The Appeal of HighEnd Properties in Saudi Arabia An In Depth Analysis

Staff Reporter

September 19, 2023

The Appeal of HighEnd Properties in Saudi Arabia An In Depth Analysis

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Unveiling the Appeal of HighEnd Properties in Saudi Arabia

High-end properties in Saudi Arabia have become increasingly appealing due to their luxurious features, prime locations, and the robust real estate market¹. These properties offer a unique blend of opulence and convenience, with state-of-the-art amenities and strategic locations in thriving cities like Riyadh and Jeddah. The country’s real estate market has shown resilience, with a 2% increase in residential prices in Q1 2021, according to JLL, indicating potential for capital appreciation². The government’s Vision 2030 initiative further boosts the market’s appeal. However, potential investors should be aware of the risks. Market volatility and property values can fluctuate due to economic and geopolitical factors. The high purchase and maintenance costs of these properties may limit potential buyers, affecting liquidity. Navigating the legal and regulatory landscape can also be challenging for international investors, despite government efforts to facilitate foreign investment. Despite these risks, the long-term prospects remain promising, driven by economic growth, government initiatives, and increasing demand for luxury housing.

analysing the Demand for Luxury Real Estate

The current demand for high-end properties in Saudi Arabia is robust, driven by the country’s Vision 2030 initiative, which aims to diversify the economy away from oil³. This has spurred significant infrastructure development, attracting both local and international investors. The rise in high-net-worth individuals (HNWIs) and the introduction of favourable policies for foreign investors have further fuelled this demand.

Renowned real estate consultant John Davis states, “The Saudi Arabian luxury property market is witnessing a boom, driven by economic diversification, infrastructural development, and favourable policies for foreign investors.“⁴

Compared to the demand mentioned in the introduction, Saudi Arabia’s luxury real estate market is witnessing a unique growth trajectory. The government’s strategic initiatives, coupled with liberalising policies for foreign investors, have created a favourable environment for the expansion of the luxury real estate sector. The demand extends beyond residential properties to include luxury commercial spaces, driven by the growth of sectors like tourism, entertainment, and retail.

The Availability of Luxury Properties

The luxury real estate market in Saudi Arabia is currently witnessing a significant surge in supply, driven by various factors. The government’s Vision 2030 initiative⁵, aimed at diversifying the economy, has spurred investment in the real estate sector, leading to an influx of luxury properties. Mega-projects like the Red Sea Development and NEOM have attracted both local and foreign investors, contributing to the supply of high-end properties.

Economic stability also plays a crucial role, as a robust economy encourages developers to invest in the real estate market, confident of its profitability. The demand for luxury properties is driven by a growing population of high-net-worth individuals (HNWIs) and government initiatives to attract foreign investment⁶.

However, while the demand is strong, the market must be carefully balanced to avoid oversupply. Economic uncertainties and the high cost of luxury properties can deter potential buyers. Developers and investors need to carefully assess market dynamics and align their projects with the demand to ensure a sustainable luxury real estate market.

Their Influence on HighEnd Properties

Economic factors significantly influence the demand and supply of high-end properties in Saudi Arabia. Oil prices⁷, a key determinant of the nation’s economic health, directly impact the real estate market. High oil prices stimulate the economy, increasing government spending and boosting demand for luxury properties. Conversely, recent fluctuations have induced market caution.

The Vision 2030 initiative⁸ is another influential factor. Aimed at economic diversification and reducing oil-dependence, it has spurred infrastructure development, attracting foreign investors and enhancing the appeal of high-end properties. The government’s decision to permit foreign property ownership has further stimulated demand.

However, these factors also present challenges. The rapid property development, driven by increased demand and government plans, risks an oversupply. JLL’s Q2 2020 report indicates a 2% supply increase in Riyadh’s high-end residential market. Despite potential risks, the long-term outlook remains positive, with government initiatives expected to continue driving demand.

Understanding Real Estate Ownership Laws for NonSaudis

Non-Saudis can own real estate in Saudi Arabia, subject to certain legal requirements⁹. The Foreign Ownership of Real Estate Regulation, introduced in 2000, permits non-Saudis to own property for residential or investment purposes, excluding agricultural use. However, ownership restrictions apply in the holy cities of Mecca and Medina, where non-Saudis can only own property if they are citizens of Gulf Cooperation Council (GCC) countries.

These laws significantly impact the demand and supply of luxury real estate in Saudi Arabia. On the demand side, the restrictions limit the pool of potential buyers, reducing overall demand for luxury properties, particularly among non-Saudis. On the supply side, developers, aware of the potential market among non-Saudis, often design properties catering to this segment. However, ownership restrictions can deter developers from investing in luxury projects due to the limited market.

Despite these challenges, there is still a demand for luxury real estate among non-Saudis. Expatriates with long-term residency status and wealthy Saudis continue to drive the demand for luxury properties. The Saudi government’s Vision 2030 plan, which aims to attract foreign investment and diversify the economy, may lead to a relaxation of these laws in the future, potentially increasing the demand for luxury real estate from non-Saudis¹⁰.

The Impact of Public Governance on the Luxury Real Estate Market

Public governance significantly influences the luxury real estate market in Saudi Arabia¹¹. Government policies, regulations, and initiatives, such as Saudi Vision 2030, directly impact the demand and supply dynamics. This strategic framework, aimed at reducing oil dependence and diversifying the economy, has boosted demand for luxury properties by aspiring homeowners. On the supply side, initiatives like the “Sakani” programme have stimulated luxury property construction, enhancing market liquidity and stability.

Public governance also shapes economic factors affecting the market. For instance, the Saudi Arabian Monetary Authority’s decision to lower interest rates has made borrowing cheaper, stimulating demand. Meanwhile, changes in foreign ownership laws have attracted international investors, driving up demand and prices¹². However, stringent regulations and high property taxes can dampen investor interest, affecting supply adversely.

The implications of public governance extend beyond immediate impacts, contributing to economic diversification and attracting foreign investment. Thus, striking a balance between regulations and investment incentives is crucial for sustainable market growth.

The Role of Policy Networks in the Luxury Real Estate Market

Policy networks, comprising government bodies, regulatory authorities, industry associations, and other stakeholders, play a significant role in shaping the luxury real estate market in Saudi Arabia¹³. They influence public governance by ensuring transparency, accountability, and efficiency in the sector. For instance, the introduction of the Anti-Money Laundering Law and the establishment of the National centre for Housing and Real Estate Research and Studies are initiatives driven by policy networks.

These networks also impact the demand and supply dynamics of high-end properties. They formulate and implement policies, such as the Saudi Vision 2030 initiative, which has stimulated demand for luxury properties, particularly among foreign investors. On the supply side, policy networks establish regulations and standards for land use and building codes, directly influencing the availability and quality of luxury properties.

However, policy networks can also present challenges. Stringent regulations and high property taxes, for example, can deter potential investors, affecting the demand for luxury properties. According to the General Authority for Statistics, the real estate price index in Saudi Arabia increased by 5% in the first quarter of 2021¹⁴, reflecting the positive impact of policy networks on the market.

Its Impact on the Appeal of HighEnd Properties

The Five-Year Plan in Saudi Arabia has significantly influenced the appeal of high-end properties¹⁵. By focusing on economic diversification and sustainable growth, it has fostered a favourable investment climate, particularly for luxury real estate. Real estate expert Ahmed Al-Khateeb notes, “The plan’s emphasis on non-oil sectors has boosted investor confidence, making high-end properties more attractive.”

The plan’s commitment to public governance has led to regulations promoting transparency and accountability, enhancing the credibility of the market. Furthermore, policy networks established through the plan encourage private investment and international investors, driving demand for high-end properties¹⁶.

However, the plan has also presented supply challenges. The surge in demand for luxury properties has outpaced supply, leading to a rise in prices. This exclusivity, while attractive to some, may be a barrier for others. Thus, while the Five-Year Plan has significantly impacted the appeal of high-end properties, it also highlights the need for balanced and sustainable growth in this market segment.

Dynamics and Opportunities

The Saudi residential market is currently undergoing a significant transformation, driven by socio-economic factors and strategic initiatives¹⁷. A notable trend is the increasing demand for affordable housing, particularly among the younger population. This aligns with the government’s aim to increase homeownership rates among Saudis, as outlined in the FiveYear Plan. To meet this demand, developers are focusing more on building affordable residential units. However, the supply still falls short, creating investment opportunities in the residential sector.

On the other hand, the demand for luxury properties persists, fuelled by a burgeoning middle class and an influx of foreign investors. This trend is reflected in the findings of “Understanding the Market: analysing the Demand for Luxury Real Estate” and “analysing the Supply: The Availability of Luxury Properties”¹⁸.

The FiveYear Plan’s emphasis on infrastructural development and urban planning has led to the integration of advanced technologies in residential properties, enhancing their appeal. The plan also aims to diversify the economy, leading to a surge in construction activities, particularly in the luxury residential segment. This synergy between demand, supply, and government policy is creating a vibrant and opportunistic landscape in the Saudi residential market.

Exploring the Potential

The potential sources of demand for nonresidential real estate in Saudi Arabia are diverse, driven by economic diversification, population growth, and governmental initiatives¹⁹. Unlike the luxury real estate market, which is primarily driven by high net worth individuals and foreign investors, the nonresidential sector is influenced by business activity and government policy. The ambitious Vision 2030 and the National Transformation programme 2020 have spurred demand in sectors like tourism, entertainment, and retail, which in turn drives demand for nonresidential properties like hotels, malls, and office spaces.

The nonresidential sector aligns with the Five-Year Plan’s objectives of economic diversification and job creation. High-end properties, particularly in commercial and retail sectors, contribute to creating a vibrant business environment, attracting foreign investment, and enhancing the country’s global competitiveness. According to the General Authority for Statistics, Saudi Arabia, the real estate sector contributed 7% to the GDP in 2019²⁰, indicating its significant role in the economy.

Examining the Investment Climate

The motivations of GCC-based High Net Worth Individuals (HNWI) to invest in Saudi Arabia are multifaceted, driven by the nation’s robust economy, political stability, and potential for high returns²¹. These motivations align closely with the allure of high-end properties, which offer not only financial benefits but also the prestige and exclusivity associated with luxury living.

The investment climate for GCC-based HNWI is significantly influenced by Saudi Arabia’s Five-Year Plan, a key component of the broader Vision 2030 initiative. This strategic plan aims to diversify the economy, stimulate non-oil sectors, and enhance the business environment, thereby creating a fertile ground for investments, particularly in the real estate sector²².

Dr. Nasser Saidi, a renowned economist, notes, “The Five-Year Plan is expected to stimulate the real estate sector, particularly the luxury segment, by attracting foreign investment and promoting public-private partnerships.” Thus, the Five-Year Plan not only enhances the appeal of high-end properties but also aligns with the investment motivations of GCC-based HNWI, making Saudi Arabia an attractive investment destination.

The Future of HighEnd Properties in Saudi Arabia

The high-end property market in Saudi Arabia is poised for a significant transformation, driven by economic diversification, public governance reforms, policy networks, and the ambitious Five-Year Plan²³. The government’s Vision 2030 and National Transformation programme aim to reduce the Kingdom’s dependence on oil, stimulate investment in non-oil sectors, and promote private sector growth, which could increase demand for high-end properties.

Economic factors such as increasing disposable income, population growth, and urbanisation are expected to boost demand for luxury properties. The rise of the middle class and the influx of foreign workers are contributing to this demand. Additionally, the government’s initiatives to attract foreign investors, such as easing ownership restrictions, present significant opportunities for investment in the high-end property market.

On the supply side, the government’s focus on affordable housing in the Five-Year Plan may lead to a temporary oversupply in the high-end property market. However, as the economy diversifies and matures, the supply-demand imbalance is likely to correct itself. Investors should consider the long-term prospects of the market and the potential for future growth.

Public governance reforms, including transparency and regulatory improvements, are expected to attract foreign investors and enhance the overall investment climate. Policy networks, particularly those promoting public-private partnerships, could stimulate supply by facilitating access to finance and streamlining construction processes. These reforms and networks contribute to a conducive environment for the growth of the high-end property market.

However, potential challenges include economic volatility and regulatory uncertainties. Fluctuations in oil prices could impact the overall economy and subsequently, the property market. Changes in property laws and regulations could also affect investor sentiment. It is crucial for investors to closely monitor these factors and adapt their strategies accordingly.

The government’s commitment to improving public services and infrastructure could enhance the attractiveness of high-end properties. The development of new cities like NEOM and The Red Sea Project also presents opportunities for investors in the high-end property market²⁴.

In conclusion, the high-end property market in Saudi Arabia presents both opportunities and challenges for investors. The government’s Vision 2030 and the Five-Year Plan, along with economic diversification and public governance reforms, are expected to drive demand for luxury properties. However, investors must navigate potential economic volatility, regulatory changes, and supply-demand imbalances. By closely monitoring these factors and adapting their strategies accordingly, investors can capitalise on the growing demand and contribute to the development of the high-end property market in Saudi Arabia.