Living in Riyadh in 2026: cost, rent, neighbourhoods

What the city lives on and who it suits

Riyadh is the capital of Saudi Arabia and one of the fastest-growing cities in the world, with about 7-8 million people. The state is moving regional headquarters of international companies here, building a metro and entertainment districts and preparing the city for the 2030 World Expo. Money comes from oil, state diversification programmes, finance and construction.

The city suits professionals with contracts in state companies, consulting, finance, construction and technology, and entrepreneurs working with the Saudi market. It is harder for those who value a mild climate and familiar walkable city life.

Neighbourhoods: where newcomers settle

• The north: Al Sahafa, Al Malqa, Hittin: new districts near the financial district and business centres.
• Al Sulaimaniyah and Olaya: the business centre, malls and restaurants.
• The Diplomatic Quarter: green and calm, embassies and gated compounds.
• Gated compounds for foreigners: with pools, schools and sports, popular with families.

Cost of living

The riyal is pegged at 3.75 per dollar. Rent is often paid six months or a year in advance.

Renting and buying a home

Residential leases must be registered on the government's electronic platform; without that neither banks nor authorities accept them. Rent is usually paid six months or a year in advance, though more and more landlords accept monthly payments. Expat families often choose gated compounds with a pool, gym and school bus: rent there is noticeably higher than in an ordinary building, and vacant villas are snapped up early.

Flats in Riyadh sell for about $1,700 per m² on average, and about $2,400 in new northern districts such as As Sahafah. Since January 2026 foreigners can buy property in approved zones of Riyadh and Jeddah, while premium residence holders could own homes before. More on the page about investment property in Saudi Arabia.

Practicalities: transport, climate, rules

Transport. The metro opened in 2024-2025: a 2-hour ticket for metro and buses costs 4 riyals and a 30-day pass 140. Most residents still drive. Climate. Desert: summer days above 45°C, winter days around 20°C, cool nights. Rules. Alcohol is banned, during Ramadan eating and drinking in public by day is not allowed, and the weekend is Friday and Saturday.

Climate by season

Taxes

There is no personal income tax on salaries. Companies with foreign shareholders pay 20% corporate tax on the foreign share, and Saudi owners pay the 2.5% religious levy. VAT is 15%. Foreigners with families pay a monthly fee for each dependant, which matters when moving a family.

Moving and legal status

• citizens of many countries, including the European Union, the UK and the US, get a tourist visa online or on arrival, but work, study and residence require a separate visa;
• the main route is a work visa through an employer, who arranges residence;
• premium residence without an employer costs $27,000 a year or $220,000 for unlimited duration, with categories for talent, investors and property owners;
• business requires a licence from the investment ministry.

We will choose the grounds and prepare the documents.

Family, schools and leisure

A foreigner pays a monthly fee for each dependant, so moving a family costs noticeably more than a single specialist. International schools are expensive, and places are booked in advance. The city is changing fast: in winter the large Riyadh Season festival takes place, cinemas and concert venues are open, and historic Diriyah with its World Heritage site is becoming a cultural district.

Work and business

Companies seeking government contracts must keep a regional headquarters in Saudi Arabia, so international groups are moving offices to Riyadh. Employers face quotas for hiring Saudi nationals, which affects vacancies for foreigners. You open your own company after obtaining a licence from the investment ministry, and some sectors require a local partner.

How to get the right to live there and further reading

• Company registration in Saudi Arabia - the investment ministry licence and the owner's residence.
• Personal account in Saudi Arabia - documents and checks at a bank.
• Business account - for a company that works with the Saudi market.
• Property in Saudi Arabia - buying in approved zones.

We choose the grounds for residence, prepare the documents and help with housing and a bank account on the spot. A manager in the chat will calculate the cost of our support.

Is the city worth considering

The pluses are high tax-free salaries, fast growth and many projects, easy short visits with an online tourist visa and premium residence without an employer. The minuses are heat, a car-oriented city, strict rules and expensive private schools. Riyadh works for careers and business with the Saudi market.