meed-logo

line1 line2 line3
SIGN IN / REGISTER

Neom to fix construction

25 April 2023

 

The global construction industry is in a parlous state. Construction companies typically operate with low single-digit margins if they are doing well, and one bad project could mean they join a growing list of bankruptcies. 

Developing the world’s largest project may seem like a step too far against this backdrop, but for David Heron, Neom’s director of industrialised design and construction, the scale of development at the $500bn Saudi gigaproject offers the scope and continuity required to solve the industry’s problems.

“There is a general recognition within the industry that it is broken. The challenge has been that individual companies are too small to have the required level of impact to change the industry,” says Heron. 

“Neom is a unique opportunity because of its scale, in terms of spending and the longevity of the project. It will be able to build up the evidence base that demonstrates that things can be done differently.”

Neom has grand ambitions as it sets about transforming the construction industry. “We want to achieve 30 per cent reductions in cost, speed and time, and we think we can go beyond that,” he adds.

World’s largest piling project shifts to The Line’s marina

Improving efficiency

The key to unlocking those efficiency improvements is integrating the design and the construction processes. “When we say design and construction, most people think construction, but we are constantly trying to shift the conversation back to design,” says Heron.

Before design work can start, the brief has to be clear. “The starting point is understanding what people want, and most construction projects today are too small to warrant that kind of investment.

“You need to do market research to really understand what you want, so what happens in most construction projects is that 40 per cent of the design spend goes on during the course of construction as people figure out what it is they actually wanted to build,” says Heron.

“If we understand more clearly what we are designing, we can deliver it more efficiently. We call that an end-to-end process, or industrialised design and construction, because we are industrialising both the design process and the delivery. 

“We would even love to not use the word construction because it is really much more about manufacturing and assembly. When you say construction, people think concrete blocks and mortar. We are trying to shift away from that.” 

The proposed shift requires moving construction activity off-site and rethinking how projects are delivered. “It is completely rethinking the whole process for understanding what we are trying to create, as an experience.

“The starting point for Neom is that we are the investor, so it is incumbent on us to be clearer about what we want,” he adds. 

“When we start thinking about the design process, we need to be clear. We will probably be much clearer than on many other projects about who the target population is and what the experiences are that we want to create for that population.”

Neom will build up the evidence base that demonstrates that things can be done differently
David Heron, Neom 

Manufacturing approach

Heron explains that manufacturing environments are far safer and provide higher-quality jobs with more diversity. 

Gender diversity has been easier to achieve in the manufacturing environment than on the construction site. Quality control is also easier in a manufacturing environment, as it can be monitored from both a process and product perspective. 

For a manufacturing approach to work, different processes must be adopted from the beginning of the architectural design process.

“Typically, it is the general contractor that starts to think about how the site is organised. If we are going down a prefabricated route, you start to think about it at the beginning. Logistics becomes an issue for architects because the access to the site influences the way we design buildings,” says Heron.

Innovation is essential to Neom’s vision of transforming the industry. “If we are going to transform the industry, the opportunity is absolutely massive. We are not talking about incremental innovation, we are talking about fundamentally transformative innovation, and we want that to be done here at Neom,” Heron says.

“Because of the scale of Neom, there is a massive economic return on investing in innovations that just do not exist outside of Neom,” he adds.

The benefits are not just financial. In the modern world, construction has come under pressure for its carbon emissions, and while it is developing large projects, Neom is reducing the impact on the environment. 

“Thirty-eight per cent of global carbon dioxide emissions come from building, and 40 per cent of what goes to landfill is construction and demolition waste. Something like 70 per cent of all the embodied carbon in a building is from the concrete. 

“We are building big buildings, so one of the very first things we did two years ago was to look at how we can significantly reduce emissions from concrete, and there is a whole host of levers that we are pulling,” says Heron.

“We are working closely with local industry. On the cement side, we are looking at different cement mixes, looking at using alternatives to clinker, looking at Neom-specific concrete mixes that maximise the use of locally available materials, and we have minimised the logistics. 

“We are also looking at design and challenging the engineers that are designing buildings. We see that as a massive opportunity. Everyone talks about construction, but really the opportunities lie in design.” 

https://image.digitalinsightresearch.in/uploads/NewsArticle/10786799/main.gif
Colin Foreman

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

Click here to register
Exclusive from Meed
Related Articles
  • Joint venture wins $230m Ras El-Hekma buildings

    30 September 2026

    A joint venture of UK-based Innovo Build and Egypt’s Redcon Construction has won a contract worth about E£12bn ($230m) to carry out infrastructure and construction works for the DP03 East package of the Wadi Yemm development at Ras El-Hekma on Egypt’s North Coast.

    Wadi Yemm is being developed by the UAE’s Modon Development as the first phase of its Ras El-Hekma masterplan, which will comprise 17 planned districts.

    DP03 East has a built-up area of 323,000 square metres and is scheduled for completion within 21 months.

    The scope of work includes more than 660 residential units – comprising standalone villas and townhouses – as well as public service areas, lakes, a commercial mall, landscaping and roadworks.

    The delivery of units at Wadi Yemm is expected to begin in the third quarter of 2029.

    Ras El-Hekma is located on a spur of land on Egypt’s northern Mediterranean coast, about 240 kilometres west of Alexandria.

    Abu Dhabi-based holding company ADQ appointed Modon Holding as master developer for the Ras El-Hekma project in 2024. Modon will oversee the overall development, which covers more than 170 million square metres (sq m).

    Modon will develop the first phase, covering 50 million sq m. The remaining 120 million sq m will be developed in partnership with private developers, under the supervision of the recently established ADQ subsidiary Ras El-Hekma Urban Development Project Company and Modon.

    https://image.digitalinsightresearch.in/uploads/NewsArticle/20123189/main.jpg
    Yasir Iqbal
  • Hassan Allam wins $1bn Cairo mixed-use project deal

    30 September 2026

    Grova Developments, the real estate development arm of Egypt’s Hassan Allam Holding, has awarded Hassan Allam Construction a $1bn contract to deliver the Grova Westfields project in West Cairo.

    Hassan Allam Construction’s scope of work includes a 150-key five-star hotel, branded residences, luxury villas and apartments, as well as infrastructure and landscaping works.

    The project spans about 1.2 million square metres and is being developed in partnership with the Egyptian Kuwaiti Company for Real Estate Development.

    Broadway Malyan has been appointed to lead the master planning and architectural design.

    In October last year, Hassan Allam Construction announced that it had won a $550m contract to build another mixed-use development spanning more than 128 hectares in New Cairo.

    That development comprises villas, townhouses, commercial and office space, mixed-use buildings, infrastructure and other associated facilities.

    Hassan Allam Properties is co-developing the project with Grova Developments.

    https://image.digitalinsightresearch.in/uploads/NewsArticle/20123048/main.jpeg
    Yasir Iqbal
  • King Salman Park prepares for soft opening

    30 September 2026

     

    King Salman Park Foundation is preparing a phased soft opening of the Riyadh park as it moves from construction to operations.

    Dale Chadwick, the foundation’s acting CEO, speaking at MEED’s Shaping Mega Projects conference in Riyadh on 28 September, said 95% of the contracts for phases one and two had been awarded, and irrigation for both phases was installed.

    “There are areas of the landscape in the park that, literally, we could open tomorrow,” he said. "It’s trying to stitch this all together into a cohesive opening.”

    The foundation will present its opening plan to its board at the end of this week. Chadwick said announcements were expected in the coming months.

    “We can’t just open 12 square kilometres of green space and public domain without going through a process,” he said.

    Landscaping works are about to restart for the season. The foundation plans to plant about 4 million plants this year at a rate of 50,000-60,000 a day. Its water treatment plant is operating on a temporary basis, producing about 50,000 cubic metres a day.

    The Royal Arts Complex, one of the park’s anchor assets, is due to be handed over to the Ministry of Culture within three to six months.

    Operational shift

    The foundation has moved out of its headquarters in King Abdullah Financial District (Kafd). About 230-240 staff are now based in the operations and maintenance building it built inside the park. The foundation will relocate fully once its permanent headquarters is complete.

    Chadwick said the move into operations was new territory for the organisation, which has not yet opened an asset. The foundation is engaging operators and has agreed how its operations will be structured.

    "It’s working with nature, so it’s a little bit tricky to really forecast how that’s going to pan out,” he said. "We’ve seen good results with the landscaping.”

    Private assets

    The public realm accounts for about SR50bn ($13.3bn) of investment. A further SR150bn of private assets is planned, and about SR20bn of this has been awarded.

    One private asset package is on site and three are in design. The foundation is close to awarding another, which Chadwick said involves foreign investment.

    He said the private assets would fund the park over the long term. “The public realm is the financial burden in terms of the ongoing operation of the park,” he said. “The financial revenue engine for us is the private assets. That is the long-term financial health.”

    Chadwick estimated the private asset programme was 20%-35% complete, depending on the measure used.

    The foundation has received 23 expressions of interest from developers. It is timing awards to follow infrastructure and landscaping works so that investors can see progress before committing.

    “What the private sector is looking for in terms of investment is surety of what we’re doing,” said Chadwick. “The closer we get to completion, the greater the appetite.”

    Phase three

    The third phase is being replanned. A golf course originally planned for the area will be replaced to allow the site to be commercialised. Chadwick said the remaster planning, which also responds to requests from the board, would start in the next couple of months.

    Chadwick said the foundation wanted the park to become a destination of choice for Riyadh residents. He said it had studied parks such as New York’s Central Park and London’s Hyde Park.

    “We’re providing a blank canvas for people to come in and experience the park,” he said. “Those parks have been there for a long time, and this is Riyadh’s journey to having a park that has some similar longevity. This is just the start of that journey.”

    https://image.digitalinsightresearch.in/uploads/NewsArticle/20118674/main.jpg
    Colin Foreman
  • Oxagon takes centre stage at Neom

    29 September 2026

     

    For all the talk of cancellations, Neom completed its biggest project yet in August, commissioning the $8.5bn Neom Green Hydrogen project.

    The project reflects Neom’s reprioritisation, which has seen the $500bn gigaproject shift from a speculative vision towards a delivery-focused industrial development.

    This shift was clearly signalled in April, when Public Investment Fund (PIF) governor Yasir Al-Rumayyan publicly backed Oxagon, Neom’s planned industrial and manufacturing hub on the Red Sea coast. Since then, there have been increasing signs that the development is taking precedence over the rest of the giga-portfolio.

    Announced strategy

    Al-Rumayyan’s remarks, delivered as PIF unveiled its 2026-30 strategy, were the clearest public articulation yet of where the fund’s priorities lie. Asked whether The Line needed to be delivered, he was blunt: it would be good to have, but it was not essential. 

    Oxagon, on the other hand, was described as “the fundamental part of Neom”.

    The comment reframed two years of speculation about scaled-back ambitions at Neom into something closer to a strategic decision, with capital following the assets capable of generating revenue, and the industrial city sitting at the top of that list.

    The shift in language also matters, since PIF has been at pains to stress that no Neom projects have been formally cancelled, even as billions of dollars of contracts have been terminated or re-scoped over the past two years.

    Under the new strategy, Neom has effectively been reclassified as its own reporting line within PIF’s portfolio, separated from the fund’s other domestic holdings. That separation gives Oxagon room to be judged on its own commercial merits, while distancing it from the reputational weight still carried by more conceptual elements of the wider development.

    There have been increasing signs that Oxagon is taking precedence over the rest of the giga-portfolio

    Conflict acceleration

    The reprioritisation was already under way before the region’s latest conflict began. PIF has spent the past two years pushing Neom to identify which elements of the gigaproject were fundamental and which were aspirational, a process that has as much to do with capital discipline as geopolitics.

    With the fund committing to direct roughly 80% of its $925bn portfolio towards domestic investment, while simultaneously funding Expo 2030 and the 2034 World Cup, Riyadh needed its flagship projects to start showing commercial returns rather than absorbing capital indefinitely.

    Oxagon, with a port, an export-ready hydrogen plant and land that could be leased to industrial tenants, was always the part of Neom best placed to answer that requirement, and the regional conflict that began in late February only accelerated the shift. The closure of the Strait of Hormuz to a fraction of its normal commercial throughput has hit Saudi Arabia’s oil export capacity hard and pushed the kingdom into a sizeable quarterly fiscal deficit.

    Riyadh has also had to contend with direct disruption to its own energy infrastructure, including the temporary closure of the East-West oil pipeline following drone strikes. Against that backdrop, an industrial city with its own deep-water port on the Red Sea, outside the Strait of Hormuz chokepoint, has taken on added strategic weight.

    Oxagon offers the kingdom a second maritime gateway, one that is not exposed to the same geopolitical risks as the Gulf coast terminals that have historically carried Saudi trade. For a government having to defend every riyal of committed capital spending, a project that can plausibly generate port fees, hydrogen export revenue and data-centre hosting income within the current decade is a far easier sell than a 170-kilometre linear city that is still taking shape.

    Construction ramps up

    The clearest evidence of that pivot is what has actually broken ground at Oxagon recently. At a time when Neom’s recent news flow has been about contract terminations, Oxagon’s has been about starts.

    The most visible of these is the artificial intelligence (AI) data-centre campus being developed by Humain, the PIF-owned AI company, in partnership with digital infrastructure developer DataVolt.

    Construction on the first 100MW of a planned 360MW first phase began this year, as part of a wider 1.5GW campus that builds on the companies’ original 2025 agreement, backed by roughly $5bn of investment. The facility is designed to draw on Oxagon’s pre-zoned industrial land, renewable power and subsea cable links to Europe and Africa, with the first 100MW targeted for service in 2028.

    For Neom, the project answers a question that has dogged the gigaproject for years: namely, what, beyond real estate and tourism, Oxagon actually sells.

    Connectivity is following the same pattern. Neom issued an expression of interest in September for consultancy services to plan a freight rail line of more than 400km linking the Port of Neom at Oxagon to Saudi Arabia Railways’ North-South Railway at the Al-Baseeta junction.

    The North-South network currently serves the kingdom’s phosphate and bauxite mining sector, running from Al-Jalamid and Baitha to the Gulf coast industrial cluster around Ras Al-Khair, Jubail and Dammam, with branches to Riyadh and the Jordanian border.

    A connection to Oxagon would give that network a second maritime outlet on the Red Sea and would finally give the Port of Neom a direct rail link into the kingdom’s interior, something it has lacked since operations began in 2022.

    Cargo currently depends on road transport or an additional sea leg, a constraint that has limited the port’s usefulness beyond a regional hub.

    Utilities work is quietly keeping pace with the more visible projects. Neom has tendered an industrial wastewater treatment plant at Oxagon, with proposals due in early October. The scheme has an initial capacity of 35,000 cubic metres a day, (cm/d) expandable to a maximum of 45,000 cm/d as demand grows.

    The plant is expected to cater to the wider industrial developments planned at Oxagon and points towards it developing into a full-fledged industrial cluster rather than a single-phase development.

    Road infrastructure has moved in parallel. A design-and-build tender is currently out for the permanent upgrade of Oxagon’s Highway 55, which connects the Red Sea coast with the mainland in northwestern Saudi Arabia.

    It currently serves as the only road providing north-south connectivity between Duba and the Neom region. The project is expected to support the anticipated increase in construction activity at Oxagon and facilitate the movement of cargo vehicles from Duba Port to other parts of the country and the wider region.

    These construction packages represent the unglamorous groundwork needed before an industrial city can function at scale, and that foundational build-out is already being mirrored in Neom’s external connectivity. In April, a new multimodal logistics corridor linking Europe, Egypt, Neom and the GCC was enabled, offering a faster and more flexible route for European cargo entering the region.

    The most advanced element of the build-out remains the port itself. Dutch marine contractor Boskalis has completed the deepening and widening of the main access channel, and Belgian contractor Besix has finished more than 4.6km of quay wall across seven berths, some with draughts of up to 18.5 metres.

    The Terminal 1 development, a 900-metre, fully automated container facility designed to be one of the first ports in the kingdom to use automated ship-to-shore cranes, is being phased in through 2026. This will take capacity from the port’s current 250,000 twenty-foot equivalent units (TEUs) towards a 2030 target of 1.5 million TEUs, and an eventual ambition of 12 million TEUs once fully built out. The facility has been described as an accelerator for the kind of integrated, end-to-end supply chain the wider Oxagon concept was built around.

    A development this capital-intensive will require continued private and foreign investment

    Project rationale

    Set against the rest of Neom’s portfolio, Oxagon’s advantage stands out. It has the potential to produce things that can be sold, shipped or leased within a timeframe investors and government auditors can underwrite.

    Green hydrogen converted into green ammonia for export; port capacity sold by the container; data-centre capacity sold by the megawatt; industrial land leased by the hectare. These are conventional infrastructure economics, not the largely unprecedented urban-planning bet represented by The Line or other components of the wider Neom masterplan.

    There is also a coherence to Oxagon’s individual pieces that is harder to find elsewhere in the Neom story. A port needs rail and road connections to move cargo inland. An AI data-centre campus needs power, land and subsea connectivity – things an industrial port city is well placed to provide. A green hydrogen plant needs an export terminal close by. Each project reinforces the case for the others, in a way that an industrial city announced in 2021 as one vision among several has arguably never quite managed to replicate.

    Oxagon is not without risk. Schedules have already slipped once, and a development this capital-intensive will require continued private and foreign investment if its backers are serious about reducing direct funding exposure.

    The direction of travel this year has been positive. With the green hydrogen plant entering commissioning, a hyperscale AI campus breaking ground, a new rail corridor being planned and a port moving towards its next phase, Oxagon is reinforcing its position as one of the kingdom’s flagship projects for the future. 

     

    https://image.digitalinsightresearch.in/uploads/NewsArticle/20095152/main.gif
    Yasir Iqbal
  • Contractors submit bids for Oxagon Highway 55 upgrade

    29 September 2026

     

    Contractors submitted bids on 28 September for a design-and-build contract to upgrade Highway 55 in Saudi Arabia’s Oxagon region.

    The first phase of the project includes the construction of 14 kilometres of road with two lanes in each direction, as well as one bridge and three interchanges.

    The project duration is 22 months.

    Highway 55 connects the Red Sea coast with the mainland in northwestern Saudi Arabia. It is currently the only road providing north-south connectivity between Duba and the Neom region.

    MEED reported exclusively in August last year that contractors had submitted responses to an expression of interest notice that Neom issued earlier that month.

    The project is expected to support cargo movement from Duba Port to other parts of the kingdom and the wider region.

    Last year, Neom tested a pilot initiative by handling a shipment that travelled from Cairo via the Port of Safaga, across the Red Sea to the Port of Neom, and then inland to Erbil, Iraq.

    In a statement, Neom said: “The shipment travelled through an intermodal corridor spanning over 900 kilometres, marking a significant milestone in the kingdom’s transformation into a regional and global logistics hub.”

    The Port of Neom is located on the Red Sea near the Arar border, a key entry point into Iraq.

    https://image.digitalinsightresearch.in/uploads/NewsArticle/20093715/main.jpg
    Yasir Iqbal