Saudi’s Jeddah Tower reaches for new heights

27 September 2023

 

A landmark moment came for Saudi Arabia’s construction sector in mid-September when Jeddah Economic Company (JEC) invited firms to bid for a contract to complete the world’s tallest tower project, the 1,000-metre-plus Jeddah Tower.

Work on the tower “is back in full [swing]”, a source close to the project told MEED.

When completed, Jeddah Tower will be the first structure in history to exceed 1 kilometre in height. It will also be taller than the current world’s tallest building, Dubai’s Burj Khalifa, by more than 172 metres. 

When contacted by MEED, Talal Ibrahim Almaiman, CEO of Kingdom Holding Company, confirmed that the tender to complete the record-breaking tower had been officially issued.

The companies that have been invited to bid for the contract include:

  • Almabani (local)
  • Bawani (local)
  • China Harbour (China)
  • China State Construction Engineering Corporation (China)
  • Consolidated Contractors Company (CCC – Lebanon)
  • El-Seif Engineering Contracting (local)
  • Hyundai Engineering Construction (South Korea)
  • Mohammed Abdulmohsin al-Kharafi & Sons (Kuwait)
  • Nesma & Partners (local)
  • Powerchina (China)
  • Samsung C+T (South Korea)
  • Saudi Freyssinet (local)
  • Skanska (Sweden)
  • Strabag (Europe)

The contractors have been given three months to prepare their bids, and are expected to form joint ventures comprising local and international partners. It is understood that contractors have visited the site.

When completed, Jeddah Tower will be the first structure in history to exceed 1 kilometre in height

Restarting construction

One important question for the potential bidders is the condition of the tower’s existing structure. JEC commissioned an independent assessment of the structure before the tender was issued. Sources close to the project have told MEED that the report concluded that building work can restart.

The construction work for the superstructure of the tower, which began in the early 2010s with the local Saudi Binladin Group (SBG) as the contractor, is one-third complete.

SBG stopped working on the project in February 2018. In September this year, JEC called in the performance guarantees or bonds provided by SBG. A source close to the project said that the value of the bonds totals SR653m ($174m).

Almaiman confirmed that the developer has exercised its rights under the contract after having given SBG five years to re-engage.

While SBG is no longer working as the contractor on the project, the consultancy team remains the same. The architect is US-based Adrian Smith & Gordon Gill, and the engineering consultant is Lebanon’s Dar al-Handasah (Shair & Partners).

Project stakeholders 

The shareholders in JEC are Kingdom Holding Company with a 40 per cent stake, Bakhsh Group with a 40 per cent stake, and Sharbatly Group with a 20 per cent share.

In 2015, JEC and Saudi Arabia’s Alinma Investment established a $2.24bn fund to finance the first phase of the Jeddah Economic City project and Jeddah Tower. The Alinma Jeddah Economic City Fund is a sharia-compliant fund that will operate under the Saudi Arabian Capital Market Authority. 

Alinma Bank agreed to finance the fund, which is managed by Alinma Investment. Prince Alwaleed bin Talal bin Abdulaziz al-Saud, chairman of Kingdom Holding Company, was appointed as chair of the fund’s board. 


The 170-storey Jeddah Tower will have a variety of revenue streams and will
feature the world’s highest observation deck. Credit: Jeddah Economic Company

Development plans

Jeddah Tower is the centrepiece of the Jeddah Economic City development in the Obhur district, north of Jeddah. The project’s first phase, which includes Jeddah Tower, covers an area of 1.5 square kilometres.

The mixed-use tower will have 170 storeys, seven of which will be allocated to a five-star, 200-room Four Seasons Hotel. There will also be 11 storeys housing 121 serviced apartments, and seven storeys of offices. 

A further 61 storeys of the tower will comprise 318 residential units, a gym, spa, cafes and restaurants. Plans also include several sky lobbies and the world’s highest observation deck, located on the top floors of the tower, 660 metres above the ground. 

Development work on the project began in 2006. Building the world’s tallest tower requires state-of-the-art technologies and construction methods. 

The piling and foundations work for the tower was completed in 2014. Germany’s Bauer was the piling contractor, and 270 piles were cast, reaching 105 metres below ground. The raft sitting on top of the piles is one of the world’s largest reinforced steel foundations, with a thickness of between 4.5 and 5 metres. 

Cranage is a major challenge when constructing megatall towers. In early 2015, JEC took delivery of custom-made cranes, supplied by Germany’s Liebherr & WolffKran.

For elevators, Finland’s Kone was appointed to supply the fastest and highest double- decker elevator system in the world. The planned system will travel at a speed of more than 10 metres a second, rising to 660 metres. 


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

> POLITICS: Saudi Arabia looks both east and west
> SPORTSaudi Arabia’s football vision goes global
> ECONOMY: Riyadh prioritises stability over headline growth
BANKSSaudi banks track more modest growth path
> UPSTREAMAramco focuses on upstream capacity building

> DOWNSTREAMSaudi chemical and downstream projects in motion
> POWERRiyadh rides power projects surge
> WATERSaudi water projects momentum holds steady
> GIGAPROJECTSGigaproject activity enters full swing
> TRANSPORTInfrastructure projects support Riyadh’s logistics ambitions
> JEDDAH TOWERJeddah developer restarts world’s tallest tower

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Colin Foreman
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    The Iranian drone strike on Kuwait International airport on 3 June was a reminder of the severity of the threat that Gulf aviation has faced. The attack caused significant structural damage to Terminal 1 and wounded several individuals. It was the third drone strike on the hub in recent months.

    Kuwait has not been alone. After the conflict erupted on 28 February, Iranian strikes targeted some of the region’s most important aviation infrastructure. Dubai International airport, Zayed International airport in Abu Dhabi and Hamad International airport in Doha have all been hit. The attacks caused unprecedented disruption: between 28 February and 5 March alone, more than 15,000 flights were cancelled across seven major regional airports, affecting over 1.5 million passengers. 

    Although the Gulf’s national carriers have resumed services, many international airlines have yet to return.

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    Sector deteriorating

    The financial community has been quick to update its assessment of the sector’s prospects. Fitch Ratings revised its global airport sector outlook from ‘neutral’ to ‘deteriorating’ in early June. The agency said the conflict has increased uncertainty over regional airspace availability, airline operations and travel demand, with implications for route stability and traffic quality.

    Fitch’s assessment is a warning sign for the Gulf. The region’s major airports have built their business models on international connectivity, long-haul flying and transfer traffic – precisely the categories Fitch identifies as most exposed to rerouting risk and weaker visibility on demand. Gulf hub operators also face the prospect of further airspace restrictions affecting routes linking Asia, Europe and Africa.

    The knock-on effects extend beyond airline revenues. Transfer passengers are also the highest-spending travellers in duty-free, retail and food and beverage outlets. Fitch noted that some Asia-Pacific airports have already begun benefiting from the redistribution of transit and long-haul traffic away from disrupted Gulf hubs.

    The global body representing airlines, the International Air Transport Association (Iata), was equally downbeat when it released its latest financial outlook on 8 June. The organisation now expects the global airline industry to achieve a combined net profit of $23bn in 2026 – roughly half the $41bn previously projected and about half the $45bn estimated for 2025. The net profit margin is forecast at 2%, compared with the earlier projection of 3.9% and last year’s 4.2%. Net profit per passenger is expected to be $4.50, down from $9.10 in 2025.

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    The insurance market adds another layer of complexity. Aviation policies typically grant insurers the right to cancel cover during active conflict, and the terms on which cover is being extended in a region that has seen airports repeatedly targeted are likely to be materially more expensive than before.

    Jet fuel prices are expected to average $152 a barrel for the year – an increase of almost 70% on the $90-a-barrel average recorded in 2025

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    While the expectation in the industry outside the Gulf had been that carriers such as Etihad and Emirates would need to discount heavily to entice passengers back after the ceasefire, Etihad has said that it does not expect prices to come down.

    The airline will not be entirely unscathed. Etihad had been on course to deliver a 10% operating margin in 2026, up from 8% in 2025, but that target will now be missed. The airline was badly hit in March, April and May and will not be fully back on track until August.

    Dubai’s Emirates Group released its 2025-26 annual results in May, which confirmed the airline’s status as the world’s most profitable carrier for the reporting year. The group posted a record profit before tax of AED24.4bn ($6.6bn), up 7% year-on-year, on revenues of AED150.5bn, also a record. 

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    Dubai and Riyadh reaffirm airport ambitions

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