Renting a home in the Kingdom in 2026 runs through Ejar, the government’s electronic contract platform, and an unregistered lease has almost no legal standing. This guide covers how Ejar works, what you pay in deposit and commission, your rights as a tenant, the checks to make before signing, and what typical rents look like in Riyadh and Jeddah.
For newcomers, the biggest mindset shift is that the paper matters as much as the property. A verbal deal or an off-platform contract leaves you exposed, whereas a registered Ejar lease gives you enforceable rights from day one. Getting that right is worth more than haggling a few hundred riyals off the rent.
What is Ejar and why it matters
Ejar is operated under the Real Estate General Authority and the Ministry of Municipal, Rural Affairs and Housing. Every residential and commercial lease is meant to be registered on it. A documented Ejar contract is treated as an executive bond approved by the Ministry of Justice, which means it can be enforced directly through the Execution Court without filing a separate lawsuit. In short, if your contract is not on Ejar, it barely exists in the eyes of the law, so insist on registration.
Deposit, commission and up-front costs
| Cost | Typical amount |
|---|---|
| Security deposit | Usually 1 to 2 months’ rent (capped at 5% of total lease value) |
| Agent commission | 2.5% of the first year’s rent, paid once |
| Ejar registration | Small platform fee |
The deposit amount must be stated in the Ejar contract. At the end of the lease the landlord must return it within 30 days, with deductions allowed only for damage beyond normal wear and tear, unpaid utilities or agreed cleaning costs.
How to find a home and what to bring
Most tenants search through portals such as Bayut, Aqar and Wasalt, or through a licensed broker. Once you choose a property, the agent creates the contract on Ejar. To register you will need your iqama, a Saudi mobile number, and the landlord or their authorised agent on the other side. Homes are commonly let unfurnished, so budget for white goods and AC units unless the listing says furnished. Inspect the property, note any existing damage in writing, and photograph it before you move in.
Annual versus monthly rent
Rent in Saudi Arabia is traditionally paid annually or in one or two large instalments, though quarterly and monthly options are increasingly common through Ejar and some landlords. Monthly plans give better cash flow but can carry a slightly higher headline rent. Always confirm the payment schedule in the contract before signing, and keep proof of every payment, since the Ejar record is what protects you in a dispute.
Tenant rights
- Rent increases during the contract term are generally not allowed unless the contract specifically provides for them.
- Any proposed increase at renewal requires prior notice and must be reasonable and documented.
- The landlord must return your deposit within 30 days of lease end, with deductions only for genuine damage, unpaid bills or agreed cleaning.
- If a landlord withholds the deposit without valid reason, you can file a complaint with the Rental Disputes Committee via ejar.sa or the Ministry of Justice.
Because a registered Ejar contract counts as an executive bond, disputes can be enforced directly through the Execution Court, which cuts through the delay of a full lawsuit. Riyadh also introduced a multi-year rent cap from late 2025, limiting annual increases to a low single-digit range in the capital to steady the market.
Contract checklist before you sign
- Confirm the contract is registered on Ejar and matches the property and landlord details.
- Check the rent amount, payment schedule and any renewal-increase clause.
- Make sure the deposit figure and its return terms are written in.
- Clarify who pays for maintenance, and whether utilities are in your name.
Take your time on this stage. Once the contract is registered and the deposit is paid, changing terms mid-lease is difficult, so it is far better to negotiate and read carefully before you commit.
Typical rents in Riyadh and Jeddah
Rents vary widely by district and finish. As a 2026 guide, a one-bedroom flat in Riyadh averages around SAR 2,500 a month, while apartment rents citywide average roughly SAR 30,800 a year. In Jeddah, apartment rents average about SAR 25,000 a year, with a typical two-bedroom near SAR 3,950 a month and prime Corniche-area units reaching SAR 5,500. Budget for utilities on top, which you register in your own name once you move in.
Bottom line
Insist on an Ejar-registered contract, confirm the deposit and 2.5% commission in writing, and check the payment schedule and any renewal clauses before signing. Riyadh’s rent cap gives tenants extra protection, but the registered contract is your real safeguard. For more on the market see our Riyadh and Jeddah property guide, our Riyadh cost of living breakdown, and our comparison of Riyadh vs Jeddah for expats.
Read next: Renting a Home in Oman 2026: Contracts, Deposits & Rent Ranges · Renting a Home in Bahrain 2026: Contracts, Deposits & Rent Ranges
Primary source: the Real Estate General Authority.
