The real estate sector in the Kingdom of Saudi Arabia is experiencing rapid growth driven by increasing demand for residential units in major cities such as Riyadh, Jeddah, and Dammam, making the construction of a residential building a promising investment opportunity for both property owners and real estate developers, However, before embarking on any such project, it is essential to have a thorough understanding of the requirements for constructing residential buildings in Saudi Arabia from land and site specifications, to the number of permitted floors and interior design, to safety standards, parking, and official permits

Table of Contents

1. What are the requirements for constructing a residential building in Saudi Arabia?
2. What are the land and location requirements for residential buildings?
3. How many stories are permitted for residential buildings in Saudi Arabia?
4. What are the design requirements for residential buildings?
5. What are the parking requirements for residential buildings?
6. What are the safety requirements for residential buildings?
7. What are the utility and infrastructure requirements?
8. What are the requirements of the Saudi Building Code that apply to residential buildings?
9. What permits and approvals are required before construction?
10. How do the requirements for residential buildings vary by city and district?

What are the requirements for constructing a residential building in Saudi Arabia?

In general, residential buildings in the Kingdom are subject to a comprehensive set of requirements overseen by the Ministry of Municipalities and Housing, in addition to the Saudi Building Code (SBC), which serves as the unified technical standard for all types of buildings.

These requirements are divided into several key areas, the most notable of which are:

• Land and site requirements in terms of area and permitted use according to the zoning plan.
• Building coverage ratio and setbacks, which determine the area permitted for construction out of the total land area.
• The number of stories and permitted height based on the lot’s area and location.
• Design requirements, including ventilation, natural lighting, entrances, stairways, and elevators.
• Sufficient parking spaces for the number of residential units.
• Structural, fire safety, electrical, and mechanical safety requirements.
• Infrastructure and utilities, including water, sewage, and electricity.
• Official permits and approvals required before construction begins.

It is important to note that these requirements are periodically updated by the relevant authorities; therefore, it is always advisable to consult the Baladi platform and a licensed engineering firm to verify the latest updates before submitting any permit application.

What are the land and location requirements for residential buildings?

Land is the starting point for any real estate project, as its nature, size, and location determine what types of buildings can be constructed on it. The following are the most important of these requirements:

1. Land Area and Use Requirements

It must first be verified that the land is zoned for residential or residential-commercial use in accordance with the zoning plan approved by the relevant municipal authority or city government, as a residential building may not be constructed on land designated for another use such as industrial or agricultural without obtaining approval for a change of use.

Other factors to consider when selecting a plot of land include:

• The width of the street or streets bordering the plot, as this affects the number of stories permitted.
• The plot’s proximity to public services and utilities, such as roads and sewer systems.
• That the plot is not located within areas where construction is prohibited for security or environmental reasons.

1. Building Coverage and Setbacks

Setbacks are the horizontal distance that must be maintained between a building’s facades and the lot boundaries; they are intended to ensure natural ventilation, natural lighting, privacy, and fire safety between adjacent buildings.

The Ministry of Municipalities and Housing has issued new updates to these ratios aimed at streamlining building procedures and maximizing the use of space. The most notable of these updates include:

• Ground floor: The maximum building coverage is 65% of the lot area.
• First and repeated floors: The maximum building coverage is 75% of the lot area.
• Upper annex: The building area must not exceed 70% of the area of the floor below it, including vertical circulation elements such as stairs and elevators.
• Setbacks: Setback requirements may vary depending on the municipality, zoning plan, street width, and site conditions.
• Final reference: The approved zoning plan and the requirements of the relevant municipality should be checked to confirm the applicable ratios and setbacks for each plot.

How many stories are permitted for residential buildings in Saudi Arabia?

The number of stories permitted for residential buildings depends on several factors, the most important of which are the lot area, the width of the street it faces, the type of zoning plan for the area, and the floor area ratio (FAR) specified for each lot.

In general, the factors determining the number of stories can be summarized as follows:

• The plot area and street width, which are the primary factors in determining the maximum height.
• The building coverage ratio (the ratio of the total floor area to the land area) approved for each development plan.
• The zoning classification; some areas are designated for low-density residential use, while others are designated for high-density residential towers.
• The proximity of the land to airports or areas with height restrictions for reasons related to air navigation.

What are the design requirements for residential buildings?

Good residential architecture is not limited to aesthetics alone; it also includes functional and organizational elements that ensure the comfort and safety of residents. The most important of these requirements are as follows.

1. Design of Apartments and Common Areas

Residential apartments must be designed to meet minimum requirements for floor area and clear ceiling height, with a functional layout for rooms, bathrooms, and the kitchen, as well as sufficient common areas such as hallways and the main lobby, ensuring ease of movement within the building without overcrowding.

It is also preferable for the design to separate residents’ areas from service areas, such as meter rooms and waste disposal rooms, to ensure privacy and maintain the building’s overall cleanliness.

1. Entrances, Stairways, and Elevators

Among the basic requirements imposed by the Saudi Building Code on multi-story buildings are:

• Providing a clear main entrance to the building that is as separate as possible from the parking lot entrances.
• There must be at least one staircase designated for emergency use, and the number of staircases must increase as the number of stories or the area of each floor increases, to ensure multiple safe evacuation routes.
• Installation of one or more elevators in buildings exceeding a certain number of stories, with the number of elevators determined by the number of residential units and the building’s expected occupancy density.
• Equipping stairwells with adequate natural or artificial lighting and ventilation openings, as well as fire-resistant doors where necessary.

1. Natural Lighting and Ventilation

The Saudi Building Code requires that all main rooms in a residential apartment such as bedrooms and living rooms receive adequate natural lighting and ventilation through windows facing the exterior or an interior courtyard of sufficient size, in order to ensure a healthy living environment.

As for service areas such as bathrooms, mechanical ventilation is sufficient if direct exterior openings cannot be provided, provided that the air exchange rates specified in the code are met.

1. Accessibility Requirements for People with Disabilities

Accessibility requirements have become an essential part of the design of modern residential buildings in the Kingdom, and the most notable of these include:

• Providing hallways and entrances that are wide enough to accommodate wheelchairs.
• Allocating an appropriate number of parking spaces for people with disabilities, representing no less than a specified percentage of the total number of parking spaces.
• Compliance with requirements for ramps and elevators in accordance with the Simplified Guide to Universal Access Standards for Facilities issued by the relevant authorities.

What are the parking requirements for residential buildings?

Parking is one of the items most closely scrutinized during the approval of building plans, as the number of parking spaces must be proportional to the number of residential units and the size of the building, and the required ratios vary from one authority to another.

Among the most important general principles underlying parking requirements in residential buildings are:

• Residential apartment buildings must provide 1.5 parking spaces for each residential unit (apartment). If the calculated number includes a fraction, it should be rounded up to the next whole number.
• Allocating a percentage of parking spaces for people with disabilities, typically no fewer than two spaces or 2% of the total number of parking spaces, whichever is greater.
• The ability to accommodate parking spaces on the ground floor or in the basement to maximize land use without affecting the residential floors.
• Taking into account the dimensions of aisles and traffic flow within the parking areas to ensure easy entry and exit and avoid congestion in front of the building.

What are the safety requirements for residential buildings?

Safety standards play a central role in the requirements for constructing residential buildings; strict adherence to them is mandatory to protect the lives and property of residents, and they are divided into three main categories.

1. Structural Safety

The structural design of a building must be prepared by a certified engineering firm in accordance with the Saudi Building Code, taking into account:

• The building’s live and dead loads, based on its intended use and the number of stories.
• Resistance to seismic and wind loads in accordance with the geographic classification of the area.
• The use of building materials that comply with approved specifications, with specific thicknesses for columns and load-bearing walls.

1. Fire Safety and Life Safety

The Saudi Fire Protection Code imposes a set of requirements on residential buildings, the most notable of which are:

• Providing safe evacuation routes with a sufficient number of exits based on the number of stories and the area of each floor.
• The maximum distance to the nearest exit from any point within a floor.
• Installing fire alarm and detection systems, as well as fire extinguishers in appropriate locations, along with automatic sprinkler systems in buildings whose height or number of stories exceeds a certain limit.
• Using finishing and insulation materials with sufficient fire resistance in walls, ceilings, and stairwells.

1. Electrical, Mechanical, and Plumbing Safety

These requirements include:

• Designing the electrical system in accordance with the Saudi Electrical Code to ensure safe distribution and load-bearing capacity without the risk of electric shock or fire.
• Providing adequate mechanical ventilation systems in parking garages and enclosed areas.
• Designing plumbing and sewage systems in accordance with public health requirements, with separate systems for drinking water and wastewater.

What are the utility and infrastructure requirements?

Before a building permit is issued, it must be verified that the plot has the necessary basic infrastructure or can be connected to public utility networks. The most important of these requirements include:

• A drinking water network with sufficient pressure and flow to serve all residential units.
• A sewer system, or the provision of properly regulated collection tanks if a public sewer system is not available.
• An electrical system with sufficient capacity to power the building based on the number of units and their expected loads.
• A stormwater drainage system to prevent water from pooling around the building or seeping into the foundations.
• The provision of waste containers and a waste collection system that does not adversely affect the overall appearance of the property or the health of the residents.

What are the requirements of the Saudi Building Code that apply to residential buildings?

The Saudi Building Code (SBC) is the primary and binding technical reference for all construction projects in the Kingdom. It is a comprehensive system comprising a set of specialized sub-codes, most notably:

• The General Building Code, which specifies building use classifications, heights, and floor areas.
• The Structural Code for the design of foundations and load-bearing structures.
• The Electrical and Mechanical Code for regulating electrical, HVAC, and ventilation systems.
• The Fire Protection Code, which specifies evacuation and firefighting requirements.
• The Energy Efficiency Code, which aims to optimize energy consumption in buildings.
• The Existing Buildings Code, which applies to older buildings, as well as renovation and expansion projects.

What permits and approvals are required before construction?

Before beginning any residential construction project, a series of official permits and approvals must be obtained from the relevant authorities, most notably:

• Verifying land ownership, the validity of the title deed, and its compliance with the approved plan.
• Obtaining a building permit through the Baladi platform, after submitting architectural and structural plans from a certified engineering firm.
• Approval of the structural design and electromechanical plans by the relevant technical authorities.
• Obtaining Civil Defense approval for fire safety plans and evacuation routes, particularly in multi-story buildings.
• Obtaining utility connection approvals from water and electricity companies before work begins or during construction.
• Conduct on-site inspections by the municipality during the various stages of construction, leading up to the issuance of the certificate of completion and utility connections upon project completion.

It is always advisable to work with an experienced engineering firm and real estate developer who can carefully oversee these procedures to avoid any delays or violations that could result in the project being halted or subject to fines.

How do the requirements for residential buildings vary by city and district?

Although the Saudi Building Code serves as the unified technical framework across the Kingdom, certain regulatory details remain subject to the discretion of each municipal authority or municipality, depending on the nature of the city, its population density, and its approved master plans. Among the most notable of these differences are:

1. Variations in the minimum number of required parking spaces based on area or number of units; the approved ratio in Riyadh may differ from that in Jeddah or Medina.
2. Differences in the permitted number of stories based on the floor area ratio (FAR) specific to each plan or neighborhood; some investment neighborhoods allow high-rise towers, while others adhere to height limits to preserve the area’s urban character.
3. Height restrictions in areas near airports due to air traffic considerations, which explains the differences in regulations between certain neighborhoods in Jeddah and Riyadh.
4. Additional requirements specific to large residential complexes, which are evaluated as integrated projects encompassing internal roads, shared facilities, and the total building coverage ratio for the entire site rather than for each individual lot.

FAQS 

What is the minimum land area required to build a residential building in Saudi Arabia?

There is no uniform minimum lot size throughout the Kingdom, as it varies depending on the urban plan classification and the width of the street on which the lot faces.

What is the permitted building-to-land ratio for residential land?

For residential and residential-commercial apartment buildings, the ground floor must not exceed 65% of the lot area, while the first and repeated floors must not exceed 75%. The upper annex must not exceed 70% of the area of the floor below it, including staircases and elevators.

What are the setback requirements for residential buildings?

Setbacks are the distances between a building’s facades and the lot boundaries, and they are determined by the relevant municipality based on the street width, lot area, and number of stories. 

How many stories can be built on residential land?

The number of permitted stories depends on the lot area, the width of the street it faces, and the floor area ratio specified in the zoning plan; some municipalities may raise this limit in high-density investment areas.

How many parking spaces are required for a residential building?

Residential apartment buildings must provide 1.5 parking spaces for each residential unit, with any fractional result rounded up to the next whole number. Accessible parking spaces must comply with the applicable accessibility requirements.

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