How much does it cost to buy in Makkah?

Foreigners are officially permitted to purchase property in Makkah. The geographic zones were announced in June, bringing an end to a six month wait since the policy first went live in January 2026.

Now that the market has opened up globally, there is one question on everyone's mind. What does it actually cost to buy in Makkah?

Over the last three months we have been speaking with developers on the ground in Makkah to bring you the most comprehensive view of the city's property prices. The results are genuinely surprising. We were taken aback when we saw how much the price points vary across the city.

Some properties are priced nearly 20 times higher than others. So it is not a question of how much it costs to buy in Makkah. It becomes a question of where you are looking to buy.

It goes without saying that prices close to Masjid Al Haram are strikingly high. Move further from the Haram and prices become far more comparable to the rates on offer in markets such as Jeddah.

As many of our readers will know, not every area in Makkah is eligible for foreign buyers. There are seven specific projects that have been announced in Makkah and included within the geographic zones policy. We have broken down the pricing for each below, so you can compare the different price points on offer in Makkah's market today.

What is driving these prices?

As with any city, it comes down to location.

Jabal Omar, currently selling through Jumeirah Living, offers some of the closest units to the Haram, and that comes with a price premium. Most of these apartments also carry a Haram view.

At the other end of the spectrum are the likes of Roshn Almanar and Tilal Village. These projects sit around 15 to 20 minutes from the Haram and are priced accordingly.

Jumeirah Living's units are selling from upwards of £17,000 per sqm. That is nearly 20 times higher than the rate on offer at Roshn Almanar, which starts at around £850 per sqm.

Are these prices justified?

The honest answer comes down to the investment case for each.

A villa, duplex or townhouse in Roshn Almanar's integrated living community is very reasonably priced from around £240,000, in line with the rates you would find in attractive mid-income neighbourhoods in Jeddah. For a 200 to 300 sqm unit, the rental yield can likely justify the price.

Closer to the Haram, at Masar or Jabal Omar, the justification is driven by Makkah's tourism segment. The return here comes from two angles: property appreciation and rental yield.

Demand for homes around the Haram is likely to outstrip available supply, which makes a strong case for property prices rising over the coming years. In parallel, these units can be let to those arriving for Umrah, where the return is driven by occupancy levels and nightly rates. If demand stays strong and runs throughout the year, there is a strong case that the annual income will fall in line with the yields expected for units of this type.

Where the market goes from here

The market will ultimately respond to the prices being released. We are already seeing units purchased by locals, and more recently by foreigners, as of last week.

Once the purchasing process is fully understood by the global pool of potential buyers, uptake will likely increase - it is only a matter of time.

We have broken down every one of the seven eligible projects, the full pricing, the buying process, and the questions to ask before you commit, in our Makkah Real Estate Guide. If you are serious about buying, this is where the detail lives.