Fees on empty apartments in Makkah

Fees on empty apartments in Makkah

An empty apartment in Makkah (Mecca) or Madinah (Medina) does not face a vacant-property fee today, because the authorities have not placed either holy city into an active fee zone. Saudi regulations approved on 13 May 2026 introduce an annual fee of up to 5% of property value on buildings left unused for six months or more. That fee applies only within specific geographical zones determined by decision of the Minister of Municipalities and Housing. Buyers who calculate what it costs to buy in Makkah and Madinah should note that the fee is not currently billed in either holy city.

The vacant property rules

On 13 May 2026, the authorities approved regulations introducing an annual fee of up to 5% of property value on unused buildings. The measure does not impose a blanket fee across the country. Instead, the fee applies only in zones that the government will announce.

What counts as vacant

Under the vacant-property regulations announced on 13 May 2026, a building counts as vacant if it remains unused for six months in the reference year. Those six months may be consecutive or split across separate periods. Cases where occupancy is impossible for reasons beyond the owner’s control are exempted from the fee.

Ministerial designation of fee zones

The zones where the fee applies are set by decision of the Minister of Municipalities and Housing. Official sources have published no ministerial decision placing residential districts in Makkah or Madinah into an active zone. A building outside an announced zone incurs no vacant-property fee, regardless of how many months it sits empty.

Invoices and payment rules

When an owner receives an invoice under the vacant-property regulations, the fee is payable within six months of the invoice date. The regulations grant the property owner a right to object to the invoice.

Rules on property transfers

The Saudi Cabinet decided that no real estate transaction transferring ownership of land subject to the Law of White Land and Vacant Property Fees may be notarised until payment of all due fees has been verified. For property dispositions that do not transfer ownership, the Saudi Cabinet resolved that notarisation must ensure the state’s right to collect due fees without hindering land development.

Checks before you buy

Buyers who weigh own use or investment near the Haram should monitor whether the ministry designates their neighbourhood for the vacant-property fee. Before you buy, verify whether the Minister of Municipalities and Housing has issued any decision designating fee zones in the area. When acquiring property, verify that the seller has settled all charges, because no transaction transferring ownership of subject land may be notarised until all due fees under the Law of White Land and Vacant Property Fees are verified as paid.

This is not legal advice. Rules change, and each fact above shows the date we last checked it. Speak to a licensed adviser before you commit money.