{"id":112522,"date":"2026-11-08T11:36:43","date_gmt":"2026-11-08T08:36:43","guid":{"rendered":"https:\/\/amlak.net.sa\/?p=112522"},"modified":"2026-11-08T11:36:44","modified_gmt":"2026-11-08T08:36:44","slug":"%d8%a7%d9%84%d8%a3%d8%b1%d8%a7%d8%b6%d9%8a-%d8%a7%d9%84%d8%a8%d9%8a%d8%b6%d8%a7%d8%a1-%d8%a8%d8%b9%d8%af-%d8%a7%d9%84%d8%b6%d9%88%d8%a7%d8%a8%d8%b7-%d8%ae%d9%8a%d8%a7%d8%b1%d8%a7%d8%aa-%d8%a7%d9%84","status":"publish","type":"post","link":"https:\/\/amlak.net.sa\/en\/112522\/","title":{"rendered":"Undeveloped land after regulations: Landowners' options between selling and development"},"content":{"rendered":"

After The latest regulations announced by the Ministry of Municipalities and Housing<\/mark><\/a><\/strong>Dealing with land subject to white land fees is no longer just an investment decision determined by the owner according to his needs and his assessment of market activity, because completing the transfer of ownership has become linked to verifying the payment of the fees due, according to the rule approved by Cabinet Resolution No. (263).<\/p>\n\n\n\n

But what if the owner wants to sell the land to a developer who will build on it? Or include it as a share in a real estate investment fund? And what about lands whose ownership is transferred between heirs or as a result of a court ruling?<\/p>\n\n\n\n

These questions represent the core of the controls and procedures that the Ministry of Municipalities and Housing announced it had adopted to regulate real estate transactions on lands subject to fees. It did not merely confirm the rule of paying dues before documenting the transfer of ownership, but rather specified certain cases in which transactions can be documented according to specific conditions and procedures, taking into account the nature of each case and the connection of some of them to real estate development and investment.<\/p>\n\n\n\n

These controls gain their importance from the fact that they provide owners and developers with clearer paths for dealing with lands covered by the system, but at the same time they do not mean exempting these lands from fees, nor do they grant the right to transfer ownership automatically without meeting the regulatory requirements.<\/p>\n\n\n\n

Basic rule: Fees must be paid before the property transfer is documented.<\/h2>\n\n\n\n

According to the Cabinet's decision, real estate transactions transferring ownership of land subject to vacant land fees are not officially documented until the fees due have been paid. Therefore, the land's status regarding these fees becomes a crucial element that must be verified before completing the ownership transfer procedures.<\/p>\n\n\n\n

This means that an owner who intends to sell his land should not consider agreeing on the price and signing the sales contract as sufficient to complete the transaction; rather, he should take into account the financial obligations associated with the land before completing the transaction, and verify that the necessary documentation requirements have been met.<\/p>\n\n\n\n

However, the new regulations took into account that some transactions are not solely for commercial sale, but are related to reorganizing ownership, developing the land, or incorporating it into real estate investment. Therefore, seven cases were identified in which the transaction can be documented according to special procedures and processes.<\/p>\n\n\n\n

The regulations cover 7 cases... Which one applies to your land?<\/h2>\n\n\n\n

1-<\/strong> Providing land as an in-kind contribution to a real estate investment fund<\/strong><\/p>\n\n\n\n

If the owner wishes to include the entire land as an in-kind share in the capital of a real estate investment fund, the regulations have included this case within the organized transactions. This formula allows the land to be employed within an investment entity instead of being kept individually, which may open the way for its development through an organized investment structure.<\/p>\n\n\n\n

The important point here is that the case concerns providing the entire land as an in-kind share in the fund's capital, and not just a preliminary agreement on investment or an undocumented participation.<\/p>\n\n\n\n

2-<\/strong> Division of the estate among the heirs<\/strong><\/p>\n\n\n\n

The regulations take into account the actions related to the division of estates, a situation that concerns heirs who inherit land subject to fees and wish to redistribute ownership among themselves in accordance with the legal procedures.<\/p>\n\n\n\n

The significance of this case lies in the fact that the transfer of shares among heirs may be part of settling an estate, rather than a traditional sale to a third party. However, its inclusion among regulated cases does not mean waiving the fees due on the land.<\/p>\n\n\n\n

3-<\/strong> Selling the land to a buyer who will develop or build on it<\/strong><\/p>\n\n\n\n

This is one of the most prominent cases directly related to stimulating the real estate market, as the regulations included selling the land to a buyer who undertakes to develop or build on it during the additional period granted to the taxpayer, according to the specified conditions.<\/p>\n\n\n\n

For an owner who does not have the necessary funding or expertise to develop their land, this route allows for the possibility of transferring it to an investor or developer capable of executing the project, instead of continuing to hold it without development.<\/p>\n\n\n\n

However, it is not enough for the buyer to be a real estate developer or to declare their intention to build, as the transaction is contingent upon the buyer undertaking the development or construction within the granted extension period and according to the specified conditions. Therefore, it is essential to verify that these conditions are met before finalizing the transaction.<\/p>\n\n\n\n

4-<\/strong> Land subdivision or consolidation between owners for development purposes<\/strong><\/p>\n\n\n\n

Some lands may need to have their areas or ownership reorganized in order to become more suitable for development, and for this reason the controls included sorting the lands subject to the fee or merging them between the owners themselves for the purpose of developing them.<\/p>\n\n\n\n

This situation concerns landowners whose lands are adjacent or whose interests overlap in one location, and who wish to rearrange ownership or spaces to serve a real estate project. Sorting or merging here is not merely a procedure to change land boundaries, but is linked to a specific purpose, which is development.<\/p>\n\n\n\n

5-<\/strong> Transactions transferring ownership based on court rulings<\/strong><\/p>\n\n\n\n

The regulations included actions based on judicial rulings within the regulated cases, taking into account the nature of the transfer of ownership resulting from a judicial ruling, and allowing the documentation of the action in accordance with the required regulatory procedures.<\/p>\n\n\n\n

This situation concerns landowners whose ownership or transfer is linked to disputes or court rulings, with the need to refer to the documentation requirements related to the ruling and the action being implemented.<\/p>\n\n\n\n

6-<\/strong> Transactions within off-plan sales and leasing projects<\/strong><\/p>\n\n\n\n

The controls included actions carried out within approved off-plan sales and leasing projects, a situation related to real estate projects that are being implemented according to the approved frameworks for this activity.<\/p>\n\n\n\n

Its importance lies in enabling the regulation of actions related to these projects, which helps to ensure the continuity of transactions necessary for their implementation, while adhering to the relevant regulatory procedures.<\/p>\n\n\n\n

7-<\/strong> Actions in which the state is a party or which are related to the public interest<\/strong><\/p>\n\n\n\n

The cases extended to actions in which the state is a party, as well as actions arising from expropriation for the public interest and temporary seizure of real estate.<\/p>\n\n\n\n

These cases differ from ordinary commercial transactions, as they are related to procedures in which the state is a party or which are imposed by the requirements of the public interest. Therefore, the regulations have included them among the cases whose documentation is organized according to its requirements.<\/p>\n\n\n\n

Do these cases mean that the land is exempt from fees?<\/h2>\n\n\n\n

The answer that the ministry decided on is: No.<\/p>\n\n\n\n

Including the transaction within the specified cases does not exempt the land from vacant land fees, nor does it waive the amounts due. The ministry emphasized that documenting transactions in these cases requires completing the necessary regulatory procedures, while continuing to adhere to the obligation to pay the due fees according to the established regulations.<\/p>\n\n\n\n

Here, a distinction must be made between two things: regulating the possibility of documenting a real estate transaction in a specific case, and exemption from the financial obligation related to the land. The first is what the regulations address, while the second does not result simply from the application of one of the announced cases.<\/p>\n\n\n\n

Therefore, the owner, buyer, heirs, or developer should not assume that including the land in an investment fund, selling it for development, or dividing its ownership automatically results in the waiving of fees. Each case has its own requirements, and the financial obligation remains in place, as confirmed by the Ministry.<\/p>\n\n\n\n

Before selling or transferring ownership of land, what should the owner check?<\/h2>\n\n\n\n

For an owner considering disposing of land subject to fees, the first step is to determine the nature of the disposal he intends to carry out: Is it a traditional sale? Or a sale to a buyer who will undertake the development? Or the contribution of the land as an in-kind share in a real estate investment fund? Or a subdivision or consolidation for the purpose of development? Or a disposal related to an inheritance or a court ruling?<\/p>\n\n\n\n

After determining the case, it should be verified that it applies to the action to be carried out, and the conditions and procedures required to document it should be reviewed, in addition to knowing the status of the land with respect to fees and amounts due on it. It is also not sufficient to rely on initial agreements or promises related to development, especially in the case of selling to a buyer who undertakes the construction, because the regulations have linked this case to the additional period granted to the taxpayer and the conditions specified for it.<\/p>\n\n\n\n

As for the buyer or developer, it is important to include the legal and financial status of the land in the pre-transaction check procedures, and to ensure the nature of the obligations associated with it, and to meet the requirements that allow the documentation of the transaction according to the applicable case.<\/p>\n\n\n\n

The announced controls do not provide a general exemption or a uniform course for all actions, so review by the competent authority and completion of the requirements of each case remains essential before completing any procedure.<\/p>\n\n\n\n

Do the regulations push owners to sell or to develop?<\/h2>\n\n\n\n

The cases announced by the ministry open up more than one path for the owners. Some may choose to sell to a developer who has the ability to build, others may opt to put the land into a real estate investment fund, while other owners may prefer to reorganize their land by sorting or merging in preparation for development.<\/p>\n\n\n\n

This diversification could help activate land that was previously unsuitable for development, and it could also provide developers with new opportunities to access and repurpose land for real estate projects. However, this does not necessarily mean that the market will experience an immediate sell-off, or that prices will plummet once the regulations are implemented. That depends on the size of the land area covered, its location, the value of the financial commitments, the demand for real estate, and the ability of investors to finance and execute projects.<\/p>\n\n\n\n

Most importantly, the transfer of land from one owner to another does not in itself represent an increase in the real estate supply; the true impact emerges when the land is transformed into a developed project and its units or products enter the market. Therefore, the importance of regulations extends beyond simply organizing ownership transfers to testing the market's ability to convert these transactions into genuine development and investment opportunities.<\/p>\n\n\n\n

From regulating behavior to increasing supply<\/h2>\n\n\n\n

The Ministry of Municipalities and Housing affirms that the regulations are part of efforts to develop the real estate market system, raise the efficiency of land use, and stimulate investment and development, which contributes to increasing the real estate supply, providing diverse housing options, and enhancing the sustainability of the sector.<\/p>\n\n\n\n

The new procedures present landowners and developers with more specific pathways for dealing with fee-liable land, but they make compliance with regulatory and financial requirements non-negotiable. Between sale, development, partnership, and property restructuring, the actual outcomes will depend on the ability of these pathways to bring the land into productive use.<\/p>\n\n\n\n

Experts: Regulations open new avenues for development<\/strong><\/p>\n\n\n\n

In press statements, a number of economic and real estate experts offered different interpretations of the impact of these transformations on the real estate market, stressing that their repercussions will not be limited to trading activity, but will extend to the construction, finance and real estate-related services sectors.<\/p>\n\n\n\n

In press statements, economist Abdulaziz bin Faris Al-Ahmari indicated that activating large areas of undeveloped land in Riyadh represents an opportunity to redirect capital towards more productive activities, which will be reflected in the construction, building materials, engineering services and finance sectors. He explained that the increase in supply will not necessarily be reflected equally in prices in different neighborhoods, due to the difference in locations, levels of demand and implementation costs, stressing that the real impact is measured by the extent to which the land is transformed into completed projects and units that reach beneficiaries.<\/p>\n\n\n\n

Real estate expert Abdullah Al-Mousa believes that partnering with developers offers a practical option for landowners who are unwilling or unable to bear the full cost of development. He noted that some landowners have opted to make their land available to specialized companies in exchange for relinquishing a portion of it or sharing in the project's profits. This allows for land development without the landowner bearing the full financial and operational burden.<\/p>\n\n\n\n

Dr. Saleh Al-Sultan, the former chief economist at the Ministry of Finance, stressed the need for the increase in developed land to be accompanied by an expansion in infrastructure and an improvement in building efficiency. In press statements, he explained that maximizing the return from urban expansion requires raising productivity and developing engineering and professional skills, in addition to taking advantage of building technologies that help reduce costs and improve quality, so that the increase in supply does not turn into additional pressure on services and facilities.<\/p>\n\n\n\n

Read also:<\/strong><\/p>\n\n\n\n

Ministry of Municipalities and Housing: More than 90,000 families moved into their first home during the first nine months of 2026<\/a><\/strong><\/p>\n\n\n\n

If the delivery of your property unit is delayed, when does the developer become obligated to provide compensation?<\/a><\/strong><\/p>\n\n\n\n

How do companies measure resident satisfaction after units are handed over?<\/a><\/strong><\/p>\n\n\n\n

<\/p>","protected":false},"excerpt":{"rendered":"

Reading time: <\/span> 6<\/span> Minutes<\/span><\/span>White land fees are reshaping landowners' choices between selling and developing. How will the new regulations affect land disposal decisions? What are the opportunities and challenges? And will unused spaces be transformed into projects that reshape the Saudi market?<\/p>","protected":false},"author":84,"featured_media":112523,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_seopress_titles_title":"\u0627\u0644\u0623\u0631\u0627\u0636\u064a \u0627\u0644\u0628\u064a\u0636\u0627\u0621 \u0628\u0639\u062f \u0627\u0644\u0636\u0648\u0627\u0628\u0637.. \u062e\u064a\u0627\u0631\u0627\u062a \u0627\u0644\u0645\u0644\u0627\u0643 \u0628\u064a\u0646 \u0627\u0644\u0628\u064a\u0639 \u0648\u0627\u0644\u062a\u0637\u0648\u064a\u0631","_seopress_titles_desc":"\u0631\u0633\u0648\u0645 \u0627\u0644\u0623\u0631\u0627\u0636\u064a \u0627\u0644\u0628\u064a\u0636\u0627\u0621 \u062a\u0639\u064a\u062f \u0631\u0633\u0645 \u062e\u064a\u0627\u0631\u0627\u062a \u0627\u0644\u0645\u0644\u0627\u0643 \u0628\u064a\u0646 \u0627\u0644\u0628\u064a\u0639 \u0648\u0627\u0644\u062a\u0637\u0648\u064a\u0631.. \u0643\u064a\u0641 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