KSA White Land & Vacant Property Tax Calculator
Royal Decree M/244 (2025) turned the flat 2.5% White Land Fee into a tiered annual tax of up to 10% of land value, assessed by urban-priority zone. The first invoices reached more than 60,000 Riyadh landowners in January 2026, each opening a 60-day objection window and a one-year pay-or-develop period. This calculator computes your annual bill from your plot, tier and land value, applies the 5,000 m² aggregation threshold, counts down both deadlines, projects the cumulative cost of holding undeveloped land, and compares it against your development budget.
Your White Land Tax
Enter your plot area, land value and tier to see the annual bill, the deadlines and the develop-vs-pay comparison.
Your land is subject to the White Land Tax.
Not subject: your holdings in this city are below the 5,000 m² threshold.
Not subject: Tier 5 zones are outside the taxable scope — but this area still counts toward the 5,000 m² aggregation of your other plots.
Complete development within one year of the invoice and the tax paid for that period is refunded (White Land Tax Implementing Regulations, Aug 2025).
Estimate only: the vacant real estate fee applies once its implementing regulations are published. The amended law caps it at 5% of property value.
- Annual Tax Bill
- 0
Indicative figures per Royal Decree M/244 (2025) and the White Land Tax Implementing Regulations (Official Gazette, 22 Aug 2025). Official land values are set by licensed appraisers and tiers by ministerial zone designation. Verify your invoice, zone and deadlines on the Balady/MOMAH portal before paying or objecting.
About the KSA White Land & Vacant Property Tax
Saudi Arabia introduced the White Land Fee in 2016 at a flat 2.5% of land value to push undeveloped urban plots into the housing supply. Royal Decree M/244, approved with Council of Ministers Resolution 758 in May 2025, overhauled the regime: the law is now the "White Land and Vacant Real Estate Tax Law", and the annual charge is tiered by urban development priority — 10% in the highest-priority zones (Tier 1), 7.5% (Tier 2), 5% (Tier 3) and 2.5% (Tier 4), with Tier 5 zones outside the taxable scope. The White Land Tax Implementing Regulations were published in the Official Gazette on 22 August 2025.
The tax applies to undeveloped land suitable for construction within designated urban boundaries when the plot — or the owner's aggregated holdings within the same city limits — totals at least 5,000 m². Aggregation is the detail most owners miss: four separate 1,500 m² plots in the same city cross the threshold together, even though none does individually. Land value is assessed by licensed appraisers using market comparables, and each city's zones and tiers are designated by ministerial decision.
Enforcement began in earnest in January 2026, when more than 60,000 landowners in Riyadh received the first invoices of the new cycle. Each invoice opens a 60-day objection window before designated committees and a one-year period to either pay or complete development — and development is the escape valve: finishing construction within that period suspends the tax and refunds amounts already paid for it. Selling before completing development requires settling the tax before ownership transfers. Non-compliance penalties can reach double the fee.
The same decree extended the regime to vacant built real estate — habitable residential or commercial buildings left unused — at a fee capped at 5% of the property value, which a ministerial committee may propose raising to 10%. Its implementing regulations are still pending, so this calculator ships that module as a clearly-labelled cap estimate. For owners, the decision the numbers force is simple to state and expensive to ignore: pay the tier rate every year, object within 60 days if the assessment is wrong, or develop and reclaim the money.