Many families hold inherited property in Saudi Arabia that is still in the name of a parent or grandparent. The heirs share it, nobody has divided it, and the deed may be decades old. As the Real Estate Registry announces first registration district by district, that family home or plot of land needs attention within a fixed window. This guide covers the heirs’ deed, each property deed, one coordinator, white land fees and common mistakes.
This is general guidance, not legal advice. Every estate is different, and procedures change. The official references are the Real Estate Registry platform, the Najiz portal and the customer care line 199002.
Why registration matters for inherited property in Saudi Arabia
The Law of Real Estate Registration lists inheritance among the dispositions recorded in the real estate register (Article 13). Article 15 asks the relevant agencies to notify the register when a property owner dies and to provide an official list of heirs.
Three facts set the pace:
- Each announcement has an end date. A recent batch of 84,177 parcels in Makkah, Qassim, Riyadh and Madinah closes before the end of Thursday, 21 January 2027 (Okaz).
- The fine has a ceiling. Article 35 sets a fine of not more than SAR 100,000, and REGA says penalties are determined by a committee that reviews violations (REGA).
- Registration stays open after the window. REGA has confirmed that applications remain open in all announced areas even after the period expires (same source). The penalty risk, however, remains.
For the full picture on dates and penalties, see the Saudi real estate registration deadline.
Step 1: Map the estate
A written list of every property in the estate helps: city, district, plan and plot number, deed type and deed number. Estates often span several cities, and each batch has its own deadline.
Two official tools help here:
- Announced areas. The Real Estate Registry lists announced real estate areas on rer.sa, and owners can ask about registration steps on 199002 (Okaz).
- Decedent’s properties. REGA offers a service to verify an ownership registration deed and a decedent’s properties. Heirs enter the heirs’ deed number and see the ownership registration deed and property record (REGA). This covers properties already in the register.
Read each announcement in full. Some batches cover only part of a district, for example parts of Umm Al-Rasf and Al-Qurahin in Taif (Okaz). In that case the district name alone does not settle it, and the plan and plot number matter.
Step 2: The heirs’ deed
The heirs’ deed (sakk hasr al-warathah, now issued electronically as an “heirs document”) identifies the heirs.
Every heir needs a valid ID
The Ministry of Justice has said that the heirs’ deed cannot be issued if any heir’s ID has expired, and that valid IDs are required for all heirs (Okaz). A short message in the family group asking everyone for their ID expiry date is often the most useful first step. It is an easy detail to miss, and nobody is at fault for missing it.
Old paper heirs’ deeds
The ministry also said a paper heirs’ deed does not need updating (same source). If the family prefers an electronic copy, the ministry’s “request to digitize an heirs document” service issues a new electronic document with a new number for paper deeds issued by a court. It requires a Najiz account and clear photos of the front and back of the deed (Ministry of Justice, Arabic).
If an heir passes away later
The earlier heirs’ deed does not need to be amended. A Najiz service for documenting the heirs of a deceased heir issues an official heirs document once the request is approved (Okaz).
Step 3: Check each property deed
The state of each deed decides the route.
| Deed status | Usual next step |
|---|---|
| Electronic deed | Apply for first registration on rer.sa. |
| Paper deed, still valid | Request digitization through the Ministry of Justice, then register. |
| Lost paper deed | Use the “lost document update” request type. |
| Pending request on Ehkam | Use the Registry’s paper submission with the Ehkam request number. |
| Under dispute | Ask the Registry on 199002 and a licensed lawyer before acting. |
Digitizing a paper deed. The ministry’s service converts a written or missing title deed into a digital one without visiting a notary. Its conditions include a valid deed, a deed not previously registered, and property details (city, district, plot and plan number) that match the deed. Attachments include scans of the deed, front and back, and a survey decision or real estate ID (Ministry of Justice).
The paper submission. The Registry launched a “paper submission” service for owners who have not met the registration requirements. They attach the deed and either the Ministry of Justice digitization request number or the request number on the Ehkam platform. According to the Registry, applying exempts the owner from the violation regardless of the request’s status (Okaz). The owner still needs to follow the request until the ownership registration deed is issued (Okaz). Ehkam is a platform launched in December 2020 for requests to prove property ownership and to amend deeds (Okaz).
We did not find a detailed official guide for every case of a property still in a deceased owner’s name. Asking the Registry on 199002 before starting is the safest path.
Step 4: One coordinator, clear tasks
Several heirs means several opinions and calendars. It is usually easier to agree on one person who follows the file, whether one of the heirs or an agent acting for them. It does not have to be the eldest. The best choice is often whoever knows the procedures or has the time.
- Power of attorney. Electronic powers of attorney are issued through Najiz. In 2021 the ministry said a power of attorney issued online is valid for one year, and one issued by a notary for five years (Okaz). Check the current validity and scope before relying on it.
- Dividing by consent. REGA describes a consensual division as one where all heirs, or their agents, submit a division request with the heirs’ deed through the real estate registrar (REGA). Division is a family decision with its own timing. Registration has a deadline.
Writing a name and a date next to each item in the checklist below turns it into a shared task list.
White land fees on inherited land
If the estate includes white land in a fee zone, the Ministry of Municipalities and Housing sets out the main rules (MoMaH):
- Shared ownership: each owner pays the fee according to the percentage of white land they own.
- Size threshold: fees apply to owners whose land, or total land, exceeds 5,000 square metres in the announced Riyadh zones.
- Rates in Riyadh: 10%, 7.5%, 5% and 2.5% of land value, by zone priority.
- Objection: within 60 days of being notified of the invoice decision.
- Payment: within one calendar year.
How the size threshold applies to each heir’s share was not clear in the sources we found, so it is worth confirming with the ministry. More detail is in white land tax in Saudi Arabia.
Checklist for heirs
- Every heir’s ID is valid, with expiry dates written down.
- One coordinator agreed, with a valid power of attorney if needed.
- A list of all estate properties: city, district, deed type and number.
- Heirs’ deed or electronic heirs document ready.
- Each property deed checked: electronic, paper, lost, Ehkam or disputed.
- Digitization request number or Ehkam request number kept for paper deeds.
- Each district checked against announced areas, including “part of a district” wording.
- End date written down for each property.
- Application submitted on rer.sa, or a paper submission made, and followed to the end.
- White land invoice notification date recorded, with the 60-day objection window in mind.
Common mistakes
- Starting before checking IDs. One expired ID delays the heirs’ deed for everyone.
- Assuming someone else is on it. When no name is attached to a task, each heir waits for another.
- Assuming registration is automatic. The Registry does register some properties without contacting owners, but where deed data is incomplete it contacts the owner to update the deed (Okaz). Not every property is covered automatically.
- Letting a power of attorney lapse. Its expiry date belongs on the same calendar as the deadline.
- Sharing a Nafath login. Official services use Nafath. Nobody else needs your login, and Sakudar never asks for it.
How Sakudar helps
Sakudar is an independent subscription app. A family adds its properties once, with city, district, deed type and each share. Our team reads the official registration and white land fee announcements every day and matches them against your districts. When one matches, you get an alert by WhatsApp, in the app and by email.
Each alert carries an honest confidence level: confirmed, or possible when the announcement covers only part of a district. It counts down to the official end date in Hijri and Gregorian, and shows a document checklist for the deed type, including inherited undivided property. The Family & heirs plan adds a shared file with roles (owner, heir, viewer) and tasks with an owner and a due date. It also tracks white land invoices and includes a fee estimate calculator. See the features.
FAQ
Can the heirs’ deed be issued if one heir’s ID has expired?
No. According to the Ministry of Justice, all heirs need valid IDs.
Who pays the white land fee on inherited land?
Each owner pays according to the share of the land they own.
What if the registration window closes before the family is ready?
Registration stays open, but the risk of a fine remains. Owners whose deed is not yet complete can ask the Registry about the paper submission.
Does Sakudar register the property for us?
No. Sakudar alerts you and organises the work. Registration happens on the Real Estate Registry platform.
If your family’s properties are spread across cities, you can try Sakudar free for 14 days, no card needed. Plans are on the pricing page, with VAT included. Sakudar is independent and not a government body, and registration itself happens on the Real Estate Registry platform (rer.sa).