Hidden Costs When Renting in Jeddah

Updated February 2025

The advertised rent is rarely what you actually pay in Jeddah. Between the Ejar registration fee, broker commission, a one- or two-month security deposit, and utilities the landlord quietly left off the listing, most tenants end up spending several thousand riyals more than the number that caught their eye. These are the hidden costs when renting in Jeddah that tenants don't expect — and here's exactly where that money goes, plus how to budget for it before you sign.

If you're comparing areas and properties, start with our flats to rent in Jeddah on Saudi Living, then come back to this guide so none of these costs surprise you at the contract table.

The short answer: what really adds to your Jeddah rent

On top of the headline rent, budget for the Ejar registration fee, broker commission (capped by regulation), a refundable security deposit, and monthly utilities that are often separate from rent. On Jeddah's humid coast, air-conditioning servicing and repairs are a recurring cost many newcomers forget entirely.

None of these are scams — they're standard. The trouble is that landlords and listings often quote the clean rent figure and leave you to discover the rest.

Ejar registration and contract fees

Every residential lease should be registered electronically through Ejar, the government rental platform linked with REGA. Registration is what makes your contract official and protects your rights if a dispute arises later.

The Ejar documentation fee is typically around SAR 125 for the contract, with partial years rounded up. Contracts are increasingly approved digitally through Nafath rather than with paper signatures, so you'll confirm the lease on your phone.

Who actually pays the Ejar fee

The Ejar fee is paid by the landlord or broker through the Ejar platform before both parties approve the contract. In practice, some landlords try to pass this cost on to the tenant informally. Clarify who pays it before you agree to anything, and keep the Ejar confirmation once the contract is registered.

One more point for renewals: when a contract is set to auto-renew, Ejar deducts the renewal fee from the landlord's Ejar wallet as the 60-day pre-expiry window begins. That's the landlord's responsibility — not an extra charge you should be asked to cover.

Broker commission in Jeddah

If a real estate agent found you the flat, expect to pay commission. By regulation, the broker commission is capped at 2.5% of the first year's rent, and it's paid by whoever signs the brokerage agreement.

To put real numbers on it:

• Annual rent of SAR 60,000 — commission is capped at SAR 1,500
• Annual rent of SAR 90,000 — commission is capped at SAR 2,250
• Annual rent of SAR 120,000 — commission is capped at SAR 3,000

If a broker quotes you more than 2.5%, that's above the cap. And if you found the property yourself and dealt directly with the landlord, there should be no commission at all.

The security deposit (and getting it back)

The most common deposit request in Jeddah is one month's rent, though some landlords ask for two. This is refundable — in theory. Whether you actually see it again depends on what's written into the Ejar contract.

Protect your deposit by:

• Getting the deposit amount and the refund conditions written into the Ejar contract — not agreed verbally
• Documenting the property's condition with photos and a written inventory on move-in day
• Recording the electricity and water meter readings the day you take the keys
• Paying the deposit by bank transfer so there's a traceable record, never loose cash

Many deposit disputes come down to one word against another. A dated photo folder and a meter reading settle most of them instantly.

Utilities that aren't in the advertised rent

This is where budgets blow out. Advertised rent in Jeddah often excludes utilities entirely, and those bills land on you monthly.

Electricity, water and cooling

Electricity is usually the biggest variable cost, and in Jeddah's heat it climbs fast once the AC runs around the clock. Water is billed separately. Some buildings also charge a central cooling fee on top of — or instead of — individual electricity for air conditioning, so ask exactly how cooling is billed before you commit.

Internet, gas and municipality charges

Home internet from providers like STC, Mobily or Zain is your own account and your own monthly bill. Gas, where used for cooking, is another small recurring cost. Some buildings also pass on municipality-related service charges. Exact amounts depend entirely on the building, your consumption, and the provider — so never assume a quoted "all-in" rent truly covers everything until it's written down.

AC maintenance: Jeddah's humidity tax

Jeddah's hot, humid coastal climate is hard on air conditioning. Units need regular cleaning, servicing, and occasional repair — and these costs add up across a year. The single most important question to settle before signing is: who pays for AC maintenance?

The lease should spell out, in writing:

• Who pays for routine AC cleaning and filter servicing
• Who covers repairs if a unit breaks down
• Who replaces a unit that fails entirely

Leave this vague and you may find yourself paying for repairs the landlord assumed you'd handle — or vice versa. Get it in the Ejar contract.

One-off move-in and setup costs

Beyond the recurring bills, factor in the costs of actually moving in:

• First rent instalment — often quarterly or semi-annual in Jeddah, so you may pay several months up front
• Utility connection or transfer — setting up electricity and water in your name
• Internet installation — router and activation if it's a new line
• Moving and transport — van hire, which is pricier during peak seasons
• Furnishing — if the flat is unfurnished, budget separately for the basics

Deciding between furnished and unfurnished changes this maths completely — it's worth weighing up before you lock in a place.

How to protect yourself before you sign

A few habits save most tenants from nasty surprises:

• Insist the lease is registered through Ejar and keep your copy of the final contract
• Pay rent, deposit, commission and service charges through bank transfer or approved electronic channels — retain every receipt and Ejar confirmation
• Get the deposit terms, maintenance responsibilities, and move-out notice period written into the contract before you move in
• Record the inventory condition and meter readings on day one
• Confirm in writing which utilities are included and which are yours

Do this and the only "hidden" cost left will be the one you forgot to ask about — which, after reading this, shouldn't be any of them.

FAQs

How much are the hidden costs when renting in Jeddah?

Expect the Ejar fee (typically around SAR 125), broker commission (up to 2.5% of annual rent), a security deposit of one to two months' rent, plus monthly utilities and AC servicing. Together these can easily add several thousand riyals on top of the advertised rent.

Who pays the Ejar registration fee, the landlord or the tenant?

The landlord or broker pays the Ejar fee through the platform before both parties approve the contract. Some landlords try to pass it on informally, so agree who pays before you sign.

Is the broker commission negotiable?

The commission is capped at 2.5% of the first year's rent — a broker cannot charge above that. If you found the property yourself and dealt directly with the landlord, there should be no commission at all.

Will I get my security deposit back?

Yes, if the deposit amount and refund conditions are written into the Ejar contract and the property is returned in agreed condition. Protect yourself with move-in photos, a written inventory, meter readings, and a traceable bank transfer for the deposit.

Are utilities included in Jeddah rent?

Usually not. Electricity, water, cooling, internet, gas and some municipality charges are typically separate from advertised rent. Always confirm in writing what's included before signing.

Who pays for AC maintenance in a rental?

It depends entirely on the lease. In Jeddah's humid climate, AC cleaning and repairs are recurring, so the contract should clearly state who pays for cleaning, repairs and replacement.

Ready to search? Browse the latest flats to rent in Jeddah on Saudi Living.

---

Stay updated with the latest news, events, sports updates, business insights, real estate and lifestyle stories on Saudi Living — the leading online platform for residents, expats, and visitors in Saudi Arabia.

Follow Saudi Living for daily updates:

• Instagram - @saudiliving
• X - @saudiliving
• Facebook - @saudiliving
• YouTube - @saudiliving