Dec 7, 2025
When discussing Riyadh's most rapidly developing areas in recent years, the Al Bayan District in Riyadh emerges as a neighborhood moving decisively towards a balanced urban future. It successfully blends modern infrastructure with comfortable daily living. With every new development step in the district, Mada properties – as a specialized real estate intermediary – confirms that a residential or investment decision here warrants careful study. While still evolving, Al Bayan holds undeniable growth potential that cannot be ignored.
This article provides a full overview of the district: its strategic location, available services, current challenges in Al Bayan, real estate opportunities, price per square meter, as well as nearby schools, restaurants, and surrounding areas. This ensures that those seeking housing gain a clear and informed perspective.
Al Bayan District is situated in the northeastern part of Riyadh, within the Eastern Municipality. It lies in an area experiencing rapid urban expansion and modern planning. The district benefits from a strategic location connected to several vital highways that facilitate residents' commutes across the city, including:
It is also close to the Northern Ring Road. This connectivity to Riyadh's primary road network offers the significant advantage of quick access to King Khalid International Airport, Riyadh Front, schools, major markets, and government institutions. While some internal community services are still being finalized, Al Bayan masterfully blends the tranquility of new developments with strong future growth fundamentals, positioning it as one of the most promising locations in the capital's northeast.
The district enjoys a strong geographical link with several of eastern Riyadh's most important and distinguished neighborhoods, enhancing its overall value and access to services.
Al Bayan is surrounded by key and vibrant districts, most notably:
This strategic location in the heart of Riyadh's dynamic eastern sector and its close connection to these established areas provides Al Bayan with an added advantage as a promising residential and investment choice within one of the capital's most developed and growing regions.
The district is characterized by a wide and diverse range of property types. Land for sale in Al Bayan, Riyadh, and modern villas are particularly prominent, as the area's plans focus on spacious plots and family-home designs. Apartments and studios are available but relatively limited, making the district especially suitable for families seeking greater privacy and ample space.
As a newer district, real estate prices in Al Bayan remain competitive compared to other high-demand eastern Riyadh neighborhoods. This offers a distinct investment advantage for the medium term.
Real estate market indicators show a noticeable shift in Al Bayan's prices. The average price per square meter has risen from approximately 463 SAR in 2024 to 555 SAR in 2025, marking an increase of nearly 20%.
The highest recorded price increased from 620 to 808 SAR/m².
The lowest recorded price jumped from 32 to 222 SAR/m², reflecting a market shift away from extremely low-priced transactions and the entry of higher-value properties.
This varied increase between the lowest and highest prices, coupled with a decrease in the total number and volume of transactions, suggests the market is now more focused on higher-quality, higher-value properties. While overall trading volume has dipped, the quality of available inventory has improved.
The district is served by educational institutions covering basic stages, such as kindergartens and primary schools. Middle and high schools are readily available in neighboring districts, with easy access due to short distances.
Some of the most notable schools in and around Al Bayan District include:
This cluster provides families with suitable options, even though educational facilities within the district itself are not yet fully comprehensive.
The district itself does not yet host a large number of restaurants, but its surroundings offer a variety of choices that are quickly accessible.
Popular nearby dining options for residents include:
Additionally, well-known cafes nearby include:
These options provide flexibility for daily life despite the current limited number of establishments within the district's immediate boundaries.
A range of important healthcare facilities are located a short distance from the district, including hospitals, clinics, and medical centers:
This medical coverage serves the district's residents effectively, even in the absence of a fully integrated health center within it.
Residents benefit from proximity to modern markets and large shopping complexes, most notably:
Within the district, a number of smaller shops cater to daily basic needs, such as car service centers, barbershops, electricians, laundries, and more.
Despite its prime location and active development, the district's newness presents some challenges noted by residents. Daily services are still being completed, which can require reliance on nearby neighborhoods for some needs.
As with many new construction areas, some new buildings may exhibit common initial construction notes, such as less-than-perfect insulation or minor cracks due to rapid building work.
Furthermore, the district – like much of Riyadh – faces the broader challenges of rising living costs and peak-hour traffic congestion on main arteries, increasing the commute burden for residents.
It is important to note that most of these challenges are likely to be addressed as development progresses. However, they remain important points to consider when evaluating the district.
Al Bayan stands out as a district steadily moving towards higher value, supported by modern planning and a location near key corridors linking north and west Riyadh. Current prices remain within a balanced range compared to more mature areas, offering investors room to benefit from anticipated growth as services are completed and demand increases.
The urban environment around the district is also witnessing rapid expansion, from residential projects to new commercial centers and infrastructure. This boosts the area's attractiveness in the medium to long term. All these elements make Al Bayan a smart choice for investors seeking a modern district on a gradual trajectory towards greater maturity and value.
Riyadh's real estate sector is witnessing a major expansion wave, particularly in its northeastern sector. This area clusters modern districts with advanced urban planning, such as Al Yasmin, Al Narjis, Al Malqa, Hittin, Al Sahafa, Al Mohammadiyah, and Al Nakhil. These districts boast advanced infrastructure, direct links to major highways, and a stream of new residential and commercial projects that add growing investment value year after year.
Al Bayan District is part of this thriving urban extension, benefiting from the same fundamentals that have increased the appeal of those neighborhoods: proximity to vital roads, accelerated urban expansion, and modern projects that support residential and commercial demand. As distinguished projects continue to launch in adjacent districts, Al Bayan becomes an integral part of the active investment circle forming in northeast Riyadh.
Invest now: properties for sale in Riyadh
Mada Properties distinguishes itself with a clear vision for developing projects that combine construction quality with prime location selection. This makes it a trusted entity for those seeking secure investment and modern housing standards. The company relies on thoughtful planning, high-quality finishes, and a diversity of residential models to suit the needs of different families.
Its presence in several promising areas provides multiple options for investors looking for added value and stable returns. This integration of location, quality, and planning makes Mada Properties a reliable partner for anyone wanting to take a calculated investment step.
Al Bayan District represents one of the neighborhoods undergoing clear transformations in value and urban development, solidifying its position as an attractive choice for investors and those seeking modern housing. With increasing demand and ongoing development in its vicinity, the district matures year after year.
By leveraging reliable real estate projects, such as those offered by Mada Properties, the investment decision-making process becomes clearer and more assured. In the end, Al Bayan remains a model of a modern district with strong future growth potential, deserving close attention for anyone seeking a promising location on Riyadh's real estate map.
Al Bayan District is located in northeast Riyadh, near Al Yasmin, Al Narjis, and Al Malqa, placing it within one of the capital's fastest-growing residential areas.
The district is distinguished by modern planning, wide streets, and proximity to service centers and new residential projects, which elevate its investment value.
Issues in Al Bayan are generally limited and often related to ongoing development work, which is part of the broader infrastructure renaissance in northern Riyadh.
Yes. The continuous growth in northeast Riyadh and the presence of high-quality projects around the district enhance its long-term investment attractiveness.
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October 28, 2026
Al Rahmaniyah district Riyadh sits in the north of the capital at Exit 10, within the Al Muath municipality area, and ranks 13th out of 177 residential districts in Riyadh by median price per square metre, according to Ministry of Justice transactions published through the Raghdan platform.
That rank says one thing clearly and hides another: the district is expensive, but it has few transactions, so any figure you read rests on a small number of deals. This guide shows the numbers together with their limits.
It covers the district's location and boundaries, the exit, price per metre against neighbouring districts, apartments and villas, schools, hospitals and hotels, a rating of the district, and Mada Properties projects you can use as a yardstick.
The district is ringed by four main roads and upscale neighbours:
Al Takhassusi Street is among its best-known internal streets.
Al Rahmaniyah is at Exit 10 in Riyadh, with fast access to the city's main routes because the district sits between major roads on all four sides.
The median residential price is SAR 10,293 per square metre, calculated on residential deals in the last 24 months (latest deal 25 September 2025), from Ministry of Justice data shown by Raghdan (updated 7 August 2026).
Against neighbours on the same platform: Al Sahafa SAR 12,691, Hittin 10,536, Al Olaya 10,364, Al Rahmaniyah 10,293, Al Malqa 9,000 and An Narjis 8,478.
The limits matter. The district recorded 14 residential deals in 24 months and 321 deals since 2020, which ranks its trading activity 126th of 177. Treat the figure as an indicator of level, not the price of a specific property.
The median size of recent residential deals is about 450 m², so deals lean towards larger plots and villas rather than small units.
Apartments, floors and townhouses are available for sale and rent. Compare any unit's price per metre with the district median (SAR 10,293) and with neighbouring districts.
Villas tend to sit on large plots, which is what the median size reflects.
Commercial property is 8% of deals and includes offices and shops for long-term investment.
There is no official district rating, so we read it from four angles:
It suits people who will live there for years or invest long term and accept lower liquidity for a settled location. It does not suit someone who needs a quick sale or a low entry price.
Mada Properties does not currently list a project inside Al Rahmaniyah, but these five available projects work as a yardstick for any offer you see in the district.
Thuraya Tower is in Al Olaya, with one- to three-bedroom apartments from Wathba for Investment. It is the closest price comparison, since the median in Al Olaya is SAR 10,364 per metre. Prices start from SAR 1.9 million, with handover expected in Q3 2028.
Rayah Tower in Al Sahafa is developed by Jiwar Al Arabia and has 48 apartments and penthouses on a 900 m² plot, with two lifts and a maid's room. Its page shows the licence number (485) and the Wafi permit. Prices start from SAR 1,785,000, with handover expected in Q4 2028. Al Sahafa is pricier than Al Rahmaniyah, at SAR 12,691 per metre.
Summit Tower is in Al Sahafa, developed by Summit for Real Estate Development and Investment, with one- and two-bedroom apartments from SAR 995,000 and handover expected in Q2 2028, the lowest price on this list.
For a ready villa, Amaas 21 Villa offers villas for sale by Amaas Real Estate Development in central Riyadh, according to its page, from SAR 1,950,000.
For commercial property, Al Adwan Tower offers 122 flexible office units in Al Nakheel near the King Abdullah Financial District, from SAR 1.9 million, with handover expected in Q4 2027.
See all available projects on Mada Properties' projects page.
Mada Properties is a professional real estate broker, not a developer, so we start from your goal, not from a project we own. In a district with few deals like Al Rahmaniyah, a broker who reads the market, not just the averages, adds real value. Contact us to compare what you see in the district with what is available today.
Al Rahmaniyah district Riyadh combines a strong location at Exit 10 with a high price and limited liquidity. That suits buyers who plan to stay, not those who plan to sell quickly. Before any decision, compare the price per metre you are offered with the district's common range (SAR 8,266 to 12,063) and ask for recent comparable deals.
October 26, 2026
Mada Properties has won five awards at the Saudi Arabia Property Awards 2026-2027, the Saudi categories of the Arabian Property Awards presented in association with CNBC Arabia, each carrying a five-star rating.
The five awards cover the real estate agency, property consultancy, real estate marketing and the agency website. They extend a record that began in the 2023-2024 season with a single category and has grown in every season since.
This article explains what the awards are, how they are judged, what each of the five awards recognises, and how to verify any real estate company's awards before you rely on them.
The Saudi Arabia Property Awards are the Saudi categories of the Arabian Property Awards, which are part of the International Property Awards run by International Property Media in the UK. The awards recognise excellence in real estate, development, architecture, interior design and marketing, in both the residential and commercial sectors, with a focus on service, sustainability, originality and creativity.
The organiser announced a category named "Saudi Arabia Property Awards" and described it as the first global real estate award named after the Kingdom. Entrants apply at national level, a panel of experts judges the entries, and winners are invited to the awards ceremony and may use the award logo in their marketing. That is why Mada's trophies carry the words "Saudi Arabia" after each category name. Top winners in each region then go forward to the international awards.
All five trophies carry the Arabian Property Awards mark, the words "in association with CNBC Arabia", a five-star rating and the 2026-2027 season.
This category is for real estate agencies running between two and four offices. Mada publishes four office addresses in Riyadh: As Sahafah, Al Aridh, Al Rimal and Olaya Street.
A category that combines brokerage and advice. It matches what Mada does when it compares the options on the market and recommends districts and projects according to the client's goal, which is the role of a property consultancy.
This award covers the marketing of a real estate agency. Mada states in its articles that its marketing rests on reading the market, analysing data and reaching the right client.
The marketing category for agencies and advisory firms.
This one concerns the agency's website. Mada's site brings together projects, districts and articles, and a mobile app carries the same content.
See the record of earlier awards on Mada's Awards & Recognition page.
The organiser states that the awards are judged by an independent panel of more than 100 industry experts, chaired by members of the UK House of Lords. Judging focuses on:
The path to an award has five steps:
The 2026 Arabia Property Awards celebration takes place on 5 November 2026 in the House of Lords, London, as a private event for a select number of award-winning companies, according to the event website.
According to Mada's Awards & Recognition page and blog:
The pattern is clear: from one category to five in four seasons. But every season is judged separately, so an earlier award does not replace a look at the current one. For a wider reading of what these awards mean for an investor, see our article on Mada's award success story.
There is no official list that names the best real estate agency in Saudi Arabia, and awards are one signal among several. Whether you want a top real estate consultancy or a brokerage, ask:
A real estate agency handles brokerage and client service from advice to closing, while real estate marketing focuses on reaching clients and showing a project's value. That is why the awards separate the agency category from the marketing category, and Mada won both this season.
Choose an agency that works as a broker, not a developer: it compares projects for you instead of promoting its own.
Mada won two marketing categories this season. From the client's point of view, good marketing shows up in three ways:
We explain our approach in our guide to the best real estate agency in Saudi Arabia.
Many companies display award logos. Checking one takes minutes:
An award assesses a company's performance, while licensing is a legal requirement to operate. A five-star award and a brokerage licence are different things: the first goes to those who excel, the second is something nobody can operate without.
Check the broker's Fal licence, and the licence of the listing, with the Real Estate General Authority before any payment, then look at the awards.
Mada Properties is a professional real estate broker, not a developer, so we start from your goal, not from a project we own. We read the market, compare the options on Mada's projects page and stay with you to closing. The five awards recognise that approach, but they do not replace checking for yourself. Contact us and we will recommend what suits your budget and goal.
The Saudi Arabia Property Awards give clients an independent signal they can verify, provided you read it as it is: a category, a season and a level. Mada Properties holds five five-star awards in 2026-2027, but a good property decision starts with the licence, passes through comparison and is settled with numbers.
October 21, 2026
Cityscape 2026 Riyadh runs from 16 to 19 November at the Riyadh Exhibition & Convention Center (Malham), bringing developers, investors, banks and real estate decision-makers together for four days of project launches and deal-making.
The 2025 edition alone announced real estate deals worth SAR 237 billion in four days. That is why Cityscape is no longer only for developers: individual buyers and small investors now attend to see opening prices and payment plans before they reach the open market.
This guide covers what visitors look for most: the Cityscape 2026 date and venue, the exhibitor list, projects and offers, tickets and registration, how to get there, and how to prepare.
Cityscape 2026 Riyadh is the 2026 edition of Cityscape Global, which its organisers describe as the world's most attended real estate exhibition. It is organised by Tahaluf in partnership with the Real Estate General Authority (REGA), and this year's slogan is "The Capital of Real Estate".
The show in numbers:
It arrives months after Saudi Arabia's non-Saudi property ownership law took effect on 22 January 2026, which widened interest from abroad.
The Cityscape 2026 date is Monday 16 to Thursday 19 November 2026. Doors open to visitors from 12:00 pm to 10:00 pm every day.
The venue is the Riyadh Exhibition & Convention Center (Malham) in north Riyadh, about 30 km from King Khalid International Airport according to the organisers. Visitors often call it "Cityscape Malham".
The official exhibitor list is published on the Cityscape Global website and updates until the show opens. Confirmed so far:
Do not rely on the list alone: new launches may be announced during the show, so follow the show's and developers' channels across the four days.
The official ticket page describes mortgage solutions, ownership options and payment plans offered directly by developers and banks. In practice, Cityscape projects and offers come in three forms:
At the 2025 opening, Minister Majed Al-Hogail said real estate loans to individuals and companies reached about SAR 961 billion by Q2 2025 and citizen home ownership passed 65% at end-2024.
A show offer is not always the cheapest price in the market. Ask before you book:
Cityscape Riyadh 2026 offers three ticket categories: General, Business, and VIP. Each pass provides different benefits to suit visitors' needs, from exploring the exhibition to enjoying exclusive networking opportunities and premium hospitality services.
The General Pass is available free for a limited time, reduced from SAR 100. The offer ends on 15 November 2026. Benefits include:
The Business Pass costs SAR 2,438, including 15% VAT, reduced from SAR 3,000. It includes all General Pass benefits, plus:
The VIP Pass costs SAR 9,377, including 15% VAT, reduced from SAR 11,253. It offers a premium event experience with exclusive benefits, including:
The right ticket depends on your goals and budget. The General Pass is ideal for visitors exploring real estate opportunities, while the Business Pass suits professionals seeking networking opportunities and business services. The VIP Pass is designed for visitors who prefer exclusive access and premium hospitality.
Note: Ticket prices, promotional offers, and availability may change. Check the official Cityscape Riyadh 2026 ticketing page before registering.
To register: open the official ticket page or register by WhatsApp, choose a pass, enter your details exactly as on your ID (the pass is linked to your badge), pay by credit card if the pass is paid, then wait for the confirmation and badge emails. Each participant gets one pass only, fees are non-refundable and non-transferable, and accommodation and meals are not included.
The 2025 edition announced SAR 237 billion in deals over four days, including SAR 161.2 billion in the first two days. It also reported a 166,000 m² site (double 2023), 42 countries represented including 15 new ones, USD 6.1 trillion of real estate and infrastructure assets under management, 350+ investment meetings and 164,000+ attendees from 120+ countries.
Mada Properties is a professional real estate broker, not a developer, so we show you options as they stand in the whole market, not as a single developer presents them. Around a show, when offers and quick bookings pile up, a neutral broker compares launches with similar projects outside the show, checks the project's legal status and stays with you to closing. Contact us to compare what you see at the show with what is available today.
Cityscape 2026 Riyadh is the biggest chance this year to see the Saudi property market in one place: what will be launched, at what price and on what payment plan. It rewards visitors who arrive with a plan. Set your goal and budget before 16 November, register early, ask for every offer in writing and compare before you book.