The first question anyone planning a build asks is how much the villa will cost. The honest answer is that area alone does not tell you; cost comes from a set of factors that start with the soil under the plot and end with the door handles. We will not give you a figure here, because any general figure would mislead you about your own project. Instead, this guide explains what actually drives the cost, which items tend to be left out of quotations, and how to compare contractors fairly.
Why a per-square-metre rate is not enough
Owners often ask for a rate per square metre. It is an understandable question, but it hides more than it shows. Two villas of the same size can differ widely in cost if one needs special foundations, has a basement, stone facades or high-end finishes. A per-metre rate also lumps structure and finishing together, so you cannot see what you are paying for.
A useful quotation is itemised with quantities. It shows where the money goes and lets you decide where to save and where not to.
The factors that drive construction cost
Built area and number of floors
Area is the natural starting point, but layout matters too. Two floors plus a roof annex is a different job from the same area on one floor, because foundations, roof, stairs and columns all change. A basement adds excavation, retaining walls and waterproofing, and is one of the heaviest items in any budget.
Soil and foundation type
You cannot see what is under the ground, but it can change the cost a great deal. The soil report sets the bearing capacity and founding level, and therefore the foundation type: isolated footings, combined footings or a raft. Rock excavation, replacing weak soil, or groundwater all push cost up. More on our Foundations & Footings page.
Design complexity
A simple, regular design is easier to build and wastes less. Many projections, long spans without columns, multiple slab levels and curved forms need more formwork, more steel and more time. That does not mean giving up a design you love, only knowing the effect of each decision.
Slab and structural system
Hollow-block slabs (concrete ribs with block or polystyrene infill) are common in Riyadh because they are lighter and insulate better; solid slabs are used where the engineer specifies. Each affects concrete and steel quantities and build speed. The structural engineer decides the system, not the contractor or owner alone.
Materials and specification
Block type (standard or insulated), thermal and waterproofing systems, concrete grade per the drawings, and steel quantities all affect cost. Specification differences do not show in photos, but they show in your electricity bills and in the life of the building.
Finishing level
Usually the factor with the widest range. Tiles and marble, doors, sanitary ware, kitchens, lighting, gypsum ceilings and paint can each be economy, mid-range or premium. A contract that says "full finishing" without a specification schedule cannot be compared with anything.
External works
Boundary walls, gates, underground and roof tanks, septic tank or sewer connection, landscaping and parking. These are often missed in first estimates and appear at the end of the project.
Site access
A plot on a narrow street or hemmed in by existing buildings can make access for equipment, concrete pumps and material storage harder, which affects time and cost.
Contract type and scope
Skeleton-only is not the same as turnkey, and materials-and-labour is not the same as labour-only. Always compare like with like; see skeleton vs turnkey.
Time and material prices
Steel, concrete and finishing material prices move with the market, and a longer project is more exposed to that. Ask how long the quotation is valid and how material price changes are handled, if the contract covers it.
Summary table
| Factor | Effect on cost | When it is decided |
|---|---|---|
| Area, floors and basement | High | Design stage |
| Soil and foundation type | Medium to high | After the soil report |
| Design complexity | Medium | Design stage |
| Slab system | Medium | Structural drawings |
| Materials and insulation | Medium | Before contract |
| Finishing level | High | Before contract, in the specification schedule |
| External works | Medium | Before contract |
| Site access | Low to medium | At the site visit |
| Changes during construction | Can be high | Best avoided |
Items often left out: ask about them
- Rock excavation or digging deeper than expected.
- Extra fill or replacing unsuitable soil.
- Temporary water and power on site.
- Debris removal and site cleaning.
- Concrete testing and inspections the engineer requires.
- Roof and wet-area waterproofing, and thermal insulation.
- VAT: is it included or not?
- Boundary walls and tanks, if not listed.
A missing item is not free; it simply gets requested later.
How to compare quotations fairly
- Give every contractor the same drawings and specification schedule.
- Put the proposals side by side, item by item, and mark anything missing or vague.
- Compare specifications, not headings: "block" alone says nothing about type or thickness.
- Check the schedule; an unrealistic timeline can mean rushing at the expense of quality.
- Review the payment schedule; it should follow completed, inspectable stages.
- Ask how variations are priced and whether they are approved in writing first.
- Verify the contractor too, as explained in how to choose a licensed contractor in Riyadh.
The lowest quotation is not always the best value. It may be lower because it is incomplete, because the specification is lower, or because the difference will be recovered through variations.
Saving without cutting quality
- Decide early. Changing a drawing costs almost nothing; changing concrete means breaking and redoing.
- Simplify the form, not the structure. Fewer projections save money; less steel or insulation does not.
- Use standard sizes for doors, windows and tiles to cut waste.
- Never economise on hidden work: waterproofing, the moisture barrier under foundations, reinforcement and concrete curing are far harder to fix later.
- Tie payments to progress so you never pay for work not yet done.
How Marafi prepares a quotation
We do not quote a general per-metre rate, because we do not know your project until we have seen it. We visit and inspect the site, review the approved drawings, agree the finishing level, and then provide a transparent itemised quotation by quantity and stage that states what is included and what is not. On site we deliver what was written: approved termite treatment, polyethylene moisture barrier, blinding concrete, precise footings, column formwork checked for plumb before and after the pour, and strict adherence to the drawings, schedule and safety standards. See Villa Construction, Structural Skeleton Works and our stages on How we build.
Key takeaways
- Cost is set by many factors, not area alone.
- Soil, design and finishing level weigh the most.
- Ask for an itemised quotation, not a per-metre rate.
- Ask about exclusions, VAT and how long the quotation is valid.
- Compare proposals with the same scope and specification.
- Save on form, never on hidden work.
Want an accurate cost for your own villa? Contact us to arrange a site visit and drawing review, and we will send an itemised quotation by stage.
Frequently asked questions
What decides the cost of building a villa in Riyadh?
Mainly the built area and number of floors, design complexity, soil conditions and foundation type, the slab system, the finishing level, external works, and the type and scope of the contract.
Why do quotations for the same drawings differ so much?
Usually because the scope or specification differs, or because some proposals leave items out without saying so. Put all proposals into one table with the same items before comparing.
How do I get an accurate cost for my villa?
Through a site visit, a review of the approved drawings and an agreed finishing level, followed by an itemised proposal with quantities and stages rather than a generic per-metre estimate.
How can I save without lowering quality?
Settle the design and specification before work starts, avoid changes during construction, simplify the form where you can, and never economise on hidden items such as waterproofing and reinforcement.
