Where you locate in Saudi Arabia decides more than rent. It sets your landlord and regulator, your access to feedstock, ports and rail, the tax you pay, whether your goods count as made in the Kingdom, and how much of the project the state will finance. The map below shows every major zone; the rest of this guide explains how the system fits together.
57 locations
- RiyadhMajor cityCapital and base for 700+ regional headquarters; home to the Expo 2030 site, two special zones and the Kingdom’s main dry port.
- JeddahMajor cityRed Sea commercial gateway with Jeddah Islamic Port; a host city for the 2034 World Cup.
- Dammam / KhobarMajor cityEastern Province energy hub and Aramco base, with King Abdulaziz Port and hyperscale cloud regions.
- NEOM (Oxagon)Giga-projectRe-scoped: the Oxagon port and industrial city is the priority, with its container terminal opening in phases from 2026; The Line is paused until after 2030.
- The Red SeaGiga-projectRed Sea Global’s resort destination, open and expanding; AMAALA opened in 2026.
- AlUlaGiga-projectHeritage tourism destination around Hegra, a UNESCO World Heritage Site.
- QiddiyaGiga-projectEntertainment city near Riyadh; Six Flags opened in December 2025.
- DiriyahGiga-projectHeritage and mixed-use giga-project in Riyadh, still awarding work: SAR 4.9bn of contracts in the first half of 2026.
- Jubail Industrial CityRoyal Commission cityRoyal Commission city of about 1,016 km² and one of the world’s largest petrochemical complexes; SABIC and Aramco anchor it, with its own ports and utilities.
- Yanbu Industrial CityRoyal Commission cityRoyal Commission city of about 606 km² on the Red Sea; refining and petrochemicals at the end of the East–West pipeline, with a dedicated port.
- Ras Al-Khair Industrial CityRoyal Commission cityRoyal Commission city for minerals and maritime industries: Ma’aden’s aluminium and phosphate complexes and the IMI shipyard.
- Jazan City for Primary and Downstream IndustriesRoyal Commission cityRoyal Commission city with its own port and a 400,000 b/d Aramco refinery; heavy industry, metals and food processing.
- King Abdullah Economic City SEZSpecial economic zoneSpecial economic zone with 5% corporate tax for up to 20 years; anchors the automotive cluster (Lucid, Ceer, Hyundai) beside King Abdullah Port.
- Jazan SEZSpecial economic zoneSpecial economic zone focused on food processing, metals and logistics, with the same 5% tax package for up to 20 years.
- Ras Al-Khair SEZSpecial economic zoneSpecial economic zone for shipbuilding, offshore and maritime industries, inside the Royal Commission city.
- Cloud Computing SEZSpecial economic zoneA special zone hosted at KACST in Riyadh that lets cloud providers operate data centres across the Kingdom under one regime.
- Special Integrated Logistics ZoneSpecial economic zoneBonded logistics zone at King Khalid International Airport: 0% corporate tax for up to 50 years, the longest incentive in the Kingdom.
- Knowledge Economic CityEconomic cityMixed-use economic city in Madinah focused on knowledge industries, hospitality and services for visitors.
- Prince Abdulaziz bin Mousaed Economic CityEconomic cityEconomic city in Ha’il planned around logistics, agribusiness and light manufacturing on the north–south corridor.
- SPARKEnergy or mining hubKing Salman Energy Park: a 50 km² energy-industry park near Abqaiq developed by Aramco, with a dry port and logistics zone.
- Wa’ad Al-ShamalEnergy or mining hubPhosphate mining and processing city in the far north; Ma’aden’s third phosphate project is under way.
- King Abdullah PortPort or logistics hubPrivately developed deep-water container port at KAEC, serving the automotive cluster and Red Sea transshipment.
- Jeddah Islamic PortPort or logistics hubThe Kingdom’s busiest port and its main Red Sea gateway, with growing transshipment volumes.
- King Abdulaziz PortPort or logistics hubMain container port on the Gulf coast, linked by rail to Riyadh Dry Port.
- Riyadh Dry PortPort or logistics hubInland container terminal linked by rail to Dammam; the main customs gateway for central Saudi Arabia.
- Riyadh 1st Industrial CityMODON industrial cityMODON’s original Riyadh site, dating from the 1970s; fully built out, with food, plastics and general manufacturing.
- Riyadh 2nd Industrial CityMODON industrial cityThe capital’s largest mature industrial city: metals, building materials, packaging and food.
- Riyadh 3rd Industrial CityMODON industrial cityNewer MODON city south-east of the capital with serviced plots for light manufacturing and logistics.
- Sudair City for Industry and BusinessMODON industrial cityOne of MODON’s largest cities, on the Riyadh–Qassim highway and the North–South railway; land for large plants in food, building materials and pharmaceuticals.
- Al-Kharj Industrial CityMODON industrial citySouth of Riyadh, at the heart of the Kingdom’s dairy and food-processing cluster.
- Dhurma Industrial CityMODON industrial citySmaller MODON city west of Riyadh for general manufacturing.
- Shaqra Industrial CityMODON industrial cityRegional MODON city north-west of Riyadh for light manufacturing and food.
- Al-Zulfi Industrial CityMODON industrial cityRegional MODON city in the north of Riyadh Province for light manufacturing.
- Dammam 1st Industrial CityMODON industrial cityEstablished in the 1970s beside King Abdulaziz Port and the rail line; metals, plastics and food.
- Dammam 2nd Industrial CityMODON industrial cityThe Eastern Province’s main general industrial city, between Dammam and the oil-services corridor.
- Dammam 3rd Industrial CityMODON industrial cityThe newest Dammam city, on the highway to Riyadh, with land for larger plants.
- Al-Ahsa 1st Industrial CityMODON industrial cityNear Hofuf; food and date processing and light manufacturing for the Al-Ahsa oasis.
- Al-Ahsa 2nd Industrial CityMODON industrial cityNewer city on the Salwa road toward Qatar and the UAE, suited to logistics and export manufacturing.
- Hafr Al-Batin Industrial CityMODON industrial cityServes the north-east and the trade corridor to Kuwait and Iraq.
- Jeddah 1st Industrial CityMODON industrial cityJeddah’s original industrial city, close to Jeddah Islamic Port; food, consumer goods and general manufacturing.
- Jeddah 2nd Industrial CityMODON industrial citySouth of Jeddah on the coastal road; plastics, packaging and building materials.
- Jeddah 3rd Industrial CityMODON industrial cityNewer city beside the second, with serviced land for light manufacturing and logistics.
- Makkah Industrial CityMODON industrial cityServes the Holy City’s year-round demand for food and consumer goods.
- Taif Industrial CityMODON industrial cityHighland city with food processing, furniture and light industry.
- Rabigh Industrial CityMODON industrial cityBeside the Petro Rabigh refining and petrochemical complex; downstream plastics and conversion.
- Madinah Industrial CityMODON industrial cityFood, consumer goods and light manufacturing for Madinah and its visitors.
- Yanbu Industrial City (MODON)MODON industrial cityMODON’s light-industry city, separate from the much larger Royal Commission city next door.
- Qassim 1st Industrial CityMODON industrial cityNear Buraidah; food processing and agribusiness in the Kingdom’s farming heartland.
- Qassim 2nd Industrial CityMODON industrial cityExpansion city for Qassim with serviced plots for light manufacturing.
- Ha’il Industrial CityMODON industrial cityAgribusiness and light manufacturing; Ha’il is one of the promising regions where SIDF can finance up to 75% of a project.
- Tabuk Industrial CityMODON industrial cityNorth-western hub for food and light manufacturing, the nearest MODON city to NEOM.
- Al-Jouf Industrial CityMODON industrial cityNear Sakaka; olive, grain and food processing, close to large solar projects.
- Arar Industrial CityMODON industrial cityNorthern Borders city near the Iraq crossing, serving cross-border trade.
- Asir Industrial CityMODON industrial cityAt Khamis Mushait; light manufacturing and food for the southern highlands.
- Jazan Industrial City (MODON)MODON industrial cityMODON’s light-industry city in Jazan, separate from the Royal Commission city to the north.
- Najran Industrial CityMODON industrial citySouthern border region; general manufacturing, in a promising region for SIDF finance.
- Al-Baha Industrial CityMODON industrial cityThe smallest regional city, for light manufacturing and food, in a promising region for SIDF finance.
Locations are approximate; smaller industrial cities are placed at their host city. Status as of September 2026. Sources: MODON, Royal Commission for Jubail and Yanbu, Economic Cities and Special Zones Authority, developers.
Four landlords, four rulebooks
| Authority | What it runs | Best suited to | What stands out |
|---|---|---|---|
| MODON | About 36 industrial cities in every region, plus women-focused “Oasis” parks | Light and medium manufacturing, food, building materials, SMEs | Low published land rents, ready-built factories, nationwide coverage |
| Royal Commission for Jubail and Yanbu | Jubail, Yanbu, Ras Al-Khair and Jazan (JCPDI) | Petrochemicals, refining, metals, minerals and heavy industry | Feedstock, dedicated ports and its own utilities and municipal services |
| Economic Cities and Special Zones Authority | Special economic zones and the economic cities | Export manufacturing, automotive, logistics, cloud | 5% corporate tax for up to 20 years; 0% for up to 50 years in the logistics zone |
| PIF companies and Aramco | NEOM Oxagon, SPARK and other project-specific hubs | Suppliers to a specific anchor or ecosystem | Bespoke terms and proximity to one very large buyer |
MODON: the workhorse
The Saudi Authority for Industrial Cities and Technology Zones (MODON) is the default landlord for most manufacturers. Its cities range from fully built-out sites inside Riyadh, Jeddah and Dammam to large new tracts such as Sudair, on the North–South railway. The national factory count reached 13,660 in April 2026, and most of that base sits on MODON land.
- Ready-built factory units let a manufacturer start production in weeks rather than wait for construction.
- Land is leased, not sold, at published rates that are among the lowest in the region; rates differ by city and plot, so check MODON’s current rate card.
- Mature cities in the big three metros have little vacant land; newer cities (Riyadh 3rd, Dammam 3rd, Jeddah 3rd, Sudair) are where large plots are available.
- Cities in the promising regions (Ha’il, Jazan, Najran, Al-Baha, Al-Jouf, Northern Borders and others) pair with higher SIDF loan ceilings.
Royal Commission cities: heavy industry at scale
Jubail (about 1,016 km²) and Yanbu (about 606 km²) were built from the 1970s as integrated industrial cities, with their own ports, utilities, housing and municipal services. Ras Al-Khair added minerals and shipbuilding; Jazan City for Primary and Downstream Industries added a southern pole around an Aramco refinery. If your process needs gas, feedstock, bulk berths or heavy utilities, this is the system to look at first.
Special economic zones: what the incentives really are
Four zones were launched in April 2023, and their implementing regulations took effect on 16 April 2026. Companies must be established in the zone as Saudi limited liability companies and meet economic-substance rules that apply from August 2026.
| Zone | Focus | Headline incentives |
|---|---|---|
| King Abdullah Economic City | Automotive, consumer goods, pharma, logistics | 5% corporate income tax for up to 20 years on qualifying activities; 0% withholding tax; customs duty suspended inside the zone |
| Jazan | Food processing, metals, logistics | Same package |
| Ras Al-Khair | Shipbuilding, offshore, maritime | Same package |
| Cloud Computing (KACST, Riyadh) | Cloud and data centres | Special licensing regime; confirm the tax treatment for your activity |
| Special Integrated Logistics Zone (Riyadh airport) | Bonded logistics, assembly, distribution | 0% corporate income tax for up to 50 years; customs and VAT suspension |
Sources: Economic Cities and Special Zones Authority; ZATCA guidance (2023–2026); EY tax alerts (2026).
Economic cities and specialised hubs
- King Abdullah Economic City hosts the automotive cluster: Lucid is assembling, and Ceer and Hyundai are building plants, beside King Abdullah Port.
- SPARK, near Abqaiq, is Aramco’s 50 km² park for energy-sector suppliers, with a dry port and a logistics zone.
- Wa’ad Al-Shamal in the far north is a phosphate city built around Ma’aden and its partners.
- NEOM’s Oxagon has been re-scoped around its port and industrial city; the container terminal opens in phases from 2026.
- Sudair, on the Riyadh–Qassim highway, is where MODON offers the largest tracts near the capital.
How to choose a location
- 01
Start from the buyer
Government and state-owned buyers score local content; a mainland factory counts, and proximity to the anchor (Aramco in the east, giga-projects in the west and centre) cuts cost and lead time.
- 02
Follow the inputs
Feedstock and heavy utilities point to the Royal Commission cities; imported components point to a port city or the rail corridor to Riyadh.
- 03
Decide mainland or zone
Export and regional distribution favour a special economic zone. Domestic sales, local-content scores and GCC origin favour the mainland.
- 04
Price the finance
SIDF lends up to 50% of project cost in the main cities and up to 75% in promising regions, which can outweigh a better address.
- 05
Check the workforce
Saudization quotas apply by profession and sector; zones can have adjusted requirements, set jointly by the zones authority and the labour ministry.
- 06
Confirm land and utilities on the ground
Availability of serviced plots, power and gas allocations differ city by city and change quickly. We verify before you commit.
Common questions
Can a foreign company lease land in a MODON industrial city?
Yes. A foreign-owned company with an industrial licence can lease land or a ready-built factory from MODON. Land is leased rather than sold.
Is a special economic zone always better for tax?
No. The 5% rate applies to qualifying activities and comes with substance requirements, and goods sold into the Saudi mainland pay duty and VAT on entry. For domestic sales and local-content scoring, the mainland can be more valuable.
Which zone has the longest incentives?
The Special Integrated Logistics Zone at Riyadh’s airport offers 0% corporate income tax for up to 50 years. The other zones offer 5% for up to 20 years.
Where is land still available near Riyadh?
The older Riyadh cities are largely full. Larger serviced plots are found in Riyadh 3rd Industrial City, Al-Kharj and Sudair. Availability changes, so we confirm on the ground.
Sources
- MODON, industrial cities
- Royal Commission for Jubail and Yanbu
- Economic Cities and Special Zones Authority, special economic zones
- EY, implementing regulations for special economic zones (2026)
- EY, economic substance requirements for special economic zones (2026)
- KPMG, Saudi national rules of origin (2021)
- SIDF, financing incentives
- Arab News, industrial facilities reach 13,660 (September 2026)
Figures reflect the latest published data at the date shown. This briefing is general information, not legal, tax or investment advice.