Article 21 of the Saudi Expropriation of Real Estate for Public Interest Law
المادة 21 من نظام نزع ملكية العقارات للمصلحة العامة · الباب الرابع: التعويض والإخلاء
If the property's area in the ownership documents differs from its actual area, compensation is assessed on the smaller area, preserving the owner's right to prove ownership of the part not counted.
Official text (Arabic)
This article has not been amended since the law was issued.
إذا اختلفت مساحة العقار المحددة في مستندات إثبات الملكية عن المساحة الفعلية للعقار بحسب وضعه على الطبيعة، يقدَّر التعويض بحسب المساحة الأقل، وذلك دون إخلال بحقوق مالكي العقارات المقرر نزع ملكيتها في إثبات ملكيتهم للجزء الذي لم يدخل في التقدير.
This is the official Arabic wording, the only legally binding version. We do not translate the law itself; the explanation below is ours. Official source: Bureau of Experts at the Council of Ministers
Article 21 explained in plain English
This Article addresses a common problem: a difference in area between what is written in the documents proving ownership (such as the deed) and the actual area of the property on the ground.
The rule: compensation is assessed according to the smaller area of the two, whichever it is:
- If the deed's area is less than the actual area, the owner is compensated for the deed's area.
- If the actual area is less than the deed's, he is compensated for the actual area.
Protection of the owner: this does not prejudice the owner's right to prove his ownership of the part that did not enter into the assessment. The Article does not cancel his right to the difference; it makes the initial compensation at the lesser area and leaves him room to prove ownership of the excess part.
The Article does not explain the procedures the owner follows to prove ownership of the excess part, or the body to which he applies, or how it is compensated after being proven.
Anyone facing this problem would do well to review his ownership documents early, and to consult a lawyer specializing in real estate cases about proving ownership of the excess part.
Practical example
The deed of land owned by Nasser in Buraidah states an area of 900 square meters, while the survey showed its actual area to be 1,000 square meters. Compensation is assessed on 900 square meters, and Nasser keeps the right to prove his ownership of the additional 100 square meters.
Translated from our Arabic explanation with machine assistance. For guidance only; it does not replace advice from a lawyer on your situation.
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Frequently asked questions about Article 21 of the Saudi Expropriation of Real Estate for Public Interest Law
The area of my land on the ground is larger than the deed. For which area am I compensated?
Compensation is assessed according to the smaller area, preserving your right to prove your ownership of the part that did not enter into the assessment.
Do I lose my right to the excess area?
No. The Article provides that assessing compensation on the smaller area does not prejudice the owner's right to prove his ownership of the part that did not enter into the assessment.
More articles on Inventory and Valuation of the Property
- Article 13
The Article regulates entering the property within the project plan to survey its immovable contents with the owners or an alternative committee, preparing the report and referring it to the Authority within 60 days.
1- تتولى الجهة صاحبة المشروع أو الجهة المشرفة -بحسب الأحوال- دخول العقار الواقع ضمن مخطط المشروع بمشاركة مالكي العقارات المقرر نزع ملكيتها أو من يمثلهم أو شاغلي
- Article 14
Valuing the properties to be expropriated and alternative properties and determining fair rental is assigned to three accredited valuers whom the project owner contracts and whose fees it pays.
1- يُسند تقييم العقارات المقرر نزع ملكيتها، والعقارات البديلة -في حال التعويض العيني-، وتحديد أجرة المثل وفقاً للنظام؛ إلى ثلاثة مقيمين معتمدين. 2- تتولى الجهة
- Article 15
A committee of three accredited valuers in the Authority reviews the valuation reports and recommends the average price, which the Governor approves and which is notified to owners within 90 days of referral of the survey report.
1- تراجع التقارير -المعدة وفقاً للفقرة (3) من المادة (الرابعة عشرة) من النظام- لجنة تُشكل في الهيئة، تُكوَّن من ثلاثة مقيمين معتمدين، على أن يُراعى ألا يقل تصني
- Article 20
The date of publication of the decision to begin in the Official Gazette is relied on for surveying the property's contents, excluding what is added after it, and the date of the valuer's first visit is the basis for valuing it.
1- يعد تاريخ نشر قرار البدء في إجراءات نزع الملكية في الجريدة الرسمية أساساً لحصر مشتملات العقار المقرر نزع ملكيته، ولا يعتد بما يتم بعد ذلك على العقار من تعديل
- Article 22
The Article explains how compensation is assessed if part of a property is expropriated, according to whether the remainder can be used, and when the whole property is expropriated.
إذا اقتصر نزع الملكية على جزء من العقار فيُتبع في ذلك ما يلي: 1- تُقدر قيمة مساحة الجزء المنزوعة ملكيته والبناء والغراس المقام عليه؛ إذا كان الجزء الباقي من الأ
The texts are reproduced from the official website of the Bureau of Experts at the Council of Ministers for reference; where they differ, the officially published Arabic text prevails. This content is not legal advice.