Mena economies living dangerously
27 December 2023

Gaza conflict puts the region on edge once again
Middle East and North Africa (Mena) economies enter 2024 in a state of flux. While most are well placed to continue their post-pandemic growth trajectory, albeit in the context of weaker oil sector growth, some states – Egypt and Tunisia notable among them — are under pressure to undertake painful reforms in order to elicit IMF funding packages.
Overall, hopes are high that growth in the Mena region will at least outpace the sluggish performance of the past year. Policymakers across the region will also be looking to double down on the private sector dynamism that saw non-oil growth outpace hydrocarbons performances in 2023.
The overall rear-view mirror is not especially encouraging. The IMF’s Regional Economic Outlook has Mena real GDP slowing to 2 per cent in 2023 from 5.6 per cent in 2022, a decline attributed to the impact of lower oil production among exporters and tighter monetary policy conditions in the region’s emerging market and middle-income economies. Geopolitical tensions – not least the Gaza conflict – and natural disasters in Morocco and Libya have also weighed on regional economies.
GDP growth
The World Bank estimates that in per capita terms, GDP growth across the region decreased from 4.3 per cent in 2022 to just 0.4 per cent in 2023. By the end of 2023, it says, only eight of 15 Mena economies will have returned to pre-pandemic real GDP per capita levels.
Much hinges on developments in the oil market. The Opec+ decision on 30 November to agree voluntary output reductions that will extend Saudi and Russian cuts of 1.3 million barrels a day (b/d), is designed to shore up prices, but it will come at a cost.
Saudi Arabia’s GDP data for the third quarter of 2023 revealed the full impact of output restraint, as the economy contracted at its fastest rate since the pandemic. Saudi GDP notably declined by 3.9 per cent in the third quarter compared to the previous quarter – after the kingdom implemented an additional voluntary 1 million b/d oil output cut.
As a whole, GCC economic growth has been tepid, despite a resurgence in services hotspots such as the UAE, where retail and hospitality sectors have boomed. The World Bank’s Gulf Economic Update report, published in late November, sees GCC growth at just 1 per cent in 2023, although this is expected to rise to 3.6 per cent in 2024.
Oil sector activity is expected to contract by 3.9 per cent in 2024 as a result of the recurrent Opec+ production cuts and global economic slowdown, according to Capital Economics. However, weaker oil sector activity will be compensated for by non-oil sectors, where growth is projected at a relatively healthy 3.9 per cent in 2024, supported by sustained private consumption, strategic fixed investments and accommodative fiscal policy.
“There has not been much GDP growth this year, but the non-oil economy has been surprisingly robust and resilient, despite the fact that the liquidity has not been as much of a driver as it was a year earlier,” says Jarmo Kotilaine, a regional economic expert.
“Of course, the cost of capital has gone up and there have been some liquidity constraints. But we do have a lot of momentum in the non-oil economy.”
In Saudi Arabia, beyond its robust real estate story, the ventures implemented under the national investment strategy are unfolding and semi-sovereign funds are playing a key role in ensuring continuity. “You are seeing more of these green energy projects across the region. It really has been a surprisingly positive story for the non-oil economy,” says Kotilaine.
Government spending
Fiscal policy will remain loose, at least among Mena oil exporters, whose revenues endow them with greater fiscal fire-power.
Saudi Arabia’s 2024 pre-budget statement bakes in further budget deficits, with government spending for 2023 and 2024 expected to be 34 per cent and 32 per cent higher, respectively, than the finance ministry had projected in the 2022 budget. This is not just higher spending on health, education and social welfare, but also marked increases in capital expenditure, including on the kingdom’s gigapojects.
That luxury is not open to the likes of Bahrain and Oman, the former recording the highest public debt-to-GDP ratio in the region at 125 per cent in 2023. Those two Gulf states will need to maintain a closer watch on their fiscal positions in 2024.
There are broader changes to fiscal policy taking place in the Gulf states, notes Kotilaine, some of which will be registered in 2024. “There are areas that the government will play a role in, but in a much more selective and focused manner. Much less of the overall story now hinges on government spending than it used to in the GCC,” he says.
For 2024, a consensus is emerging that the Mena region should see GDP growth of above 3 per cent. That is better than 2023, but well below the previous year and, warns the IMF, insufficient to be strong or inclusive enough to create jobs for the 100 million Arab youth who will reach working age in the next 10 years.
The Mena region’s non-oil buoyancy at least offers hope that diversification will deliver more benefits to regional populations, reflecting the impact of structural reforms designed to improve the investment environment and make labour markets more flexible.
“The labour market in the region continues to strengthen, with business confidence and hiring activity reverting to pre-pandemic levels,” says Safaa el-Tayeb el-Kogali, World Bank country director for the GCC. “In Saudi Arabia, private sector workforce has grown steadily, reaching 2.6 million in early 2023. This expansion coincides with overall increases in labour force participation, employment-to-population ratio, and a decrease in unemployment.”
El-Kogali adds that non-oil exports across the GCC region continue to lag, however. “While the substantial improvement in the external balances of the GCC over the past years is attributed to the exports of the oil sector, few countries in the region have also shown progress in non-oil merchandise exports. This requires close attention by policymakers to further diversify their exports portfolio by further promoting private sector development and competitiveness.”
Regional trade
There is a broader reshaping of the Gulf’s international trading and political relations, shifting away from close ties with the West to a broader alignment that includes Asian economies. The entry of Saudi Arabia, the UAE and Iran to the Brics group of emerging market nations, taking effect in 2024, is a sign of this process.
The decision of the Saudi central bank and People’s Bank of China in November 2023 to agree a local-currency swap deal worth about $7bn underscores the kingdom’s reduced reliance on the Western financial system and a greater openness to facilitating more Chinese investment.
“You want to be as multi-directional, as multi-modal as you can,” says Kotilaine. “For the Gulf states, it is almost like they are trying to transcend the old bloc politics. It is not about who your best friend is. They want to think of this in terms of a non-zero sum game, and that worked very well for them during the global financial crisis when they had to pivot from the West to the East.”
Near-term challenges
While long-term strategic repositioning will influence Mena economic policy-making in 2024, there will be near-term issues to grapple with. High up that list is the Gaza conflict, the wider regional impacts of which are still unknown.
Most current baseline forecasts do not envisage a wider regional escalation, limiting the conflict’s impacts on regional economies. The initial spike in oil prices following the 7 October attacks dissipated fairly quickly.
Egypt is the most exposed to a worsening of the situation in Gaza, sharing a land border with the territory. However, the Gaza crisis is not the only challenge facing the North African country
Elections set for 10 December will grant President Abdelfattah al-Sisi another term in office, but his in-tray is bulging under a host of economic pressures.
Inflation peaked at 41 per cent in June 2023. A currency devaluation is being urged, as a more flexible pound would offer a better chance of attracting much-needed capital inflows.
The corollary is that it would have to be accompanied by an interest rate hike. Capital Economics sees a 200 basis point increase to 21.25 per cent as the most likely outcome, ratcheting up the pain on Egyptian businesses and households.
A deal with the IMF would do much to settle Egyptian nerves, with a rescue plan worth $5bn understood to be in the offing. But Egypt has to do more to convince the fund that it is prepared to undertake meaningful fiscal reforms. Privatisations of state assets, including Egypt Aluminum, will help.
Other Mena economies will enjoy more leeway to chart their own economic path in 2024. Iraq has achieved greater political stability over the past year, and may stand a better chance of reforming its economy, although weaker oil prices will limit the heavily hydrocarbons-dominated economy’s room for manoeuvre.
Jordan is another Mena economy that has managed to tame inflation. Like Egypt, however, the country is also heavily exposed to what happens in Gaza.
Few could have predicted the bloody events that followed the 7 October attacks. Mena region economic strategists will be hoping that 2024 will not bring further surprises.
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Can the Gulf build back better? The GCC has done much to put itself on the global map through effective reputation building. But, notes regional economic expert Jarmo Kotilaine, the focus of policy will now have to change from building more to building better, making the existing infrastructure and systems operate with greater efficiency. Above all, the region will need dynamic and adaptable companies and an economically engaged workforce. “The reality is the GCC has a lot of capital committed to the old economy. There is the question of how much of that should be upgraded, or made to work better, because fundamentally, one of the region’s big challenges is that local economies have very low levels of productivity.” It is by upgrading what the GCC has, by incorporating technology and energy efficiency, that the region can make productivity growth a driver, he tells MEED. “One area where GCC economies have started to make progress is in services: logistics, tourism, financial services. This is bringing money to the region,” he says. “We are also starting to see new potential export streams with things like green energy, and obviously green hydrogen. But the Gulf states have to manufacture more, and they have to manufacture better.” |
Exclusive from Meed
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Dubai real estate buys time17 March 2026
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Saudi Energy pushes back deadlines for power projects17 March 2026
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Fujairah oil hub targeted in fresh drone strike17 March 2026
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Oman signs $2bn real estate deals at Mipim 202617 March 2026
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Ashghal tenders northern Smaisma infrastructure17 March 2026
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Dubai real estate buys time17 March 2026
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The outbreak of the Iran-US-Israel war has injected a powerful dose of uncertainty into Dubai’s residential real estate market, a sector already bracing for a cyclical cooldown.
A new report from S&P Global Ratings, published on 16 March, outlines the parameters of the risk.
The core argument is that while Dubai is not facing an immediate 2008-style collapse, the market’s resilience is now a function of time. If the conflict intensifies beyond a one-month horizon, the strains on prices, investor confidence and developer balance sheets could become severe.
Momentum stalls as caution takes hold
The most immediate impact of the conflict has been psychological. According to S&P, official sources are already reporting lower transaction volumes since the war began. The prolonged war could mark the end of the post-pandemic boom, shifting the market into a phase of guarded caution.
The luxury segment, which has driven much of the recent growth, is seen as the most vulnerable. High-net-worth individuals who relocated to Dubai for its perceived safety and tax advantages may now reconsider their positions, given that the city’s ‘safe haven’ status is being tested.
S&P’s baseline forecast assumes the most intense phase of fighting will last up to four weeks. Under this scenario, the market will likely experience a slowdown in both volumes and prices, with the declines being more pronounced the longer the uncertainty drags on.
The report notes a flight to liquidity, predicting that secondary market transactions will become more prevalent as investors seek to offload properties, further suppressing values.
Apartments are expected to suffer steeper price drops than villas due to a robust supply pipeline.
Regulatory shields and the threat of a prolonged conflict
One of the central tenets of the report is that Dubai’s post-2008 regulatory framework provides a crucial buffer. Escrow accounts and stringent payment plans mean that for projects already under way, developers should be able to complete construction, barring a wave of mass investor defaults.
The rules offer significant protection: developers can retain up to 40% of the property value if construction is on schedule, refund the remainder, and repossess the unit for resale.
However, this protection has limits. S&P warns that a prolonged war scenario would test these regulations. If the Strait of Hormuz remains closed, supply chains for construction materials could bottleneck, driving up input costs. More critically, the rules that protect developers would only be effective up to a point.
In a deep and lasting downturn, project cancellations would become likely, particularly for newly launched developments that have not secured substantial presales.
The analysis suggests that while top-tier developers weathered past downturns with delinquency rates of just 3-10%, the figure for newer, less experienced players could be much higher.
Rated developers have headroom, but it is not infinite
The four major developers rated by S&P with exposure to Dubai are Emaar Properties, Damac Properties, PNC Investments and Omniyat Holdings. All of these players enter the period of uncertainty from a position of relative strength.
The report highlights that years of strong sales have created significant revenue backlogs covering several years.
Emaar leads with the revenue backlog of about $37bn, equivalent to 2.7 years, while Damac holds about $22bn of backlog, representing 2.3 years.
Their leverage is low, and cash positions are meaningful. As of 31 December 2025, Emaar held $7.5bn in cash and liquid investments, with $11.7bn as escrow cash balance.
Damac holds $1.7bn in total cash, including $6bn in escrow, while PNCI and Omniyat hold more modest balances of $600m and $600m, respectively.
S&P has built “substantial headroom” into their credit ratings to absorb sudden shocks.
The liquidity assessments for all four companies are adequate, with manageable debt maturities in 2026.
The critical question is duration. If the conflict grinds on, the buffers will narrow.
S&P states that in a prolonged scenario, its reassessment will focus on construction progress, cash collection and working capital.
The financial policies of management teams, specifically their willingness to maintain low leverage and cut dividends, will be key to preserving creditworthiness.
Capex and dividends under review
The war will also force a recalibration of corporate strategy. The report notes that investment decisions are likely to be postponed or cancelled. While commitments for projects nearing completion will proceed, companies will prioritise liquidity over new land purchases.
This is most pronounced for Emaar, which has sizeable capital expenditure plans of AED10bn-AED11bn ($2.7bn-$3bn) annually in 2026-27 for projects such as Dubai Creek Tower, Dubai Creek Mall and the expansion of Dubai Mall. S&P believes a significant portion of this spending is flexible and can be delayed if needed.
Dividend policies will also be tested. The report expects dividend distributions to remain substantial but potentially adjustable.
S&P’s analysis paints a picture of a market that is braced for impact but not yet broken. The fundamentals are stronger than they were in 2008, thanks to tighter regulations and well-capitalised developers with $10bn in combined cash reserves.
However, the market’s fate is now externally determined. If the conflict remains contained and short-lived, Dubai’s real estate sector should absorb the shock with manageable declines.
But if the war becomes a protracted regional crisis, the meaningful correction that S&P flags as a possibility will move from the realm of the theoretical to the probable, testing the resilience of both the developers and the regulatory framework designed to protect them.
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Saudi Energy pushes back deadlines for power projects17 March 2026
Saudi Energy, formerly Saudi Electricity Company (SEC), has extended bid submission deadlines for three substation projects in Riyadh Province.
The utility has pushed back the deadline for the estimated $50m King Khalid International airport 132/13.8kV substation project to 9 April.
The contract was originally tendered in December, and the deadline had previously been extended to 9 March.
Local firms Al-Babtain Contracting and Al-Haider are understood to have prequalified to bid for the scheme.
The company has also extended the deadline for a $40m engineering, procurement and construction (EPC) contract for a 132kV underground cable project in Al-Kharj, Riyadh Province.
The new bid submission date is 26 March.
The project covers the installation of underground cable circuits linking a proposed substation (S/S #8721) north of Al-Kharj to BSP #9028. The scope also includes associated civil works and infrastructure.
Prequalified bidders include Saudi Services for Electro Mechanic Works, Al-Babtain Contracting and Al-Haider, according to regional project tracker MEED Projects.
In addition, the utility has extended the deadline for a $50m contract to replace the existing 132/13.8kV substation (S/S #8044) with the new Al-Sharafiyah-2 substation (S/S #8407) in Riyadh.
The revised submission date is 9 April.
The scope includes construction of the new substation, installation of switchgear and conductors, and associated infrastructure works.
Saudi Services for Electro Mechanic Works, Al-Babtain Contracting and Al-Haider are expected to submit bids for the project.
Riyadh Expo substations
Separately, Saudi Energy is understood to be moving forward with procurement for a project to develop three 132/13.8kV substations in Riyadh to support Expo 2030.
The utility is said to have invited bids for the engineering, procurement and construction (EPC) contract to deliver the three substations along with associated works to connect the facilities to the national grid.
The project forms part of wider infrastructure preparations for Expo 2030 Riyadh, scheduled to take place from October 2030 to March 2031
No bid submission deadline has been publicly disclosed.
Last September, Saudi Energy outlined plans to invest $58.7bn in power projects between 2025 and 2030.
This includes $36bn and $22.7bn for transmission and distribution, respectively, and is part of long-term plans to meet growing electricity demand while improving grid efficiency and reliability.
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Fujairah oil hub targeted in fresh drone strike17 March 2026
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The Fujairah Oil Industry Zone (FOIZ) was hit by another drone attack early on 17 March, causing a fire, authorities in Fujairah said.
No injuries have been reported in the attack, and the emirate’s civil defence teams are dealing with the situation and trying to control the fire, the official Emirates News Agency (Wam) reported, citing the media office of the Government of Fujairah.
This is understood to be the fifth attack since the start of March that FOIZ has suffered from drone or debris resulting from interceptions by the UAE’s air defence systems, as Iran continues to hit energy and industrial facilities in the UAE.
Fujairah benefits from its strategic geopolitical location outside the Strait of Hormuz, which Iran has blockaded in its ongoing conflict with Israel and the US, choking about a fifth of the world’s oil and gas supplies.
Consequently, oil prices have soared since the start of the conflict on 28 February. Global benchmark Brent broke the $100 mark on 9 March, for the first time since Russia’s invasion of Ukraine in February 2022, rising to a high of $119 a barrel on that day. Prices have dropped since, but it is still trading well above the $100 mark, with Brent recorded at $103.87 a barrel as of 12pm GST on 17 March.
Major midstream oil and gas companies operate key storage and export hubs for oil and refined products in Fujairah, including Abu Dhabi National Oil Company (Adnoc Group), Saudi Aramco – through its subsidiary Aramco Trading – Vopak Horizon, VTTI, Shell, Fujairah Oil Terminal, Brooge Petroleum & Gas Investment Company (BPGIC), Emirates National Oil Company (Enoc), Ecomar, Mount Row and GPS Chemoil.
ALSO READ: Iran sees economic pressure as key to ending war
Fujairah is crucial to the operations of Adnoc Group subsidiary Adnoc Onshore, which operates a main oil terminal (MOT) there. Located approximately 300 kilometres north of Abu Dhabi, the terminal facilitates the import and export of various crude oil grades, particularly Murban, from the company’s onshore and offshore fields.
Meanwhile, the Abu Dhabi Crude Oil Pipeline (Adcop) connects milestone pole (MP) 21 at the Habshan oil facility in Abu Dhabi, where stabilised crude produced from Adnoc Onshore fields is gathered for dispatch, to the Fujairah MOT.
BPGIC is an oil storage and services firm that was established in 2013 in Fujairah and started operations with a capacity of 400,000 cubic metres spanning 14 tanks. In March 2022, it announced its intention to increase the storage capacity of four of those storage tanks in the first phase complex.
Separately, in September 2021, BPGIC began operations at the second phase of its Fujairah oil storage complex, adding 600,000 cubic metres of storage capacity across eight tanks. As a result of that expansion, BPGIC’s storage capacity more than doubled to 1 million cubic metres, or 6.3 million barrels, from 400,000 cubic metres.
BPGIC then undertook a third expansion phase of its oil storage facility, which is understood to have been commissioned in 2023.
The third phase increased BPGIC’s oil storage capacity by 3.5 times, raising it to 3.5 million cubic metres, or 22 million barrels, and making the firm the largest oil storage services provider in the UAE emirate of Fujairah.
The third-phase expansion project consists of an oil storage facility with a capacity of 2.5 million cubic metres, a modular 25,000-barrel-a-day (b/d) refinery, and a larger 180,000-b/d conventional refinery.
BPGIC also co-owns a topping refinery in Fujairah with Nigeria-based Sahara Energy Resources, which produces low-sulphur bunker fuel for ships and vessels. It is understood that the new naphtha upgradation unit could be integrated with the existing topping refinery unit.
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Oman signs $2bn real estate deals at Mipim 202617 March 2026
Oman has signed 17 international investment and development agreements worth over RO762m ($1.98bn) at the Mipim 2026 event held in Cannes, France.
The deals were concluded through the Ministry of Housing & Urban Planning (MHUP) and partners at the Oman pavilion, and span mixed-use real estate, healthcare, agri-investment and digital planning tools.
A key agreement was a memorandum of understanding with Turkiye’s Artas Holding for the Al-Khuwair Downtown project, with planned investments exceeding RO150m ($390m).
In Sultan Haitham City, an agreement was signed with Saudi Arabia’s Retal Development to develop neighbourhoods 3, 15 and 17, covering more than 1.39 million square metres, with a combined investment of over RO320m ($832m).
Other agreements include Vogue Homes Portugal investing more than RO25m ($65m) in the Al-Thuraya City project, and another residential scheme led by international firms including Avant Garde Properties, F&M International, Metrogramma and The One Atelier, with an investment of about RO50m ($130m).
MoHUP also signed agreements covering smart planning and project delivery, including advanced 3D digital modelling, with investment exceeding RO408,000 ($1m).
Healthcare-related agreements include a partnership between local Al-Daham Real Estate and Kubba to develop hospital and stem-cell treatment facilities, valued at RO11.5m ($30m), and a deal between local firm Al-Abrar Real Estate Group and Vienna Hospital & University to operate Ibn Al-Haitham Hospital in Sultan Haitham City, with an investment of more than RO40m ($104m).
In Dhofar, investments will be made in planting one million olive trees under a usufruct arrangement, valued at RO15m ($39m), as part of agriculture sustainability plans.
The programme also includes architectural and branding collaborations involving international firms such as Chapman Taylor Architects, 3DTouch Studio, Hawk & Impact Communication and Atelier Entropic, alongside luxury brands including Pagani, Armani and Elie Saab for branded residential concepts.
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Ashghal tenders northern Smaisma infrastructure17 March 2026

Qatar’s Public Works Authority (Ashghal) has issued a tender covering infrastructure development in the northern Smaisma area.
The tender was floated on 14 March, with a bid submission closing date of 12 May.
The scope includes the airstrip road, coastal road and connections to the existing Al-Khor Expressway, spanning an area of about 18.5 kilometres.
The contract duration is four years from the start of construction works.
The latest tender follows Ashghal’s announcement of contract awards for 12 new projects, with a total value exceeding QR4.5bn ($1.2bn).
According to a notice published on its website, these include six building projects, most notably the redevelopment of Hamad General Hospital, with a contract value of about QR1.1bn ($301m).
The other projects awarded include the construction of a post office building in Al-Thumama, the renovation of the Qatar Racing & Equestrian Club and the Qatar Equestrian Federation, as well as the implementation of phase four of the Al-Uqda Equestrian Complex development.
In the roads and infrastructure sector, four projects have been awarded, led by packages one and two of the road and infrastructure development works in Izghawa and Al-Thumaid.
The awards also include a project covering landscaping and an air-conditioned walkway at Qatar University, as part of broader public facilities improvement initiatives.
According to UK analytics firm GlobalData, Qatar’s construction industry is expected to expand by 4.3% in 2026, supported by investments in renewable energy and transportation infrastructure.
According to the Planning & Statistics Authority, Qatar’s construction value-add grew by 6.6% year-on-year in the first half of 2025.
GlobalData expects the industry to grow at an annual average growth rate of 4.6% in 2027-29, supported by investments in construction, energy and infrastructure projects.
READ THE MARCH 2026 MEED BUSINESS REVIEW – click here to view PDFRiyadh 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:
> RAMADAN: Data disproves the Ramadan slowdown story> INDUSTRY REPORT: Chemicals producers look to cut spending> INDUSTRY REPORT: Global petrochemical project capex set to rise until 2030> MARKET FOCUS: Egypt’s crisis mode gives way to cautious revival> LEADERSHIP: Delivering Saudi Arabia’s next phase of rail growth> INTERVIEW: Abu Dhabi’s Enersol charts acquisitions pathTo see previous issues of MEED Business Review, please click herehttps://image.digitalinsightresearch.in/uploads/NewsArticle/16010960/main.gif