Everyone will show you renders. Almost nobody will show you the reasoning underneath them — what the plot can actually hold, what the building costs to run once it opens, and which questions are still open. That reasoning is what this page is for. It is also all we are offering: no yield, no guarantee, no forecast dressed up as a fact.
Four deliverables. They are reasoning and drawing, not a promise about outcome — and the fourth one, set wide below, is the one to read first.
What the plot can legally and physically carry, and what should sit on it. Massing, coverage, floor count, unit or key mix — tested against the regulation that governs that specific plot, not against the country in general. If the honest answer is that the site does not support the product you have in mind, you hear it here rather than after mobilisation.
More than one way to build it, drawn rather than described. What can be delivered first and stand on its own, what can wait, and what each sequence does to your exposure while it is waiting. A phase that cannot function alone is not a phase; it is an unfinished building with a deadline attached.
What the building costs to run once it opens, set next to what it costs to put up. Glazing area and orientation, façade and shading strategy, plant, vertical transport, cleaning and maintenance access. These are settled at concept in an afternoon and then paid for every year the building stands.
The open questions, written down and handed to you: approvals not yet obtained, surveys not yet carried out, assumptions currently standing on nothing. Most proposals quietly omit this page. It is the one that tells you what you are really buying, and it is the reason the other three can be trusted.
The 2 800 m² residential complex in Al Madinah, as it was put on the table: basement, ground and four typical floors on a 2 840 m² plot — 8 740 m² built, 6 370 m² sellable, 50 parking bays. Indicative construction cost, approximate and labelled so: structure and shell near SAR 797 per m², finishing and MEP near SAR 1 035 per m², design and supervision at four percent, municipal permits, and a five percent contingency — a total close to SAR 17.5 million before land. No yield is attached to it. The number exists so the conversation starts from something drawn.
Three panels, and they are not the same depth on purpose: the further from our control a thing is, the further back it sits.
That the design is buildable, coordinated across every discipline, and drawn for the approval it will actually face. If it fails on any of those, the error is ours and so is the work of correcting it. This is the part a practice can genuinely be held to, and the only part it should ever claim to control.
Land, funding and the decision to proceed. We can inform that decision with everything above, and we will tell you plainly when we think it is the wrong one. We cannot take it for you, and a practice that offers to is offering something it cannot deliver.
Regulation that changes, the cost of money, the construction market, and the calendar of an authority that answers when it answers. These get named at the start, watched throughout, and never promised away. Naming them early is the only honest form of managing them.
Returns are not promised. Anyone guaranteeing a yield is selling something else.
Risk is reduced by assembling a project properly — the right product on the right plot, drawn to the regulation that applies to it, phased so that no stage is hostage to the next. That is the whole of what any architect or developer can honestly offer. Everything beyond it is a sales technique, and you have almost certainly been shown it already.
Project budgets and negotiated contract terms remain private. Standard consultation prices shown on the message page are public.
Concept means concept. Design means design. Built means built. Nothing on this site is promoted one step above where it actually stands, which is why the built work is worth reading.
Not blurred, not renamed, not reduced to “a project in the Gulf”. A practice that leaks its last client to impress the next one has already told you how it will treat you.
Where something is unknown, it is written down as unknown and kept on the list until it is answered. That list is a deliverable here, not an embarrassment.
Every other project in this office was drawn for somebody else. ARTIFEX Resort was not. It is the practice's own development, in design now: terraced villages stepping the slope, standalone villas, a cable car, and a leisure spine holding the whole thing together.
It exists here for one reason. An investor is entitled to ask an architect who talks like a developer whether he has ever had to live inside his own drawing — carry its cost, its phasing, its operating burden and its mistakes, with nobody else to hand them to. On this one, the answer is yes, and it is being answered in public while the project is still unfinished.
Stage: in design. Not built, not consented, not for sale on this page — stated here exactly as it is stated everywhere else on the site.
Photographs
Every practice can show you a picture of a building that does not exist yet. These are from the weeks that decide whether it ever will.
Since 2023 the founder has been based in Madinah. Close to three years went into studying the Saudi market before working there seriously: the regulation, the investment structures, and the part that is never written down anywhere — how an approval actually moves, which step it stalls at, and who has to be satisfied before it moves again.
That is an unglamorous way to enter a market and it is exactly why a foreign investor should care. The regulation is published and anyone can read it. The sequence — who signs, in what order, and what makes a file come back unstamped — is learned only by being present for it. Getting that wrong is rarely expensive on paper. It is expensive in months.
The practice works in Uzbek, Russian, English and Arabic, which is the practical form the same point takes in a meeting room.
Verifiable against the public register. Stated here so that the first question in any first meeting is already answered.
There is no picture here because none has been released, and inventing one would make every other image on this site worth less. This is what concept design honestly looks like from the outside.
These are dimensions, not projections. Every figure above is a measurement of something that has been drawn — a height, an area, a count of rooms. There is nothing on this page that has to come true for the numbers to stay correct, which is the only kind of number worth printing before a project is built.
Listed because they are third-party and checkable. Awards a practice gives itself are not evidence of anything.
Uzbekistan · Kazakhstan · Turkey · UAE · Saudi Arabia
Have passed through the practice since 2009 — architects, structural and services engineers, BIM coordinators, visualisers and site staff.
Master planning and urban design · architectural design · development advisory · BIM and technical coordination · façade engineering · construction supervision.
Uzbek · Russian · English · Arabic — the four a meeting is actually held in, not the four printed on a brochure.
You will not be asked for a budget, a timeline or a phone number you would rather not give. Four fields is enough to work out whether there is anything worth meeting about — and if there is not, you will be told that too, which is the fastest useful answer either of us can get.
Requests are saved for team review. Response times depend on the request; receipt does not confirm that a person has read it.
Every channel listed beside this form is a direct one — WhatsApp, the bot, telephone, Telegram, email. Nothing routes through a form-handling service.
Public pages use local assets and aggregate usage counts. Submitted requests have a separate data flow described in the privacy notice.
artifex.sa is the company site. This one is personal.
One study of the land listed for sale in Madinah on aqar.fm on 24 September 2026. It describes what sellers ask. It predicts nothing.
Before a site is chosen, the market around it is measured. On 24 September 2026 we collected every land listing for Madinah on aqar.fm — 1 609 listings — placed each one by its coordinates in one of the city’s 118 official districts, and set them against the deals registered with the Ministry of Justice over the previous twelve months.
Duplicates, built property, mis-pinned plots, listings outside the city limits and 51 prices far out of line with comparable plots were removed, leaving 1 312. These are asking prices — what a seller hopes for, not what a buyer paid. Where the two can be compared, registered land deals closed about 9% below the asking median of the same district.
| Zone | SAR / m² | Middle half | Listings |
|---|---|---|---|
| Inside the first ring, around the Haram | None listed | — | 0 |
| First to second ring | 4 306 | 3 484–5 503 | 102 |
| Second to third ring | 1 571 | 1 248–2 151 | 863 |
| Third ring to 25 km | 1 000 | 900–1 250 | 261 |
| Beyond 25 km | 400 | 281–475 | 86 |
| Whole city | 1 451 | 1 001–2 109 | 1 312 |
Ring roads: King Faisal, King Abdullah and King Khalid. Distances are straight-line from the Prophet’s Mosque. The middle half is the range of the central 50% of listings.
SAR per m² is the median asking price east of the Haram, between the first and second ring roads, where about half of the land in the city’s dearest ring is listed (50 of 102 listings, plots of about 614 m²).
is how much lower the asking price per m² is when the distance from the Haram doubles from 4 to 8 km, all else equal — and 45% from 10 to 20 km. The percentage does not fade further out; only the riyal gap does.
is how much more sellers ask for land to the east than to the north at an equal 10 km from the Haram; the gap is wider further out and small near the centre. At that distance the north is the cheapest direction.
is the typical gap between registered land deals and the asking median of their district — 161 recent deals in 38 districts. Part of it is bargaining; part is that the plots sold are not the plots on offer.
more property deals of all types were registered a month in June–August than on average over the eight months before — and two districts, Al Jassah and As Suwaydra, account for all of the rise. In the 25 other districts with enough deals to compare, the number fell 12%.
is the year-on-year change in the official GASTAT price index for the Madinah region in the second quarter of 2026, all property types. The yearly fall has narrowed each quarter since the third quarter of 2025 (−8.0%), but the index fell 2.1% on the quarter; nationally it rose 1.3% on the year.
| Factor | Effect | 90% range |
|---|---|---|
| Distance doubled, 4 → 8 km | −42% | −45%…−40% |
| Distance doubled, 10 → 20 km | −45% | −52%…−41% |
| Street 40 m or wider, against under 15 m | +47% | +34%…+58% |
| Street 30–39 m, against under 15 m | +12% | +4%…+19% |
| Commercial use, against residential | +20% | +12%…+29% |
| Corner, or two streets | +4% | +1%…+8% |
| Plot twice as large, per m² | −7% | −10%…−4% |
| East against north, at 10 km | +75% | +58%…+106% |
A hedonic model on 1 226 listings within 25 km explains 77% of the variation in asking price per m², on a log scale — 72% in districts left out of the fit. Ranges come from resampling whole districts.
Sources: aqar.fm listings, 24 September 2026; Ministry of Justice Real Estate Exchange (SREM), October 2025 to September 2026; GASTAT Real Estate Price Index, Q2 2026; REGA; national address district boundaries; OpenStreetMap.
These are observations, not forecasts. Every price above is an asking price counted off a public listing or a deal registered with the Ministry of Justice; the other figures are computed from those listings or quoted from GASTAT and REGA, each with its sample or source beside it. No yield is derived from any of it, and none of it is investment or legal advice.
Every one of the 118 districts on a map you can zoom, with six indicators to switch between — asking price, deal price, value index, deals, deal momentum and listings — a profile for each district, the price gradient from the Haram, the zones and every table of the study.
