How Riyadh Metro is redrawing the city’s real estate map 
The full operation of the Riyadh Metro’s six lines marks a pivotal milestone in the capital’s urban transformation. As one of the largest public transport projects in the region, the metro system is set to enhance connectivity, reshape urban mobility and unlock new opportunities for real estate development across the city.
With Vision 2030 driving forward ambitious economic and urban expansion plans, an integrated transport system is a catalyst for investment, sustainable development and long-term value.
Across global cities, public transport networks have played a crucial role in shaping property markets, driving both demand and price appreciation in well-connected locations. London’s Crossrail, New York City’s Subway and Singapore’s MRT are prime examples of how large-scale transport infrastructure can create high-value investment corridors and fuel the development of transit-oriented communities. Riyadh is no exception.
The metro’s operational launch is expected to drive significant demand for residential and commercial properties near its stations, particularly in key areas such as King Abdullah Financial District.
Businesses and residents alike will prioritize connectivity, driving higher occupancy rates and rental yields. Research from similar markets suggests properties within 500 meters of metro stations can see 15-25 percent price appreciation over five years. Given Riyadh’s rapid urbanization, similar trends could emerge, particularly in metro-adjacent districts.
Beyond rising demand, the metro will encourage transit-oriented communities and integrated residential, retail and office spaces around key hubs. This urban model, seen in leading global cities, enhances walkability, sustainability and quality of life, aligning with Riyadh’s ambitions to create a more livable and investor-friendly environment.
Riyadh’s status as a global events destination means the metro will play a key role in facilitating large-scale gatherings such as Expo 2030 and FIFA World Cup 2034. The network’s full capacity of 3.6 million daily passengers will ease congestion and improve the experience of visitors.
During Expo 2030, Riyadh expects 40 million visitors, with major pavilions near metro stations. Similarly, for FIFA World Cup 2034, previous world cups saw up to 60 percent of match attendees using public transit, suggesting Riyadh’s metro will be critical for fan mobility.
The commercial property will also experience a shift, as improved accessibility allows companies to expand beyond traditionally sought-after districts. According to Savills Riyadh office market report, Grade A office space occupancy rates have reached 98 percent, reflecting a supply-demand imbalance. High demand has driven prime rental values up by 10 percent year on year, with certain areas seeing even sharper increases (Zone A: +21 percent; Zone B: +14 percent). The metro’s introduction will help decentralize commercial demand, making emerging business districts more attractive and accessible.
Sustainability is another key consideration. The Riyadh Metro is expected to reduce congestion, ease reliance on private vehicles and promote environmentally-conscious urban planning. This will encourage green infrastructure, energy-efficient buildings and smart city integration.
For investors, the metro’s arrival presents an opportunity to capitalize on Riyadh’s evolving real estate market. Properties in well-connected areas are likely to see higher rental yields and greater long-term value appreciation. Developers will increasingly focus on mixed-use, pedestrian-friendly developments that align with modern urban living preferences.
As Riyadh undergoes rapid transformation, the metro will be central to economic diversification and urban expansion. With all lines now operational and a newly-announced Diriyah-Qiddiya connection set to link two of the city’s most ambitious developments, its long-term impact on real estate will continue to grow, creating new investment and development corridors across the city.
At Savills Middle East, we are closely monitoring these shifts and advising investors and developers on the best strategies to navigate this dynamic market. The Riyadh Metro is more than just a transport project; it is a pivotal step towards a smarter, more connected and globally competitive city.
• Ramzi Darwish is head of Saudi Arabia, Savills Middle East.
