How to buy a property in Makkah or Madinah, step by step

A non-resident Muslim buys in Makkah or Madinah in a fixed order. First a digital ID from a Saudi embassy, then a Saudi bank account and mobile number, an application on the Saudi Properties portal, a licensed listing, a reservation or contract, payment through the portal, and title in the Real Estate Registry.

Updated 10 September 20268 min readNext What should I check before I pay?

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
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 · 22 Jan 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).
Umm Al-Qura · 3 Jul 2026
SAMA rule 200.2.4, added by circular 482004268 of 1 July 2026, lets Saudi banks open accounts for non-Saudi individuals living abroad who are covered by the ownership law, on presentation of the digital ID, a passport copy, the home address and a Saudi contact number linked to the digital ID, any contract with a licensed broker or developer, and bank details plus an authenticated statement from the customer's home bank.
SAMA Rulebook · 1 Jul 2026
On the Saudi Properties portal the applicant logs in through the Unified National Access (Nafath), selects the request type, fills in the form and attaches the required documents, and the eligibility check is offered as an 'Inquiry about Fulfilling Ownership Requirements' service.
Saudi Properties portal
All financial transactions for a non-Saudi's property purchase must be completed through electronic payment systems approved under Saudi Central Bank regulations before the title is transferred through the Real Estate Registry (Regulations Art. 6).
Saudi Gazette · 3 Jul 2026

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From Abroad

How a purchase works from abroad

18 Sep 2026 · 5 min

Listen · the podcast

From Abroad

How a purchase works from abroad

18 Sep 2026 · 5 min

A purchase in Makkah (Mecca) or Madinah (Medina) from abroad starts where a resident’s does not. A resident applies on the Saudi Properties portal directly with an Iqama number, while a non-resident starts at a Saudi embassy, which issues the digital identity used to complete the application. That identity is what the Saudi bank account and the Saudi mobile number are linked to, and every payment then goes electronically through the SAMA-integrated portal. The purchase ends with the property registered in the Real Estate Registry. Each step depends on the one before it, so the order is not optional.

Official sources publish no timelines for these steps, so we give none.

Two routes for a buyer abroad

There are several lawful ways for a non-Saudi to hold property in the two cities: in your own name, off-plan through Wafi, as a long usufruct, through a Saudi company you own, alongside Premium Residency, or as shares and fund units. The ways to own, compared sets them side by side. For a buyer abroad we recommend two of them, and the steps below cover both.

The other routes suit other needs: a company for investors who already run a Saudi business, Premium Residency for those who want to live here, and shares or funds for a stake without a key. The comparison says when each one is worth its extra paperwork.

Confirm you are eligible

In Makkah and Madinah, non-Saudi ownership and real rights are limited to Muslim individuals under Article 2(4) of the law, and REGA states this applies whether residing inside or outside the Kingdom. Purchases are only possible inside the designated zones; the “one residence outside zones” right that residents have elsewhere does not apply to the two holy cities. A company incorporated abroad cannot own in the holy cities at all, so buy in your own name.

Check the zone before you fall for a listing. Open the interactive zones map on the Saudi Properties portal, search for the neighbourhood, and see whether ownership is shown as available there. The eligibility checker on this site asks the same questions.

Get the digital ID

Residents apply directly on the portal with their Iqama number; for non-residents, REGA says the journey begins at Saudi embassies and representations abroad, which issue the digital identity used to complete the application. It has to be the right kind of ID, because the portal rejects a digital ID that is “not designated for real estate ownership services” and tells the applicant to issue one through the Ministry of Foreign Affairs.

How the embassy step works in practice is less well documented. Third-party guides describe creating an account on the Ministry of Foreign Affairs website, attaching documents, booking an appointment at the nearest Saudi embassy or consulate and attending in person with a passport for biometric activation, but we found no MOFA service page confirming these steps, so treat that description as one to confirm with your own embassy.

Bank account and mobile number

The regulations require a non-resident to obtain the digital ID, open a bank account in the Kingdom in their own name, and hold a Saudi mobile number linked to the ID before acquiring property. The bank side now has a rule of its own. SAMA rule 200.2.4, added on 1 July 2026, lets Saudi banks open the account on presentation of the digital ID, a passport copy, your home address and Saudi contact number linked to the ID, any contract with a licensed broker or developer, and bank details plus an authenticated statement from your home bank. The account is restricted to the property purpose, comes without cards, cannot be joint, and is verified in the Kingdom including by biometrics.

That document list is the only checklist with a source, and it doubles as your preparation list for the whole process: the designated digital ID, a passport copy, proof of your home address, a Saudi mobile number in your name, any developer or broker contract, and an authenticated statement from your home bank. The paying-for-it guide covers the account in more detail.

Register on the Saudi Properties portal

REGA describes the Saudi Properties portal as the official platform for the law, and applications opened there on 23 June 2026. On the portal you log in through the Unified National Access (Nafath), select the request type, fill in the form and attach the required documents, and the eligibility check is offered as an “Inquiry about Fulfilling Ownership Requirements” service. The portal also asks for your bank details, and it requires an IBAN whose account holder matches the applicant and rejects an inactive account or a mismatch.

Run the eligibility inquiry before you commit to anything. It is the authority’s own answer on whether you qualify.

Choose a licensed listing

Since 1 May 2026 every real estate advertisement on any channel requires a REGA advertisement licence, and every advertisement must display its licence number together with the advertiser’s name, REGA licence number and contact details. Anyone can verify a licence through REGA’s inquiry service by licence number, contract number or deed, and the result shows whether the licence is active, expired or cancelled.

If a broker is involved, check the FAL licence through REGA’s public broker inquiry service before any money moves. If the unit is off-plan, check the project on REGA’s public list of licensed Wafi projects, which shows name, developer, location, licence type and status. The projects guide lists the developments in each zone, with what we could confirm about each.

Reserve and sign

For a completed unit, the contract is with the seller and the title transfer is what you are paying for. For an off-plan unit, the Wafi rules apply. A Wafi licence requires an escrow agreement with a licensed Saudi bank, and every reservation amount must be deposited into that escrow account. A developer may not take more than 5% of the unit value as a reservation. Wafi also requires the developer to disclose the project’s current status and future plans and to use a sales agreement form with handover dates specified by day.

Before you sign, get two answers in writing: whether the price includes the Real Estate Transaction Tax, which the seller bears by law but which the parties customarily agree the buyer will bear, and whether the unit falls inside the zero-rated licence window for the non-Saudi ownership fee. The costs guide sets out the whole stack.

Pay through the portal

Every payment by a non-resident is made electronically through the SAMA-integrated portal. All financial transactions must be completed through electronic payment systems approved under Saudi Central Bank regulations before the title is transferred through the Real Estate Registry. The tax is settled at the same stage: ZATCA issues the RETT invoice at 5% of the transfer value and it must be paid before the transfer is completed at the notary. Off-plan instalments after the reservation stay in escrow and are released to the developer according to construction progress assessed by the supervising engineering office.

Never pay outside this path. A deposit sent to an agent’s account or an overseas company has none of these protections.

Title in the Real Estate Registry

The property must be registered in the Real Estate Registry; unregistered deeds are looked up at the Ministry of Justice. REGA links a Real Estate Enquiries service for looking up registrations. A registration acquires absolute legal effect one full year after publication of the owners’ lists if no objection is filed, after which it cannot be contested except for clerical error or forgery. The Registry site lists first registration, ownership transfer and title-document services but does not publish a fee schedule, so we cannot tell you what, if anything, registration costs.

False information

Deliberately false information in an ownership application can lead to a fine of up to 5% of the property value, capped at SAR 10 million, and a court-ordered sale under Article 12 of the law. The eligibility answers are checked, so make sure they are accurate.

After you own

If you plan to let the property, every residential and commercial lease must be registered on REGA’s Ejar platform or it is unenforceable; a tenant can register the contract if the landlord refuses, and the landlord may object within 60 days. Short-term letting to pilgrims is different, because renting a residential unit to tourists requires a Ministry of Tourism hospitality permit, and the sources reviewed state the applicant must be a Saudi citizen. Plan on long-term letting or your own use unless that changes.

Watch the vacant-property rules. Regulations approved on 13 May 2026 introduce a fee of up to 5% per year of value for buildings unused for six months or more, in zones to be announced.

On inheritance, the regulations make estate division a zero-rated case for the non-Saudi ownership fee, so the transfer to heirs does not carry the 2%. Heirs must themselves meet the holy-city rule, which limits ownership to Muslim individuals, and how a particular estate passes is a question for a licensed adviser.

What to do first

Start with the digital ID, because everything after it, from the bank account to the portal, depends on it. Gather the bank’s document list once and you will have most of what the later steps ask for. Run the eligibility inquiry before any money moves. Check the advertisement licence and the broker’s FAL licence before you reserve, and the Wafi licence too if the unit is off-plan, then pay only through the portal and the escrow account.

The assistant on this site answers questions about these steps from the same sourced record, and gives the date each fact was last checked.

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.

Common questions

Or ask us, and our assistant answers from the same sources.

Do I need to travel to Saudi Arabia to buy?

Not to apply. The rule applies to Muslim individuals whether residing inside or outside the Kingdom, and REGA says a non-resident’s journey begins at a Saudi embassy abroad, which issues the digital identity used to complete the application on the portal. Whether the embassy step needs an in-person visit is described by third-party guides but not confirmed by MOFA.

What documents will I need?

The only list with a source is the one banks use under the SAMA rule, which asks for the real-estate digital ID, a passport copy, your home address and Saudi mobile number, any broker or developer contract, and an authenticated statement from your home bank. The portal itself asks you to attach the required documents in PDF, PNG or JPEG form but does not publish a list we could cite.

How long does the process take?

No official source says how long the digital ID, bank account or application takes, so we give no timeline. The one dated fact comes at the end, where a Real Estate Registry entry acquires absolute legal effect one year after the owners’ lists are published if no objection is filed.

Can I rent the property out afterwards?

Long-term leases must be registered on the Ejar platform or they are unenforceable. Short-term letting to tourists needs a Ministry of Tourism hospitality permit, and the sources reviewed state the applicant must be a Saudi citizen, so plan on long-term letting or your own use.

What happens to the property when I die?

Estate division is one of the zero-rated cases for the non-Saudi ownership fee under the regulations, so heirs do not pay the 2% on the transfer. The heirs’ own eligibility to hold property in the holy cities follows the same rule as any owner, Muslim individuals only, and the detail of succession is a question for a licensed adviser.

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 — 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.
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).
SAMA Rulebook — 200.2.4 Non-Saudi Natural Persons Outside Saudi Arabia Covered by the Law of Real Estate Ownership by Non-Saudis · 1 Jul 2026
SAMA rule 200.2.4, added by circular 482004268 of 1 July 2026, lets Saudi banks open accounts for non-Saudi individuals living abroad who are covered by the ownership law, on presentation of the digital ID, a passport copy, the home address and a Saudi contact number linked to the digital ID, any contract with a licensed broker or developer, and bank details plus an authenticated statement from the customer's home bank.
Saudi Properties portal — English interface strings
On the Saudi Properties portal the applicant logs in through the Unified National Access (Nafath), selects the request type, fills in the form and attaches the required documents, and the eligibility check is offered as an 'Inquiry about Fulfilling Ownership Requirements' service.
Saudi Gazette — Saudi Arabia unveils detailed rules for foreign property ownership (3 July 2026) · 3 Jul 2026
All financial transactions for a non-Saudi's property purchase must be completed through electronic payment systems approved under Saudi Central Bank regulations before the title is transferred through the Real Estate Registry (Regulations Art. 6).
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).
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, 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 — Wafi off-plan sales and lease platform
A Wafi off-plan licence requires an escrow account agreement between the developer and a licensed bank in the Kingdom, and a developer that takes reservation amounts during marketing must deposit all of them into that escrow account.
REGA — Wafi off-plan sales and lease platform
Under Wafi's marketing licence conditions a developer may not receive more than 5% of the value of each real estate unit as a reservation amount.
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.
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).
Skyline Holding — Foreign property ownership map in Saudi Arabia 2026 · 26 Jun 2026
To check a location, open the interactive zones map on the Saudi Properties portal, search for the neighbourhood or location, and view whether ownership is shown as available or not available there.
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).
SAMA Rulebook — 200.2.4 Non-Saudi Natural Persons Outside Saudi Arabia Covered by the Law of Real Estate Ownership by Non-Saudis · 1 Jul 2026
Under SAMA rule 200.2.4 a non-resident buyer's Saudi account is restricted to owning real estate, only one such account may be opened remotely, no payment or credit cards are issued, joint accounts and signatories from abroad are not allowed, the customer is verified in the Kingdom including by biometric authentication, and real-estate payments run through approved channels such as the Real Estate Registry platform, Ejar, Sadad bills or a licensed broker.
REGA — Non-Saudi Real Estate Ownership in Saudi Arabia (platform page)
REGA describes the Saudi Properties portal as 'the official platform for the Law' on real estate ownership by non-Saudis, and publishes a contact address (Saudiproperties@rega.gov.sa) and phone number (920017183) for it.
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.
Saudi Properties portal — English interface strings
The Saudi Properties portal requires an IBAN whose account holder details match the applicant, and rejects an inactive bank account or a mismatch between the IBAN and the owner's details.
SPA — Marketing & Advertising Regulation · 1 May 2026
Since 1 May 2026 every real estate advertisement on any channel requires a REGA advertisement licence, and electronic platforms must integrate with REGA, verify advertisers via Nafath and host in the Kingdom.
Gulf Construction — Understanding REGA's new marketing rules · 9 Sep 2026
Under the advertising rules in force since 1 May 2026, every real estate advertisement must display its advertisement licence number together with the advertiser's name and REGA licence number and contact details.
REGA — ad licence inquiry service · 16 May 2024
Anyone can verify a real estate advertisement licence through REGA's ad-licence inquiry service by licence number, contract number or deed.
REGA — launches real estate advertisement licence inquiry service · 16 May 2024
REGA's advertisement licence inquiry, reached from the Inquiries section of its e-services platform, shows whether an ad licence is active, expired or cancelled, and REGA says it aims to reduce the circulation of fraudulent ads.
REGA — Inquiring about real estate broker / broker licence
Anyone can check a real estate broker's FAL licence through REGA's public broker inquiry service, searching by broker licence number, brokerage contract number or ownership document number, via the Inquiries service at eservicesredp.rega.gov.sa/auth/queries.
REGA — Wafi off-plan sales and lease platform
REGA's Wafi platform page carries a public 'Wafi Projects' list of licensed off-plan projects showing project name, developer, location, licence type and project status.
REGA — Wafi off-plan sales and lease platform
Wafi requires the developer to disclose the current status of the project and future plans, and to use a sales agreement form with handover dates specified by day.
ZATCA — Detailed Guideline for the Real Estate Transaction Tax, version 6 (May 2026), section 5.1
ZATCA's RETT guideline states that although the assignor (seller) bears the tax by law, it is customary in practice for the parties to agree that the assignee (buyer) bears it.
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.
ZATCA — Detailed Guideline for the Real Estate Transaction Tax, version 6 (May 2026), section 6
ZATCA issues the RETT invoice at 5% of the transfer value and the tax must be paid before the transfer is completed at the notary, even where the parties have agreed that the buyer pays it.
Raghdan Real Estate — Complete guide to off-plan sales in Saudi Arabia (Wafi) · 17 Dec 2025
Two secondary guides state that buyer payments in a Wafi project are held in the project escrow account and released to the developer according to construction progress, with disbursement depending on completion percentages assessed by the supervising engineering office.
REGA — Real Estate Registry (RER) platform
REGA's Real Estate Registry page links a 'Real Estate Enquiries' service at rega.gov.sa/en/rega-services/real-estate-enquiries/ for looking up property registrations.
REGA — Real Estate Registry (RER) platform
REGA states that a registration in the Real Estate Registry acquires absolute legal effect after one full year from publication of the owners' lists if no objection is filed, after which it is valid before courts and all authorities and cannot be contested, annulled or cancelled except for clerical error or forgery.
Trowers & Hamlins — Saudi Arabia landlord and tenant · 1 Aug 2025
Every residential and commercial lease in Saudi Arabia, whatever its term, must be registered on REGA's Ejar platform or it is unenforceable; a tenant can register the contract if the landlord refuses, and the landlord may object within 60 days.
Raghdan Real Estate — tourism hospitality licence guide · 1 Jun 2025
Renting a residential unit to tourists short-term requires a Ministry of Tourism private tourism hospitality facility permit (Ministerial Decision 2295 of 19/5/1444H), applied for on the TLG portal for SAR 1,100 a year, and the sources reviewed state the applicant must be a Saudi citizen, with a limit of 3 permits per building and 8 per person.
SPA — vacant property fee · 13 May 2026
Regulations approved on 13 May 2026 introduce a vacant-property fee of up to 5% per year of value for buildings unused for six months or more, in zones to be announced.
Reported by Saudi Property Guide (mulkksa.com)
Saudi Property Guide (mulkksa.com) — How to get your Absher digital ID to buy property from outside KSA · 27 Jun 2026
Third-party guides describe the non-resident digital ID procedure as creating an account on the Ministry of Foreign Affairs website, attaching documents, booking an appointment at the nearest Saudi embassy or consulate and attending in person with a passport for biometric activation; we found no MOFA service page confirming these steps.
Reported by Real Estate Registry (rer.sa)
Real Estate Registry (rer.sa) — services
The Real Estate Registry site rer.sa lists first registration, ownership transfer and title-document services but does not publish a fee schedule on its public pages.

Where each fact above comes from, with the source’s own date where it gives one.

Information, not legal or financial advice.