Understanding the Shura Council
The Shura Council, or the Consultative Assembly of Saudi Arabia, is a pivotal legislative body within the Saudi Arabian government. Established in 1993, it comprises 150 members appointed by the King, serving as an advisory body on matters of public policy, legislation, and governance1.
The Council operates under the Islamic principle of ‘Shura’, meaning consultation, reflecting Saudi Arabia’s commitment to blending tradition with modernity. Its main objectives include proposing new laws, interpreting existing ones, and scrutinising annual reports from ministries and public organisations.
The Council is divided into 12 committees, each focusing on specific sectors such as human rights and security affairs, ensuring comprehensive governance review. Notably, women now constitute 20% of the Council, reflecting Saudi Arabia’s strides towards gender equality and inclusivity2. This blend of tradition, modern governance practices, and inclusivity underscores the Shura Council’s vital role in Saudi Arabia’s journey towards progress.
The Shura Council’s Role in Saudi Arabia’s Property Market
The Shura Council, or Consultative Assembly, plays a pivotal role in shaping Saudi Arabia’s property market3. As a legislative body, it proposes and reviews laws related to real estate, directly influencing market dynamics, investor sentiment, and property prices. This regulatory power enables the Council to control property prices, prevent speculative bubbles, and encourage investment, contributing to a stable and growing economy.
Dr. Fahad Al-Turki, Chief Economist at Jadwa Investment, underscores the Council’s influence, stating, “Their decisions can drive market trends and influence investor sentiment.”4
The Council’s role aligns with its broader objectives of economic stability, growth, and social welfare. By addressing housing affordability and protecting property rights, it ensures the well-being of Saudi citizens. Furthermore, the Council’s legislative actions support the broader goals of Saudi Arabia’s Vision 2030, emphasising its significance in driving the country’s economic development.
The Impact of the Shura Council on the Property Market
The Shura Council, an advisory body in many Islamic countries, exerts a significant influence on the property market5. This influence yields both positive and negative impacts. On the positive side, the Council’s involvement has led to robust regulations that protect buyers and sellers, ensuring fair transactions. For instance, laws against property fraud have bolstered investor confidence, stimulating a vibrant and dynamic market. However, over-regulation can stifle innovation and deter foreign investment. Strict zoning laws have limited the development of new housing projects, leading to a shortage of affordable housing.
Over time, the Shura Council’s role has evolved from a passive one to a more active one. Initially, it provided guidelines, but now it actively intervenes to correct market imbalances. This proactive approach has helped stabilise property prices, reducing annual fluctuations6. The Council’s influence is particularly noticeable in the property market due to the tangible nature of real estate and the significant investment involved. The council’s decisions directly impact property values, construction trends, and the overall health of the real estate market.
The Shura Council’s Regulations and the Property Market
The Shura Council in Saudi Arabia enforces key regulations shaping the property market, including the Mortgage Law, Real Estate Finance Law, and the Law of Supervision of Real Estate Appraisers. The Mortgage Law, enacted in 2012, has democratised property ownership by enabling financial institutions to provide mortgages, leading to a 212% increase in residential mortgages in 2019, according to the Saudi Arabian Monetary Authority7. The Real Estate Finance Law has similarly stimulated the sector by allowing diverse real estate financing solutions. Compliance with these regulations is ensured by the Shura Council’s oversight of government agencies like the Ministry of Justice and the Saudi Arabian Monetary Authority. These laws have significantly impacted the property market, increasing transparency, stimulating demand, and making property ownership more affordable. Consequently, the real estate sector’s contribution to the GDP rose to 7.2% in 2020, up from 5% in 2010, as per the General Authority for Statistics8.
The Shura Council and the Development of Mega Projects
The Shura Council in Saudi Arabia holds a significant role in the development of mega projects, shaping the country’s economic and infrastructural landscape9. Its legislative power allows it to propose and amend laws, thereby directly influencing the planning and execution of these projects. The Council ensures that these projects align with national goals and regulations, promoting sustainability and economic diversification.
The implications of the Council’s influence are far-reaching. Adherence to environmental standards is one key outcome, with the Council setting regulations that ensure projects are developed responsibly. This aligns economic growth with environmental preservation, fostering a sustainable future for Saudi Arabia.
The Council’s influence also extends to the property market. Regulations set for project development indirectly shape the real estate landscape, impacting supply, demand, and pricing. For instance, the “White Land Tax” law of 2016, approved by the Council, aimed to address the housing shortage by encouraging landowners to develop vacant plots10. This regulation not only impacts the property market but also influences the scope and scale of mega projects.
Economic Implications of the Shura Council’s Influence
The Shura Council’s influence on the Saudi Arabian property market has far-reaching economic implications11. Its decisions shape property laws and regulations, impacting market dynamics and attracting foreign investment. For instance, the Council’s endorsement of policies allowing foreign companies to own real estate has boosted the property market, contributing to economic growth.
The Council’s role in mega project development, such as NEOM and the Red Sea Project, is also crucial. These projects stimulate the property market, attract significant domestic and foreign investments, and create job opportunities, enhancing Saudi Arabia’s global standing12. However, rapid property development can lead to an oversupply of properties, causing prices to fall and impacting the profitability of real estate companies. This volatility can affect consumer confidence and overall economic stability.
Therefore, the Council’s influence, while stimulating growth and diversification, also necessitates careful management to ensure sustainable and inclusive growth.
Social Implications of the Shura Council’s Influence
The Shura Council’s influence on Saudi Arabia’s property market has profound social implications, shaping housing affordability, social mobility, and wealth distribution13. Housing affordability, a critical issue, is directly impacted by the Council’s decisions. Policies promoting affordable housing can enhance living standards for lower-income groups, fostering social inclusion and reducing wealth inequality. Conversely, policies favouring high-end real estate developers may exacerbate the housing crisis, widening the wealth gap.
The Council’s influence also extends to social mobility. Policies facilitating property ownership can enhance wealth creation opportunities, promoting upward mobility. However, restrictive policies can hinder social mobility, perpetuating socio-economic disparities.
Wealth distribution, another significant aspect, is influenced by the Council’s decisions. Policies favouring certain societal segments can contribute to wealth inequality, while those promoting broader property ownership can foster a more equitable wealth distribution.
These social implications are intertwined with economic consequences. Housing affordability impacts consumer spending and economic stability, while social mobility influences economic development. Thus, the Council’s influence on the property market has far-reaching socio-economic implications14.
The Shura Council’s Influence on Property Market Investors
The Shura Council’s influence on the Saudi Arabian property market has significant implications for investors15. Its decisions on property laws, regulations, and reforms directly shape the investment climate, making it a crucial factor for investors to consider. Regulatory changes aimed at improving transparency and reducing bureaucratic hurdles can boost investor confidence and stimulate investment activity. Conversely, restrictive policies or unpredictable changes can create uncertainty, affecting investor sentiment and potentially deterring investment.
Beyond economic considerations, the Council’s influence extends to social implications. Property policies often reflect broader societal goals, such as promoting affordable housing or addressing housing affordability issues. The Council’s push for affordable housing, exemplified by the Sakani programme, has made property investment more accessible to the middle class, leading to a more inclusive investment climate16.
However, it is important to consider the potential implications of these policies on wealth inequality and the profitability of luxury property investments. While affordable housing initiatives enhance social welfare, they may limit the profitability of certain types of investments. As investors navigate the Saudi Arabian property market, they must consider the Council’s influence and the broader social implications of their decisions.
A Historical Perspective
The Shura Council, an advisory body in Saudi Arabia, has significantly shaped the nation’s property market. Initially, its influence was indirect, advising the King on public interest matters. However, as the economy diversified and the real estate sector’s importance grew, the Council’s role expanded. It began enacting policies to stimulate property market growth, such as easing foreign investment restrictions and promoting transparency and competitiveness.
A landmark example of the Council’s influence is the 2011 Mortgage Law, making home ownership more accessible to Saudi citizens, thus attracting international investors. The Council’s commitment to fostering a robust property market has created a favourable investment environment.
The Council’s influence has also been evident in promoting affordable housing. recognising the need to address the housing shortage issue, it introduced the white land tax in 2016. This tax incentivized landowners to develop their properties, increasing housing supply and stabilising property prices.
Understanding the Shura Council’s historical influence is crucial for property market investors. Its ability to adapt to changing economic conditions and commitment to market stability have reduced risks and provided a conducive environment for investment.
The Future of the Shura Council’s Influence on the Property Market
The Shura Council’s influence on Saudi Arabia’s property market is poised to shape its future significantly. Potential impacts include the introduction of more inclusive property ownership laws, stimulating demand and potentially increasing property values. Conversely, stricter regulations could dampen market activity, leading to a slowdown in the real estate sector. These decisions will not only shape the property market but also have broader implications for the economy and society. A thriving property market contributes to economic growth, job creation, and wealth accumulation, while a sluggish market could lead to economic stagnation and social discontent. Drawing parallels with the past, the Council’s decisions have often resulted in substantial shifts in the market. For instance, the 2011 mortgage law led to a surge in home ownership. The Council’s future decisions will likely continue to significantly shape the property market, affecting both the economy and society. Therefore, it is crucial for the Council to consider the potential consequences and trade-offs of its decisions.
The Benefits of the Shura Council’s Influence on the Property Market
The Shura Council’s regulations on the property market in Saudi Arabia have yielded significant benefits, fostering stability, transparency, and growth. The establishment of a robust regulatory framework has increased investor confidence, stimulating market activity. The decision to allow foreign ownership of properties in 2019 has attracted international investors, boosting the market’s dynamism. Furthermore, the Council’s influence extends to affordable housing, with the “Sakani” programme helping over 350,000 families own homes.
These benefits have contributed to the overall development of the Saudi Arabian property market, making it more predictable and attractive to investors. The influx of foreign capital has stimulated development and increased competition, ultimately benefiting both investors and consumers.
Looking ahead, the Shura Council’s role in the property market is expected to remain significant. Its commitment to regulatory reform and market development aligns with Saudi Arabia’s Vision 2030, which aims to diversify the economy and reduce dependence on oil. As the council continues to refine and implement regulations, the property market is expected to become even more transparent, stable, and growth-oriented in the future.
The Shura Council’s Influence on Saudi Arabia’s Property Market
The Shura Council, Saudi Arabia’s legislative body, exerts a significant influence on the country’s property market, shaping its trajectory through policy and regulation. A key takeaway is the Council’s role in implementing the “White Land Tax” initiative, a tax on undeveloped urban land that incentivizes landowners to develop or sell their property. This has increased housing supply, reduced property prices, and made housing more affordable for Saudi citizens.
The Council also promotes foreign investment by advocating for laws allowing non-Saudis to own property, thereby diversifying the market and stimulating economic growth. Furthermore, it ensures transparency and fairness in property transactions, fostering trust among investors and contributing to market dynamism.
The benefits of the Council’s influence are manifold. The “White Land Tax” and other measures have led to a more balanced and stable market, while its efforts to attract foreign investment have brought in valuable capital and expertise. Lastly, the Council’s focus on affordable housing ensures inclusivity, creating a property market that caters to all societal segments.
Citations
- 1: Consultative Assembly of Saudi Arabia – https://en.wikipedia.org/wiki/Consultative_Assembly_of_Saudi_Arabia
- 2: Saudi Women Gain Representation on the Shura Council – https://mepc.org/commentary/saudi-women-gain-representation-shura-council
- 3: Saudi Shura Council Calls for Allowing Foreign Ownership … – https://english.aawsat.com/home/article/3019716/saudi-shura-council-calls-allowing-foreign-ownership-real-estate
- 4: Dr Fahad Alturki – https://www.worldenergy.org/about-us/our-people/entry/dr-fahad-alturki
- 5: The Muslim World After 9/11 – https://www.rand.org/content/dam/rand/pubs/monographs/2004/RAND_MG246.pdf
- 6: Sporting a new role: stadia and the real estate market – https://shura.shu.ac.uk/67/1/fulltext.pdf
- 7: (PDF) Does The Mortgage Has an Impact on The Stability … – https://www.researchgate.net/publication/371166712_Does_The_Mortgage_Has_an_Impact_on_The_Stability_of_The_House_Prices_in_Saudi_Arabia
- 8: Saudi Arabia: GDP of the finance, insurance and real … – https://www.statista.com/statistics/626589/saudi-arabia-gdp-finance-insurance-and-real-estate-sector/
- 9: Making in Saudi Arabia – ERA – The University of Edinburgh – https://era.ed.ac.uk/bitstream/handle/1842/35935/Alsedairy2019.pdf?sequence=1
- 10: housing development expectations from the white land tax … – https://www.statista.com/statistics/680506/saudi-arabia-expactations-on-housing-developments-due-to-the-white-land-tax/
- 11: Saudi Arabia’s NEOM Project as a Testing Ground for … – https://www.mdpi.com/2071-1050/15/1/608
- 12: Does UK social housing affect housing prices and economic … – https://www.economicissues.org.uk/Files/2021/EI_March2021_chorley.pdf
- 13: Transforming the Housing Sector in Saudi Arabia – https://www.pwc.com/m1/en/publications/transforming-the-housing-sector-in-saudi-arabia.html
- 14: Saudi Mortgage Law Opens Kingdom to Surge in Home … – https://www.bloomberg.com/news/articles/2012-07-04/saudi-mortgage-law-opens-kingdom-to-home-lending-surge
- 15: Saudi Mortgage Law Opens Door to Investment – https://www.cnbc.com/2011/06/23/saudi-mortgage-law-opens-door-to-investment.html
- 16: KSA’s Sakani programme benefits 87467 families in H1 of 2022 – https://www.cityscape-intelligence.com/saudi-residential/ksas-sakani-programme-benefits-87467-families-h1-2022