The King Abdulaziz International Airport (KAIA) City project in Jeddah is advancing significantly under its masterplan aimed at transforming the gateway into a world-class, multi-modal economic and lifestyle hub. Spearheaded by developer Al-Hokair Group with independent engineering oversight from DG Jones & Partners, the massive mixed-use development spans over 670,000 square meters of land and will feature more than 1 million square meters of gross floor area (GFA) upon full completion. Positioned as the “New Gate of Jeddah,” the complex integrates a vibrant commercial and hospitality core featuring hotels, retail districts, residential properties, and family entertainment zones directly linked to national highway networks and the Haramain high-speed rail line.
This infrastructure push aligns directly with a major capacity expansion at the airport itself, which recently set a national record by handling 53.4 million passengers in a single year. To sustain this momentum and cope with high operational demands, a terminal expansion project scheduled for completion later in 2026 is aggressively adding 15 million passengers of annual capacity to Terminal 1, bringing its near-term ceiling to 45 million. These synchronized developments serve as crucial stepping stones toward Saudi Vision 2030 aviation goals, which target a long-term processing capability of up to 80 million passengers annually by 2035 while solidifying Jeddah’s role as the primary international entry point for millions of tourists and pilgrims traveling to Makkah.
The Jeddah Airport City project operates as a vital pillar of Saudi Arabia’s broader “dual-hub” national aviation strategy, complementing the massive development of the King Salman International Airport in Riyadh. While Riyadh’s upcoming mega-hub acts as the primary corporate, logistics, and long-haul transit anchor for the new carrier Riyadh Air, Jeddah Airport City serves as the ultimate Western gateway powering regional commerce, Red Sea tourism, and the immense volume of religious pilgrimages through the flag carrier Saudia. Together, these two synchronized multi-billion-dollar aerotropolis developments are designed to capture a massive share of Middle Eastern transit traffic, collective building blocks toward the Kingdom’s overarching Vision 2030 goal of handling 330 million annual passengers.
August 14, 2021
Chapman Taylor is creating the masterplan for an innovative new urban district adjacent to King Abdulaziz International Airport in the Saudi city of Jeddah. Known as Airport City, it will be a world-class, mixed-use development which will become a leading destination for visitors from across Saudi Arabia and the GCC region.
The 1.91 million m² GBA masterplan for Airport City introduces an innovative mixed-use community concept to the region, creating diverse tourism and business opportunities while also providing a dynamic lifestyle and family entertainment venue.
Business hotel and apartment hotel
The scheme will deliver a dynamic and sustainable mix of provisions around a central avenue, which links the airport’s railway station to the airport’s dedicated mosque. Included within the masterplan are shops, leisure and entertainment functions, healthcare clinics, private residences, a financial district, an artisans’ district, a green food yard and a central artists’ district. A “Saudi Dreams” centre will provide an ideal showcase for the Kingdom’s culture and ambitions.
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The central spine and residential elements
The Airport City masterplan vision creates a sustainable new-generation city district, unique for its human scale and fully pedestrianised urban community, with a perfect synergy between landscape and architecture.
The masterplan design emphasises plug & play flexibility and high connectivity, with designs inspired by nature, history and traditional local architecture and art, in addition to careful planning, well-curated community spaces and an in-depth understanding of user requirements.
Office and Retail areas
Green spaces and water features are provided throughout the development, along with public squares, a village street, botanic gardens, a family promenade and other beautifully landscaped areas.
Transport orientated development
A vibrant transport orientated development creates a new hub gateway to Jeddah and beyond at the strategically important meeting point of the airport, high-speed railway station and the motorway junction between central Jeddah and the Northern Expansion Zone.
Chapman Taylor is designing this transport-orientated urban development on behalf of client SARH Airport Development and Real Estate Investment, together with AE Prime as a lead consultant and project manager.
Project Factsheet
Project Name: Jeddah Airport City (JAC)
Location: King Abdulaziz International Airport (KAIA), Northern Jeddah, Saudi Arabia (Makkah Province)
Primary Developer: SARH Real Estate Development Company
Masterplan Architects: Chapman Taylor (Lead Architect) & AS+P (Albert Speer & Partner)
Projected Investment Value: Approximately SAR 15 Billion (approx. $4–5 Billion USD)
Target Completion Date: Formally phased through 2029, with broader masterplan milestones extending out to 2031.
Land Plot Size: Approximately 678,000 m²
Total Gross Built-Up Area (GBA): 1.91 Million m²
Projected Transit Impact: Aiming to increase airport transit traffic by up to 30% by acting as an “extended terminal” space
Structural Framework: The 5 Core Functional Zones
- Business Centre (Financial District): Corporate office spaces, flexible co-working environments, and headquarters for international firms leveraging direct flight connections.
- Lifestyle Centre: A sprawling retail district, dining spots, artisan quarters, a “green food yard,” and active street frontages operating 20 hours a day.
- Entertainment Zone: Family leisure facilities, botanical exhibits, a dedicated creative/artists’ district, a major arena, and the “Saudi Dreams” cultural center.
- Exhibition Centre: State-of-the-art convention halls and trade exhibition infrastructure designed to host massive international business events.
- Accommodation and Hospitality: A comprehensive hospitality matrix spanning 3-star, 4-star, and 5-star hotels, alongside long-term premium serviced apartments.
Key Infrastructure & Sustainability Features
- Multi-Modal Connectivity: Seamlessly integrated with the existing Haramain High-Speed Rail Station (connecting to Makkah and Madinah), localized city metro links, and primary national highways.
- Green Architecture: Utilizes advanced ecological design principles including ventilated facades and roofs, high-efficiency solar-coefficient glass, smart rainwater harvesting networks, mini-wind production, and active rooftop vegetation to combat the urban heat island effect.
Project Team
Ownership & Authority Oversight
- Jeddah Airports Company (JEDCO) / General Authority of Civil Aviation (GACA): Government landowners and project overseers who awarded the 44-year land lease concession for the aerotropolis development.
Development and Financing
- SARH Real Estate Development Company: The primary developer leading the master planning, phase execution, and special purpose vehicles (SPVs) for financing.
- Fawaz Alhokair & Partner (operating via Lynex Company): Original concession holders and joint development partners aligned with SARH to manage the asset footprint.
Architecture and Master Planning
- Chapman Taylor (Madrid Studio): The award-winning global architecture firm acting as the lead concept masterplanner, designing the “green spine” layout and transit-oriented infrastructure.
- AS+P (Albert Speer & Partner): Renowned international urban planning firm collaborating closely on macro zoning and urban design integration.
Engineering and Project Management
- AE Prime Engineering Consultant (UAE): Serves as the lead engineering consultant and macro project manager for the core phases.
- DG Jones and Partners: Appointed as the independent engineering consultant providing quantity surveying, cost control, and project governance on behalf of JEDCO.
Specialty Operators and Infrastructure
- ASM Global: Appointed to operate the massive 20,000-seat multi-purpose entertainment arena within the development’s leisure district.
- Alstom: Contracted to scale up and engineer the automated people mover (Innovia APM) systems connecting the transit hubs directly into the active airport infrastructure.
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