zones of Makkah and Madinah.
Updated 10 September 20264 min read
In brief
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.
REGA · 22 Jan 2026
Article 2(4) of the Law of Real Estate Ownership by Non-Saudis (Royal Decree M/14, in force 22 January 2026) limits the non-Saudi right to own property (تملك) and to acquire other real rights over it in Makkah and Madinah to Muslim natural persons, and the right it restricts is ownership itself, so a Muslim individual may own inside the designated zones and is not limited to usufruct.
REGA · 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.
REGA · 25 Jul 2025
The Law of Real Estate Ownership by Non-Saudis entered into force on 22 January 2026.
REGA · 22 Jan 2026
Real Estate Transaction Tax is 5% of the transaction value (RETT Law M/84 of 1446H, effective 10 April 2025).
ZATCA · 10 Apr 2025
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%.
Gulf Business · 8 Jul 2026
Listen · the podcast
From Abroad
Can foreigners buy property in Makkah and Madinah?
18 Sep 2026 · 5 min
0:00 / 04:44
Listen · the podcast
From Abroad
Can foreigners buy property in Makkah and Madinah?
18 Sep 2026 · 5 min
0:00 / 04:44
The right comes from the Law of Real Estate Ownership by Non-Saudis, in force since 22 January 2026, and in the two holy cities it belongs only to Muslim individuals, who hold it whether or not they live in Saudi Arabia. It stops at the edges of the designated geographic zones in each city, which the Cabinet approved on 23 June 2026 together with the law’s executive regulations.
Who can buy
Article 2(4) of the law limits non-Saudi ownership and real rights in Makkah and Madinah to Muslim individuals, and REGA’s own announcement adds that this applies “whether residing inside or outside the Kingdom”. You do not need to live in Saudi Arabia or hold a Saudi visa before you start.
Companies are treated differently. A company incorporated outside Saudi Arabia cannot own in the holy cities at all; a Saudi-incorporated company with foreign shareholders can own inside the zones. Tadawul-listed companies, licensed investment funds and special-purpose vehicles may own Kingdom-wide, including Makkah and Madinah, under the Capital Market Authority’s rules. For an individual buyer this means buying in your own name, because an offshore company cannot own here.
Where you can buy
Ownership is only possible inside the designated zones. In Makkah, the areas named in the June 2026 decision 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. In Madinah they 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.
The Saudi Properties portal lists twelve zones in Makkah, the twelfth being a third numbered zone, and ten in Madinah; earlier press lists named eleven in Makkah, and for any specific plot the portal’s interactive map is the authority. Each zone has its own page on this site, with the projects inside it and the ownership rules on its card.
Costs on top of the price
Two charges sit on top of the purchase price for a non-Saudi buyer in the holy cities. Real Estate Transaction Tax is 5% of the transaction value under the RETT Law that took effect on 10 April 2025. The non-Saudi ownership fee is set at 2% in Riyadh, Jeddah, Makkah and Madinah by Article 9 of the executive regulations, within a cap of 5% written into the law itself. The broker’s commission is 2.5% of the value unless agreed otherwise in writing, and the law puts it on the party who engages the broker, which on a purchase like this is the buyer.
The regulations levy the 2% fee on the non-Saudi’s disposition and leave who pays it to the parties; budget it as yours and have the contract say so. Some cases are zero-rated, among them estate division, court orders, resale to the original owner within 180 days, and developer unit sales within the licence period plus one year. The cost calculator applies all of this to a price in your own currency.
What you own
Article 2(4) of the 2026 law restricts the right to own property in Makkah and Madinah, and to acquire other real rights over it, to Muslim natural persons, so the right it grants inside the zones is ownership itself. Rights of usufruct of up to 99 years remain available in both cities for a buyer who wants a long-term right without full ownership. On the official portal’s zone cards the 99-year figure is the maximum usufruct duration, shown as a separate field from the allowed ownership percentage, so it caps usufruct terms and places no limit on ownership.
Premium Residency holders are covered by the same rule. Previously, the residency law’s own text gave holders ownership only outside the two holy cities and usufruct within them, but a Muslim holder now owns inside the zones under the 2026 law, whose Article 5 preserves residency rights, and the residency guide covers what is still open.
How to apply
The application runs through the Saudi Properties portal, which opened on 23 June 2026. A non-resident first obtains a Saudi digital ID designated for real estate ownership through the Ministry of Foreign Affairs, in practice a Saudi embassy. You then need a Saudi bank account and a Saudi mobile number linked to that ID, and every payment is made electronically through the SAMA-integrated portal. The property must be registered in the Real Estate Registry; unregistered deeds are looked up at the Ministry of Justice.
Deliberately false information in an application can bring a fine of up to 5% of the property value, capped at SAR 10 million, together with a court-ordered sale. Answer the eligibility questions accurately, because the portal checks them.
Demand so far
Knowledge Economic City reported that 231 of the 351 units in its Al-Alya project in Madinah were reserved by non-Saudi buyers, worth more than SAR 547 million, by July 2026. On 7 September 2026 SEDCO Capital and Wahed announced a Shariah-compliant suite giving Wahed’s clients access to Makkah and Madinah real estate, a route for investors with smaller sums.
Next steps
Run the eligibility checker to confirm your route, then put a quoted price into the cost calculator. If you already have a zone or project in mind, its page gives the developer and the sales status, with the sourced facts we hold on it. If you would rather ask, the assistant on this site answers from the same record and gives the date each figure was last checked.
Common questions
Or ask us, and our assistant answers from the same sources.
Can a non-Muslim buy property in Makkah or Madinah?
No. Ownership and real rights in the two holy cities are limited to Muslim natural persons under the 2026 law. Non-Muslim buyers can look at the other Saudi cities open to foreign ownership.
Do I need to live in Saudi Arabia to buy?
No. REGA states the rule applies to Muslim individuals whether residing inside or outside the Kingdom, and non-residents obtain a digital ID through a Saudi embassy.
Can I buy anywhere in the city?
No, only inside the designated zones. Residents elsewhere in the Kingdom may own one home outside the zones, but that right does not reach Makkah or Madinah.
Do I get full ownership, or only a long lease?
Full ownership. Article 2(4) of the 2026 law restricts the right to own in the holy cities to Muslim natural persons, so the right it grants is ownership, and the portal’s zone cards show an allowed ownership percentage separately from the maximum usufruct term. Usufruct of up to 99 years remains available if you prefer it.
Can my company buy?
A company incorporated abroad cannot. A Saudi-incorporated company with foreign shareholders can own inside the zones, and Tadawul-listed companies, licensed funds and SPVs can own under CMA rules.
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.REGA — law text, Art. 2(4) · 25 Jul 2025
Article 2(4) of the Law of Real Estate Ownership by Non-Saudis (Royal Decree M/14, in force 22 January 2026) limits the non-Saudi right to own property (تملك) and to acquire other real rights over it in Makkah and Madinah to Muslim natural persons, and the right it restricts is ownership itself, so a Muslim individual may own inside the designated zones and is not limited to usufruct.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.REGA — system enters into force · 22 Jan 2026
The Law of Real Estate Ownership by Non-Saudis entered into force on 22 January 2026.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%.Saudi Properties portal — zone card labels (zones.rules, English)
On the Saudi Properties portal's zone cards, allowed ownership percentage and usufruct duration are two separate labelled fields, each filled from its own value, so the 99 years is the longest usufruct term a card can show and does not limit ownership.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)).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.Greenberg Traurig — implementing regulations · 6 Jul 2026
Foreign-incorporated companies and non-profits cannot own in Makkah and Madinah; Saudi-incorporated companies with foreign shareholders may own inside the zones (Law Art. 3).REGA — law text · 25 Jul 2025
Tadawul-listed companies, licensed funds and SPVs may own real estate Kingdom-wide including Makkah and Madinah under CMA rules (Law Art. 4).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.Saudi Properties portal — zone list
The portal lists twelve designated zones in Makkah and ten in Madinah; the twelfth Makkah zone is 'Makkah Al-Mukarramah – Zone (3)', code L337 — about 1.29 km², its nearest boundary roughly 3.7 km south-west of the Grand Mosque, with the same ownership rules as the others.Saudi Properties portal — zones · 23 Jun 2026
The official interactive map of designated zones is published on the Saudi Properties portal at saudiproperties.rega.gov.sa/zones.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).National Law Review — implementing regulations · 6 Jul 2026
Zero-rated cases for the non-Saudi fee include estate division, court orders, donations to the state or waqf, resale to the original owner within 180 days, co-owner partition, and developer unit sales within the licence period plus one year.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.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).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).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 — law text · 25 Jul 2025
Deliberately false information in an ownership application can lead to a fine of up to 5% of the property value (max SAR 10 million) and a court-ordered sale (Law Art. 12).Zawya — KEC non-Saudi sales · 24 Jul 2026
Knowledge Economic City reported that 231 of 351 units in its Al-Alya project in Madinah were reserved by non-Saudi buyers, worth more than SAR 547 million, by July 2026.PR Newswire — SEDCO Capital × Wahed · 7 Sep 2026
SEDCO Capital and Wahed announced on 7 September 2026 a Shariah-compliant suite giving Wahed's clients access to Makkah and Madinah real estate.Reported by EnterpriseAM
EnterpriseAM — mapping the zones · 30 Jun 2026
Reported zone counts differ: one outlet reports 12 zones in Makkah and 10 in Madinah, while the Arab News list names 11 areas in Makkah and 10 in Madinah; the official map is the authority.Reported by Umm Al-Qura
Umm Al-Qura — Executive Regulations · 3 Jul 2026
Which party bears the 2% non-Saudi ownership fee is not stated in the sources reviewed.Premium Residency Law (English, MISA) · 1 Nov 2024
The Premium Residency Law grants holders ownership of real estate 'in areas other than the cities of Mecca and Medina and border areas' (Art. 2(1)(d)); in the two holy cities the holder's right is usufruct of up to 99 years (Art. 2(1)(e)).This rule dates from 17 May 2019.
Where each fact above comes from, with the source’s own date where it gives one.
Information, not legal or financial advice.