Airbnb Rules Saudi Arabia: Regulations and Laws for Hosts

Saudi Arabia Airbnb Compliance Checklist

• ☐ Register on the Meras Platform

  • Create a host account through the Meras licensing portal operated by the Ministry of Tourism.

  • Complete identity verification using a valid Saudi national ID or Iqama number before submitting any property details.

• ☐ Obtain a Tourism Activity License

  • Apply for the short-term rental activity license through Meras. The license must be active before any listing goes live on Airbnb or any other platform.

  • Confirm the license category matches the property type, residential apartment, villa, or furnished unit classifications, which are treated differently under Ministry of Tourism requirements.

• ☐ Verify Zoning and HOA Approval

  • Confirm the property's zoning designation permits short-term rental use. Residential zones in some municipalities restrict commercial hosting activity.

  • If the property sits within a gated compound or managed building, obtain written approval from the homeowners' association or building management before listing.

• ☐ Display the License Number on the Listing

  • Add the Ministry of Tourism license number to the Airbnb listing description. Platforms operating under Saudi Airbnb regulation requirements are expected to surface this information to guests.

• ☐ Confirm Guest Eligibility Rules

  • Unmarried mixed-gender groups are not permitted to share a rental unit under Saudi social regulations. Hosts must communicate booking conditions clearly in the listing and enforce them at check-in.

• ☐ Install Required Safety Equipment

  • Fit operational smoke detectors in all sleeping rooms and common areas.

  • Place a fire extinguisher on each floor and confirm emergency exit routes are unobstructed and clearly marked.

• ☐ Collect and Verify Guest ID Documents

  • Record the national ID or passport number for every adult guest before or at check-in. This is a mandatory obligation under Saudi hospitality licensing rules, not an optional best practice.

• ☐ Collect the 15% VAT from Guests

  • Saudi VAT at 15% applies to short-term rental income. Register with the Zakat, Tax and Customs Authority (ZATCA) if annual rental revenue exceeds the mandatory registration threshold.

  • Issue VAT-compliant invoices for each booking if operating as a registered entity.

• ☐ Confirm Municipal Tourism Fee Obligations

1. Regulatory Overview

Short-term rental activity in Saudi Arabia operates under three compliance layers: national tourism law, municipal licensing requirements, and platform-level obligations enforced through registered booking channels.

There is no single city-level ordinance equivalent to what hosts encounter in New York or London. Instead, the framework is set nationally and administered locally through regional tourism offices.

The primary governing statute is the Tourism Law issued under Royal Decree No. M/3, dated Muharram 10, 1421 AH (April 14, 2000), which established the Saudi Commission for Tourism and National Heritage, later restructured as the Saudi Tourism Authority (STA).

Supplementing this, the Short-Term Rental Regulations issued by the Ministry of Tourism in 2021 introduced specific permit requirements for furnished apartment and residential unit rentals below 30 consecutive days.

Under the Saudi Ministry of Tourism definitions, a short-term rental is any residential unit rented for fewer than 30 consecutive days to transient guests. Units rented for 30 days or more fall under standard residential tenancy law and exit this regulatory framework entirely.

The enforcing agency for Airbnb rules in Saudi Arabia is the Ministry of Tourism (MoT), which operates the Morshed platform for host registration and coordinates with municipal authorities (Amanats) on zoning compliance at the property level.

2. Airbnb Permit Requirements Saudi Arabia: Licenses, Approvals, and Registration

Saudi Arabia does not operate a single national STR registration database equivalent to New York's Local Law 18 or Portugal's Alojamento Local system.

Permit requirements instead flow from two overlapping frameworks: the Ministry of Tourism's (MoT) tourism activity licensing rules and municipal-level commercial registration requirements administered by the Ministry of Municipal and Rural Affairs and Housing (MMRAH).

Ministry of Tourism Activity License

Effective January 01, 2021, the MoT requires any operator renting a furnished residential unit to tourists to hold a valid tourism activity license issued through the Balady platform (the national municipal services portal). This applies to all platforms, including Airbnb, Booking.com, and Vrbo.

• Eligible Operators: Saudi nationals and licensed foreign residents operating as individuals or registered entities.

• Application Portal: Balady (balady.gov.sa), under the "Tourism and Hospitality" activity category.

• Commercial Registration: Hosts operating more than one unit must hold an active Commercial Registration (CR) from the Ministry of Commerce before applying.

• Property Classification: The unit must be classified as a furnished apartment or villa under the MoT's accommodation classification framework.

No primary-residence threshold equivalent to the 183-day rule exists under current Saudi regulation. The license obligation applies regardless of how many nights per year the unit is rented.

Municipal Zoning Approval

Don't think you're done after getting the MoT license. It's only half the battle. You'll also need MMRAH zoning approval, which confirms your property's use classification actually permits short-term accommodation.

Residential zones in major cities like Riyadh and Jeddah, especially in designated "family-only" neighborhoods, often restrict any commercial hospitality activity without explicit municipal approval.

Bottom line: you must verify your zoning status through the Balady platform before you even think about listing your place.

Fee structures for both the MoT license and MMRAH approvals are set at the municipal level and vary by city and unit type; hosts should confirm current amounts directly through Balady at the time of application.

3. Property Eligibility and Airbnb Restrictions in Saudi Arabia

Saudi Arabia does not maintain a formal building classification system comparable to New York's Class A/B dwelling categories or a government-published prohibited buildings list.

Property eligibility for short-term rental activity is governed by a combination of Ministry of Tourism licensing conditions, municipal zoning decisions issued by the relevant Amanah (municipal authority), and, for apartments and compounds, the rules set by building owners, homeowners' associations, or compound management.

Residential Properties and Villas

Standalone villas and residential houses are the most straightforward category. The Ministry of Tourism's short-term rental framework, active since the platform's formal re-entry into the Saudi market, requires that the property be registered under a valid tourism accommodation license.

Unlicensed operation is prohibited regardless of property type.

• Ownership verification: The license applicant must demonstrate legal ownership or a notarized lease permitting subletting.

• Zoning compliance: The property must sit within a zone designated for residential or mixed-use activity by the relevant Amanah.

• Occupancy restrictions: Properties may not be listed for groups exceeding the occupancy ceiling stated in the license application.

Apartments and Compound Units

Apartment units face an additional layer of restriction. Building owners and compound management committees hold the authority to prohibit short-term rental activity within their properties. A Ministry of Tourism license does not override a building-level prohibition.

Hosts operating in compounds or multi-unit buildings must obtain written consent from the property owner or management body before applying for a license; the absence of that consent is grounds for license refusal or revocation.

4. Taxes, Fees, and Reporting Requirements for Hosts

Saudi Arabia does not operate a federal income tax on individuals, which removes one compliance layer that most other jurisdictions must manage. The primary tax obligation for short-term rental hosts is Value Added Tax (VAT), administered by the Zakat, Tax and Customs Authority (ZATCA).

VAT on Short-term Rental Income

VAT applies to short-term residential rental income at the standard rate of 15% effective July 1, 2020, under the amended VAT Implementing Regulations issued pursuant to the Royal Decree No.

Long-term residential leases exceeding six months are VAT-exempt under Article 34 of the same regulations, but stays booked through platforms such as Airbnb fall outside that exemption because they are classified as hospitality services, not residential leases.

• VAT Registration Threshold: Hosts whose taxable supplies exceed SAR 375,000 annually must register for VAT with ZATCA. Hosts between SAR 187,500 and SAR 375,000 may register voluntarily.

• Filing Frequency: Registered hosts with annual taxable supplies above SAR 40 million file monthly; all others file quarterly.

• Zakat Obligation: Saudi national hosts who are sole proprietors may also be subject to Zakat at 2.5% on qualifying net assets, assessed annually by ZATCA. Non-Saudi nationals are not subject to Zakat.

Municipal Fees

The Tourism Activity License issued by the Saudi Tourism Authority (STA) carries an annual fee. ZATCA compliance does not substitute for STA license renewal.

Hosts operating commercial furnished apartments are additionally subject to municipality fees set at the local level; Riyadh Municipality, for example, applies a 2.5% fee on gross rental revenue collected through commercial accommodation permits.

Note: ZATCA has expanded its e-invoicing (Fatoorah) mandate in phases. As of January 1, 2023, hosts registered for VAT must issue compliant e-invoices for all taxable transactions, including short-term stays.

5. Tax Obligations

National VAT

Saudi Arabia does not operate a municipal or regional tax system for short-term rentals. All applicable taxes flow from the national level, administered by the Zakat, Tax and Customs Authority (ZATCA).

Total Combined Tax Rate: 20% (where both VAT and the tourism fee apply to a classified STR property). Hosts operating unclassified residential units may face only the 15% VAT obligation, though ZATCA classification determinations are property-specific.

Platform Collection Requirements

Airbnb has collected and remitted VAT on behalf of Saudi-based hosts since January 1, 2023, for bookings processed through its platform. Hosts whose annual taxable revenue exceeds SAR 375,000 (approximately USD 100,000) must register independently with ZATCA regardless of platform remittance. Below that threshold, voluntary registration is available at SAR 187,500.

Tax Filing Requirements

VAT returns are filed quarterly via the ZATCA online portal. Registered hosts must retain invoices and booking records for a minimum of five years under the VAT Implementing Regulations, Article 66. Failure to register when required carries a penalty of SAR 10,000 for a first offense.

The tourism fee's application to private residential STR listings remains an active area of ZATCA guidance; hosts should confirm classification status directly with ZATCA before filing.

6. Safety, Insurance, and Minimum Hosting Standards

Mandatory Safety Equipment

• Smoke Detectors: Operational smoke detectors are required in every sleeping room, corridor, and common area, per the Saudi Civil Defense General Directorate (CDGD) fire safety standards.

• Fire Extinguishers: At minimum one certified dry-powder extinguisher per floor, inspected and tagged within the preceding 12 months.

• Emergency Exits: All exit routes must be unobstructed and clearly marked with illuminated signage compliant with CDGD specifications.

• Carbon Monoxide Detectors: Required in any unit with gas appliances or enclosed parking, per Saudi Building Code (SBC) Part 8 life-safety provisions.

Building Compliance

• Structural Certification: The property must hold a valid occupancy permit issued by the relevant municipal authority (Baladiya).

• Electrical Systems: Wiring and load capacity must meet Saudi Standards, Metrology and Quality Organization (SASO) residential electrical specifications.

• Insurance: No national STR-specific liability insurance mandate exists under current Airbnb rules in Saudi Arabia; however, the Saudi Central Bank (SAMA) recommends property insurance covering third-party guest injury as a baseline condition for commercial hospitality use.

Saudi Arabia does not currently maintain a statutory framework that compels booking platforms to verify host registrations before accepting listings or to submit periodic transaction reports to government authorities.

The Ministry of Tourism's short-term rental requirements under the Tourism Law (Royal Decree M/22, dated April 5, 2021) place compliance obligations on hosts and property owners directly, not on the platforms that distribute their listings.

Airbnb, Vrbo, and Booking.com operate in Saudi Arabia without platform-level mandates equivalent to those found in jurisdictions like New York City or Amsterdam, where platforms face fines for listing unregistered properties.

Enforcement of Airbnb rules in Saudi Arabia authorities have issued runs through the host, not the intermediary.

This may change. The Tourism Authority has signaled interest in digital compliance tools as STR registration volumes grow, but no enacted regulation as of May 26, 2026, imposes verification or reporting duties on platforms. Hosts should not assume platform acceptance of a listing confirms regulatory compliance.

Saudi Arabia does not have a statute that makes advertising a short-term rental illegal before a booking transaction. Permit and licensing requirements govern whether a property may operate, not whether it may be listed or advertised. General consumer-protection standards under the Ministry of

Commerce apply to all commercial advertising, but no STR-specific advertising prohibition exists under current Saudi law. Hosts must ensure any listing accurately reflects the property's licensed status, but no penalty schedule exists for the act of advertising alone.

8. Special Considerations

Furnished Apartment Buildings (serviced Apartment Complexes)

Saudi Arabia's Tourism Authority licensing framework treats purpose-built serviced apartment complexes as a distinct property category.

Buildings operating under a serviced apartment license issued by the Saudi Tourism Authority (STA) must maintain a minimum of 10 units dedicated to short-term rental use.

Individual unit owners within a mixed-use tower who lack a standalone STA license cannot legally list on platforms like Airbnb, regardless of the building's overall classification. The building's commercial license governs the entire structure, not individual unit permissions.

• Common Conflict Points: Building management agreements that prohibit independent subletting; homeowners association (HOA) bylaws restricting non-hotel-licensed operators; municipal zoning overlays that restrict residential towers to long-term tenancy only.

• Consequence of Violation: Fines of up to SAR 100,000 under the Tourism Law and potential delisting from all platforms operating under STA's platform compliance agreements.

Properties in Restricted Zones

Certain districts, including areas within 5 kilometers of the Two Holy Mosques in Mecca and Medina, carry additional restrictions under the Ministry of Hajj and Umrah's official regulatory framework. Short-term rental of private residential units in these zones to non-Muslim guests is prohibited.

Hosting pilgrims during the Hajj and Umrah seasons requires a separate seasonal permit issued by the Ministry of Hajj and Umrah, distinct from any STA license already held.

• Seasonal Permit Conflict: STA licensing does not substitute for the Hajj and Umrah seasonal permit; operating without both during pilgrimage seasons constitutes a separate violation.

• Consequence of Violation: Immediate unit closure and referral to the Public Prosecution under the Hajj and Umrah Regulatory Law.

9. Exemptions

Several property types and rental arrangements fall outside the short-term rental rules that govern standard Airbnb listings in Saudi Arabia.

• Stays of 30 consecutive days or more: Rentals meeting this threshold are treated as residential tenancies under the Ejar framework administered by the Ministry of Municipal and Rural Affairs and Housing, not as tourist accommodation subject to Ministry of Tourism licensing.

• Licensed hotels and hotel apartments: Properties classified and operating under a hotel license issued by the Ministry of Tourism operate under a separate hospitality regime with distinct permit, inspection, and fee structures.

• Government-owned and diplomatic housing: Accommodation provided by Saudi government entities or foreign diplomatic missions is exempt from commercial STR registration requirements.

• Student and employee housing: Dedicated dormitories and employer-provided staff accommodation are governed by Ministry of Human Resources regulations, not tourism licensing rules.

10. Legislative Developments

Saudi Arabia's short-term rental regulatory framework has been actively shaped at the national level rather than through municipal or provincial legislation. No standalone STR-specific bills are currently pending before the Shura Council as of May 2026.

The most recent enacted change affecting Airbnb rules in Saudi Arabia was the Ministry of Tourism's issuance of the unified short-term rental licensing standards under Ministerial Resolution No. 83 of 2023, effective January 1, 2024, which established the national classification and permit requirements that remain in force today.

Regulatory updates in Saudi Arabia originate through ministerial resolutions and executive decisions rather than a legislative drafting process comparable to Western parliamentary systems.

Hosts monitoring changes to Airbnb regulation in Saudi Arabia should track the Ministry of Tourism portal directly, as new requirements are published there before any secondary reporting covers them. No pending reforms have been announced as of the last updated date for this reference.

11. Resources and Contact Information

Government Agencies

Ministry of Tourism (MoT)

• Address: King Fahd Road, Riyadh 12211, Saudi Arabia

• Phone: 920002814

• Website: tourism.gov.sa

• Registration Portal: nusuk.sa (tourism activity licensing)

Saudi Tourism Authority (STA)

• Phone: 920002814

• Website: sta.gov.sa

Zakat, Tax and Customs Authority (ZATCA)

• Phone: 19993

• Website: zatca.gov.sa

• VAT Registration Portal: zatca.gov.sa/en/Pages/VAT.aspx

Filing Complaints

Hosts and guests may report unlicensed short-term rental activity, or Airbnb rules in Saudi Arabia, through the following channels:

• Ministry of Tourism Complaint Line: 920002814 (available during business hours, Sunday through Thursday)

• National Center for Privatization and PPP: complaints submitted via mc.gov.sa

• Unified Government Services Portal: my.gov.sa for general regulatory complaints against unlicensed operators

Disclaimer

Let's be clear: this isn't legal advice. It's a guide. Short-term rental regulations in Saudi Arabia are notoriously complex, and they don't sit still; for example, the government updated the licensing fee structure twice in 2023 alone.

You should absolutely consult with qualified legal counsel and tax professionals to ensure you're 100% compliant with all applicable laws. Because the enforcement space is always evolving, it's your job to stay informed.