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.
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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.” |
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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
Exclusive from Meed
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Saudi projects hold steady24 September 2026
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Petrokemya selects turbine supplier for cogeneration plant24 September 2026
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What IFAD’s wind-down means for Gulf commodity markets24 September 2026
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US DFC approves $1.8bn financing for Jordan National Water Carrier24 September 2026
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Tecnimont breaks ground on Ruwais NGL train 5 project24 September 2026
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Saudi projects hold steady24 September 2026
Commentary
Colin Foreman
EditorSaudi Arabia’s project market is holding steady in 2026, with contract awards reaching $68bn in the year so far. The resilience is notable given the regional conflict that began in February and ongoing security threats that have disrupted shipping through key maritime chokepoints.
The kingdom’s investment strategy has also shifted. After years of aggressive project spending through sovereign wealth vehicle the Public Investment Fund, Riyadh has moved towards event-driven procurement with fixed deadlines: the 2034 Fifa World Cup, Expo 2030 Riyadh and non-negotiable housing and healthcare commitments, together with a focus on the future economy with major investments earmarked for data centres.
The approach is leaner than the sprawling gigaproject model that characterised early Vision 2030 years, and more focused on achieving tangible milestones.
Construction contract awards hit $20bn in the first half of this year, maintaining momentum against the backdrop of geopolitical uncertainty and a GDP contraction in the second quarter.
Saudi Aramco’s upstream investment programme remains substantial, with $50bn-$55bn committed for 2026, split about 65%-70% towards oil and gas. Major projects including the Dorra gas field development and the Jafurah unconventional gas expansion are progressing, underpinned by the company’s strategy of maintaining oil production at 12 million barrels a day while expanding gas capacity.
Downstream activity is also contributing. Chemicals giant Saudi Basic Industries Corporation (Sabic) approved $3.6bn in projects this year, led by the San VII ammonia and urea complex, which was awarded to South Korea’s Samsung E&A for $3.47bn. The company is returning to significant capital investment after several years of constrained spending.
Power sector activity is shifting towards transmission and battery storage infrastructure to support renewable energy targets. The kingdom’s infrastructure pipeline encompasses $175bn of projects in the transport, rail, aviation and roads segments.
Private sector participation is expanding through public-private partnership (PPP) structures, with the National Centre for Privatisation & PPP managing about 200 projects in 17 sectors, worth approximately $190bn.
The market needs more awards. Project completions have reached $91.5bn in 2026, outpacing awards by 35%. While this reflects successful execution of work awarded in prior years, it also indicates that new deals are required in the coming months to maintain activity levels into 2027.

MEED’s September 2026 report on Saudi Arabia includes:
> GOVERNMENT: Riyadh looks to reset its regional defence outlook
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> BANKING: Saudi lenders readjust to lower lending and deposit climate
> UPSTREAM: Aramco upstream spending gathers pace
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> WATER: Saudi water sector hits sharp slowdown
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Petrokemya selects turbine supplier for cogeneration plant24 September 2026

Saudi petrochemical company Petrokemya has selected Germany’s Siemens Energy as the turbine supplier for its planned 730MW electricity and steam cogeneration project at its complex in Jubail, according to sources.
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As MEED understands, a site visit took place in early August, shortly before prospective developers submitted letters of intent.
Petrokemya is expected to award the contract by 29 April 2027.
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What IFAD’s wind-down means for Gulf commodity markets24 September 2026

The wind-down of ICE Futures Abu Dhabi (IFAD) – the Abu Dhabi-based futures exchange operated by US-based global exchange and clearing house operator Intercontinental Exchange (ICE) – on 31 July 2026 was the end of an era. It was also the opening move in a transformation whose legal consequences will keep the Abu Dhabi Global Market (ADGM) Courts, Dubai International Financial Centre (DIFC) Courts and London arbitral tribunals occupied for years.
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Force majeure battleground
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The governing law of each contract is therefore significant. Under UAE civil law, statutory provisions address both impossibility and the court’s discretion to reduce obligations. A party whose contract is governed by English law faces a harder test, even on identical facts.
This asymmetry is generating an uptick in advisory work as trading houses assess their positions across portfolios of contracts with different governing law provisions.
The sanctions picture adds further complexity: the successive reimposition of US sanctions following ceasefire collapses has affected the legality of positions that were fully compliant when established, raising questions for which English law provides no settled answer.
The legal consequences of the Iran war are immediate and novel
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ADGM Courts, applying English common law, has developed a strong body of legal precedent over 11 years. And London-based ICE Clear Europe’s relationship with IFAD provides a model for how future exchange infrastructure in ADGM might access London clearing capability while remaining regulated in Abu Dhabi.
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US DFC approves $1.8bn financing for Jordan National Water Carrier24 September 2026
The US International Development Finance Corporation (DFC) has approved a loan of up to $1bn and political-risk insurance of up to $800m for Jordan’s National Water Carrier Project.
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Jordan’s cabinet approved a $97m financing agreement with the French Development Agency in July as the government continued to complete the project’s financing arrangements.
The cabinet also approved a package of facilities and exemptions for the National Water Carrier Project on 17 September to help finalise start-up procedures for the project in the Aqaba Special Economic Zone.
Jordan’s water needs
The Aqaba-Amman water desalination and conveyance project will desalinate 300 million cubic metres of seawater annually. It will also include a 450-kilometre pipeline and pumping systems reaching elevations of up to 1,100 metres.
The project is intended to help address Jordan’s severe water scarcity. As one of the world’s most water-stressed countries, Jordan consumes nearly 1 billion cubic metres of water a year.
The domestic sector consumes approximately 50% of this, with only 61 cubic metres of water available per person a year, far below the global absolute water scarcity level of 500 cubic metres of water per capita.
According to the government, the scheme will increase overall water supply by 40%, with per capita availability expected to rise to 110 cubic metres annually.
Annual output from the Water Carrier Project will be nearly equivalent to the total storage capacity of all dams in the kingdom and almost three times the output of the Disi Water Project.
The project is expected to supply about 40% of Jordan’s drinking water needs, with operations scheduled to begin in 2030. It will also include a 280MW solar photovoltaic plant in Al-Quweira covering roughly 30% of the project’s energy needs.
Financing
The government previously said the project had secured about $663m in grants from international partners, including the US, the European Union, Germany, the Netherlands, the UK, France, Italy, Japan and the Green Climate Fund.
The Jordanian government is contributing $722m.
Meridiam is arranging about $2.9bn in private sector financing from international financial institutions. The financing package includes support from institutions including the World Bank Group, European Investment Bank, European Bank for Reconstruction & Development, Islamic Development Bank, Proparco, Japan International Cooperation Agency and the Opec Fund for International Development.
A consortium of Jordanian banks led by Housing Bank is providing up to $1.1bn in local financing, with the Social Security Investment Fund also taking an equity stake alongside Meridiam.
Local manufacturing
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The Aqaba Special Economic Zone Authority and the Ministry of Water & Irrigation also launched a dedicated single-window platform in August to streamline licensing and permitting for the National Water Carrier project.
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Tecnimont breaks ground on Ruwais NGL train 5 project24 September 2026
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Italian contractor Tecnimont has broken ground on the third phase of Adnoc Gas’ Rich Gas Development (RGD) programme, which involves building a fifth natural gas liquids (NGL) fractionation train at the Ruwais gas processing facility in Abu Dhabi.
Adnoc Gas, the gas processing subsidiary of Abu Dhabi National Oil Company (Adnoc Group), awarded Tecnimont a contract valued at $4.3bn in August to carry out engineering, procurement and construction (EPC) works on the Ruwais NGL-5 project.
Tecnimont’s parent company, Maire, previously said its scope of work under RGD phase 3 includes EPC activities for the fifth NGL fractionation unit – which will separate various hydrocarbon components – together with treatment and sweetening systems designed to remove impurities and ensure product quality.
The scope also includes a regeneration gas treatment unit, a propane refrigeration system, ancillary systems and storage facilities. Once completed in 2030, the plant will have an output capacity of 23,000 tonnes a day (t/d), or about 8 million tonnes a year, Milan-headquartered Maire said.
The detailed scope of work on the Ruwais NGL Train 5 project covers the EPC of the following units:
- An NGL fractionation plant with a capacity of 22,000 t/d, including NGL fractionation facilities, downstream treatment units, sulphur recovery units, product storage and loading facilities, and associated utilities, flares and interconnection pipelines with existing facilities
- Two propane liquefied petroleum gas storage tanks and one paraffinic naphtha storage tank
- Buildings, including a central control building, outstations, substations and plant amenities
- Electrical power connections. Power is to be sourced from the nearby Transco substation via a direct underground cable to the plot location
Adnoc Gas requires the project’s feed to be updated based on the design of Ruwais NGL Train 4, which has an output capacity of 27,000 t/d and was commissioned in 2014.
Alongside taking the final investment decision (FID) on RGD phase 3 in August, Adnoc Gas also announced it had reached FID on the second phase of the programme, with the two projects requiring a total investment of $8.2bn.
The second phase of the RGD programme involves constructing a new gas processing train at the Habshan complex in Abu Dhabi. Adnoc Gas awarded the EPC contract for the project, valued at $3.9bn, to China-based Wison Engineering.
Wison Engineering said the EPC contract for RGD phase 2 is the largest in its history. The total contract value is $4.04bn, the Hong Kong-listed company said, adding that the scope includes gas pipelines; separation and condensate stabilisation units; acid gas removal units; deep NGL recovery units; and a 220kV switch station.
Phase 2 will add a new natural gas processing train at the Habshan facility, “expanding Adnoc Gas’ natural gas processing capacity, enhancing operational flexibility, and supporting the UAE’s expanding downstream and petrochemical sectors”, Adnoc Gas said.
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Daniel King, director, Currie & Brown
Adel Karem Jemah, senior vice-president, Hill International