The complete SAKK.AI product, explained end to end — the calculator, the dual-basis yield model, Monte Carlo simulation, the generated brief, and Ask the Agent. What each tier includes, and how the underlying numbers are actually built.
All figures anchored to REGA, ZATCA, MISA and MOFA · Not financial or legal advice · Not brokerage services
The value looks different depending on who's buying — but the underlying reason is the same: it puts the optimistic case and the realistic case in the same room, with the assumption driving the gap named explicitly.
The value isn't "we'll make you money" — it's that you stop committing capital on numbers you haven't actually verified. A broker's advertised yield is almost always built on asking prices, not on what actually gets transacted. Running the same property on SAKK.AI's REGA transaction-derived basis can — and does — flip a deal from clearing your hurdle rate to missing it, before you've signed anything.
Time, not information, is the scarce resource — and every developer pitch arrives with its own favourable numbers. SAKK.AI gives every deal a neutral, consistent yardstick: run each pitch through the same model, on the same assumptions, and see which ones actually hold up. The Monte Carlo layer earns its place here — a P10/P50/P90 spread and hurdle-probability is a far better basis for allocating serious capital across options than trusting a single expected-return figure from each seller.
The job here is less about picking one deal and more about defensibility — being able to show a principal or investment committee why a recommendation was made, on what assumptions, and what the downside case looks like. SAKK.AI's disclosure habits — both yield bases shown, the disposal-fee basis flagged rather than hidden, the bear case run and shown even when it misses the hurdle — map directly onto the audit trail a family office already needs to build for internal governance.
The core of the tool is a route comparison, not a single number. Every calculation scores three distinct investment routes against your specific inputs — budget, religion, residency status, city, goal, and holding horizon — and returns a match score for each, not just a recommendation.
Full freehold or usufruct rights in a REGA-designated zone. Highest modelled yield potential, lowest liquidity — typically a 3–12 month resale timeline. Zone eligibility and, for Makkah and Madinah, a religion requirement, are checked against your profile before this route is scored.
Listed real estate equities on the Saudi Exchange. No zone or religion dependency, exchange-traded liquidity measured in minutes rather than months — but no residency benefit, and no property-level yield model to run a full IRR against.
A residency route tied to a minimum investment threshold, combining property investment with a residency outcome. Scored for investors whose budget clears the threshold and whose goal includes a residency component, not just a return.
Each route gets its own match score, eligibility check, and a risk-and-return profile — yield, risk level, and liquidity — shown side by side across all three routes, from the free calculator onward. What's gated to Investor and Professional isn't the comparison itself, but the full return model behind it: projected IRR and NPV, the complete cost waterfall, and — at Professional — Monte Carlo simulation across the whole distribution of outcomes.
Every Investor and Professional calculation generates a full investment brief — a ~20-section document built from your specific profile, not a generic template with your numbers dropped in.
| # | Section | What it covers | Included from |
|---|---|---|---|
| 01 | Executive summary & recommendation | Your top-matched route, match score, and headline return figures | Investor |
| 02 | Zone eligibility & M/14 status | Checked against REGA's Geographic Scope Document for your target city | Investor |
| 03 | Purchase requirements & pre-conditions | The exact non-resident steps: digital ID, Saudi bank account, portal registration | Investor |
| 04 | Regulatory timeline | The dated history of relevant REGA, MISA and ZATCA developments | Investor |
| 05 | Market conditions | City-level yield, rent-freeze status, and structural context | Investor |
| 06 | Investment route comparison | All three routes, scored against your profile, side by side | Investor |
| 07 | Return analysis | IRR, NPV, and the full model assumptions behind them, stated explicitly | Investor |
| 08 | Sensitivity analysis | Interest rate, holding period, and appreciation stress tests | Investor |
| 09 | Monte Carlo simulation | The full P10/P50/P90 distribution and hurdle probability | Professional |
| 10 | Cost & financing | The complete entry and exit waterfall | Investor |
| 11 | Risk factors | Assessed specifically against your profile, not a generic checklist | Investor |
| 12 | Regulatory & compliance next steps | An ordered action plan from zone verification through title registration | Investor |
| 13 | Disclaimer & sources | Every figure traced to REGA, ZATCA, MISA, or a named market data source | Investor |
The brief is downloadable as a PDF and is living — re-checked against REGA zone data, published yields, and tax rates, and flagged if any figure it relied on has since changed.
Every figure in a SAKK.AI brief comes from a deterministic financial model, not from a language model producing plausible-sounding output. The distinction matters — it's the difference between numbers you can trust to be internally consistent under any input, and numbers that merely sound consistent.
IRR, NPV, cost waterfalls, and sensitivity tables are calculated with standard time-value-of-money mathematics. The Monte Carlo engine runs genuine randomised sampling — 1,000 seeded scenarios drawn from normal distributions across yield, appreciation, vacancy and horizon — reproducible from the same seed every time. Generative AI is used only to write the narrative sections around these numbers, such as the risk-register commentary and the "what this means for you" summaries. It never generates the figures themselves.
Most calculators in this category show a single yield figure sourced from listing prices, without saying so. Every SAKK.AI brief from Investor onward states which basis it used — the industry-published market estimate, built from asking prices in investor-marketed submarkets, or SAKK.AI's own REGA transaction-derived figure, calculated directly from REGA Open Data by weighting actual contracted rents against actual transacted prices, citywide, for the same quarter. Switching between the two live, overriding it, and re-running the full model is a Professional-tier interactive control — the disclosure is universal from Investor up; the control to change it yourself is Professional.
Ask the Agent answers from a curated set of 150+ regulatory Q&A pairs, each sourced directly from REGA, MOJ, MISA, or MOFA. It runs without needing external model access, and it doesn't improvise answers outside its verified set — if something isn't covered, it says so rather than guessing.
Every feature at every tier, listed completely — including what's already available before you subscribe to anything.
What every visitor sees after running the calculator once — no account needed.
Everything in Free Preview, plus the full return model.
Everything in Investor, plus full stochastic modelling and instant custom scenarios.
All figures anchored to REGA, ZATCA and MISA — not broker estimates. Prices shown in USD. Not brokerage services. Not financial advice.
Run and save two profiles, then compare them directly rather than reading two separate results and doing the comparison yourself. Route, cost, and eligibility are shown free; the deeper return figures unlock at Investor.
| Profile A — Makkah · SAR 2.5M · Cash | Profile B — Riyadh · SAR 2.5M · Cash | |
|---|---|---|
| Route & recommendation | ||
| Top route | Direct Ownership | Direct Ownership |
| Match score | 90% | 90% |
| Gross yield | 6.84% | 8.89% |
| Net yield | 5.00% | 6.95% |
| Est. value (5yr) | SAR 3.5M | SAR 3.5M |
| Acquisition costs | ||
| Purchase price | SAR 2.5M | SAR 2.5M |
| RETT (5%) | SAR 125K | SAR 125K |
| Agency fee (2%) | SAR 50K | SAR 50K |
| Total acquisition | SAR 2.7M | SAR 2.7M |
| Eligibility | ||
| Direct ownership | Conditional | Eligible |
| Zone status | Confirmed | Confirmed |
| Income & return analysis Investor | ||
| Net income / break-even | Unlock Investor | Unlock Investor |
| IRR | Unlock Investor | Unlock Investor |
| NPV | Unlock Investor | Unlock Investor |
Bold green = better on that metric, relative to Profile A. Not financial advice.
Run your own profile through the calculator — dual yield basis, full cost waterfall, and a hurdle-rate check, live.
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