The neighbourhoods
Al Olaya
SAR 45,000-75,000/yr for a 1-bedThe central business and lifestyle spine: towers, malls, hotels and the city's best restaurant density.
Commute: The heart of the business district; the new Riyadh Metro runs straight through it.
- Most central and best-connected by the new Metro
- Endless dining, cafes and malls
- About as walkable as Riyadh gets
- Pricier and busier than the suburbs
- Traffic and parking can be rough
Al Malqa / Northern Riyadh
SAR 50,000-90,000/yr for a 1-bed or villa shareNewer, upscale northern suburbs near KAFD — modern villas and apartments.
Commute: Close to KAFD and the northern ring road; a car is essential.
- Newest buildings and amenities in the city
- Close to KAFD's offices
- Calmer, family-friendly feel
- Car-dependent and spread out
- Among the more expensive areas
Al Sahafa / Al Yasmin
SAR 35,000-55,000/yr for a 1-bedPopular modern northern districts with good value and plenty of new apartments.
Commute: 15-25 min to KAFD/Olaya by car off the northern ring road.
- Good value on newer stock
- Family-friendly and well-serviced
- Quick access to the northern office districts
- Very car-dependent
- Less nightlife and dining than Olaya
Diplomatic Quarter (DQ)
SAR 60,000-120,000/yr (premium)Leafy, gated embassy district — green, secure and relaxed, long popular with expats.
Commute: ~15-20 min to Olaya; largely self-contained with parks and trails.
- Greenest, safest and most relaxed area in the city
- Walking and cycling trails — a genuine rarity in Riyadh
- Strong expat community and amenities
- Expensive and access-controlled
- Further from the main business towers
Western-style compounds
SAR 90,000-200,000+/yr (villas)Gated expat compounds with pools, gyms and a Western lifestyle behind the walls.
Commute: Varies by compound; most are a drive from the centre.
- Resort-style amenities and a tight community
- A more relaxed social environment
- Great for families with children
- Expensive, and the best ones have waitlists
- Can feel like a bubble away from the real city
How renting works in Riyadh
Most leases run a full year and are commonly paid in one or two cheques up front, registered through the government Ejar platform. Unfurnished is the norm, so budget to set up your own utilities — and high summer AC bills.
- 1
Decide compound vs. apartment vs. villa
Western-style compounds offer pools, gyms and a relaxed social scene (great for families) but cost more and have waitlists; standalone apartments and villas are cheaper and more central. Since Riyadh is car-dependent, let your office district (usually Olaya/KAFD in the north) anchor the choice.
- 2
Search via apps, brokers and compounds directly
Use Aqar (the dominant property app), plus Bayut and Haraj, and real-estate offices (maktab aqar). For compounds, contact them directly or via a relocation agent. Many employers provide a housing allowance or arrange compound housing as part of the package.
- 3
Register the lease on Ejar
Contracts are registered through the government Ejar platform, which standardises terms and is often required to set up utilities and for sponsor/visa paperwork. Make sure you get an Ejar-registered contract, not an informal one.
- 4
Pay (often annually) and set up utilities
Rent is typically paid yearly in one or two cheques; negotiate for more instalments if you can. Then set up electricity (SEC) — AC makes summer bills high — plus water and internet (STC/Mobily/Zain). Confirm whether maintenance and the broker fee (often ~2.5%) are included.
Upfront cost
Commonly a full year's rent in 1-2 cheques, plus a deposit and a broker fee around 2.5%. Some landlords accept quarterly cheques — negotiate.
Where to search
Insider tips
- Negotiate the number of cheques — paying annually is normal, but quarterly is possible and eases cashflow
- Pin your search to your office district (Olaya/KAFD); cross-city commutes are long and car-only
- Insist on an Ejar-registered contract — it protects you and is needed to set up utilities
- Budget for high summer electricity (AC) — ask to see a few past SEC bills before signing
Avoid these
- Signing an informal (non-Ejar) lease that complicates utilities and disputes
- Underestimating the upfront payment — landlords often want the whole year in 1-2 cheques
- Choosing a cheap district far from your office in a car-dependent, traffic-heavy city
- Forgetting that summer AC costs can dominate your utility bill