Real Estate

A growing share of real estate development in Saudi Arabia is shaped by large-scale masterplans—particularly in major destinations and new districts—where master developers define land use, phasing, and enabling infrastructure across a development area.

This is reflected in the role of entities such as ROSHN, the National Housing Company (NHC), and other master developers, which are delivering large-scale communities through structured development programs rather than standalone projects.

This increasingly shapes how projects are initiated and delivered. Residential, commercial, and mixed-use components are planned as part of a broader development program, with different developers, operators, and investors participating at different stages.

Within this structure, decisions are taken at multiple levels. Master developers set land allocation, phasing, and infrastructure sequencing. Individual developers focus on specific assets. Operators and investors are focused on leasing, occupancy, operating performance, and returns.

Alongside this, the market has become more structured, with improvements in registration, data, and regulatory oversight increasing visibility across land, ownership, and development activity.

The challenge is that these perspectives are not always aligned. Decisions taken at the masterplan level—particularly around phasing, land use mix, and infrastructure timing—can directly shape how assets perform once they are delivered and operated. In parallel, delivery is often driven by phasing and supply milestones, while outcomes such as community wellbeing depend on how design, infrastructure, and services are integrated across the development.

Over time, this creates a disconnect between how developments are planned and how they perform commercially and in terms of community outcomes. Projects move forward, but outcomes are shaped by early program decisions that are difficult to revisit once delivery is underway.