Makkah Construction and Development Company approved a SAR 300 million dividend for fiscal year 2025, paying SAR 1.50 per share to its shareholders. That single distribution, quietly ratified at an ordinary general assembly in June 2026, captures something larger about where Saudi real estate stocks on Tadawul stand right now: the underlying property market is generating real cash, but the equities sitting on top of it have had a difficult year finding buyers.

The Saudi Tadawul All-Share Index lost roughly 1,546 points, or 12.8%, in 2025, closing at 10,491 points compared with 12,037 at the end of 2024.

The annual loss represented the largest percentage decline since 2015, when the index fell 17%.

Real estate stocks were not immune.

Traded value across the Saudi stock market fell 30% in 2025 to SAR 1.30 trillion, compared with SAR 1.86 trillion in 2024.

The compression in trading activity reflected a combination of oil price volatility, the global tariff shock that followed the Trump administration's second-term trade actions, and a domestic regulatory environment that introduced new friction into the property sector itself.

Among the measures affecting the sector was the implementation of the new White Land Tax Law and a five-year freeze on residential and commercial rent increases in Riyadh.

The rent freeze is the number that deserves the most attention from anyone tracking Saudi real estate stocks on Tadawul. A five-year ceiling on rental escalation in the Kingdom's primary commercial market directly compresses the income growth assumptions embedded in REIT valuations and developer earnings models. It does not destroy cash flows, but it caps the upside that analysts had been pricing into forward estimates. That ceiling is now a structural constraint, not a cyclical one.

Against that backdrop, the REIT segment on Tadawul presents a more nuanced picture than the headline index decline suggests.

Saudi Arabia's REIT framework mandates a 90% distribution of net profit, and that requirement is not a target or a guideline. A REIT manager cannot retain earnings, defer distributions, or redirect income without investor consent.

That structural feature insulates REIT dividends in Saudi Arabia from the kind of discretionary cuts that equity investors in other markets absorb during downturns.

💡 Insight

The supply question is where the UAE property market outlook for 2025 and beyond becomes more complicated..

Al Rajhi REIT Fund, a Sharia-compliant fund listed on Tadawul with a market capitalization of SAR 2.28 billion, carried a dividend yield of 6.53%, ranking it among the top 25% of dividend payers in Saudi Arabia.

Saudi REITs have faced headwinds from the high-interest rate environment over recent years, which slowed asset growth and weighed on distributions, but rate cuts totaling 100 basis points between September and December 2024 are expected to support sector recovery, with the positive impact beginning to materialize in late 2025 given the typical lag in rate transmission.

Lower financing costs could prompt REITs to raise new debt to expand their portfolios and improve dividends. In a lower interest rate environment, REIT dividend yields in Saudi Arabia also become more attractive relative to fixed-income instruments, likely drawing yield-seeking capital.

The US Federal Reserve cut interest rates three times in 2025, and the Saudi Central Bank followed suit.

That rate trajectory is the single most important macro variable for REIT dividends in Saudi Arabia heading into 2026, and it is moving in the right direction for income-oriented investors.

The contrast with the UAE property market outlook for 2025 is striking and instructive. Where Saudi listed real estate equities navigated a year of index-level pressure and regulatory recalibration, the physical property market in the UAE produced numbers that belong in a different conversation entirely.

Over 206,000 residential transactions were recorded in the UAE in 2025, up 18% year-on-year, with off-plan sales representing nearly three-quarters of all activity.

Abu Dhabi's residential sector delivered one of its strongest years on record, with transactions surging 50% and values rising 61% versus 2024, while overall residential values climbed nearly 32% year-on-year.

Dubai's market ran even hotter at the price level.

Dubai maintained its position as the growth leader with residential prices up 19.46% year-on-year and transaction volumes increasing 36.5%.

The office sector in the UAE tells a parallel story of structural undersupply.

In Dubai, average office rents increased 14% year-on-year while prime rents rose 16%, with occupancy levels holding at around 95%. Abu Dhabi recorded even tighter conditions, with occupancy reaching 98% and average rents rising 12% year-on-year.

A limited pipeline of new developments through 2027 is likely to sustain tight market conditions, particularly in regulated business zones where demand remains structurally strong.

Retail followed the same pattern.

Occupancy levels reached 98% in Dubai and 95% in Abu Dhabi, leaving landlords with significant negotiating leverage and keeping rental rates elevated across prime assets.

The supply question is where the UAE property market outlook for 2025 and beyond becomes more complicated.

Dubai is scheduled to see around 120,000 new residential units delivered in 2026, which is expected to pressure prices and rents, with price appreciation forecast to moderate to mid-single-digit levels of 5 to 8%.

That is a meaningful deceleration from the 19% price growth recorded in 2025, and it matters for GCC investors who have been allocating to UAE-listed property vehicles on the assumption that the cycle had further to run. The moderation is not a collapse, but the margin of safety in underwriting new positions at 2025 entry prices has narrowed considerably.

For investors tracking Saudi real estate stocks on Tadawul, the more relevant forward variable is the CMA's reform trajectory.

In the final sessions of Q3 2025, the market recorded gains of nearly 630 points after Bloomberg reported that the Capital Market Authority was close to approving a major amendment to raise the foreign ownership cap for listed companies, currently set at 49%. The CMA subsequently launched a consultation on opening the main market to all categories of non-resident foreign investors.

If that reform is executed, the addressable investor base for Saudi real estate equities expands structurally.

With the Saudi real estate market tracked from USD 72.84 billion today to USD 102.96 billion by 2031, and a foreign investor base only beginning to activate following the February 2026 CMA reform, the compounding case is structural.

The divergence between Saudi listed real estate equities and UAE physical property performance in 2025 is not a contradiction. It reflects two different stages of market maturation. The UAE is running a late-cycle physical market with record transaction volumes and a supply wave arriving in 2026. Saudi Arabia is running an early-cycle equity market where regulatory reform, rate cuts, and foreign investor access are the catalysts still being priced in. The numbers in each market are pointing in the same direction. The timing of when they arrive is the variable that separates the two.

For informational and research purposes only. Not a solicitation. Consult a licensed financial advisor before making any investment decision.