How to Rent an Apartment in Riyadh: Expat Guide

Here's the one rule that matters most if you're working out how to rent an apartment in Riyadh as an expat: no tenancy is real until it's documented on Ejar, the government rental platform. Everything else — finding the flat, agreeing the rent, paying a deposit — only protects you once that electronic contract is created and authenticated. This step-by-step guide walks you through the whole process, from your Iqama to your keys, with realistic 2026 costs in SAR.

The short version: how renting in Riyadh works

You find a unit through a licensed broker or landlord, agree the rent and terms in writing, and the landlord or broker enters everything into Ejar. You then authenticate the contract electronically, pay the small Ejar documentation fee, and download your official copy. That authenticated contract is what you'll rely on for address-related procedures and if any dispute comes up later.

Still deciding where to live? Browse current Riyadh apartment listings on Saudi Living to compare prices by district before you contact anyone.

A quick word for newcomers: residency and your lease

If you're new to the Kingdom, it helps to understand how the pieces fit together. Your Iqama (residence permit) is tied to your employer sponsorship, and your employer handles your Iqama issuance and renewal through the usual channels. Your rental lease is separate from all of that — you don't need your employer's sign-off to rent — but your authenticated Ejar contract is the document that proves your address for various resident procedures. Keep your Iqama valid and your Absher details up to date, and the rental side runs smoothly.

Before you start: eligibility and what you need

To rent and document a lease in Riyadh, you need to be a resident in good standing. Have the following ready:

• A valid Saudi residence permit (Iqama) — Ejar supports Resident ID holders, so your Iqama is the main document.
• A mobile number registered with Absher — your identity verification and contract authentication run through it, so make sure the SIM is in your name.
• A verified identity — your details should match Absher so the Ejar authentication step goes through without friction.

That's genuinely all you need on the tenant side. The rest is about choosing well and checking carefully.

Step 1 — Find a property (and verify the broker)

Deal only with a licensed real-estate broker or directly with the verified landlord. Before you spend a riyal, confirm the broker is licensed and ask the right questions about the unit. A legitimate agent won't be offended by your due diligence — scammers will.

• Verify the broker's licence — ask for it and confirm it before paying anything.
• Confirm the exact address and that the unit matches what you viewed.
• Check ownership and the building permit — you want to deal with the owner or their authorised representative.
• Clarify utilities, furnishing and parking — what's included and what isn't.
• Pin down maintenance responsibilities — who fixes the AC when it fails in August.

What to check on the apartment itself

Districts shape both price and lifestyle. Families often look at Al-Yasmin, Al-Narjis, Hittin and Al-Malqa in the north for newer buildings and schools, while younger professionals lean toward Al-Olaya and Al-Sulimaniyah for being close to work and the Riyadh Metro. Visit at different times of day, check the water pressure and cooling, test the lift and mobile signal, and ask about the nearest Riyadh Metro station if you plan to skip the car.

Step 2 — Agree the terms before you sign

Nail down every commercial point in writing before anything goes into Ejar. At minimum, confirm:

• The unit and the rent — the exact figure, not a "roughly".
• The payment schedule — monthly, quarterly, semiannual or annual.
• The security deposit — amount and the conditions for its return.
• The lease term and renewal terms — and how renewal rent is set.
• Notice requirements — how much warning either side must give.
• Permitted occupants — who's allowed to live in the unit.

Step 3 — Create and document the lease on Ejar

This is the step that makes your tenancy official. The landlord or the licensed broker enters the parties, the property, the financial terms, the conditions, the unit information and the contract start date into Ejar. On the tenant side, your valid Iqama and your Absher-linked mobile number are what the system needs to document you as the tenant.

Ejar fees and who pays

The Ejar documentation fee is SAR 125 per rental-contract year, and any partial year is rounded up. The contract itself specifies whether the landlord or the brokerage office pays this fee — so check that line before you authenticate, and don't assume it falls on you by default.

Step 4 — Authenticate and keep your contract

Once the contract is created, both landlord and tenant receive it electronically. You must review the details and authenticate it using the approved electronic process — read every line, especially rent, deposit, duration and who pays the Ejar fee, before you confirm. After authentication, download the authenticated Ejar contract and keep it safe. This is your official tenancy record and the document you'll rely on for address-related procedures.

What to do if the landlord refuses Ejar

If a landlord signs a paper lease but refuses to register it on Ejar, you're not stuck. Sign in through National Access using Absher and submit a Rental Incident request through Ejar, uploading the paper lease along with the required property and party details. Be aware that after you request registration, the landlord has a window of 60 days from notification to object to the contract data — so act early and keep every document.

How much does it cost to rent in Riyadh?

Rent in Riyadh swings widely by district and size, so treat these as indicative 2026 asking ranges rather than fixed prices:

• One-bedroom apartments — typically around SAR 2,500 to SAR 6,000
• Three-bedroom apartments — typically around SAR 3,800 to SAR 9,500

Rent is usually quoted annually and then paid in agreed installments — monthly, quarterly, semiannually or annually. Whatever schedule you agree, it must appear in the Ejar contract. If you want to compare furnished and unfurnished options, read our guide on furnished vs unfurnished apartments in Riyadh before you commit.

Deposits, commission and utilities

• Security deposit — this is contractual, not a fixed government fee. One month's rent is commonly requested; furnished units, villas and compounds may ask for more.
• Broker commission — there's no single nationwide fixed amount. Agree in writing who pays it and the exact figure before you sign.
• Utilities and services — put electricity, water, internet, cooling, parking, maintenance and municipal charges into the contract, naming who is responsible and recording meter details.

Before you move in — and when you move out

On move-in day, protect yourself with a simple record:

• Record meter readings for electricity and water before you use anything.
• Photograph any defects — scratches, stains, broken fittings — and send them to the landlord.
• Collect all keys and access cards and confirm parking access.
• Keep an inventory if the unit is furnished, listing every item and its condition.

When you leave, follow the notice and handover terms written in your Ejar contract, settle all utilities, and document the apartment's condition on the way out so your deposit comes back cleanly.

FAQs

Do I need an Iqama to rent an apartment in Riyadh?

Yes. Ejar supports Resident ID holders, so a valid Iqama plus an Absher-linked mobile number is what you need to be documented as a tenant.

How much is the Ejar fee and who pays it?

The Ejar documentation fee is SAR 125 with partial years rounded up. The contract states whether the landlord or the brokerage office pays it, so always check that clause.

How much is the security deposit in Riyadh?

There's no fixed government deposit. One month's rent is commonly requested, though furnished units, villas and compounds may require more. The amount and return conditions should be in your contract.

What if my landlord won't register the lease on Ejar?

Sign in through National Access using Absher and submit a Rental Incident request on Ejar with the paper lease and required details. The landlord then has 60 days from notification to object to the contract data; if there's no valid objection within that window, you can proceed with documenting the lease.

Can I pay rent monthly in Riyadh?

Often yes. Rent is usually quoted annually but can be paid monthly, quarterly, semiannually or annually by agreement. Whatever you agree must be written into the Ejar contract.

Should I use a broker or rent directly from the landlord?

Either works if the party is legitimate. Always verify a broker's licence, and deal only with the owner or their authorised representative. Never pay before you've confirmed the licence and the unit.

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