Summary
Saudi Premium Residency for property owners: SAR 4M completed, unmortgaged home, fees, duration, how to apply and the new non-Saudi ownership law.
The Real Estate Owner Residency is the Saudi Premium Residency product for foreigners who own, or hold a usufruct over, a completed residential property in Saudi Arabia worth at least SAR 4 million. This guide sets out the criteria published by the Premium Residency Center, the fees and duration, the application route, and how this residency sits alongside the new Law of Real Estate Ownership by Non-Saudis, which entered into force on 22 January 2026. It reflects the official rules as of September 2026.
Key takeaways
- The property must be owned or held under usufruct with a value of at least SAR 4 million, be residential only, and be completed (not developed or undeveloped land).
- The property must not be mortgaged, and must not be mortgaged after the residency is granted; for off-plan purchases, mortgage financing is expressly excluded.
- The published product fee is SAR 4,000, plus an application processing fee of SAR 638; expected processing time is 90 days.
- The residency lasts as long as you keep owning or using the property; for off-plan units, title must transfer within 5 years of the purchase date.
- The new Law of Real Estate Ownership by Non-Saudis (Royal Decree M/14) does not prejudice the Premium Residency Law, and owning property does not by itself confer residency.
What is the Real Estate Owner Residency and who is it for?
It is one of the Premium Residency products, aimed at property owners in Saudi Arabia and administered by the Premium Residency Center through its online portal. Foreign nationals can apply from inside the Kingdom (with lawful residency) or from abroad.
The legal basis is the Premium Residency Law, issued by Royal Decree No. M/106 dated 10/9/1440H and amended, most significantly, by Royal Decree No. M/84 dated 11/6/1445H. As amended, Article 3 provides for two types of premium residency, permanent and limited-duration, each with products proposed by the Center's board, including their fees, and approved by the Council of Economic and Development Affairs. The Real Estate Owner Residency is one such product, alongside routes such as the Business Investor Residency. For an overview of all products, see our Saudi Premium Residency guide.
What is the minimum property value and what conditions apply?
The minimum is SAR 4 million, and the property must be a completed, unmortgaged residential asset. The portal lists the Category 1 (completed property) criteria as follows:
- Value: ownership or usufruct of real estate in Saudi Arabia worth at least SAR 4 million.
- Mortgage: the property must not be mortgaged and must not be mortgaged afterwards, so a later charge may jeopardise the residency.
- Use: residential only. Commercial and industrial assets do not qualify for this product.
- Status: the property must be built and standing, not developed or undeveloped land.
Proving value and title: because eligibility turns on value, expect to evidence it, for example with a valuation by a valuer accredited by the Saudi Authority for Accredited Valuers (Taqeem), together with proof of ownership or usufruct. Confirm the exact document list on the portal when you apply. Before relying on any deed, verify the title deed through Najiz and the Real Estate Registry: under Article 8 of the new ownership law, a non-Saudi's ownership is valid only once registered with the Real Estate Registry.
Can you qualify by buying an off-plan unit?
Yes, under Category 2, provided you buy a single off-plan residential unit worth at least SAR 4 million. The published conditions are:
- Purchase of one residential unit sold off-plan, valued at SAR 4 million or more.
- Payment of at least SAR 1 million or 10% of the property value, whichever is higher.
- The developer must be accredited by the Real Estate General Authority (REGA).
- The unit must not be bought with real estate financing and must not be mortgaged.
Example: for a SAR 4.5 million unit, 10% is SAR 450,000, so the SAR 1 million floor applies.
The risk sits with the project: if the developer is delayed or fails, the residency is exposed because it depends on title transferring within a fixed period. Review the legal protections for off-plan buyers before signing.
What are the fees and how long does the residency last?
The product page lists a fee of SAR 4,000, and the residency continues for as long as the ownership or usufruct continues. The portal also charges a SAR 638 application processing fee at submission.
Duration:
- Category 1 (completed property): tied to continued ownership or usufruct of the completed residential unit. On a sale or the end of the usufruct, the Center's conditions allow replacement with another qualifying property, or renewal of the usufruct, within 90 days; otherwise it is a ground for cancelling the residency.
- Category 2 (off-plan): tied to maintaining the purchase contract and transfer of title within a maximum of 5 years from the purchase date.
The portal states that all conditions are subject to change, so check the live page before buying and applying.
What benefits does the residency give?
Holders receive the standard Premium Residency benefits, chiefly residence with family and exemption from the expatriate levy. The product page lists:
- Residence in Saudi Arabia with family, including parents, spouses and children under 25.
- Freedom to move between employers.
- Exemption from the expatriate and dependant levies.
- Exit and re-entry for the holder and family without a visa.
- Visit visas for relatives.
- Use of the lanes reserved for Saudi and GCC citizens at ports of entry.
- Spouses and children may work in, and move between, private-sector establishments.
- Conducting business in accordance with the Investment Law.
- Owning and using real estate.
On property specifically, Article 2 of the Premium Residency Law grants holders the right to own real estate for residential, commercial and industrial purposes, except in Makkah, Madinah and border areas as set out in the implementing regulations.
How do you apply?
Applications are filed online through the Premium Residency portal (pr.gov.sa) in four stages. The published general requirements are: a valid passport, meeting the minimum solvency threshold, a clean criminal record, passing a medical examination, and lawful residency for applicants already in the Kingdom.
- Register and apply: create an account, select "Real Estate Owner Residency", complete the form, upload the documents evidencing the property and its value, and pay the SAR 638 processing fee.
- Review: the Center checks eligibility and may return the file for missing items. Expected processing is 90 days, excluding the time you take to fill gaps.
- After approval: within 30 days of approval you must provide valid medical insurance in Saudi Arabia and pay the product fee, failing which the Center may cancel the application. This mirrors Article 6 of the Premium Residency Law.
- Issuance: applicants abroad apply for the Premium Residency visa through the MOFA visa platform (visa.mofa.gov.sa). Once issued, the residency appears on Absher and Tawakkalna, and the card is printed and delivered within Saudi Arabia.
How does it interact with the new non-Saudi ownership law?
The two regimes run in parallel: the Law of Real Estate Ownership by Non-Saudis governs the right to own, the Premium Residency Law governs residence, and Article 5 of the new law expressly states it does not prejudice the Premium Residency Law or other laws granting non-Saudis better rights.
Status per the Bureau of Experts: issued by Royal Decree No. M/14 dated 19/1/1447H (14 July 2025), published on 30/1/1447H, and effective 180 days after publication. REGA announced its entry into force on 22 January 2026, and its Implementing Regulations were approved by Council of Ministers Resolution No. 43.
What matters for an owner seeking residency:
- Ownership does not equal residency: Article 6 of the new law states that ownership confers no rights or privileges beyond those of the holder of the real right. Residency requires a separate application to the Center.
- Ordinary residents have a narrower right: a lawfully resident foreign individual may own one property for their own residence outside the designated zones, excluding Makkah and Madinah. A Premium Residency holder's ownership rights are broader under its own law.
- Makkah and Madinah: the new law limits ownership there by foreign individuals to Muslims, while the Premium Residency Law gives holders a usufruct of up to 99 years.
- Registration and fees: ownership is valid only after registration with the Real Estate Registry, and Article 9 imposes a fee of up to 5% on the value of a non-Saudi's dispositions of real rights, with the rate and cases set by the regulations. Check how it applies to your transaction.
For zones and procedure, see our guide to foreign real estate ownership in Saudi Arabia.
What should you check before buying a property for residency?
Confirm the property meets the residency criteria before you pay, not after. Common pitfalls: buying close to the SAR 4 million line and receiving a lower valuation, buying a mixed-use asset, or financing the purchase with a mortgage.
Practical checklist:
- The deed or usufruct contract is registered, clean and free of charges and restrictions.
- The property is residential and fully built.
- The expected accredited valuation clears SAR 4 million with a safe margin.
- For off-plan: the developer's REGA accreditation and a delivery schedule that fits the 5-year window.
- No mortgage anywhere in the financing plan.
Our real estate due diligence practice reviews the deed, encumbrances and residency eligibility before you sign.
Frequently asked questions
Can several properties be combined to reach SAR 4 million?
The published criteria refer to owning or using "real estate" worth at least SAR 4 million but do not expressly explain how multiple properties are counted. The off-plan route is explicitly limited to one residential unit. If your plan relies on aggregating properties, confirm with the Center before buying, and make sure each property is residential, completed and unmortgaged.
Can I buy the property with a bank mortgage?
The product requires that the property is not mortgaged and will not be mortgaged afterwards, and the off-plan route expressly excludes real estate financing. Standard home financing is usually secured by a mortgage over the property, so a mortgage-funded purchase does not fit the criteria as published. Discuss any alternative funding structure with your adviser before committing.
What happens to the residency if I sell the property?
The residency's duration is tied to continued ownership or usufruct. The product's detailed conditions allow you to replace the property with another qualifying property within 90 days; selling without replacing it within that period is a ground for cancellation. Under Article 12 of the Premium Residency Law, the Center deals with the consequences of a residency being cancelled or ended. Plan any sale or replacement property in advance and coordinate with the Center first.
Does the residency cover my family?
Yes. The product page lists residence with family, covering parents, spouses and children under 25, with exemption from dependant levies and the right for spouses and children to work in, and move between, private-sector employers. The implementing regulations set out the detailed procedures for adding family members.
Does the new foreign ownership law make Premium Residency unnecessary?
No. The new law lets lawful residents own one home outside the designated zones and lets foreigners generally own within zones set by the Council of Ministers, but it grants no residency and no privileges beyond ownership.
Official sources
This article reflects the following official sources as of September 2026: