MULKIYA · GUIDES
Buying Property in Makkah as a Muslim: The City Guide
Reviewed against the official register · Updated 2026-08-02
Who may buy in Makkah, which zones are open, what the purchase costs, and how the process runs from abroad under the law in force since 22-01-2026.
Who may buy in Makkah
Direct ownership in the designated zones of Makkah is open to Muslim individuals, whether they live in the Kingdom or anywhere else in the world. That is a title deed in your own name, not a fund unit and not a timeshare. Non-Muslim foreigners cannot own in the holy cities, and foreign companies cannot either, whatever their shareholders believe. A non-Muslim holding Premium Residency may instead hold a usufruct of up to 99 years, a long registrable right to use the property, but not a title deed. For a Muslim buyer the ownership route is the stronger position, and it is open to residents and non-residents alike.
The zones and the official register
Royal Decree M/14, the Law of Real Estate Ownership by Non-Saudis, has been in force since 22-01-2026. Council of Ministers Decision 43 of 23-06-2026 approved the Implementing Regulations and endorsed the geographic zones document, which made buying actionable in practice. There are now more than 100 designated zones kingdom-wide, including zones in Makkah reserved for Muslim buyers. Zone names in circulation come from the press, so confirm the parcel itself against the official Saudi register of designated zones before you commit to anything.
What the purchase costs
At purchase the deal carries a 5% real estate transaction tax. Legally that is the seller's liability; in practice it is commonly priced into the deal, so read the contract before you sign. If you engage a broker, the commission is capped at 2.5%, plus VAT on the commission itself. When you later sell, you pay the 5% as transferor, plus a 2% disposal fee that applies only in Riyadh, Jeddah, Makkah and Madinah. Elsewhere in the Kingdom that exit fee is 0%.
What you need before you buy
Before acquiring, a non-resident needs three things under Implementing Regulations Article 2: a digital identity issued through a Saudi embassy, a Saudi bank account in your name, and a Saudi mobile number linked to that identity. None of the three requires you to live in the Kingdom, and each can be arranged from abroad. Bank lending is structurally closed to non-residents today, so plan the purchase as a cash purchase from the start, in your own name.
How the process runs
The honest first step is checking your eligibility before you look at a single listing. Mulkiya is not the broker and not the seller, and it takes no commission. A deterministic rules engine applies the law to your answers, and licensed Saudi partners execute the regulated acts. The check is seven questions about your status and the property you are targeting, and five answers against the official register tell you exactly which zones are open to you. Once you know your zones, the search inside them is an ordinary property search.
Can a Muslim who has never lived in Saudi Arabia buy in Makkah?
Yes. Muslim individuals may own directly in the designated zones of Makkah whether they are resident in the Kingdom or not. The purchase still requires the standard prerequisites: a digital identity issued through a Saudi embassy, a Saudi bank account and a Saudi mobile number.
Can a non-Muslim foreigner buy property in Makkah?
No. Ownership in the Makkah zones is limited to Muslim individuals and Saudi companies. A non-Muslim buyer holding Premium Residency may instead hold a usufruct of up to 99 years, which is a right of use, not a title deed.
Can I buy in Makkah through a foreign company?
No. Foreign companies are excluded from Makkah and Madinah entirely, inside or outside the designated zones, even if every owner is Muslim. The holy-city allowance attaches to Muslim individuals, so plan the purchase in your own name.
What do I pay in government charges when I buy and later sell?
At purchase the deal carries the 5% transaction tax, legally the seller's liability and commonly priced into the price. When you sell you pay the 5% as transferor, plus a 2% disposal fee that applies only in Riyadh, Jeddah, Makkah and Madinah. If you engage a broker, add the capped 2.5% commission plus VAT on it.