Enter your profile once — budget, residency status, target city, holding horizon — and get a personalised recommendation across Direct Ownership, Tadawul shares, and Premium Residency, with a full itemised cost breakdown and downloadable investment brief.
All figures anchored to REGA, ZATCA, MISA and MOFA · Not financial or legal advice · Not brokerage services
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2
Yield Bases Modelled
3
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Investment route calculator
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Enter your profile to receive a personalised recommendation — Direct ownership, Tadawul shares, or Premium Residency pathway — with a full itemised cost breakdown.
Your investment profile
Results update on Calculate
Total budget SAR — drag to set
SAR 2,000,000
≈ USD 533,000
SAR 250KSAR 5MSAR 200M+
Religion Affects holy city eligibility
Residency status
Preferred city
Primary goal
Investment horizon 5 years
1 yr10 yrs20 yrs
Capital appreciation iHistorical Saudi appreciation has ranged from roughly -16% to +28% year-over-year — this is a volatile figure, not a stable forecast. Adjust based on your own view of the market, or leave as-is to use SAKK.AI's current default.7.0% p.a. — SAKK.AI default
-10%5%20%
Investing as
Refine financials & leverage
Optional
Payment plan
Loan-to-value (LTV) i% of purchase price borrowed. Higher LTV = more leverage = higher IRR but more risk. Saudi banks typically cap at 70% LTV for residents; non-residents face stricter limits.40%
0% (cash)40%80%
Interest rate (annual) 6.5%
1%8%15%
Annual OpEx / HOA iAnnual operating costs as % of property value. Includes maintenance, service charges, property management. KSA typical: 1–3%. Does not include vacancy — set separately in Tier 3.1.5% of value
0%2.5%5%
⚠
Typical holding costs for non-resident investors — property management 8–10% of rent; service charges 1–3% of value; vacancy 5–10%. Vacancy and off-plan IRR modelled in Tier 3 brief.
Financing terms are illustrative only. Mortgage access, rates, and maximum LTV for non-resident buyers vary by lender and are not guaranteed. Off-plan schedules vary by developer — REGA requires milestone-linked escrow payments.
Corporate & legal structuring
Elite / HNWI
Entity structure
Hurdle rate iYour minimum acceptable annualised return (IRR). If IRR exceeds this, the investment passes your threshold. Set to your cost of capital or target return — typically 8–12% for KSA real estate.8.0%
2%10%20%
Foreign Disposal Fee on exit iConfirmed 2% fee on exit proceeds paid by non-Saudi sellers in Riyadh, Jeddah, Makkah and Madinah — confirmed by REGA spokesperson 8 July 2026. Not applicable for Eastern Province or other designated zones. Applied to purchase price — the core IRR model's basis pending gazette confirmation of the exit-value alternative (see Key Model Assumptions). Include unless your legal counsel has confirmed an exemption applies.
Vacancy allowance i% of the year the property sits empty between tenants. Reduces gross rental income before all return calculations. KSA average: 5–10%.5% of gross rent
0%10%20%
Off-plan payment plan
Select Off-plan above to activate
Booking deposit 20%
5%25%50%
Construction payments 40%
0%30%60%
Handover payment 40%
10%50%90%
Years to handover Auto
Auto2-3yr5yr
Auto derives a typical construction period from your Investment Horizon. Set a specific value if you know this project's actual build timeline. Only applies when Construction Payments above is above 0%.
Total: 100%
20/80: 20% booking · 80% on handover. IRR boosted by low upfront equity.
IRR and NPV use flat rental income (no growth assumption) plus your 7.0% p.a. capital appreciation assumption on exit. Exit year matches your Investment Horizon above. Gross yield is what developers advertise — net yield after vacancy and operating costs is what you actually earn. Calculated against your currently selected payment plan.
Model assumptions
Professional
Override the model assumptions used in your scenario analysis. Your base calculation uses KB-anchored values — these overrides run a parallel scenario so you can compare directly. Base IRR and return figures are unchanged. The yield basis below is different: it changes the base model itself.
Two separate controls, working together: the Capital appreciation slider above (in your main investment profile) sets your base case — it drives every headline figure in this brief (IRR, NPV, Est. value, the waterfalls). The capital appreciation override below is a Monte Carlo stress test — it re-centres 1,000 simulated scenarios around a different assumption, so you can see how sensitive your base case is to being wrong, without changing the base case itself.
Yield basis iTwo lenses on the same city. Market estimate — industry-published figures (STC Real Estate Index / Bayut) built from asking prices in investor-marketed submarkets. REGA transaction-derived — SAKK.AI's own calculation on REGA Open Data: contract-weighted apartment rents against mean transacted apartment prices, same quarter, citywide, land excluded. Not a REGA-published figure. Switching re-runs the FULL model — base IRR, sensitivity and Monte Carlo — on the selected basis. A custom yield override (below) applies to the scenario only and is independent of this setting.Market estimate
Switching basis re-runs the full model on the server.
Capital appreciation (% p.a.) iSets the centre point for the Monte Carlo simulation below — 1,000 scenarios are drawn from a distribution around this value. Your actual base case (used for IRR, NPV, Est. value, and every other headline figure in this brief) is set separately, via the Capital appreciation slider in your main investment profile above. Use this control to stress-test how sensitive your results are if the real number turns out different from your base case — it does not change the base case itself.7.0% p.a.
0%7.5%15%
Your base case: 7.0% p.a. — SAKK.AI default. Set your own via the Capital appreciation slider in your main investment profile above; this Monte Carlo simulation uses the value above, independently.
Custom gross yield override iOverride the KB gross yield for your selected city. Use this if you have a specific property in mind with a known yield, or want to stress-test at lower rental income. Leave off to use the KB city yield.Using KB yield
1%10%20%
Custom yield: 7.0% gross
Live rates
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Eligibility & Route Analysis
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Return Analysis
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04
Cost & Financing
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Risk Factors
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Regulatory & Compliance
07
Next Steps
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Gross yield is what developers advertise. Net yield after vacancy and operating costs is what you actually earn. See your real return — IRR, NPV, sensitivity analysis, risk register and personalised next steps — in the full brief.
Calculator uses verified fee rates from REGA, ZATCA and MISA as of January 2026. Yield and growth projections are market estimates only — not guarantees. Tax treatment shown is for individual investors; company structures differ. Always consult a REGA-licensed agent and qualified legal adviser before any investment decision. Not financial advice. Not brokerage services.
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Sakk — Agent Intelligence
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✓Risk register tailored to foreign investors — 7 key risks assessed against your profile
✓Off-plan exit options + liquidity assessment per route
✓Non-resident compliance checklist — Digital ID, WAFI escrow, MISA licensing, next steps
✓Living brief — auto-flags when REGA zones, yields or tax rates change. Your numbers stay current, not stale.
Built for serious foreign investors. KB-anchored · Verified from official sources only — REGA, Tadawul, SAMA, ZATCA.
Not financial advice. Not brokerage services.