Riyadh

As of June 2026, Riyadh, Al Kharj, Diriyah have 8,279 active Airbnb and VRBO listings. This represents a 6% increase from the previous year.

The average Airbnb or VRBO in Riyadh generates SAR34K per year. High-performing properties earn SAR116K/year, while low-performing properties earn SAR11K/year. Supply growth of 6% combined with a 30% revenue decline and 21% occupancy signals intensifying competition outpacing demand. The threefold performance gap between high and average earners indicates significant market fragmentation where property positioning determines viability.

Airbnb and VRBO can be profitable in Riyadh. Average annual revenue is SAR34K with 21% occupancy. High-performing properties earn up to SAR116K/year. Supply growth of 6% combined with declining revenue signals intensifying competition, while the 3.4x gap between average and top performers indicates significant performance variance driven by property-specific factors rather than broad market conditions.

The average occupancy rate for Airbnbs and VRBOs in Riyadh is 21%. This occupancy level, combined with an average nightly rate of SAR451, results in a RevPAR (revenue per available room) of SAR77 per day.

4+ bedroom properties demonstrate the strongest performance in Riyadh, with annual revenue of SAR115K. These properties balance operating costs and rental demand most effectively in the Riyadh market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Riyadh area. Riyadh: Moderate. Tourism license from Saudi Tourism Authority required, commercial registration needed. Growing enforcement through inspections and platform monitoring. Al Kharj: Lenient. Minimal specific STR regulations, general business licensing applies. Limited enforcement infrastructure, many operate informally. Diriyah: Moderate. Tourism licensing required, special heritage area restrictions apply. Moderate enforcement focused on unlicensed operations in protected zones. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Riyadh Airbnb and VRBO market is currently showing balanced conditions. Supply has grown 6% year-over-year, while RevPAR has decreased 30%. This indicates balanced supply-demand dynamics. However, the significant gap between average revenue ($34,268) and top performers ($115,666) suggests considerable performance stratification, while low occupancy at 21% reveals substantial unutilized capacity despite balanced growth.

Launch around August, 2-3 months before peak winter season (November peaks). This pre-peak timing lets you build reviews when competition is -58% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (June-March) when gaining traction is harder.

The most common amenities in Riyadh listings include: Tv (99%), Air Conditioning (99%), Kitchen (88%), Washing Machine (55%), Heating (48%). Amenities that boost revenue the most include Washing Machine, Internet, Heating, with Washing Machine properties earning approximately 68% more (SAR100K/year vs SAR60K/year).

Monthly estimated revenue per listing in Riyadh over the last 12 months: May: SAR2K, June: SAR2K, July: SAR3K, August: SAR3K, September: SAR2K, October: SAR3K, November: SAR3K, December: SAR3K, January: SAR3K, February: SAR1K, March: SAR2K, April: SAR2K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Riyadh is SAR451, down 11% year-over-year. By property size: 1-bedroom properties average SAR325/night, 2-bedroom properties average SAR612/night, 3-bedroom properties average SAR790/night, 4+ bedroom properties average SAR947/night. Rates peak in July and are lowest in April.

Guests in Riyadh book an average of 10 days in advance, down 26% from last year. By property size: 1-bedroom: 8 days, 2-bedroom: 13 days, 3-bedroom: 18 days, 4+ bedroom: 15 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Riyadh Airbnb and VRBO market has seen the following changes: supply grew 6%, revenue per listing decreased 30%, occupancy fell 7%, average nightly rates decreased 11%, and lead time decreased 26%. The sharp revenue decline despite modest supply growth indicates weakening demand absorption, while the substantial gap between average ($34,268) and high-performing listings ($115,666) suggests market bifurcation where only premium properties maintain pricing power.

In Riyadh, Friday sees the highest booking demand while Sunday has the lowest. Nightly rates peak on Friday and are lowest on Monday.