The Ultimate Guide to Renting an Apartment in Saudi Arabia (2025) Ejar, Fees, and Best Apps

If you have just landed in the Kingdom, you will quickly realize that finding a house here is very different from Europe, the US, or India.

For decades, renting in Saudi Arabia meant driving around looking for "For Rent" signs, paying a landlord 12 months of rent in cash, and hoping the AC worked.

In 2025, that has changed. The government has digitized the entire process to protect you. But if you don't know the rules of Ejar, the difference between "Family" and "Single" districts, or how to use the Aqar app, you could lose thousands of Riyals.

Here is your complete guide to finding your new home in KSA.

1. The "Golden Rule": No Ejar, No Deal

The most important thing to know: The Paper Contract is Dead.

The Saudi government now mandates that all rental contracts must be registered on the Ejar digital platform.

Why it matters: If your landlord asks for cash and refuses to make an Ejar contract, walk away. You need a valid Ejar contract to renew your Iqama, sponsor your family, and open a fiber internet account.
The Protection: If you have an Ejar contract, the landlord cannot evict you randomly, and you cannot leave without paying. It protects both sides.

2. Understanding the Payment Terms (The "One Cheque" Myth)

Historically, Saudi landlords demanded 1 Year of Rent upfront (One Cheque). This was a massive burden for new expats.

The 2025 Shift: Due to new regulations, more landlords are accepting Quarterly (3 months) or even Monthly payments.

Tip: When negotiating, offer a slightly higher price (e.g., 500 SAR more total) in exchange for splitting the payment into 4 or 12 installments.
The Payment Method: Never pay cash. Always pay through the MADA system inside the Ejar platform or via bank transfer to the IBAN listed in the contract. (Need a bank account? Read our [Best Banks for Expats Guide]).

3. "Singles" vs. "Family" Accommodation

Saudi neighborhoods are often zoned strictly.

Family Sections (Awail): Only for married couples and families. You cannot rent here if you are a single man (bachelor), even if you have a high-paying job.
Singles Sections (Azab): Designated buildings for bachelors.

Warning: Do not try to sneak into a Family building as a bachelor. Neighbors will report you, and the police can evict you immediately. Always ask the agent: "Is this building Azab or Awail?"

4. How to Find a Flat: The Best Apps

Stop driving around in the heat. Use these three platforms:

1. Aqar (The King of Real Estate)

This is the standard app for Saudi Real Estate.

Pros: massive listings, map view, filter by "Furnished/Unfurnished."
Cons: Most agents only speak Arabic.
Pro Tip: Use the map feature to check if there is a Mosque or School nearby.

2. Expatriates.com

The "Craigslist" of Saudi Arabia.

Best for: Finding "Flatshares" or getting an apartment where the previous tenant is leaving and wants to sell their furniture (Haraj) to you cheap.
Best for: Expats who want to speak English.

3. Property Finder / Bayut

Newer, cleaner apps that cater to higher-end "Western Compound" style living.

5. The Hidden Costs (Budget for These!)

The rent price listed on the app is never the final price.

Agent Fee (Sa'ee): The standard commission is 2.5% of the annual rent. You pay this once to the real estate office.
Security Deposit: Usually 1,000 to 2,000 SAR (Refundable... theoretically).
Water Fee: Often a fixed flat fee (e.g., 500 SAR/year) paid to the landlord.
Electricity: Usually separate. You will get a monthly bill from the Saudi Electricity Company (SEC).
AC Units:
- Unfurnished: Usually means no ACs. You have to buy and install split units (Cost: ~2,000 SAR per AC).
- Semi-Furnished: Kitchen cabinets and ACs are installed. (Highly recommended).

6. What is a "Mulhaq"? (The Budget Hack)

If you see a listing that is significantly cheaper, it might be a Mulhaq.

What is it? A rooftop apartment or "penthouse" (but less fancy).
Pros: Huge private terrace (roof), cheaper rent, quiet.
Cons: It gets extremely hot in the summer because the sun hits the roof directly. Your AC bill will be double.

7. Checklist Before You Sign

Before you transfer any money, do this 5-minute inspection:

Check the Water Pressure: Open the shower. In upper floors, pressure can be weak.
Check the AC slots: Are they "Window" (big square hole) or "Split" (small pipe hole)? Window ACs are noisy and energy-inefficient.
The "Maghrib" Test: Visit the area at 6:00 PM. Is the parking chaos? If there is no designated parking, you might spend 30 minutes every night fighting for a spot.

Final Verdict

Finding an apartment in Riyadh, Jeddah, or Dammam takes patience. Don't rush into the first place you see.

My Advice: For your first month, stay in a hotel or Airbnb. Don't sign a 1-year contract until you have driven the route from the apartment to your office during rush hour. Traffic in Riyadh can turn a "15-minute drive" into a "1-hour commute."

Once you have your Ejar contract, you are officially a resident. Now, you can apply for your Family Visit Visa and invite your loved ones to your new home. (Read our [Family Visit Visa Guide 2025] to see how).