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Introduction4
EY’s role 25
The Kingdom of Saudi Arabia (KSA) solutions. ECs are expected to create job
is currently investing heavily in real opportunities for the private sector, along
estate and infrastructure projects. This is with attractive lifestyles, thus providing a
a part of the Kingdom’s efforts to resolve business-friendly atmosphere.
the housing and employment crisis,
The KSA Government sees ECs as drivers
resulting from a growing population,
of growth, opening up the economy
and economic diversification.
and attracting more foreign and local
The current trend of increased investments. The ECs are expected to
investments in real estate and allow foreign real estate investors to
infrastructure projects would invariably own property. Efficient administration
help the Kingdom build a strong industrial there would ease turnaround time on
base to sustain its economy in the future simple transactions, like visas and custom
as oil reserves shrink. However, the KSA’s documents. ECs would have relaxed social
strong oil reserves and the Government’s rules, improving women’s rights in the
resolute economic development plans cities and promoting a mix of Western and
provide robust support in moving ahead Saudi styles.
with its infrastructure development
The EC projects would bring in modern
projects.
technology, management skills, corporate
The KSA continues to attract attention governance and new industries, making
worldwide despite the global economic the economy less dependent on oil
slowdown and instability in the Middle and gas.
East and North Africa (MENA) region.
Economic cities — opening vistas of
The Kingdom’s position among the top
growth is a thought leadership paper
world oil producers and its ambitious
by the EY Middle East Transaction Real
program of developing four economic
Estate Advisory Services Team, based
cities (ECs) have placed the country
on their experience of carrying out
in the limelight.
market assessments, feasibility studies,
Economic cities are considered a and asset and facilities management
significant step toward the long-standing for Government agencies and private
vision of positioning the Kingdom as a institutions. It offers useful insights of
leading destination for both tourists and the four EC projects in the KSA. Besides
investors on the world map. providing an analysis into the market
drivers and restraints on the current KSA
Each of the ECs will have its own area of
construction market, the paper provides
specialization — being developed around
a snapshot of the EC projects and their
at least one global competitive cluster
objectives, regulatory frameworks and
or industry. They are constructed in
incentives for investors.
compliance with environmental guidelines
using state-of-the-art greenfield
Introduction
The Government of KSA is pursuing investments EC projects are more than giant industrial zones.
and reforms, enabling the oil-rich nation to They are cities that will nurture new businesses
become one of the most competitive economies and residential communities in areas that
in the world, by the beginning of 2020. Through have had limited investment to date. They are
the ECs initiative in Rabigh, Hail, Madinah and expected to translate into employment growth in
Jazan regions, the Government aims to develop the cities; as a result, the ECs are expected to see
vibrant urban areas with a business-friendly positive growth in population, resulting in higher
environment. This would leverage the KSA’s demand for real estate in the ECs.
competitive advantages — low-cost energy and
strategic locations.
600
Manufacturing 526.7 10.0%
8.0%
Electricity, Gas and Water 500
Percentage
5.4%
Construction
US$b
400 6.0%
US$752.5b
Wholesale & Retail Trade,
300
Restaurants & Hotels 4.8%
3.6%
4.0%
2.7%
Transport, Storage 200
5.1%
and Communication 2.0%
100
9.4% Finance, Insurance,
Real Estate
5.4% 10.8%
0 0
1.2% and Business Services 2010 2011 2012 2013e 2014e
Source: Saudi Arabian Monetary Agency (SAMA) Annual Statistics Source: Central Department of Statistics and Information (CDSI).
The non-oil manufacturing growth is expected to remain Key budgetary allocations for 2015, US$b
robust, following a growth of 6.3% and 6.5% in 2013 and 2014,
respectively. Strong construction project activity and rising
Education
domestic demand would sustain strong growth in the non-oil
and manpower
sector. The US$93b King Abdullah Economic City (KAEC), the 42.7
KSA Ministry of Housing’s US$67b 500,000 Houses Program, Health and social
the US$40b Sudair Industrial City, the US$20b Kingdom City affairs
community development, the US$7b Waad El Shammal Mining
Transportation
City, the US$5.3b King Abdullah Medical City, and others are 16.8 and infrastructure
some of the key non-oil construction projects being developed 57.9
in the country. In March 2014, the Council of Ministers Water, agriculture
approved the establishment of the US$530m Saudi Arabian 16.0 and manufacturing
Industrial Investments Company. The company will engage
10.7 Municipality services
in an investment program worth US$2b in the 2015–2020
period, targeting conversion industries that rely on non-oil
manufactured products, including petrochemicals, plastic Source: CDSI, SAMA
and steel.
The KSA’s economy is expected to maintain its growth Key construction projects allocated
momentum in 2015, backed by strong Government spending. • 164 new projects
For 2015, the Government has set budget spending of
• Rehabilitation of 500 school buildings
US$229.3b, focusing on priority investment programs that
• Rehabilitation of 11 sport centers
enhance sustainable and strong economic development and
employment opportunities for Saudi nationals. • Three new universities
• 27 new hospitals and health facilities
The Government generally ends up spending substantially more
than its budget plan, overspending by an annual average of 25% • Funds for 117 hospitals already under construction
in 2004–2013. • 8 medical cities (ongoing construction)
• 16 sports clubs
• 5 centers for individuals with special need
Source: NCB Saudi Budget Report 2015.
Recent trends
The measures that the KSA Government introduced in Q1 2014 • Largest construction market in the
and 2015 and the investor-friendly environment should help Middle East
promote the development of the RHC sector. The introduction Construction • Government focused on improving
of these policies reflects a move towards a more westernized infrastructure, transport and
framework for the real estate sector, which should help promote real estate
the RHC industry as a destination for international investment
on a similar level with neighboring states, such as the UAE,
Qatar and Bahrain.
• ECs are being developed to satisfy the
KSA’s commitment to the RHC sector needs of the growing KSA population
Economic by providing new living space and
• Real Estate Development Fund (REDF) employment opportunities combined
cities
approved US$2.1b in housing loans to build with world-class infrastructure
19,406 housing units
• Economic incentives for investors
• New regulations, introduced in July 2014, have
made it compulsory for all real estate firms to
join the electronic Ijar system
• As part of diversification,
2014 • A new court solely dedicated to tackling real
Saudi Industrial Property Authority
estate disputes.
(MODON) is developing new industrial
• KSA created its first housing committee, Industrial
cities focused on petrochemicals,
grouping its public and private sectors, to cities plastics, metal goods, construction
deal with the construction of nearly 250,000 materials, electrical appliances
houses in Jeddah during the 2015–2025 and more
period
• KSA Government to construct 3,000 new • Largest market for medical equipment
schools and 117 hospitals over the 2015–2020 and healthcare products in the
period Middle East health care
2015 Healthcare • Focused on building additional health
• Ministry of Housing will launch housing projects
on 56 million sqm of land in Jeddah, Taif, care facilities by the construction
Eastern Province, Al Qassim Province and Hail of new hospitals, clinics, medical
education and research facilities
Source: Saudi Gazette, NCB Capital, Global Investment House
Source: SAGIA, MEED, Zawya, BMI Reports
The Kingdom’s Government budget reflects the importance Prince Abdulaziz Bin Moussed
of ongoing growth in the construction sector. Turning to the Economic City
composition of the budget, the provisions for 2015 suggest Hail
continuity across the country’s key strategic areas for spending Knowledge Economic City
and investment: education is allocated 25%, while health care Madinah
Riyadh
and social development receives 19% of spending. Additionally, Rabigh
a general revival in the Saudi economy is likely as demand King Abdullah Economic City
for projects continues to increase further, improving the Saudi Arabia
financial climate. Jazan Economic City
Jazan
The RHC sector in the KSA has great potential for growth
as demand rises for residential, commercial, housing and
institutional construction. The housing segment, in particular, ECs are greenfield developments, which cluster residential
is likely to grow the most as the Saudi population is rising by and commercial buildings, and also feature industrial facilities
2.7% a year.
The ECs will offer a huge range of contracts and potentially
present contractors with more opportunities from port and
industrial infrastructure packages to a full range of residential
and commercial real estate developments.
US$135b 2.7m
1.17m
Project value Employment Housing
(persons) (persons)
• Economic diversification
• Pilot for base economy
• Regional development
ECs’ objectives
• Job creation for nationals
and expected
• Domestic and foreign direct
benefits investments
• Unique lifestyle options
• Innovation
King Abdullah Prince AbdulAziz Bin Mousaed Knowledge Economic Jazan Economic
Description
Economic City (KAEC) Economic City (PABMEC) City (KEC) City (JEC)
Master developer Emaar the Economic Al Mal Investment Company Knowledge Economic Saudi Aramco
City City Company
Contractor Saudi Building Al Dar, Al Arabia Saudi Binladin Group
& Construction Architecture &
Management (SBCM) Construction Company
Limited (Phases 1 and 2),
AlRajhi Holding Group
Consultants LJA Engineering, Saudi KEO International Consultants AECOM, Dar Al-Handasah
Consulting Services (Shair and Partners) SAL,
(infrastructure design), JV of HOK, Inc. — Dubai
Skidmore Owings and and Branch and IBI Group
Merrill (SOM), WATG,
Turner Arabia (PMC)
Timeline 2006–2029 2009–2025 2006–2020 2007–2037
Current status Construction — On hold Construction — execution Construction —
execution (after design execution) execution
Expected 2 0.3 0.15 0.3
population
(million)
Investments 93 8 7 27
(US$b)
Employment 1,000,000 55,000 20,000 100,000
(persons)
Sources: SAGIA, Zawya Projects Monitor (as of 31 December 2014), MEED Projects (as of 31 December 2014)
Focus
• Logistics
• Light and processing industry
• Financial services Rabigh
Key components
• industrial district
• Seaport
• Residential area
• Central business district
• Resorts
• Educational zone
Features of KAEC
The table below describes the key components of the KAEC.
• A fully integrated 48sqkm residential zone, providing housing for all income groups
Residential
• The residential area is planned to include 260,000 apartments and 56,000 villas
area
• Will be divided into smaller residential, commercial and recreational areas
Central business • A 13.5sqkm central business district, featuring high — density living and commercial zone,
district a financial island and a central park
• A 27.0sqkm resorts area that will feature luxury villas, townhouses, seaside resorts and spa,
Resorts shopping centers and other recreational facilities
• The number of hotel rooms and suites are estimated to be 11,000 in more than 70 hotels
Source: SAGIA
Features of PABMEC
The table below describes key components of the PABMEC.
• This area will group a number of services through activities linked to stages of crop growing,
Agro-industrial harvesting and processing
zone • An agricultural research center that aims at increasing output with the help of modern
production plants
• A knowledge center featuring colleges, research centers, vocational and training centers, as well
Knowledge as public and private schools
center
• The education zone will be spread across 10sqkm and is expected to serve nearly 40,000 students
Petrochemical • Petrochemical industries district will included an oil refinery, natural gas processing plant, and
production facilities for producing pharmaceuticals, fibre, rubber, plastics, basic chemicals,
industries district
fertilizers and petrochemical feedstock
• Mining center will include a minerals laboratory; land surveying and geotechnical services firms;
Mining center
mining equipment rental companies; and processing facilities for limestone, kaolin, silica sand
and phosphate.
Source: SAGIA
Focus
• Technological and administrative
Madinah
colleges
• Knowledge- • Islamic civilization studies center
based • Campus for medical studies,
industries biological sciences and health
• Tourism services
• Services • Business center
• Transport
• Lifestyle
• Commercial plaza
• Residential areas
Features of KEC
The table below describes key components of the KEC.
Technological and • Technological and administrative colleges will offer advanced technical study options and
administrative facilities, including scientific research laboratories, IT, software development, automation,
colleges multimedia and business administration
Islamic civilization • Focused on collecting, developing and transmitting the knowledge, values and artwork of Islamic
studies center civilization, as well as finding Islamic solutions to contemporary problems
Campus for
medical studies, • To provide medical services to visitors and residents
biological sciences • Campus for biological sciences will concentrate on fields critical to the KSA, such as vaccine
and health development, crop engineering and biotechnologies for waste and water treatment
services
• A central transportation station will connect the city with Prince Mohammed Bin Abdul Aziz
Transport
International Airport and the city with Makkah, Yanbu, KAEC and Jeddah
Source: SAGIA
• Commercial complexes
• Residential and hospitality facilities
• Theme park (Seera Land)
Lifestyle • King Abdul Aziz Mosque capable of accommodating 10,000 worshippers
• The project will include a shopping mall implemented in two phases. Phase 1 will be 100,000
sqm and will include 300 shops, 4,000 parking lots and a hypermarket. Phase 2 will increase
the retail space to 300,000sqm
• The main plaza in the center of KEC is surrounded by pedestrian walkways, forming a point of
Commercial plaza connection between visitors, workers and residents of Madinah, as well as hotel towers and
residential apartments
• Residential areas including two villa areas, mid-to high-rise residential buildings, serviced
Residential apartments, green spaces and hospitality facilities provided for 30,000 visitors and 150,000
areas residents at a time
Source: SAGIA
• The power plant consists of the main power plant, associated balance-of-plant, electrical
substation and fuel storage facilities
Power plant
• Using a steam cycle technology firing on Arabian crude oil, the power plant will be built with
sufficient capacity to provide for the power needs of the Economic City
• The desalination plant will be capable of providing about 50,000 cubic meters of potable water
Water
per day to cater to the internal requirements of JEC as well as to supply water to the distribution
desalination plant network
• The industrial port will provide an additional terminal on the Red Sea’s coast, becoming one
Industrial port
of the biggest ports in the region
• Aluminum smelter with an annual production capacity of one million metric tons;
Aluminum
this development is a joint venture between MMC Malaysia Group, Saudi Binladin Group
smelter and China Aluminium Company
Refinery • Refinery standards with a production capacity of 250,000–400,000 barrels per day
• Phase 1 of the South Steel Company (SOLB)’s project aims to produce iron billets with an annual
production capacity of one million metric tons
Iron ore complex • The project will also comprise a complex for iron raw trade and a raw iron fabrication factory with
a production capacity of six million tons per year
• An iron plate and fabrication plant with an annual production capacity of two million tons
• A dry anchor will annex the main port for the purpose of repairing and maintenance of ships
Ship building and fishing boats
Source: SAGIA
• Tech-park focused on manufacturing, research and development from a wide range of public
and commercial sources
Tech/agri-tech park
• Agri-tech industry to add value to the regional agricultural industry and to make improvements
in management of livestock and crops
Textile industry • JEC will host a significant artificial textile fiber industry
• Food processing is a main focus in JEC, particularly to provide healthy nutritional food to satisfy
Food processing
the requirements of the KSA
• Development of industries involved in the manufacture of nutraceuticals and health-food products,
Pharmaceutical industry
drawn on agricultural resources in the Jazan region
Source: SAGIA
Following is some additional information on the Jazan Economic City. This information is not available for the other cities referenced in this report.
Source: SAGIA
Supply • Developers faced a shortage of contracting capacity while contractors found it difficult to
shortages source labor and materials during many phases of the ECs project development
• Recent declines in hydrocarbon prices will impact oil revenues and influence the
Oil price Government’s spending plans. According to the NCB Quarterly Review of Contract Awards,
decline the KSA construction sector witnessed a significant drop in value of contracts awarded during
Q3 2014. Contracts worth US$9.14b were awarded; a 77% decline compared with Q3 2013
Project • Delays in awarding projects and challenges developers face while raising funds will hamper
delays deter the progress of the ECs project. Two ECs planned in Tabuk and Eastern Province have yet
investments to make any progress since the launch in 2006
Source: EY analysis
• Started as an agency in 2006 within SAGIA and launched the four ECs
Economic Cities
• In 2010 by a Royal Decree the ECA was spun off from SAGIA as the regulator and
Authority (ECA) supervisor of the ECs
• As described in the Developer Agreements executed between the MD and SAGIA and/or the ECA, the MD of each economic
city will have the power to contract, outsource or license any and all of its duties, powers or responsibilities as permitted by
the Developer Agreement.
• All developers, sub-developers, contractors, sub-contractors, outsource contractors and licensees shall comply with the
master plan.
• SAGIA’s license allows the MD to • Non-GCC/Saudi nationals are • SAGIA has issued a list of some
establish and carry out investment covered by the Foreign Investment business activities prohibited to
projects in the ECs. Law and the Law of Non-Saudis foreign investment. These include
• MD will enter into a master Proprietorship and Investment of manufacturing of military materials,
developer agreement with SAGIA. Real Estate issued by the Royal equipment and explosives, oil
Decree 15 dated 17/4/1421H exploration and production, services
• MD will establish a project company
(Foreign R/E Ownership Law). related to security, real estate
(PC) to undertake the development
• GCC nationals are covered by the brokerage and land transportation
of the ECs.
GCC Nationals Royal Decree No. 4 services (excluding trains).
• The PC will be required to offer 30%
dated 12/7/1415/H and Executive
of its issued share capital to retail
Rules (GCC R/E Ownership Law).
investors.
• For KAEC and PABMEC projects: the MD acquires land • 100% foreign land — ownership is allowed in the ECs,
for the EC; the MD will then transfer the title to the land except for KEC in Al Madinah Al Munawara.
that will then transfer to the PC. The PC will transfer the
land to investors under a long-term lease or develop the
land for sale to third parties or retain ownership of the
land and manage the developed property or enter into
strategic partnerships, alliances or joint ventures for the
development of components of the EC.
• For KEC and JEC, the land remains under the ownership
of SAGIA and is managed by MD (under Royal Decree
number M/15 dated 11/03/1424 (H.) corresponding to
13/05/2003 (G).
“As of 2014, KAEC had attracted more than 70 leading local and international companies, which will use the Industrial Valley
as their base of operations.”
“Many companies have chosen to invest in KAEC because of its world class service facilities, highly developed infrastructure
and the strategic advantages of its location.”
“The direct link between the Industrial Valley and King Abdullah Port in KAEC makes it an important logistical hub and an
access point to reach 250 million consumers in the Middle East and North Africa.”
“King Abdullah Port in the KAEC has the potential to become a global logistics hub, handling trade for the entire region.
The port has a capacity for 1.3 million containers in operation and is planning four million in the next two years and seven
million by 2017.”
“The investment market in the KSA is considered to be the most advanced in the region.“
“The country is currently witnessing significant and unprecedented development and the absorptive capacity of the Saudi
economy is huge, while big spending on development projects creates countless investment opportunities. The conditions are
very favorable to encourage the entry of promising investment for the national economy.”
“Jazan Economic City will become a key contributor to the KSA’s economy as current infrastructure and projects development
will provide a solid base for further investments in heavy and secondary industries, petrochemicals, mining and conversion
industries.”
“Saudi Aramco has been entrusted to build Jazan’s strategic infrastructure through the development of a refinery and
terminal, a power plant, a commercial seaport, a water desalination plant, roads and water and sanitary drainage systems,
in addition to connecting electricity.”
“Saudi Arabia’s Economic Cities — Economic Cities Agency SAGIA” , January 2015
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