Where to Live in Saudi Arabia — Compounds vs City Apartments

TL;DR — first decisions

• Short stay, need amenities: Compound living offers bundled facilities and security; higher cost per m².

• Longer term, lower cost: Regular apartments/houses via Ejar contracts offer better value, but you handle utilities and maintenance expectations.

• Where you work matters: Commute drives your quality of life—test routes at peak times before you sign.

• Housing map: Riyadh, Jeddah, Eastern Province <a id="map"></a>

• Riyadh: Business hubs (Olaya/King Fahd/Financial District), family areas (Al‑Malqa, Hittin, Al‑Nakhil), and growing northern corridors. Compounds cluster around east/north.

• Jeddah: Corniche, Al‑Rawdah, Al‑Salamah, and northward expansion; compounds near airport/northern belt.

• Eastern Province: Dhahran/Khobar/Aramco corridors; compounds and gated communities close to major roads and international schools.

Commute test: Drive your likely route at morning/evening peaks; ask neighbors about Friday/weekend parking and noise.

Renting in the open market (Ejar)

Ejar is the national platform for registering and authenticating residential leases. You’ll sign a standard contract that records parties, rent, deposit, and responsibilities; authenticated contracts are enforceable, and rental incidents can be logged through the platform. Mutual terminations, renewals, and deposit return rules are also handled within the system.

Your steps (simplified): 1) Inspect the unit; confirm basic maintenance and utility meters. 2) Request an Ejar standard contract with all fields completed (rent, term, deposit amount, payment method). 3) Ensure both parties use National Single Sign‑On to authenticate the lease. 4) Keep a handover checklist with photos on move‑in and move‑out. 5) If needed, use Ejar services for mutual termination or to register rental incidents.

Compound living: what to expect

• Security & access: Gated entries, visitor registration, and consistent ID checks.

• Facilities: Pools, gyms, playgrounds, small markets, and community events; rules vary (dress code in shared areas, guest hours).

• Lifestyle: More social and familiar for many expats; less language barrier; higher rent for similar space.

• Contracts: Some compounds use Ejar; others run internal contracts with their own rules—clarify early.

Pros / Cons

Costs: deposits, fees & renewals

• Deposit: Recorded in the contract; returned on move‑out after inspection and settling dues.

• Fees: Some landlords/agents charge administrative or service fees—agree in writing.

• Payment cadence: Annual, semi‑annual, or quarterly; ensure the schedule is in the contract.

• Renewals & terminations: Automatic renewal and mutual termination are handled inside Ejar; follow the platform steps and keep receipts.

Checklists & scripts (EN/AR)

Viewing checklist (short):

• Water pressure, AC age, kitchen appliances, built‑ins, parking, noise, sunlight, mobile coverage, elevator condition, reception/security, trash area.

Due diligence:

• Ask for the last maintenance receipts and utility account status; verify building rules (pets, noise, visitor hours).

English (ask for Ejar contract):

“Can we register this lease through Ejar with the standard contract, including the deposit amount and payment schedule? I’ll sign via national login.”

Arabic:

«هل يمكن تسجيل العقد عبر إيجار باستخدام العقد الموحد، مع تحديد مبلغ التأمين وجدول الدفعات؟ سأقوم بالتوقيع عبر النفاذ الوطني.»

FAQs

Publisher notes

• Interlink to City guides and school/commute resources.

• Add an Ejar readiness widget (KSA ID, mobile, national address).

• Quarterly review: confirm Ejar workflows (renewal, termination, incident logging).

The Ejar standard contract (what’s inside)

The standard contract records: parties’ identities, property address, rent amount, deposit, term, payment schedule, and key obligations (maintenance, safety, and handover). Attachments can include inventory lists, parking details, and special conditions (e.g., pets). Authenticated contracts enable faster enforcement and smoother renewals/terminations within the platform.

Why you want Ejar:

• It documents deposit and payment plan.

• It allows mutual termination workflows.

• It enables enforcement for serious disputes.

Move‑in / move‑out playbook

Move‑in

• Photograph every room (walls, floors, appliances, meters).

• Record meter readings and get them acknowledged.

• Note any defects in a handover form.

Move‑out

• Give notice per the contract; request a pre‑exit inspection.

• Clear utility bills; keep paid receipts.

• Document the final condition; return keys/cards and obtain a deposit release timeline in writing.

Amenities & lifestyle trade‑offs

• Compounds: gym/pool/parks, cafes/mini‑marts, community events; quieter streets; consistent security.

• Open market: wider choice, local markets and restaurants, more room for negotiation, closer to heritage districts.

Schools & commute: If schooling drives your location, plot the school run and weekend activities before you sign; Riyadh’s traffic patterns vary by corridor.

What to ask before you sign (script)

English:

“Will this lease be registered on Ejar with the standard contract? What’s the deposit amount, renewal process, and the policy on early termination or subletting?”

Arabic:

«هل سيتم تسجيل العقد على منصة إيجار باستخدام العقد الموحد؟ ما هو مبلغ التأمين، وآلية التجديد، وسياسة الإخلاء المبكر أو التأجير من الباطن؟»

City notes (at a glance)

• Riyadh: newer gated communities in the north; metro expansion influences rents near key stations.

• Jeddah: seaside living trades parking space for views; consider humidity and AC load.

• Eastern Province: proximity to Aramco and industrial corridors shapes prices; weekend trips to Bahrain affect traffic near causeways.

Red flags (walk away if you see these)

• Landlord refuses Ejar registration.

• Cash‑only rent with no receipts.

• Severe maintenance backlog (AC, water, elevators).

• Ambiguous visitor/pet policies you cannot accept.

Glossary

• Ejar — national e‑lease platform and standard contract.

• Handover form — condition report at move‑in/out.

• Deposit — refundable amount recorded in the contract.

• Enforcement — legal mechanism to recover rent or vacate a property after due process.

Renting costs (worked examples)

• Scenario 1 (Riyadh 2‑bed): Annual rent paid quarterly; add realistic utilities (electricity, water, internet) and AC maintenance in summer.

• Scenario 2 (Compound villa): Higher rent but includes security/facilities; factor in club memberships you won’t need externally.

• Scenario 3 (Eastern Province apartment): Consider causeway traffic and weekend travel when choosing neighborhoods.

Viewing day checklist (printable)

• Walls/ceilings (damp, cracks), windows (seals), doors (locks)

• AC units (cooling, noise), water heaters (age)

• Kitchen (appliances, storage), bathrooms (pressure, leaks)

• Internet options (fiber/5G coverage)

• Parking (assigned/covered), elevators (if applicable)

• Security desk hours and visitor policies

After you sign

• Save authenticated contract, payment receipts, and deposit record.

• Set reminders for renewal window and notice period.

• Photograph wear‑and‑tear over time; maintain a small repairs log to avoid disputes.

Extended FAQs

Lease clauses to read twice

• Early termination: conditions, fees, and notice periods.

• Minor vs major maintenance: who pays for what; response time commitments.

• Visitor policy (compounds): guest registration, hours, parking.

• Pets: allowed or not; deposits/cleaning fees.

• Renewal terms: auto‑renewal windows and rent adjustment rules.

Negotiation pointers

• Ask for paint/AC service before move‑in.

• Request one extra parking space if available.

• Negotiate payment cadence (quarterly vs semi‑annual) based on your cash‑flow cycle.

• If unfurnished, request key appliances (stove/fridge) to be included.

Community tips from long‑term expats

• Join local community groups for building‑specific insights.

• Visit at night to check noise, lighting, and security presence.

• Test mobile coverage and fiber availability inside the unit, not just the lobby.

Compound vs open market — lifestyle table (extended)

Micro‑neighborhood due diligence (any city)

• Walk the block at 7:30am and 6:00pm; listen for traffic noise.

• Check the nearest grocery, pharmacy, clinic, and playground.

• Ask about trash collection times and building cleaning schedules.

• Verify elevator service contracts and fire safety signage in halls.

Final handover day (sequence)

• Meter readings with photos → key/parking card return → landlord/agent signs handover form → request deposit refund timeline in writing → disable automatic rent payments → remove landlord as a beneficiary in your bank app.

Example timelines

Open market rental: shortlist → viewings week → Ejar contract → move‑in within 7–14 days (utilities and internet appointment may add time). Compound: availability inquiry → unit tour → internal approval → contract → move‑in; can be faster if furnished.

Budgeting for housing (starter template)

• Rent: [SAR] per year ÷ payment cadence (quarterly/half‑yearly)

• Deposit: [SAR] (recorded in contract)

• Utilities: electricity [est], water [est], gas [if any]

• Internet: fiber/5G plan [SAR/month]

• Parking/amenities: [SAR] if applicable

• Move‑in costs: curtains, minor furniture, repairs

Final checklist (printable)

• Ejar standard contract, signed via national login

• Deposit amount recorded and receipt saved

• Handover form with photos and meter readings

• Building rules documented (visitors, pets, quiet hours)

• Renewal/termination terms understood

Compound selection checklist

• Security protocol and visitor registration

• Pool/gym maintenance schedule and water quality checks

• Community rules (dress, quiet hours, events)

• School bus access points and timings

• On‑site grocery/clinic availability and hours

• Parking allocation and guest parking

Deposit dispute playbook

1) Document the unit on move‑in and move‑out; keep timestamped photos. 2) Request a written breakdown for any proposed deduction. 3) If unresolved, consider registering a rental incident through the official platform and seek mediation per the contract.

Renewal negotiation cues

• Track comparable listings for similar units; use them to negotiate rent.

• Offer longer term or improved payment cadence for stability in exchange for better terms.

• Request minor upgrades (paint, AC service) as part of renewal.

Commute example (Riyadh)

If you work near King Fahd Road and your children attend school north of the Ring Road, test both morning drop‑off and evening pickup in real traffic; a unit 10 minutes closer on maps can be 30 minutes faster during peak.

City snapshots (neutral, non‑exhaustive)

For families vs singles (quick lenses)

Families: prioritize school access, play areas, compound facilities, and quiet streets. Singles: prioritize commute, gyms, and lively areas—balance with quiet hours if you work shifts.

Closing thoughts

Choose housing that matches your commute, community, and budget—and protect yourself with a properly authenticated Ejar contract and meticulous documentation.

Lease clauses decoded (sample wording to look for)

• Deposit & deductions: “Deposit will be returned within X days of handover; deductions require a written itemized statement.”

• Maintenance: “Landlord responsible for structural/major systems; tenant for consumables/filters; response within 24–72h depending on severity.”

• Appliances & painting: “Landlord to provide [list]; tenant may repaint with written approval; end‑of‑lease repainting terms [clear].”

• Early exit: “Notice of 60 days; early termination fee [if any]; subletting only with written consent.”

• Pets & visitors: “Pet policy [allowed/restricted]; visitor registration process; quiet hours.”

• Parking: “Assigned slot [number]; visitor parking rules; towing policy.”

District heuristics (high‑level prompts, no pricing)

• Riyadh: Proximity to business nodes (KAFD, Olaya), ring‑road access, evolving metro; new builds can mean better insulation and parking.

• Jeddah: Coastal breeze vs humidity; Corniche access; check flood remediation in older neighborhoods.

• Eastern Province (Khobar/Dhahran/Dammam): Tri‑city commute, access to causeways/highways, strong compound presence.

Deposit disputes — a calm process

1) Photograph the unit at move‑out; match angles with move‑in photos. 2) Return all keys/access cards and request a dated receipt. 3) Ask for the deposit statement; if you disagree, reply with photos and the Ejar clause screenshot that applies. 4) Escalate politely if needed; registered Ejar contracts give you leverage.

Moving logistics (punch list)

• Reserve elevator time; inform security/compound office.

• Transfer internet service; test speed and router placement on day one.

• Service AC filters; check smoke alarms and fire extinguishers.

• Update bank and employer with your National Address.

Editor’s checklist (implementation)

• Add a downloadable Handover Checklist (PDF).

• Interlink to Best Cities, Public Transport & Ride‑Hailing, and Final Exit guides.

• Include a FAQPage block for Ejar questions.