meed-logo

line1 line2 line3
SIGN IN / REGISTER

GCC strives to reach real estate potential

27 June 2024

 

The real estate sector across the six states that make up the GCC has not yet achieved its full potential when it comes to attracting foreign investment.

This is best illustrated by the region’s largest economy, Saudi Arabia. The kingdom’s Vision 2030 economic diversification strategy includes ambitious targets to increase homeownership among citizens and attract international investors with its recently introduced Premium Residency Visa. The new visa is designed to open up the market to global investors, and while some gains are starting to be made, the market is still at the start of this journey.

Throughout the GCC, real estate markets have demonstrated a degree of resilience and stability following the Covid-19 pandemic, but challenges remain.

Rising borrowing costs and slow-paced reforms have affected the residential sector in the region, although the impact has not been universal. In Kuwait and Saudi Arabia, real estate sales have declined significantly, whereas in Dubai, sales continue apace.

For commercial real estate, the demand for high-quality, sustainable office spaces is a common trend. Businesses are increasingly favouring high-quality Grade A properties, leading to higher rental rates compared to mid- and low-end offices.

The retail sector has benefited from increased consumer activity, particularly during festive seasons. Malls and mixed-use developments have maintained stable rental rates, although some areas, like strip retail rentals, have seen slight declines. This reflects a broader trend of consumer preferences shifting towards more integrated and experiential shopping environments with a keen focus on entertainment.

Meanwhile, the industrial sector has shown robust demand, driven by manufacturing and logistics. High occupancy rates for large and medium-sized warehouses underline the sector’s resilience.

Bahrain 

Bahrain’s property market is performing steadily, driven by strategic homebuyers focusing on mid-range properties, as well as a growing demand for luxury waterfront homes. 

The market’s attractiveness has been enhanced by masterplanned developments such as Bahrain Bay and Diyar Al-Muharraq, which have achieved a critical mass that means they are now perceived as thriving communities rather than ongoing construction projects.

While project completions are important for confidence, in its Q1 2024 market report, property consultant Savills warns that key project completions such as Onyx Residences, Al-Nasseem Phase 2 Villas and Wadi Al-Riffa could lead to a short-term dip in capital values due to oversupply. 

Any possible fall could reverse recent gains. According to Savills, high-end apartment units registered modest 0.3% quarterly growth, averaging BD832 ($2,207.6) a square metre (sq m), while high-end villas have experienced a 4.5% year-on-year decline, averaging BD583/sq m.

Savills reports that the office sector has remained stable, with businesses favouring high-quality Grade A properties, leading to higher rental rates compared to mid- and low-end offices. Demand for Leed-certified spaces and co-working environments is increasing, reflecting environmental, social and governance (ESG) commitments. Grade A properties face mild value corrections due to new developments. 

Retail benefited from festive mall footfalls, keeping rental rates stable for malls and mixed-use developments, while strip retail rentals dropped slightly.

Kuwait

The Kuwait real estate sector continued its dismal performance in 2023 due to rising borrowing costs and the slow pace of ongoing reforms. The volume of transactions saw a significant downturn, according to a report by Marmore, a fully owned research subsidiary of Kuwait Financial Centre, Markaz.

Real estate sales dropped to KD2.1bn ($6.7bn) in the first nine months of 2023, reflecting a 26% year-on-year decline from KD2.8bn ($9.1bn). This downturn has affected all segments of the market.

In the residential sector, sales fell by 26% in Q3 2023, totalling KD1.1bn ($3.6bn), down from KD1.4bn ($4.7bn) in the same period of the previous year. The number of transactions also declined by 34% year-on-year. High house prices and borrowing costs have kept demand muted.

The residential rental segment also decreased by 20% year-on-year, reaching KD666m ($2.2bn) in Q3 2023, down from KD831m ($2.7bn) in Q3 2022. 

The commercial sector experienced a 37% year-on-year drop in sales, to KD321m ($1bn) in 2023, compared to KD511m ($1.6bn) in 2022. The number of transactions in this sector declined by 35% year-on-year. 

In July last year, Kuwait’s National Assembly approved the Housing Development Law and amendments to the Housing and Real Estate Affairs Law that enables private sector involvement – including foreign investment – in developing cities and residential areas, and aims to prevent land monopolies. These measures could positively influence the country’s real estate market this year.

Oman

After a couple of tough years during and immediately following the Covid-19 pandemic, Oman is again capitalising on its real estate potential, with new projects attracting interest from residents and investors.

The sultanate’s real estate market in 2024 is buoyed by a combination of increasing expatriate populations, attractive pricing and favourable government policies. 

A recent report by property consultancy Cavendish Maxwell highlights the contribution of the government’s strategic reforms and investments in infrastructure as critical drivers for the growth of the real estate sector in the country. These have included the easing of foreign ownership restrictions, the introduction of new real estate laws and enhanced regulatory frameworks that have created a more transparent and attractive market for investors.

Longer term, Muscat has set targets for the economy that will support the real estate sector. Under Oman’s Vision 2040 plan, the government aims to attract 11 million visitors annually by 2040, which will boost the tourism industry. Investments in economic zones, renewable energy, manufacturing and tourism projects will contribute to the growth of the construction industry, including the real estate sector.

Oman is developing new projects in response to the long-term opportunities that this growth will create. These include the Sultan Haitham City project to the west of Muscat and a masterplanned mountain development on Jebel Akhdar, launched earlier this year.

Qatar

Following a period of fluctuation around the 2022 Fifa World Cup, Qatar’s real estate market is showing signs of stability, according to Cushman & Wakefield. The number of real estate sales transactions surged by 17.3% in January and February this year compared to the same period in 2023, with an overall value increase of 4.1%.

The declining trend in residential sales transactions seen in 2023, when a drop of 16.2% was recorded compared to 2022, has been reversed in the first two months of this year. Residential sales transactions have increased by 30% compared to the same period last year, reflecting a significant 46% rise in transaction value.

In the rental segment, the early months of 2024 have highlighted a growing disparity between newly constructed residential projects and those built over a decade ago. Tenants are increasingly drawn to modern, well-managed serviced appartments.

Office leasing activity declined in the first quarter of 2024, following a good run at the end of 2023. Over the past six months, more than 70,000 sq m of Grade A office space has been reserved, leading to a decrease in availability in areas including Lusail and Msheireb.

In the first quarter of 2024, hotel room supply in Qatar reached 38,000, which marks a 45% increase in supply over the past five years.

Despite initial concerns of oversupply, Qatar’s hotel industry has experienced a significant boost due to a rise in tourist arrivals since January. Hotel occupancy rates also soared to 84% in January and 85% in February, reaching their highest levels since 2015.

Saudi Arabia

Saudi Arabia’s real estate sector is moving into a new phase as it aims to build on its recent successes and targets foreign investment more proactively.

Real estate forms a key part of the kingdom’s Vision 2030, which aims to increase homeownership by Saudi nationals to 70% by 2030, from 63.7% in 2023. 

The residential real estate market in Saudi Arabia is experiencing robust demand, especially in the major cities of Riyadh, Jeddah and Dammam. In Q1 2024, Riyadh recorded a 77% year-on-year increase in sales transactions, while Jeddah saw a 92.9% rise. This surge in activity underscores the strong appetite for residential properties in these urban centres.

Despite this growth, the market faces challenges such as affordability and a shortage of appropriately priced homes. 

Historically, foreign ownership restrictions have limited international investment in Saudi real estate. However, the new visa scheme signifies a pivotal shift, encouraging a diverse pool of global talents and investors to contribute to the local economy. This move is expected to drive up property values in premium segments and spur the development of luxury real estate projects.

“The real estate market in Saudi Arabia has long anticipated a change in the foreign ownership rules. A significant milestone was reached at the start of the year when a raft of new Premium Residency Visa options were unveiled, including a real estate ownership-linked visa, which is likely to pave the way for international buyers and investors,” says real estate consultancy Knight Frank in its recent Destination Saudi Report.

This move is expected to create supplemental demand from foreign investors that have been waiting for changes in the kingdom’s ownership laws.

Saudi Arabia’s new Premium Residency Visas include a real estate ownership-linked option that is designed to attract foreign investment by allowing non-Saudis to own property worth at least SR4m ($1.1m). 

This policy shift marks a strategic opening up of the market to international investors and affluent expatriates and could potentially boost high-value transactions and increase the demand for luxury residential properties in the kingdom.

One of the early focus areas for new investment inflows could be the holy cities of Mecca and Medina. 

The demand for real estate in Saudi Arabia is also being driven by high-net-worth individuals (HNWI), particularly those from Muslim-majority countries. Surveys indicate that 82% of international HNWI buyers are keen to own real estate in the kingdom, with significant interest in the two holy cities.

These buyers view Saudi Arabia as a good investment opportunity, with cultural and religious reasons also playing a crucial role in their decision-making, Knight Frank says in its Destination Saudi report.

UAE

The UAE’s real estate market started 2024 on a robust note, showing increased activity levels across all sectors during the first quarter, according to the latest report by property consultant CBRE.

The report shows that the total transaction volumes in Dubai’s residential market reached 35,310 in Q1 2024. This is the highest total ever recorded in the first quarter of the year, marking an increase of 20.5% from the previous year. 

Off-plan transactions in Dubai also increased by 23.9%, whereas secondary market transactions rose by 15.2% during the same period.

The CBRE report also outlined that in the first quarter of 2024, Dubai’s residential market witnessed an increase in average prices of 20.7% by March 2024 compared to the previous year.

In Abu Dhabi, average apartment prices rose by 4.3% and villa prices saw an increase of 2.3% during the same period. 

In the commercial sector, the total number of rental registrations in the office sector increased to 46,850, a hike of 35.8% compared to the previous year, according to data from Dubai Land Department.

In Abu Dhabi, an increased activity level in the commercial space sector has taken the occupancy rate to 94% in the first quarter of 2024, up from the 92.5% registered in the same period last year. The increased occupancy levels have led to a growth in rentals, where Prime, Grade A and Grade B rents posted average growth rates of 6.6%, 3.4% and 9.7%, respectively.

The hospitality sector also noted improvement. The number of international visitors to Dubai totalled 5.2 million in the period from January to March 2024, up by 10.2% from a year earlier. The total number of hotel guests in Abu Dhabi stood at 1.3 million, a growth of 22% compared to Q1 2023.

In the retail sector, leasing activity lagged in Abu Dhabi as 7,779 rental contracts were registered in the first quarter of 2024, marking a decline of 8.1% compared to Q1 2023. Dubai witnessed a marginal increase of 0.2% in retail registrations compared to same period last year, recording a total of 23,139.

Finally, the UAE’s industrial and logistics sector also recorded positive leasing activity, with the total number of rental registrations in Abu Dhabi and Dubai increasing by 4.7% and 3.2%, respectively, compared to the same period last year.

Additional reporting by Yasir Iqbal

https://image.digitalinsightresearch.in/uploads/NewsArticle/11985437/main.gif
Colin Foreman

Register for MEED's guest program now to access this article.

Click here to register
Exclusive from Meed
Related Articles
  • GCC banks show resilience amid regional conflict

    5 March 2026

    Register for MEED’s 14-day trial access 

    The GCC’s banking sector is facing its most significant test in years following the attacks by Israel and the US on Iran, and the subsequent strikes launched by Iran on all six GCC states.

    The data so far indicates that the region’s finances are holding firm. “Fitch believes GCC sovereign ratings generally have sufficient headroom to withstand a short regional conflict that does not escalate significantly further, including in most cases substantial assets that provide a buffer against short-term hydrocarbon revenue disruption,” it said in a report on 3 March.

    In the UAE, the Central Bank of the UAE (CBUAE) issued a statement on 5 March saying that the nation’s banking and financial sector continues to operate normally. It said the UAE’s banking assets now exceed AED5.42tn ($1.48tn), supported by a capital adequacy ratio of 17% and a liquidity coverage ratio of 146.6%, adding that both figures sit comfortably above international regulatory requirements.

    “The UAE’s banking and financial sector continues to maintain very strong levels of capital adequacy and liquidity … reflecting the scale, resilience and strength of financial institutions operating in the country,” said Khaled Mohamed Balama, governor of the CBUAE.

    While the immediate financial metrics are sound, the broader operating environment is not without its challenges. Fitch notes that the attacks raise risks to the 2026 baseline, which had previously assumed robust non-oil growth driven by the region’s massive pipeline of diversification projects.

    Economic impact

    The conflict has already impacted the real economy. Air travel suspensions, a slowdown in consumer activity and shifting risk perceptions regarding tourism could weigh on non-oil GDP if the tension lingers. Fitch highlighted that the key metric to monitor will be the “strength of operating conditions, particularly non-oil growth and general confidence in the region”.

    The critical variable remains the duration of the conflict. If hostilities are contained within a month – as is the current expectation among analysts – the impact on GCC economic growth is likely to be temporary.

    There are specific regional nuances to watch. While most GCC banks enjoy ample liquidity, those in Qatar and Saudi Arabia have historically faced tighter conditions. “The conflict could make it more challenging for GCC-based entities to issue debt in overseas capital markets. This could particularly increase Saudi banks’ reliance on more expensive domestic markets,” said Fitch. 

    For now, the strategy from both regulators and ratings agencies is one of cautious optimism. The region’s capital expenditure programmes and diversification drives provide a structural momentum that is difficult to derail in the short term.

    Fitch concluded that as long as energy infrastructure remains intact and public spending continues to shore up growth, the GCC’s financial institutions are well-positioned to navigate the crisis.

    READ THE MARCH 2026 MEED BUSINESS REVIEW – click here to view PDF

    Riyadh urges private sector to take greater role; Chemical players look to spend rationally; Economic uptick lends confidence to Cairo’s reforms.

    Distributed to senior decision-makers in the region and around the world, the March 2026 edition of MEED Business Review includes:
    To see previous issues of MEED Business Review, please click here
    https://image.digitalinsightresearch.in/uploads/NewsArticle/15875387/main.gif
    Colin Foreman
  • Fitch Ratings sees limited oil price impact of Iran conflict

    5 March 2026

    Register for MEED’s 14-day trial access 

    The de facto blockade of the Strait of Hormuz in the Gulf by Iran since 28 February is likely to be temporary given its vital economic role in global oil trade, according to credit ratings agency Fitch Ratings.

    This, alongside global oil market oversupply, should limit oil price rises and mitigate any potential disruptions to Iranian oil supply, Fitch Ratings said in a note.

    As a result, the ratings agency does not expect significant upside to its December 2025 assumption of an average Brent oil price of $63 a barrel for 2026.

    “The strait is not formally closed, but vessels are increasingly avoiding it given the risk of attack by Iran or its proxies. Oil majors have halted shipments for safety reasons, and insurers are cancelling war risk cover for vessels. However, we expect this effective closure of the strait to be temporary. It is a vital artery for seaborne oil transportation, with limited alternative routes,” said Angelina Valavina, EMEA head of Natural Resources and Commodities at Fitch Ratings.

    Oil prices rose on 5 March, extending a rally as the ‌escalating US-Israeli war with Iran continued to disrupt supplies, prompting some major producers to cut production and others to take measures to ensure supply security.

    Brent crude was up $2.35, or 2.9%, at $83.75 a barrel at 12pm Gulf Standard Time, a fifth session of gains. US ​West Texas Intermediate crude rose $2.42, or 3.2%, to $77.08.

    ALSO READ: Oil prices rise to highest in a year as regional conflict deepens

    “Prior to the conflict, around 20 million barrels a day (b/d) of crude oil and petroleum products transited the strait, accounting for about a quarter of global seaborne oil trade and a fifth of global oil consumption. About half of the oil volumes transported through the strait are exports from Saudi Arabia and the UAE, with the remainder from Iraq, Kuwait and Iran. About half of these exports go to China and India.

    “A protracted closure would affect both exporting and importing countries and therefore is not our baseline assumption. If the strait were to remain effectively closed for a protracted period, naval protection for tanker navigation could be considered, as occurred during the 1980s' Iran-Iraq war,” Valavina said in the note from Fitch Ratings.

    “In addition, the global oil market is oversupplied, which should limit the geopolitical risk premium and cap risks to oil price increases. Global supply growth exceeded demand growth in 2025. Fitch expects this trend to continue in 2026. Supply increased by about 3 million b/d in 2025, while demand grew by well below 1 million b/d,” Valavina said.

    “We forecast supply growth of 2.4 million b/d in 2026, with demand growth of about 0.8 million b/d. Half of 2025-26 supply increases come from unaffected non-Opec+ producers. Opec+ spare production capacity is 4.3 million b/d,” she added.

    “In addition, global observed oil inventories rose by 1.3 million b/d in 2025 to reach their highest level since March 2021. Total global inventories stood at 8.2 billion barrels at end-2025. This is sufficient to cover a halt in oil shipments via the Strait of Hormuz for over 400 days.

    “Saudi Arabia and the UAE have some infrastructure to bypass the strait, which may mitigate transit disruptions. Saudi Aramco (Saudi Arabian Oil Company; A+/Stable) operates the 5 million b/d East–West crude oil pipeline to an export port on the Red Sea. The UAE operates a 1.5 million b/d capacity pipeline linking its oil fields to the Fujairah export terminal on the Gulf of Oman with a maximum achieved flow of 1.8 million b/d.

    “While Iran is a sizeable oil producer, producing about 3.5 million b/d and exporting about 2 million b/d, it accounts only for about 3.5% of global crude oil production. This means that potential supply disruption would be offset by global market oversupply.”

    Valavina concluded: “However, the duration and intensity of the increasingly regional conflict remain uncertain. Any protracted blockage of the strait or material and sustained damage to the region’s oil and gas production and transportation infrastructure would materially affect oil markets and likely result in a more material rise in our base case 2026 oil price assumption. Oil price volatility would rise if there were to be any material disruption to Iranian oil production.”

    https://image.digitalinsightresearch.in/uploads/NewsArticle/15872225/main.jpg
    Indrajit Sen
  • Alec resumes project operations across the UAE

    5 March 2026

    Register for MEED’s 14-day trial access 

    UAE-based construction firm Alec has resumed on-site and in-office operations across its UAE projects from 4 March.

    In a statement, the company said that it is working closely with clients to ensure a prompt and safe return to full-scale activity.

    The move follows a temporary work-from-home policy introduced across the company’s UAE operations in response to ongoing events, as Alec Holdings reaffirmed its commitment to protecting its workforce while continuing to deliver in clients’ best interests.

    During the same period, the company said its operations in Saudi Arabia remained fully operational.

    Alec also confirmed it remains on track to hold its first Annual General Assembly meeting post-listing on 24 March, in line with regulatory guidelines.

    Barry Lewis, CEO of Alec Holdings, said the company’s “priority is, and always will be, the safety and security of our workforce”, adding that Alec was grateful to clients for their support.

    “That trust has been built over decades of delivering on our promises, and it is something we value deeply,” he said.

    Lewis added that the company would continue to focus on transparency and close collaboration with clients and partners to maintain safety across sites and offices.

    Lewis also pointed to Alec’s investments in digital collaboration platforms, workforce management systems and enhanced security protocols, describing them as “tried and tested” capabilities that have helped keep projects on track while protecting employees.

    He said the company remained confident in the resilience of its operations and its ability to adapt responsibly as circumstances evolve.

    READ THE MARCH 2026 MEED BUSINESS REVIEW – click here to view PDF

    Riyadh urges private sector to take greater role; Chemical players look to spend rationally; Economic uptick lends confidence to Cairo’s reforms.

    Distributed to senior decision-makers in the region and around the world, the March 2026 edition of MEED Business Review includes:
    To see previous issues of MEED Business Review, please click here
    https://image.digitalinsightresearch.in/uploads/NewsArticle/15872176/main3704.jpg
    Yasir Iqbal
  • QatarEnergy issues force majeure to customers

    5 March 2026

    Register for MEED’s 14-day trial access 

    QatarEnergy has issued force majeure to customers who have been affected by its decision to stop production and shipments of liquefied natural gas (LNG) and associated products.

    “QatarEnergy values its relationships with all of its stakeholders and will continue to communicate the latest available information,” the state enterprise said in a statement on 4 March.

    QatarEnergy announced its decision to halt production of LNG and associated products on 2 March due to military attacks on the company’s operating facilities in Ras Laffan Industrial City and Mesaieed Industrial City in Qatar.

    The following day, the company said it was stopping output of products in the downstream energy value chain, including urea, polymers, methanol, aluminium and other products.

    The state enterprise did not blame Iran for the attacks in either of its statements, but it is understood that its facilities have been hit by drones and/or missiles launched by Tehran, as it retaliates against Israel, the US and their military bases in the GCC states, further escalating the ongoing conflict.

    QatarEnergy currently has a nameplate LNG production capacity of 77.5 million tonnes a year (t/y), with all its processing trains and export infrastructure located in Ras Laffan Industrial City, which lies about 90 kilometres to the north of Doha.

    In Mesaieed Industrial City, situated around 45km south of Doha, QatarEnergy operates crude oil refining facilities, including natural gas liquids (NGL) units, as well as petrochemical production complexes and other units in the hydrocarbon value chain.

    ALSO READ: 
    https://image.digitalinsightresearch.in/uploads/NewsArticle/15872121/main0755.jpg
    Indrajit Sen
  • Local firm wins Jeddah stormwater contract

    5 March 2026

    Saudi Arabia’s Alkhorayef Water & Power Technologies (AWPT) has won a five-year contract from Jeddah Municipality for stormwater network services in the city.

    The contract covers the operation and cleaning of stormwater and surface water networks in the airport’s sub-municipality area of Jeddah, AWPT said in a statement to the Saudi stock exchange.

    Valued at $25m, the contract forms part of ongoing efforts by Saudi municipalities to maintain and upgrade urban stormwater infrastructure as cities expand and face increasing pressure on drainage systems.

    According to regional projects tracker MEED Projects, Jeddah Municipality awarded two major stormwater infrastructure contracts in 2025.

    The awards covered phases one and two of the King Abdullah Road-Falasteen Road (KAFA) tunnel project, each valued at about $175m.

    The contracts were awarded to Saudi contractor Thrustboring Construction Company for the construction of large-diameter stormwater drainage tunnels. US-based Aecom is the consultant for the project.

    As MEED previously reported, the contracts for the three-year scheme were initially tendered in 2024.

    In January, AWPT won another contract with state-owned utility National Water Company (NWC) to operate and maintain water assets in Tabuk City.

    The scope of work includes the operation and maintenance of water networks, pump stations, wells, tanks and related facilities over a 36-month period.

    READ THE MARCH 2026 MEED BUSINESS REVIEW – click here to view PDF

    Riyadh urges private sector to take greater role; Chemical players look to spend rationally; Economic uptick lends confidence to Cairo’s reforms.

    Distributed to senior decision-makers in the region and around the world, the March 2026 edition of MEED Business Review includes:
    To see previous issues of MEED Business Review, please click here
    https://image.digitalinsightresearch.in/uploads/NewsArticle/15870416/main.jpg
    Mark Dowdall