Madinah land market
Every land listing for Madinah on aqar.fm on 24 September 2026 — 1 609 in all, 1 312 after cleaning — placed by its coordinates in the city’s 118 official districts, cut into five zones by the three ring roads and eight directions, and set against twelve months of deals registered with the Ministry of Justice.
These are asking prices counted off public listings, not valuations. Nothing on this page is a forecast, a yield or investment advice.
Nine findings, each with its sample beside it.
Figures are medians of asking prices unless a line says otherwise. Deal figures come from the Ministry of Justice.
- 1 571
SAR per m² is the median in the belt between the second and third ring roads, which holds 66% of the listings. A typical 600 m² plot there asks about SAR 943 000.
- −42%
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.
- 4 450
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). Inside the first ring no land is listed at all.
- +75%
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.
- +47%
for land on a street 40 m or wider against one under 15 m, all else equal. Commercial use adds about 20% and a corner about 4%; between 15 and 29 m the width barely matters, and a plot twice as large asks about 7% less per m².
- −9%
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.
- −14%
is how far asking prices in Dhu Al Hulayfah sit below what the model expects for their distance, direction, plot sizes and streets — the widest reliable gap among districts with 30 or more deals a year; Raht (−12%), Az Zahrah (−10%) follow. A screen for further checks, not a recommendation.
- +15%
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%.
- −4.5% y/y
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.
Every district, on its own.
The city’s 118 official districts, from the central area around the Prophet’s Mosque to the fringe. Choose an indicator above the map; click a district, or find it by name, for its full profile. Zoom with the wheel, two fingers or the buttons.
The map needs JavaScript. Every figure on it is also in the tables below.
Grey hatching: no land listed, or too few listings for the chosen indicator. District boundaries are the official national-address ones; ring and main roads come from OpenStreetMap.
What each kilometre from the Haram costs.
Each dot is one listing, placed by its straight-line distance to the Prophet’s Mosque. Gold marks are the median of each distance band with its middle half; the line is the model’s price for a reference plot (500 m², a 20–29 m street, residential) out to 25 km. Doubling the distance lowers the asking price by about 42–45%.
| Distance | Listings | SAR / m² | Middle half | Model |
|---|---|---|---|---|
| 0–2 km | 12 | 6 276 | 4 108–7 201 | 8 170 |
| 2–4 km | 91 | 4 001 | 3 025–5 000 | 3 938 |
| 4–6 km | 75 | 2 994 | 1 701–4 000 | 2 592 |
| 6–8 km | 137 | 2 200 | 1 693–2 500 | 1 967 |
| 8–10 km | 228 | 1 792 | 1 438–2 242 | 1 597 |
| 10–13 km | 346 | 1 350 | 1 100–1 628 | 1 303 |
| 13–17 km | 234 | 1 100 | 968–1 332 | 1 038 |
| 17–25 km | 103 | 932 | 850–1 098 | 779 |
| 25+ km | 86 | 400 | 281–475 | — |
Three ring roads, five zones, eight directions.
Madinah is layered by three ring roads: King Faisal Road around the central area, King Abdullah Road and King Khalid Road; land beyond the third ring is split at 25 km. Each listing is assigned to a zone and a direction by its own position.
Central area
Around the Prophet’s Mosque, inside King Faisal Road: hotels, retail and pilgrim traffic. No land is listed here — buildings and hotels change hands instead.
Ring 1–2
Between King Faisal and King Abdullah roads: the old districts such as Al Khatim (Quba Mosque), Al Ariydh, Bani Dhafir and Al Dhahirah.
Ring 2–3
Between King Abdullah and King Khalid roads: the main residential belt — Ar Ranuna, Shuran, Nubala, King Fahd, As Salam, Taibah and others.
Ring 3 to 25 km
The airport axis (Al Aqoul, Al Matar, Al Khadhra), the industrial areas and new subdivisions.
Beyond 25 km
Abyar Al Mashi on the Hijrah road, Al Mundasa and other remote areas, far from services.
| Direction | Ring 1–2 | Ring 2–3 | Ring 3 to 25 km | All within 25 km |
|---|---|---|---|---|
| North | 5 8918 | 1 00053 | 90013 | 99274 |
| North-east | 4 23220 | 2 01956 | 1 000142 | 1 383218 |
| East | 4 56922 | 2 20051 | 1 55020 | 2 20193 |
| South-east | 3 50519 | 1 750132 | — | 1 850151 |
| South | 6 25014 | 1 401221 | — | 1 475235 |
| South-west | 3 00111 | 1 250146 | 1 00040 | 1 200197 |
| West | 3 0493 | 1 701138 | 1 04031 | 1 576172 |
| North-west | 4 3115 | 1 46666 | 97015 | 1 27486 |
Cells with three or more listings are shaded. Direction is the bearing from the Prophet’s Mosque.
Around the Haram: every district between the first and second ring roads
The eastern districts of this ring hold 50 of its 102 listings, at a median of SAR 4 450 per m² (middle half 3 915–5 098); the Quba side to the south has 20 listings at 3 400, and the rest of the ring 32 at 4 417. Click a row to open the district on the map.
| District | Direction | km | Listings | SAR / m² | Middle half | Deals, 12 months |
|---|---|---|---|---|---|---|
| Al Masani حي المصانع | North | 1.2 | 1 | 20 000 | — | 3 |
| Al Mughaisilah حي المغيسلة | South-west | 1.4 | 4 | 7 003 | 6 277–7 201 | 13 |
| As Suqya حي السقيا | West | 1.4 | 1 | 6 387 | — | 9 |
| Bani Muawiyah حي بني معاوية | North-east | 1.5 | 3 | 4 104 | 4 055–4 108 | — |
| As Sih حي السيح | West | 1.6 | — | — | — | 8 |
| Bani Abdul Ashhal حي بني عبدالاشهل | North-east | 1.7 | 4 | 4 950 | 4 775–5 000 | — |
| Al Jumah حي الجمعة | South | 1.7 | 4 | 8 354 | 5 854–10 003 | 19 |
| Qurban حي قربان | South-east | 1.8 | 1 | 16 148 | — | 6 |
| Bani Dhafir حي بني ظفر | East | 2.0 | 8 | 4 756 | 4 405–5 125 | 11 |
| Al Fath حي الفتح | North-west | 2.1 | 5 | 4 311 | 4 302–5 174 | 12 |
| Al Usayfirin حي الاصيفرين | West | 2.3 | 2 | 2 471 | — | 13 |
| Ad Duwaimah حي الدويمة | South | 2.4 | 2 | 4 127 | — | 32 |
| Al Dhahirah حي الظاهرة | South-west | 2.5 | 13 | 3 001 | 2 703–4 522 | 27 |
| Al Anabis حي العنابس | West | 2.6 | 2 | 2 775 | — | 13 |
| Ar Rayah حي الراية | North-west | 2.9 | — | — | — | 33 |
| Masjid Ad Dara حي مسجد الدرع | North | 2.9 | 3 | 11 905 | 9 035–13 455 | 16 |
| Bani Harithah حي بني حارثة | North-east | 3.2 | 7 | 4 000 | 3 241–5 007 | — |
| Ash Shuraybat حي الشريبات | South-east | 3.5 | 4 | 3 028 | 2 526–3 322 | 11 |
| Al Ariydh حي العريض | North-east | 3.6 | 19 | 4 262 | 3 509–5 242 | 66 |
| Al Iskan حي الاسكان | East | 3.6 | 4 | 4 946 | 3 715–7 505 | — |
| Al Usbah حي العصبة | South | 4.2 | — | — | — | 71 |
| Al Khatim حي الخاتم | South | 4.5 | 1 | 8 936 | — | — |
| Al Ihn حي العهن | South-east | 4.9 | 2 | 5 000 | — | 2 |
| Al Khalidiyah حي الخالدية | East | 5.2 | 6 | 4 391 | 4 182–4 594 | — |
| Wadi Mahzur حي وادي مهزور | South-east | 5.3 | 7 | 3 200 | 2 997–4 215 | 50 |
The Haram boundary and the legal zones
The Haram boundary (حد الحرم) is the religious sanctuary: from Mount Ayr in the south to Mount Thawr in the north, between the eastern and western lava fields. Road signs mark it; since 2021 they read «حد الحرم» where they used to read «للمسلمين فقط», so the restriction on non-Muslims follows the same line.
The legal zones are something else. Since 22 January 2026 foreign Muslim individuals and Saudi companies with foreign shareholders may own property in Madinah only inside ten zones approved on 23 June 2026. REGA publishes their limits on its own map.
What the listings say: 101 describe themselves as inside the Haram boundary, at a median of SAR 1 867 per m² and 7.7 km from the Prophet’s Mosque; 15 say outside, at 1 453 and 10.3 km. Most of that gap is distance, and the «outside» sample is small.
Around the Haram, buildings and hotels change hands — not land
King Faisal Road runs only half a kilometre to a kilometre from the Prophet’s Mosque. Almost no vacant land is left inside it; none is among the cleaned listings.
- Rua Al Madinah (PIF), east of the Haram: 1.5 km² and 47 000 hotel rooms planned by 2030, the first phase due in 2026.
- Dar Al-Hijrah, about 3 km south-west of the Prophet’s Mosque: planned in 2014; in May 2025 Rua Al Madinah Holding signed a master-plan contract for about a million square metres of mixed use.
- No public land-price index covers the central area; it is valued deal by deal.
What moves the asking price at the same distance.
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. It holds distance, direction, plot size, street width, use and corner position together. The rest is the exact spot inside a district, the state of the title and what the seller hopes for.
Bars: the model’s estimate. Thin line: the 90% range from resampling whole districts. Grey: not significant. Near the Haram, within 4 km, the direction effect is not clear.
Every district in one table.
Click a column heading to sort, a row to open the district on the map. The value index is how far a district’s asking prices sit above (+) or below (−) what the model expects for their distance, direction, plot size, street and use; blue and gold mark the districts where that gap is reliable. Deal momentum compares the monthly number of registered deals in June–August 2026 with the eight months before.
| Al Masani حي المصانع | Ring 1–2 | North | 1.2 | 1 | 20 000 | — | 88 | — | 3 | — | — |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Qurban حي قربان | Ring 1–2 | South-east | 1.8 | 1 | 16 148 | — | 898 | — | 6 | 1 842 | — |
| Masjid Ad Dara حي مسجد الدرع | Ring 1–2 | North | 2.9 | 3 | 11 905 | 9 035–13 455 | 730 | — | 16 | 5 000 | — |
| Al Khatim حي الخاتم | Ring 1–2 | South | 4.5 | 1 | 8 936 | — | 1 231 | — | — | — | — |
| Al Jumah حي الجمعة | Ring 1–2 | South | 1.7 | 4 | 8 354 | 5 854–10 003 | 1 115 | — | 19 | — | — |
| Al Mughaisilah حي المغيسلة | Ring 1–2 | South-west | 1.4 | 4 | 7 003 | 6 277–7 201 | 758 | — | 13 | 5 140 | — |
| As Suqya حي السقيا | Ring 1–2 | West | 1.4 | 1 | 6 387 | — | 548 | — | 9 | 3 394 | — |
| Al Hadiqah حي الحديقة | Ring 2–3 | South | 5.7 | 1 | 5 007 | — | 607 | — | 4 | 3 716 | — |
| Al Ihn حي العهن | Ring 1–2 | South-east | 4.9 | 2 | 5 000 | — | 2 035 | — | 2 | — | — |
| Bani Abdul Ashhal حي بني عبدالاشهل | Ring 1–2 | North-east | 1.7 | 4 | 4 950 | 4 775–5 000 | 675 | — | — | — | — |
| Al Iskan حي الاسكان | Ring 1–2 | East | 3.6 | 4 | 4 946 | 3 715–7 505 | 821 | — | — | — | — |
| Bani Dhafir حي بني ظفر | Ring 1–2 | East | 2.0 | 8 | 4 756 | 4 405–5 125 | 632 | −13% | 11 | 10 493 | — |
| Al Qaswa حي القصواء | Ring 2–3 | South-west | 4.5 | 2 | 4 748 | — | 578 | — | 7 | — | — |
| Al Khalidiyah حي الخالدية | Ring 1–2 | East | 5.2 | 6 | 4 391 | 4 182–4 594 | 607 | +19% | — | — | — |
| Al Fath حي الفتح | Ring 1–2 | North-west | 2.1 | 5 | 4 311 | 4 302–5 174 | 437 | +3% | 12 | 4 779 | — |
| Al Ariydh حي العريض | Ring 1–2 | North-east | 3.6 | 19 | 4 262 | 3 509–5 242 | 648 | +13% | 66 | 4 000 | −55% |
| Ad Duwaimah حي الدويمة | Ring 1–2 | South | 2.4 | 2 | 4 127 | — | 1 840 | — | 32 | 1 880 | — |
| Bani Muawiyah حي بني معاوية | Ring 1–2 | North-east | 1.5 | 3 | 4 104 | 4 055–4 108 | 307 | — | — | — | — |
| Bani Harithah حي بني حارثة | Ring 1–2 | North-east | 3.2 | 7 | 4 000 | 3 241–5 007 | 601 | −11% | — | — | — |
| Al Qiblatayn حي القبلتين | Ring 2–3 | West | 3.6 | 8 | 3 564 | 3 051–3 872 | 417 | +13% | 15 | 4 830 | — |
| Urwah حي عروة | Ring 2–3 | South-west | 3.6 | 3 | 3 509 | 2 004–4 255 | 900 | — | 11 | 1 675 | — |
| Ash Shuhada حي الشهداء | Ring 2–3 | North | 4.5 | 6 | 3 501 | 3 125–3 876 | 748 | +2% | 4 | 1 758 | — |
| Bir Uthman حي بئر عثمان | Ring 2–3 | North-west | 4.3 | 7 | 3 500 | 3 400–4 000 | 540 | +19% | 2 | 4 356 | — |
| Al Jamawat حي الجماوات | Ring 2–3 | West | 4.9 | 6 | 3 341 | 3 287–3 350 | 650 | +9% | — | — | — |
| Wadi Mahzur حي وادي مهزور | Ring 1–2 | South-east | 5.3 | 7 | 3 200 | 2 997–4 215 | 711 | +7% | 50 | — | −83% |
| Ash Shuraybat حي الشريبات | Ring 1–2 | South-east | 3.5 | 4 | 3 028 | 2 526–3 322 | 618 | — | 11 | 2 747 | — |
| Al Dhahirah حي الظاهرة | Ring 1–2 | South-west | 2.5 | 13 | 3 001 | 2 703–4 522 | 595 | −8% | 27 | 1 350 | — |
| Al Anabis حي العنابس | Ring 1–2 | West | 2.6 | 2 | 2 775 | — | 542 | — | 13 | 2 238 | — |
| As Sad حي السد | Ring 2–3 | South | 7.1 | 15 | 2 600 | 1 638–2 852 | 652 | +10% | 9 | — | — |
| Al Eyun حي العيون | Ring 2–3 | North | 5.5 | 10 | 2 600 | 2 097–3 750 | 1 262 | −2% | 31 | 1 878 | — |
| Hura Al Wabra حي حرة الوبرة | Ring 2–3 | South-west | 3.1 | 3 | 2 550 | 2 375–2 850 | 400 | — | 10 | 1 491 | — |
| Al Usayfirin حي الاصيفرين | Ring 1–2 | West | 2.3 | 2 | 2 471 | — | 796 | — | 13 | — | — |
| Wadi Mudhainib حي وادي مذينب | Ring 2–3 | South-east | 6.8 | 30 | 2 383 | 2 207–2 588 | 546 | +10% | 474 | 5 256 | −21% |
| Al Barakah حي البركة | Ring 2–3 | North-west | 6.8 | 5 | 2 302 | 2 002–2 503 | 853 | +12% | — | — | — |
| Al Mabuth حي المبعوث | Ring 2–3 | East | 6.4 | 15 | 2 286 | 2 034–2 452 | 594 | −7% | 52 | — | +156% |
| Josham حي جشم | Ring 2–3 | East | 6.1 | 6 | 2 240 | 2 200–3 014 | 468 | −2% | 52 | 3 200 | −16% |
| Ar Rawabi حي الروابي | Ring 2–3 | South-east | 6.9 | 20 | 2 194 | 1 500–2 650 | 800 | −9% | — | — | — |
| Shidhat حي شظاة | Ring 2–3 | North-east | 5.1 | 14 | 2 192 | 2 000–2 662 | 567 | −3% | 39 | 800 | −41% |
| King Fahd حي الملك فهد | Ring 2–3 | North-east | 9.3 | 35 | 2 150 | 1 939–2 570 | 650 | +15% | 110 | 1 920 | −33% |
| Shuran حي شوران | Ring 2–3 | South | 8.1 | 29 | 2 100 | 1 664–2 406 | 725 | +9% | 487 | — | −34% |
| Ad Difa حي الدفاع | Ring 2–3 | West | 8.8 | 31 | 2 002 | 1 703–2 496 | 726 | +5% | 28 | 1 600 | — |
| Ayn Al Khif حي عين الخيف | Ring 2–3 | South-east | 8.7 | 26 | 1 951 | 1 763–2 225 | 598 | ±0% | 469 | 1 800 | −2% |
| Al Jabirah حي الجابرة | Ring 2–3 | South | 7.5 | 6 | 1 927 | 1 460–2 153 | 490 | −8% | 24 | 1 000 | −100% |
| Ad Duwaikhilah حي الدويخلة | Ring 2–3 | North-east | 7.4 | 8 | 1 825 | 1 698–2 077 | 788 | −12% | 43 | 1 900 | +29% |
| Al Anahi حي الاناهي | Ring 3 to 25 km | South-east | 11.4 | 5 | 1 800 | 1 667–1 800 | 525 | −6% | — | — | — |
| Ar Ranuna حي الرانوناء | Ring 2–3 | South | 8.2 | 43 | 1 713 | 1 500–2 201 | 612 | +1% | 505 | — | −7% |
| Sikkah Al Hadid حي سكة الحديد | Ring 2–3 | West | 12.8 | 5 | 1 702 | 1 503–1 704 | 435 | +1% | 20 | 2 458 | — |
| Al Hadra حي الهدراء | Ring 2–3 | South-east | 9.6 | 6 | 1 701 | 1 700–1 819 | 380 | −6% | 183 | 1 325 | −32% |
| Al Gharra حي الغراء | Ring 2–3 | South-east | 8.8 | 17 | 1 680 | 1 301–2 273 | 800 | −2% | 16 | — | — |
| Abu Burayqa حي ابو بريقاء | Ring 2–3 | South-west | 7.5 | 11 | 1 650 | 1 569–3 198 | 682 | +4% | 59 | 850 | −63% |
| Jabal Uhud حي جبل احد | Ring 2–3 | North | 5.0 | 4 | 1 626 | 1 538–1 714 | 634 | — | 1 | — | — |
| Bani Bayadah حي بني بياضة | Ring 2–3 | South | 9.3 | 13 | 1 602 | 1 500–1 867 | 841 | +3% | — | — | — |
| Dhu Al Hulayfah حي ذو الحليفة | Ring 2–3 | South-west | 6.7 | 13 | 1 600 | 1 503–1 603 | 587 | −14% | 71 | 1 711 | −70% |
| Jima Um Khalid حي جماء أم خالد | Ring 2–3 | South-west | 7.3 | 4 | 1 570 | 1 529–1 701 | 542 | — | — | — | — |
| As Salam حي السلام | Ring 2–3 | West | 10.6 | 48 | 1 565 | 1 345–2 015 | 625 | +4% | — | — | — |
| Al Aziziyah حي العزيزية | Ring 2–3 | South-west | 12.4 | 30 | 1 525 | 1 262–1 976 | 607 | +1% | 191 | 1 046 | −12% |
| Taibah حي طيبة | Ring 2–3 | West | 10.5 | 33 | 1 477 | 1 355–1 950 | 600 | +2% | 146 | 1 350 | −32% |
| Nubala حي نبلاء | Ring 2–3 | South-east | 10.1 | 49 | 1 467 | 1 244–1 790 | 460 | −1% | 402 | 1 338 | +11% |
| Al Aqoul حي العاقول | Ring 3 to 25 km | North-east | 13.7 | 40 | 1 448 | 915–1 700 | 600 | −5% | — | — | — |
| Al Jassah حي الجصة | Ring 2–3 | South | 11.4 | 54 | 1 329 | 1 278–1 489 | 454 | +2% | 842 | 400 | +138% |
| Az Zahrah حي الزهرة | Ring 2–3 | North-west | 8.2 | 22 | 1 326 | 1 133–1 496 | 594 | −10% | 77 | 1 150 | −59% |
| Hadhawda حي حضوضاء | Beyond 25 km | South-east | 25.7 | 3 | 1 300 | 1 290–1 477 | 500 | — | 26 | 600 | — |
| Ad Dar حي الدار | Ring 2–3 | North | 7.9 | 1 | 1 201 | — | 765 | — | — | — | — |
| Ar Rumanah حي الرمانة | Ring 2–3 | South-east | 10.4 | 5 | 1 200 | 1 200–1 600 | 720 | −10% | 15 | 797 | — |
| Al Hisa حي الحساء | Ring 2–3 | South-west | 12.9 | 18 | 1 200 | 1 146–1 285 | 404 | +4% | 22 | 837 | — |
| As Sakb حي السكب | Ring 2–3 | South | 12.0 | 59 | 1 158 | 1 000–1 283 | 787 | −3% | 305 | 1 032 | +47% |
| Al Matar حي المطار | Ring 3 to 25 km | North-east | 12.7 | 34 | 1 153 | 920–1 522 | 599 | +7% | — | — | — |
| Warqan حي ورقان | Ring 2–3 | South-west | 12.9 | 9 | 1 152 | 918–1 501 | 732 | −4% | 6 | — | — |
| Wairah حي وعيرة | Ring 2–3 | North-east | 10.3 | 2 | 1 151 | — | 570 | — | 35 | 1 368 | — |
| Raht حي رهط | Ring 2–3 | South | 10.7 | 20 | 1 138 | 1 091–1 255 | 754 | −12% | 72 | 1 035 | +183% |
| Abumarkha حي ابومرخة | Ring 3 to 25 km | West | 20.4 | 22 | 1 090 | 1 034–1 205 | 600 | −6% | — | — | — |
| Al Nakhil حي النخيل | Ring 2–3 | North-west | 7.9 | 7 | 1 048 | 1 000–1 167 | 600 | −16% | 5 | 3 400 | — |
| Kittanah حي كتانة | Ring 2–3 | North-west | 11.5 | 13 | 1 047 | 1 000–1 062 | 600 | ±0% | 3 | 981 | — |
| Ash Shafiyah حي الشافية | Ring 2–3 | North | 8.9 | 14 | 1 015 | 1 000–1 248 | 534 | −6% | 34 | 1 444 | — |
| Ash Shahba حي الشهباء | Ring 2–3 | South-west | 10.6 | 7 | 1 001 | 936–1 176 | 900 | −9% | 3 | 931 | — |
| Abu Kabir حي ابو كبير | Ring 2–3 | South-west | 10.7 | 36 | 1 001 | 900–1 188 | 600 | −8% | 4 | — | — |
| Industrial City حي المدينة الصناعية | Ring 3 to 25 km | South-west | 20.5 | 18 | 1 000 | 968–1 115 | 600 | +5% | — | — | — |
| Wadi Al Battan حي وادي البطان | Ring 3 to 25 km | East | 19.2 | 31 | 975 | 900–1 110 | 548 | +2% | 95 | 400 | +4% |
| Al Khadhra حي الخضراء | Ring 3 to 25 km | North-east | 17.4 | 55 | 967 | 914–1 100 | 350 | +3% | 145 | 900 | −36% |
| Al Balqa حي البلقاء | Ring 3 to 25 km | West | 17.7 | 17 | 960 | 840–1 000 | 500 | +22% | 11 | 878 | — |
| Abu Sidr حي ابو سدر | Ring 3 to 25 km | North-east | 21.4 | 4 | 935 | 713–978 | 1 456 | — | — | — | — |
| Industrial حي الصناعية | Ring 3 to 25 km | South-west | 15.6 | 21 | 934 | 850–1 200 | 600 | −5% | — | — | — |
| Al Sahluj حي الصهلوج | Ring 3 to 25 km | West | 22.2 | 8 | 930 | 836–1 021 | 511 | −9% | — | — | — |
| Al Sahwa حي الصهوة | Beyond 25 km | North-east | 37.5 | 1 | 900 | — | 691 | — | — | — | — |
| Sad Al Ghaba حي سد الغابة | Ring 3 to 25 km | North | 22.1 | 10 | 872 | 842–958 | 600 | +9% | — | — | — |
| Al Mafrahat حي المفرحات | Ring 3 to 25 km | South-west | 24.1 | 1 | 824 | — | 6 073 | — | — | — | — |
| Jabal Ayr حي جبل عير | Ring 2–3 | South-west | 9.3 | 5 | 800 | 781–1 150 | 995 | −16% | 1 | — | — |
| Qubeiba حي القبيبة | Beyond 25 km | North | 29.6 | 4 | 789 | 752–874 | 550 | — | 2 | — | — |
| Al Ghabah حي الغابة | Ring 2–3 | North | 9.8 | 11 | 700 | 650–749 | 3 469 | −11% | 1 | — | — |
| As Sadiqiyah حي الصادقية | Ring 2–3 | North | 9.9 | 3 | 650 | 550–2 075 | 9 503 | — | — | — | — |
| Wadi Al Hamdh حي وادي الحمض | Ring 3 to 25 km | North-west | 16.8 | 1 | 525 | — | 11 429 | — | — | — | — |
| Abyar Al Mashi حي ابيار الماشي | Beyond 25 km | South | 43.0 | 47 | 450 | 414–521 | 423 | — | 254 | 373 | +21% |
| Al Mundasa حي المندسة | Beyond 25 km | West | 41.4 | 25 | 282 | 270–301 | 882 | — | — | — | — |
| As Suwaydra حي الصويدرة | Beyond 25 km | North-east | 45.1 | 9 | 223 | 212–233 | 629 | — | 566 | — | +223% |
| Al Furaysh حي الفريش | Beyond 25 km | South-west | 45.1 | 2 | 210 | — | 830 | — | 3 | — | — |
| Al Mulaylih حي المليليح | Beyond 25 km | North-west | 54.8 | 3 | 70 | 53–160 | 30 000 | — | 10 | — | — |
| Khakh حي خاخ | Ring 3 to 25 km | South | 17.0 | — | — | — | — | — | — | — | — |
| Al Usbah حي العصبة | Ring 1–2 | South | 4.2 | — | — | — | — | — | 71 | 43 688 | — |
| An Naqa حي النقاء | Central area | West | 0.7 | — | — | — | — | — | — | — | — |
| Al Manakhah حي المناخة | Central area | North-west | 0.8 | — | — | — | — | — | — | — | — |
| Badhaah حي بضاعة | Central area | North | 0.7 | — | — | — | — | — | — | — | — |
| As Sih حي السيح | Ring 1–2 | West | 1.6 | — | — | — | — | — | 8 | 1 036 | — |
| Al Jamiah حي الجامعة | Ring 2–3 | West | 4.9 | — | — | — | — | — | 27 | — | — |
| Al Talaah حي التلعة | Ring 2–3 | North-east | 5.7 | — | — | — | — | — | 4 | 1 840 | — |
| Al Hafya حي الحفيا | Ring 2–3 | North-west | 12.6 | — | — | — | — | — | — | — | — |
| Ar Rayah حي الراية | Ring 1–2 | North-west | 2.9 | — | — | — | — | — | 33 | 4 170 | −62% |
| Bani Khidrah حي بني خدرة | Central area | South-east | 0.4 | — | — | — | — | — | — | — | — |
| Al Masbah حي المسبعة | Beyond 25 km | South-east | 72.0 | — | — | — | — | — | — | — | — |
| Al Dhamiria حي الضميرية | Beyond 25 km | South-east | 98.2 | — | — | — | — | — | — | — | — |
| Dhaea حي ضعة | Beyond 25 km | South-east | 45.3 | — | — | — | — | — | — | — | — |
| Um Al Seouf حي ام السيوف | Ring 3 to 25 km | South-east | 21.7 | — | — | — | — | — | — | — | — |
| Ghorab حي غراب | Beyond 25 km | South-east | 70.0 | — | — | — | — | — | — | — | — |
| Al Sharayie حي الشرائع | Ring 3 to 25 km | South-east | 13.1 | — | — | — | — | — | — | — | — |
| Al Muzayiyn حي المزيين | Ring 3 to 25 km | South | 13.7 | — | — | — | — | — | — | — | — |
| Bani Al Najjar حي بني النجار | Central area | North-east | 0.8 | — | — | — | — | — | — | — | — |
| Hazrat Al Janoub حي حزرة الجنوب | Beyond 25 km | South-east | 110.5 | — | — | — | — | — | — | — | — |
| An Ngma حي الـنقـمى | Ring 2–3 | North | 11.6 | — | — | — | — | — | — | — | — |
| Al Haram Al Sharif الحرم الشريف | Central area | North | 0.1 | — | — | — | — | — | 8 | — | — |
Where the market is deep, and where it is thin.
The two lists below use one rule set: within 20 km of the Prophet’s Mosque, at least six independent listings, and a 90% range that stays on one side of zero; the cheaper list also needs a live market — 30 or more registered deals in twelve months. They are a screen for further checks, not a recommendation: title, planning and legal checks are needed plot by plot.
| District | Zone | SAR / m² | Index | 90% range | Listings | Deals, 12 months |
|---|---|---|---|---|---|---|
| Dhu Al Hulayfah حي ذو الحليفة | Ring 2–3 | 1 600 | −14% | −17%…−10% | 13 | 71 |
| Raht حي رهط | Ring 2–3 | 1 138 | −12% | −16%…−8% | 20 | 72 |
| Az Zahrah حي الزهرة | Ring 2–3 | 1 326 | −10% | −15%…−6% | 22 | 77 |
| District | Zone | SAR / m² | Index | 90% range | Listings | Deals, 12 months |
|---|---|---|---|---|---|---|
| Al Balqa حي البلقاء | Ring 3 to 25 km | 960 | +22% | +11%…+26% | 17 | 11 |
| Bir Uthman حي بئر عثمان | Ring 2–3 | 3 500 | +19% | +11%…+38% | 7 | 2 |
| King Fahd حي الملك فهد | Ring 2–3 | 2 150 | +15% | +10%…+19% | 35 | 110 |
| As Sad حي السد | Ring 2–3 | 2 600 | +10% | +1%…+19% | 15 | 9 |
| Wadi Mudhainib حي وادي مذينب | Ring 2–3 | 2 383 | +10% | +5%…+16% | 30 | 474 |
Where the deals are: registered deals, June–August against the eight months before
City-wide, 950 deals a month were registered in June–August against 825 in October–May. Districts with at least 24 deals in the earlier months; the price change is shown only where the sample is large and the mix of property types steady.
| District | Zone | Deals, 12 months | Per month, Oct–May | Per month, Jun–Aug | Change | SAR / m², change |
|---|---|---|---|---|---|---|
| Al Jassah حي الجصة | Ring 2–3 | 842 | 50.4 | 119.7 | +138% | −29% |
| As Suwaydra حي الصويدرة | Beyond 25 km | 566 | 28.0 | 90.3 | +223% | −8% |
| Ar Ranuna حي الرانوناء | Ring 2–3 | 505 | 44.0 | 41.0 | −7% | −1% |
| Shuran حي شوران | Ring 2–3 | 487 | 45.5 | 30.0 | −34% | +9% |
| Wadi Mudhainib حي وادي مذينب | Ring 2–3 | 474 | 43.2 | 34.3 | −21% | +6% |
| Ayn Al Khif حي عين الخيف | Ring 2–3 | 469 | 39.5 | 38.7 | −2% | +17% |
| Nubala حي نبلاء | Ring 2–3 | 402 | 33.0 | 36.7 | +11% | −12% |
| As Sakb حي السكب | Ring 2–3 | 305 | 22.4 | 33.0 | +47% | −3% |
| Abyar Al Mashi حي ابيار الماشي | Beyond 25 km | 254 | 19.9 | 24.0 | +21% | — |
| Al Aziziyah حي العزيزية | Ring 2–3 | 191 | 17.0 | 15.0 | −12% | −10% |
| Al Hadra حي الهدراء | Ring 2–3 | 183 | 17.1 | 11.7 | −32% | — |
| Taibah حي طيبة | Ring 2–3 | 146 | 14.2 | 9.7 | −32% | — |
| Al Khadhra حي الخضراء | Ring 3 to 25 km | 145 | 14.0 | 9.0 | −36% | — |
| King Fahd حي الملك فهد | Ring 2–3 | 110 | 10.0 | 6.7 | −33% | — |
| Wadi Al Battan حي وادي البطان | Ring 3 to 25 km | 95 | 8.0 | 8.3 | +4% | — |
| Az Zahrah حي الزهرة | Ring 2–3 | 77 | 8.1 | 3.3 | −59% | — |
| Raht حي رهط | Ring 2–3 | 72 | 4.0 | 11.3 | +183% | — |
| Dhu Al Hulayfah حي ذو الحليفة | Ring 2–3 | 71 | 7.9 | 2.3 | −70% | — |
| Al Ariydh حي العريض | Ring 1–2 | 66 | 6.6 | 3.0 | −55% | — |
| Abu Burayqa حي ابو بريقاء | Ring 2–3 | 59 | 6.2 | 2.3 | −63% | — |
| Josham حي جشم | Ring 2–3 | 52 | 4.8 | 4.0 | −16% | — |
| Al Mabuth حي المبعوث | Ring 2–3 | 52 | 3.1 | 8.0 | +156% | — |
| Wadi Mahzur حي وادي مهزور | Ring 1–2 | 50 | 5.9 | 1.0 | −83% | — |
| Ad Duwaikhilah حي الدويخلة | Ring 2–3 | 43 | 3.6 | 4.7 | +29% | — |
| Shidhat حي شظاة | Ring 2–3 | 39 | 3.4 | 2.0 | −41% | — |
| Ar Rayah حي الراية | Ring 1–2 | 33 | 3.5 | 1.3 | −62% | — |
| Al Jabirah حي الجابرة | Ring 2–3 | 24 | 3.0 | 0.0 | −100% | — |
Listings by total asking price, within 25 km
57% of listings ask SAR 0.6–2 million. Between the first and second ring roads a plot usually asks SAR 2 million or more.
| Plot | Ring 1–2 | Ring 2–3 | Ring 3 to 25 km |
|---|---|---|---|
| under 400 m² | 3 871 24 | 1 454 166 | 950 77 |
| 400–699 m² | 4 292 36 | 1 608 380 | 1 001 141 |
| 700–999 m² | 5 000 17 | 1 580 204 | 1 120 33 |
| 1 000–2 499 m² | 4 813 14 | 1 765 82 | 1 468 5 |
| 2 500 m² and over | 4 100 11 | 1 000 31 | 824 5 |
| Zone | Commercial | Residential | Premium |
|---|---|---|---|
| Ring 1–2 | 6 000 11 | 4 005 24 | +50% |
| Ring 2–3 | 2 084 170 | 1 547 278 | +35% |
| Ring 3 to 25 km | 1 443 48 | 923 72 | +56% |
Medians, SAR per m², with the number of listings. Distance is not held equal here.
| District | Zone | Listings | SAR / m² | Plot, m² |
|---|---|---|---|---|
| As Salam حي السلام | Ring 2–3 | 20 | 2 030 | 658 |
| King Fahd حي الملك فهد | Ring 2–3 | 14 | 2 554 | 750 |
| Al Aziziyah حي العزيزية | Ring 2–3 | 12 | 1 700 | 750 |
| Ad Difa حي الدفاع | Ring 2–3 | 11 | 2 834 | 871 |
| Al Hisa حي الحساء | Ring 2–3 | 11 | 1 272 | 522 |
| Al Matar حي المطار | Ring 3 to 25 km | 11 | 1 529 | 619 |
| Ar Ranuna حي الرانوناء | Ring 2–3 | 9 | 2 729 | 625 |
| Al Aqoul حي العاقول | Ring 3 to 25 km | 9 | 2 124 | 603 |
| Wadi Al Battan حي وادي البطان | Ring 3 to 25 km | 8 | 1 250 | 600 |
| Al Mundasa حي المندسة | Beyond 25 km | 7 | 300 | 920 |
Risks
The region’s price index has been below its year-earlier level for six quarters
GASTAT, all property types, Madinah region, year on year: −1.4% in Q1 2025, then −3.2%, −8.0%, −6.1%, −5.0% and −4.5% in Q2 2026; −2.1% on the quarter in Q2 2026. The Kingdom rose 1.3% over the same year. Counting on a quick resale gain is a risk.
A wave of hotel supply
Rua Al Madinah plans 47 000 rooms and the Knowledge Economic City 42 000; hotel occupancy was 75.1% in the year to June 2026, but revenue per available room fell 2.4%. If the pilgrim targets slip, hotel land is hit first.
A narrow door for foreign buyers
Law in force since 22 January 2026: in Madinah only Muslim individuals and Saudi companies with foreign shareholders, only inside ten zones. A non-Saudi buyer pays a 2% REGA fee on top of the 5% real estate transaction tax. Check every plot on REGA’s map.
Asking price is not deal price
Registered land deals sit about 9% below the asking median of their district (161 deals in 38 districts). The Ministry’s monthly average price mixes flats, villas and land, so it cannot be set against asking prices directly. Before agreeing a price, look up the latest registered deals next to the plot on SREM.
Expropriation near the centre
Land has been taken for public use around the centre before: Dar Al-Hijrah was planned in 2014 to replace buildings removed for the mosque’s expansion. The terms for Rua Al Madinah are not public. Ask the Amanah for the planning status of any plot near the centre.
Building rules are set plot by plot
Permitted floors vary by zone, and the only public description of Madinah’s floor system is a 2015 newspaper article. Check each plot in the Amanah’s Geographic Explorer and on Balady.
Plot, street and buildable area.
Divide the land cost by the area that may be built. For a villa, the permitted coverage — ground floor up to 75%, first floor up to 75%, roof annex up to 70% — gives a gross floor-area ratio of about 2.2.
Plot sizes on offer
Street widths on offer
| Zone | Land, SAR / m² | SAR per buildable m² | Median plot, m² | 600 m² at the median rate, SAR |
|---|---|---|---|---|
| Ring 1–2 | 4 306 | 1 957 | 620 | 2 584 000 |
| Ring 2–3 | 1 571 | 714 | 601 | 943 000 |
| Ring 3 to 25 km | 1 000 | 455 | 565 | 600 000 |
| Beyond 25 km | 400 | 182 | 629 | 240 000 |
| Whole city | 1 451 | 660 | 600 | 871 000 |
What to check before design
- Villas (Ministry of Municipalities and Housing decision 1/4500943139, July 2024): two floors and a roof annex; ground and first floor up to 75% of the plot each, annex up to 70%.
- On streets under 30 m the front setback is a fifth of the street width, at least 3 m; at least 2 m to side and rear streets and 1.5 m to neighbours. On streets of 30 m or more the front setback is at least 6 m. One parking space up to 400 m², two above.
- Splitting a villa’s floors into separate homes needs at least 12 m of frontage for a detached villa, 10 m for an attached one.
- Madinah’s floor system, as described in a 2015 newspaper article that may be out of date: four floors plus a 50% annex between the first and second ring roads north of Hijrah Road, eight floors only on large plots on wide streets.
- Permits go through Balady and are filed by a licensed engineering office: electronic title deed, cadastral report, soil report and a Saudi Building Code review.
- In the data: median plot 600 m², median street 20 m; 27% of the listings are corner plots or face two or more streets.
Decision (PDF) · Al-Madina 2015 · Amanah Geographic Explorer
Demand, supply and the big projects.
What sits behind the price map: the flow of registered deals, the official index, pilgrims and the hotel market, and the projects that are reshaping the city.
Market temperature
- Ministry of Justice, Madinah city: 10 133 deals worth SAR 10.66 billion from October 2025 to 24 September 2026, all property types; 950 a month in June–August against 825 in the eight months before.
- GASTAT price index, Madinah region, all property types: −4.5% year on year and −2.1% on the quarter in Q2 2026, index 91.68 (2023 = 100). The Kingdom rose 1.3%; residential land nationally rose 6.3%.
- Hotels: occupancy 75.1% and revenue per available room −2.4% in the year to June 2026 (JLL); tourist accommodation in Madinah was 82% full in Q1 2026, the highest in the Kingdom.
- Visitors: 6.45 million visits to Madinah in Q1 2025; 18.03 million foreign Umrah pilgrims in 2025. City population 1 411 599 in the 2022 census.
Rua Al Madinah
PIF project on 1.5 km²: 47 000 hotel rooms planned by 2030, the first phase due in 2026 — a step change in hotel supply around the Haram.
Knowledge Economic City
6.8 million m² with targets of 42 000 hotel rooms and 45 000 homes in five districts; Madinah Gate beside the high-speed rail station has opened its first phase.
Airport phase II and bus rapid transit
The airport’s target is 17 million passengers by the end of 2027 (SAR 1.2 billion); the bus rapid transit network plans up to 500 stops covering most of the city by 2030.
Quba walkway and Sayyid al-Shuhada
A 3 km pedestrian path now links the Prophet’s Mosque and Quba; the 188 871 m² Sayyid al-Shuhada plaza by Uhud is offered as a 50-year investment.
National Housing Company
‘Shams’ in the west, on the third ring road, with 1 500+ homes; ‘Al-Mukaimman’ inside the Haram boundary, 3.5 million m² and 6 000 homes. Both compete with private land in the same segment.
Ten ownership zones
Al-Ghurra, Madinah 1 and 2, Al-Mahwa, Dar Al-Hijrah, Downtown, Diyar Al-Maqarr, Rua Al Madinah, the Knowledge Economic City and Mishraf — for Muslim individuals and Saudi companies with foreign shareholders.
Where the numbers come from.
Listings
Every land-for-sale listing for Madinah on aqar.fm’s public pages, 1 609 on 24 September 2026. 84 prices entered per m² were converted to totals; 9 areas and 2 prices were corrected from the listing text; 178 duplicates, 14 invalid entries, 54 listings outside the city and 51 prices far out of line were removed, leaving 1 312. No seller’s personal data was kept.
Location and zones
Each listing is placed by its coordinates in one of the 118 official district polygons of the national address. Ring roads come from OpenStreetMap: King Faisal, King Abdullah and King Khalid roads; the third is drawn only where it is built. Land beyond the third ring is split at 25 km. Direction is the bearing from the Prophet’s Mosque.
Deals
From the Ministry of Justice Real Estate Exchange (SREM) public dashboard: twelve months of monthly deal counts, values and areas for the city and for each district, all property types. The average price per m² is value-weighted; months whose average deal is larger than 3 000 m² are left out. Land deals are the plot-type entries among the latest five deals SREM shows for each district. September 2026 runs to the 24th.
Model and value index
A hedonic regression on 1 226 listings within 25 km: the logarithm of the price per m² against distance and its square, plot size, street-width bands, use, corner position, direction and direction × distance. The value index is the median gap between a district’s listings and the model, with one seller’s repeated listings counted once and small samples pulled towards zero. Ranges come from resampling whole districts.
Limits
Asking prices are sellers’ expectations and deals usually close lower. Some brokers pin a listing to the middle of a district. Districts with fewer than eight listings are indicative; rental yields are not covered. For information only; not investment or legal advice.
Refresh
The collection and the calculations are documented step by step, so the study can be run again on new data — for instance each quarter, when GASTAT publishes its index.
Sources
- aqar.fm — أراضي للبيع، المدينة المنورة
- Ministry of Justice — Real Estate Exchange (SREM)
- GASTAT — Real Estate Price Index, Q2 2026
- REGA — Real Estate Indicators
- REGA — zones open to non-Saudi ownership
- Argaam — REGA on the zones open to non-Saudi ownership
- Greenberg Traurig — implementing regulations of the foreign-ownership law
- Ajel — Cabinet decision of 23 June 2026
- Ajel — the «حد الحرم» road signs, 3 May 2021
- ZATCA — Real Estate Transaction Tax
- Ministry of Municipalities and Housing — residential building requirements (PDF)
- Al-Madina — Madinah’s floor system, 10 November 2015
- SPA — the Amanah’s Geographic Explorer
- Saudi Arabia regions, cities and districts (national address boundaries)
- OpenStreetMap
- TTN — JLL Saudi hotel market, Q2 2026
- SPA — Madinah leads hotel occupancy, Q1 2026
- GASTAT — visitors to Madinah, Q1 2025
- GDN — PEP annual report 2025 (Umrah pilgrims)
- AGBI — Rua Al Madinah
- Argaam — Dar Al-Hijrah master plan, 2025
- Al-Eqtisadiah — Dar Al-Hijrah, 2014
- ECZA — Knowledge Economic City
- TradeArabia — Knowledge Economic City, September 2026
- PEP — Madinah airport, phase II
- Egis — Madinah bus rapid transit
- SPA — the Quba pedestrian path
- SPA — Sayyid al-Shuhada investment opportunity
- NHC — Shams
- NHC — Al-Mukaimman
- Alukah — the boundary of Madinah’s Haram
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.