meed-logo

line1 line2 line3
SIGN IN / REGISTER

Saudi Arabia under project pressure

28 March 2023

 

Saudi Arabia’s projects market is overheating. The volume of projects announced in the past six years vastly exceeds the resources that are available to work in the kingdom. 

Combined with tight deadlines to complete projects as part of Vision 2030, the pressure on the construction industry to deliver is ratcheting up and turning the tables on the supply chain as the shift from a buyer’s to a seller’s market accelerates.

For the five years from 2016 to 2020, there was an average of about $14bn-worth of contract awards a year in Saudi Arabia for the construction and transport sectors. After rising to $21bn in 2021, the total rose to $32bn in 2022 – the second-best year on record. 

The near doubling of the total annual value of contract awards by the end of 2022 has required a significant scale-up of resources in the kingdom, and the ramp-up is set to continue. 

Much of this pressure is due to the five official gigaprojects, which are major programmes of work that will involve a sustained flow of contract awards for years to come.

Gigaproject focus

The project most recently classified as a gigaproject by the Saudi authorities is the Diriyah Gate development on the western outskirts of Riyadh. It joins the $500bn Neom development in the northwest of the kingdom, Qiddiya entertainment city outside Riyadh, Red Sea Global’s projects on the Red Sea coast and Roshn’s housing developments across the kingdom.

These projects are relatively new. They began to be launched in 2017 and spent much of the following three years in the design phase. 

After a start that was hampered by the work and travel restrictions required to manage the Covid-19 pandemic, construction activity on these projects has accelerated sharply since the start of 2022. 

According to regional project tracker MEED Projects, there have been $36bn-worth of contract awards across these official gigaprojects since 2017. Compared to the entire Saudi projects market over the same period that represents 14.5 per cent of contract awards. 

The percentage rises to 20 per cent if a more recent time frame is used and only contract awards since the start of 2022 are included. As work gathers pace on the gigaprojects, their significance is expected to grow even further.

More major projects

Saudi Arabia’s ambitions are not limited to the five gigaprojects. In January, Crown Prince Mohammed bin Salman al-Saud launched the world’s largest modern downtown in Riyadh. 

Known as the New Murabba project, it involves the development of 19 square kilometres of land to the northwest of the capital. The centrepiece of the project is the Mukaab, which is a 400-metre-cubed structure with a tower standing inside it. 

New Murabba is part of a plan announced in January 2021 to double the size of Riyadh from 7.5 million residents to 15-20 million residents in 2030. Other major projects in the capital include King Salman International airport, King Salman Park, Sports Boulevard and Mohammed bin Salman Non-Profit City. 

Beyond the capital there are development projects planned in all major urban centres by Saudi Downtown Company, as well as entertainment centres being developed by Saudi Entertainment Ventures (Seven).

Connecting these cities and projects will be railways, roads, ports and airports that form part of the National Transport & Logistics strategy, which aims to turn the kingdom into a global hub for travel and trade by 2030.

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

Resourcing challenges  

One of the key challenges for the development firms and government agencies responsible for delivering these projects is securing the resources they need. 

As client bodies attempt to make their projects more attractive for companies to work on, the industry is changing. The first signs of this change can be seen in the consultancy market. 

After years of searching for project opportunities, the big consultancy businesses are now only selectively bidding for projects in the kingdom. This is because their orderbooks are already full, and for many international firms there is a concern that they could become over-exposed to the Saudi market. 

On contracts that have already been won there are also challenges. Staffing projects is proving difficult as the kingdom remains a hard sell for many project professionals, despite significant social reforms that have taken place in recent years. 

Then, once staff have been recruited and deployed on projects, there is the prospect of losing them to competitors or clients that require the same human resources.

Securing contractors

As activity on site accelerates, the bigger concern is contracting resources. As things stand, there are not enough contractors working in Saudi Arabia to deliver all of the planned projects. 

The first way to deal with this problem is to increase the capacity of contractors in the kingdom. In February this year, the Public Investment Fund (PIF) invested $1.3bn in four local construction firms: Al-Bawani Holding Company, Almabani General Contractors Company, El-Seif Engineering Contracting Company and Nesma & Partners Contracting Company. 

This investment will allow the companies to scale up their capacity, adopt advanced technologies and improve local supply chains. 

As these firms grow, the hope is that it will encourage other local companies to also expand.

International or regional companies can also help, and over the past two years foreign players have become active in the kingdom again. Firms such as Bouygues, Samsung C&T, Hyundai Engineering Construction, China State, Webuild, FCC, Alec, Consolidated Contractors Company and Urbacon Trading Contracting Company have all secured major orders. 

In some cases, these contract awards have been supported with foreign finance, which gives the contractor an additional level of comfort when it comes to potential payment for projects. For others, the contract awards reflect growing assurance in the Saudi market. 

Boosting appeal

Confidence has been lifted by measures to make the Saudi market more attractive. Payment terms are improving and many of the frustrations typically faced by contractors are being addressed. 

One example is the use of performance guarantees. Red Sea Global, which is developing the Red Sea Project and Amaala gigaprojects on the Red Sea coast, no longer requires contractors to submit bid bonds and returns performance bonds on completion of the project, along with half of the retention. 

Alternative procurement methods and contract types are also being used, notably early contractor involvement and design and build. 

These different approaches reduce risk for the contractor and allow the client to lock in resources at a much earlier stage of the procurement process. 

Red Sea Global has adopted a different approach and is self-delivering the bulk of its projects. By acting as its own management contractor, it engages with subcontractors itself. While this means it does not need to secure the services of a main contractor, it still requires engaging with the supply chain, which – like the main contractor market – has finite resources in Saudi Arabia.

Payment terms are improving and many of the frustrations typically faced by contractors are being addressed 

Driving efficiency

On the other side of the equation, making construction more efficient could also help to limit the resources required. 

Client bodies are exploring modern methods of construction to increase the speed of delivery, reduce costs and cut the amount of resources needed on site.

The market could also be self-limiting. Decision-making in the kingdom remains centralised, which means key project decisions can be slow. While this is changing as development companies are left to run their own projects, bureaucracy can impact the speed of delivery, which ultimately reduces the immediate demand for resources on a project. 

While slow decision-making could impact progress on some projects, the overriding story for 2023 will be one of sustained pressure on the kingdom’s construction sector as it becomes a seller’s market. 

With that, there is the likelihood that contractor margins will start to creep up, just as they did in the UAE when its construction market overheated in 2003 and 2008. 

So far, that does not appear to have happened, as clients in Saudi Arabia have managed to find sufficient resources. For that to remain the case will be a major challenge, however, as on-site activity for most projects in the kingdom is still several years away from peaking. 

Daniel King, director, Currie & Brown

International contractors continue to see a level of risk in the Saudi market

“There is a lot of opportunity. A large volume of work is being planned, designed and rolled out. With that, there is significant pressure right now on the market in terms of resources and supply chain. 

“On the consultancy side, the market is tremendously difficult. 

“Even with the best incentives and best set of practices, retaining staff is a challenge. People are being attracted elsewhere and the competition is fierce. 

“For the contractors, there are a lot of tenders being let. The perception that the market has risk remains, however. That is certainly the perception for international contractors, and they are still looking at the Saudi market with some level of risk appreciation in terms of how quickly they are going to be paid and what the margins really are. 

“That approach will likely prevail for the short to medium term, until clients’ practices change in terms of contractual frameworks and payment practices. 

“Varied procurement practices are coming into play to guarantee supply chain. It might be early contractor involvement or partnering, but the main purpose is to guarantee the right level of contractors.”

Adel Karem Jemah, senior vice-president, Hill International

To prevent resource shortages, supply chain and procurement must be carefully considered

“It is imperative to consider alternative methods of procurement during boom times, and the current boom in Saudi Arabia is unprecedented considering the types, size, nature and complexity of projects that have been announced in line with Vision 2030. 

“This necessitates giving due consideration to the supply chain and type of procurement.

“It is not enough to look for resources locally or even regionally to cope with such projects. One needs to reach out to where such resources are available globally, either due to slowdowns in certain regions or the completion of other major projects. 

“Cost-plus contracts were used previously in many projects in Saudi Arabia. However, the risk for such contracts rests with the client and sometimes the cost ends up much more than expected. That is why financiers prefer the lump-sum type of contracts. 

“Nonetheless, I can see this type of contract being used for fast-track projects with very tight schedules, for instance to meet deadlines for facilities required for international or regional sporting events. 

“In any case, the evaluation and selection of contractors needs to be done with extreme diligence.”

MEED's April 2023 special report on Saudi Arabia includes:

> ECONOMY: Riyadh steps up the Vision 2030 tempo

> CONSTRUCTION: Saudi construction project ramp-up accelerates

> UPSTREAM: Aramco slated to escalate upstream spending

> DOWNSTREAM: Petchems ambitions define Saudi downstream

> POWER: Saudi Arabia reinvigorates power sector

> WATER: Saudi water begins next growth phase

> BANKING: Saudi banks bid to keep ahead of the pack

https://image.digitalinsightresearch.in/uploads/NewsArticle/10705629/main.gif
Colin Foreman

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

Click here to register
Exclusive from Meed
Related Articles
  • Qiddiya plans $7bn theme park hub near Paris

    25 August 2026

    Saudi Arabia’s Qiddiya Investment Company plans to develop a mixed-use leisure destination worth about €6bn ($7bn) at Cergy-Pontoise in the Ile-de-France region, in one of the largest Saudi investments in French tourism infrastructure to date.

    The plan was set out in a joint statement issued on 24 August at the close of a state visit to France by Crown Prince and Prime Minister Mohammed Bin Salman Bin Abdulaziz Al-Saud. France and Saudi Arabia signed a memorandum of understanding (MoU) covering the project during the two-day visit.

    The destination will bring together entertainment, leisure, hospitality, culture and sport, according to the joint statement. Current plans envisage up to three major entertainment anchors, hotels and complementary leisure experiences, with the €6bn figure covering the full development lifecycle.

    One of the three parks is expected to be manga-themed, according to the French presidency. The themes of the other two have not been disclosed. The parks will be built and opened in stages, with construction expected to take several years. No opening date has been given.

    The parks are expected to create about 22,000 direct jobs, according to the French presidency, compared with about 20,000 at Disneyland Paris. Cergy-Pontoise lies about 30 kilometres northwest of Paris.

    Qiddiya is a subsidiary of the Public Investment Fund, Saudi Arabia’s sovereign wealth fund. Its flagship project is a giga-scale entertainment, sports and cultural city on the outskirts of Riyadh, one of several gigaprojects under Vision 2030.

    The theme park plan was among a wider set of agreements reached during the visit. Both sides welcomed the announcement of 21 agreements and MoUs at a French-Saudi investment roundtable, spanning energy, industry, financial services, transport and logistics, health, culture, tourism and artificial intelligence. Bilateral trade reached about $11.8bn in 2025.

    It is not the first time Saudi capital has backed a French theme park. Kingdom Holding Company was a longstanding investor in the operator of Disneyland Paris, first taking a stake in 1994 and participating in successive recapitalisations before Walt Disney Company moved to near-full ownership in 2017.

    https://image.digitalinsightresearch.in/uploads/NewsArticle/18987274/main.png
    Colin Foreman
  • Masdar shelves Abu Dhabi green hydrogen project

    25 August 2026

     

    Abu Dhabi Future Energy Company (Masdar) has decided to cancel a planned project to build a green hydrogen plant in Abu Dhabi that would have supplied up to 100MW of renewable hydrogen to local steelmaker Emsteel for green steel production.

    After contractors submitted bids for the project last year, Masdar asked bidders in the first quarter of this year to extend the validity of their proposals until the end of August to allow “more time to study and evaluate bids”, according to one source.

    However, Masdar issued a notification to all bidders on 1 August stating that it had decided to cancel the project, sources told MEED.

    Contractors that submitted bids for the Masdar green hydrogen project included:

    • Envision (China)
    • Larsen & Toubro (India)
    • PowerChina (China)
    • Samsung E&A (South Korea)
    • Sinopec (China)

    Masdar did not respond to MEED’s request for comment on the information.

    In its current steelmaking process, Emsteel uses hydrogen produced by steam reforming of natural gas as a reducing agent to extract iron from iron ore. The core objective of Masdar’s planned project was to install a 100MW electrolyser at Emsteel’s main manufacturing hub in Musaffah, Abu Dhabi, to supply green hydrogen for future clean steel production.

    Masdar initiated work on the project in 2024 by awarding a front-end engineering and design (feed) contract to locally based NT Energies, a joint venture of Abu Dhabi’s NMDC Energy and France-based Technip Energies.

    Masdar then sought proposals last year for engineering, procurement, construction, demolition (if needed for brownfield activities), pre-commissioning, commissioning, start-up, and two years of operations and maintenance (extendable up to 20 years) at the planned facility.

    Contractors submitted bids by the end of the year, according to sources.

    The project involved green hydrogen production using alkaline water electrolysis, with a total installed electrolyser capacity of 100MW.

    The scope of work involved building electrolyser stacks and modules, hydrogen separation and compression units, associated utilities and storage systems, and electrical, instrumentation and control systems.

    It also included tie-ins to pre-defined interface points, including (but not limited to):

    • a grid power supply connection to the MOSF substation in Musaffah that exists within the Emsteel complex and is operated by Taqa Transmission
    • a water supply connection to a nearby Taqa Distribution network

    Supporting infrastructure included a substation, a motor control centre, and ancillary plant buildings and facilities.

    Masdar’s planned 100MW electrolyser project at the Emsteel facility would have represented a step up from a previous pilot project by the two Abu Dhabi-owned companies.

    The partners inaugurated a pilot green hydrogen plant at Emsteel’s manufacturing complex in Musaffah in October 2024. It incorporates a 2.1MW electrolyser and is designed to support the production of up to 5,000 tonnes of green steel a year.

    This made Emsteel the only steelmaker in the Middle East to use green hydrogen to produce green steel on a pilot basis.

    “Sustainability is central to Emsteel’s innovation, competitiveness and long-term growth. Today, approximately 89% of our steel business electricity consumption comes from clean sources, and our steel carbon emissions intensity is around 40% lower than the World Steel Association global average,” Michael Rion, chief commercial officer of Emirates Steel, part of Emsteel Group, told MEED in a recent interview.

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

    Saudi Arabia builds for the global stage; Rising uncertainty creates fresh set of challenges in the Maghreb; Gulf banks remain robust in the face of geopolitical tensions.

    Distributed to senior decision-makers in the region and around the world, the August 2026 edition of MEED Business Review includes:

    > MARKET FOCUS: Maghreb fortunes diverge
    To see previous issues of MEED Business Review, please click here
    https://image.digitalinsightresearch.in/uploads/NewsArticle/18911651/main0611.jpg
    Indrajit Sen
  • Oman invites bids for Musandam renewables study

    25 August 2026

    Oman’s Nama Power & Water Procurement Company (PWP) has issued a request for proposals (RFP) for techno-economic consultancy services to assess the feasibility of renewable energy options in Musandam Governorate.

    The study will examine solar photovoltaic (PV), wind and hybrid renewable energy configurations. It will also assess battery energy storage systems (bess) and other renewable energy and energy storage technologies.

    The consultant will be required to determine which technologies are technically and economically justified for the governorate.

    The bid submission deadline is 24 September.

    The Musandam power system is served primarily by the 123MW Musandam independent power plant (IPP), which began operating in 2017. The governorate has historically relied on small diesel-fired units, but has been seeking to move away from diesel-fired power generation for several years.

    Nama PWP has previously said it was exploring renewable energy options in Musandam to meet future additional capacity requirements.

    Its latest seven-year statement, released in March, forecasts peak electricity demand in Musandam to rise from 91MW in 2024 to 130MW in 2031, an average annual increase of 5%. Average demand is forecast to rise from 52MW to 73MW over the same period.

    The plan says demand growth is being driven by distribution-level load and projects aimed at boosting tourism, economic and commercial activity. 

    Separately, the utility recently invited bids for financial and commercial consultancy services covering three 1GW solar IPPs targeted for commercial operation by the second quarter of 2030.

    The bid submissions deadline is 10 September.

    The three projects covered by the financial and commercial consultancy tender are understood to also be part of the 4GW programme, for which a technical advisory tender was issued on 15 July.

    Bidding for this tender closes on 26 August.

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

    Saudi Arabia builds for the global stage; Rising uncertainty creates fresh set of challenges in the Maghreb; Gulf banks remain robust in the face of geopolitical tensions.

    Distributed to senior decision-makers in the region and around the world, the August 2026 edition of MEED Business Review includes:

    > MARKET FOCUS: Maghreb fortunes diverge
    To see previous issues of MEED Business Review, please click here
    https://image.digitalinsightresearch.in/uploads/NewsArticle/18983679/main.jpg
    Mark Dowdall
  • US launches sanctions campaign against Iran

    25 August 2026

    The US has launched a sweeping sanctions campaign against Iran and the entities that trade with it, imposing measures on almost 60 individuals, companies and vessels while expanding the reach of secondary sanctions across five sectors of the Iranian economy.

    The campaign, named Operation Economic Outcast, was announced on 24 August by US treasury secretary Scott Bessent, who described it as an economic D-Day for Iran. He said Washington’s objective was to sever every economic lifeline sustaining the Iranian regime.

    The treasury’s Office of Foreign Assets Control (Ofac) issued five sectoral sanctions determinations under Executive Order 13902, covering digital assets, technology, gold, aviation and shipping. The determinations allow Ofac to sanction any person operating in those sectors, regardless of location. Washington said Iran uses cryptocurrency for sanctions evasion, seeks advanced technology for its weapons programmes, uses gold to stabilise the rial, and relies on commercial aviation and shipping networks to move fighters, weapons and oil revenue.

    The measures build on earlier determinations targeting Iran’s financial, petroleum and petrochemical sectors.

    Ofac also sanctioned close to 60 entities, individuals and vessels across multiple jurisdictions, including UAE-based entities, over alleged involvement in nuclear and missile procurement, cyber operations and oil revenue networks. The designations named a network of brokers, companies and shadow fleet vessels operating across the UAE, Hong Kong, China, Singapore, Switzerland and other regions to transport Iranian oil and channel revenue to the Islamic Revolutionary Guard Corps.

    Among those designated were shipping brokers and bunkering firms based in the UAE that Washington said facilitated Iranian oil shipments and provided services to sanctioned vessels. The treasury also identified several shadow fleet tankers as blocked property, saying they had moved millions of barrels of Iranian crude and petroleum products, mainly to China.

    Separately, the treasury targeted a procurement network spanning the Middle East and East Asia that it said supported Iran’s acquisition of proliferation-sensitive equipment, along with a cyber group directed by Iran’s Ministry of Intelligence & Security.

    Bessent said Washington was pressing governments to shut down Iran-related activity within defined timelines, warning that entities facilitating money laundering or sanctions evasion for Iran risked being cut off from the US financial system. He declined to name specific countries.

    The campaign follows the UAE’s own move against Tehran. On 19 August, the UAE suspended all trade, commercial exchanges and financial transactions with Iran with immediate effect, citing regional escalation. The UAE has historically been one of Iran’s most significant trading partners, with much of the relationship built on re-export trade routed through Dubai.

    https://image.digitalinsightresearch.in/uploads/NewsArticle/18983152/main.jpg
    Colin Foreman
  • Kuwait tenders $3.3bn gas processing facility

    25 August 2026

     

    State-owned Kuwait Gulf Oil Company (KGOC) has issued the tender for the development of an onshore gas plant next to the Al-Zour refinery, according to industry sources.

    The project budget is estimated at $3.3bn, and the bid deadline is 29 December, with a meeting for contractors scheduled for 14 September.

    The tender was issued on 23 August.

    The proposed plant will have the capacity to process up to 632 million cubic feet a day of gas and 60,000 b/d a day of condensates from the Dorra offshore field, located in Gulf waters in the Saudi-Kuwait Neutral Zone.

    In February, MEED reported that at least seven companies had shown interest in participating in the tender.

    Contractors that sent representatives to previous meetings to discuss the project include:

    • Samsung E&A (South Korea)
    • Larsen & Toubro (India)
    • Tecnicas Reunidas (Spain)
    • Saipem (Italy)
    • Hyundai Engineering & Construction (South Korea)
    • Hyundai Engineering Company (South Korea)
    • JGC (Japan)

    The tender process is using a fast-track model, which means that Kuwait’s Central Agency for Public Tenders (Capt) will not be involved in the tender process.

    Capt typically reviews the technical and commercial evaluations of bids and verifies that the bidding process is competitive.

    It is understood that not requiring Capt to approve this tender is expected to speed up the tender process.

    Iran disputes ownership of the field, referring to it as Arash.

    Iran claims the field partially extends into Iranian territory and asserts that Tehran should be a stakeholder in its development.

    The Dorra field’s close proximity to Iran could make development difficult due to current security concerns.

    The offshore elements of the wider Dorra field development project are expected to be especially difficult to protect from attacks from Iran.

    Earlier this month, MEED revealed that Al-Khafji Joint Operations (KJO) had selected contractors for two major offshore packages under the Dorra field facilities development project.

    KJO, which is jointly owned by Aramco subsidiary Aramco Gulf Operations Company and Kuwait Petroleum Corporation subsidiary KGOC, has divided the engineering, procurement and construction (EPC) scope for the Dorra gas production project into four packages: three offshore and one onshore.

    US-based McDermott International has secured offshore package 2A, valued at about $1.5bn, according to sources.

    A consortium of India’s Larsen & Toubro Energy Hydrocarbon (LTEH) and Italian contractor Saipem has secured package 2B, sources told MEED.

    Estimated at about $3.7bn, package 2B is the largest of the three offshore EPC packages under the Dorra field facilities project.

    MEED reported in March that the LTEH/Saipem consortium had emerged as the lowest bidder for offshore package 2B.

    Contractors submitted bids for offshore packages 2A and 2B by the 9 March deadline, MEED previously reported. Bid validity was understood to expire on 15 August, prompting KJO to issue letters of intent to the selected contractors earlier this month, sources said.

    https://image.digitalinsightresearch.in/uploads/NewsArticle/18964461/main.png
    Wil Crisp