Complete Guide to Updating Property Deeds in Saudi Arabia 2025: Individuals, Companies & Heirs

Do you own an old paper property deed and wonder how to update it? Or perhaps you inherited a property from a relative and don't know the legal procedures for transferring ownership? With the digital transformation in Saudi Arabia, updating property deeds has become essential to protect your rights and facilitate your real estate transactions. In this comprehensive guide, we'll take you through a detailed journey covering everything you need to know about updating deeds for individuals, companies, and heirs, with special focus on common cases and frequently asked questions.

What is a Property Deed and Why Should You Update It?

A property deed is the official document that proves your ownership of a property, whether it's land, a house, an apartment, or a building. This document is issued by the Ministry of Justice and is considered the only legally recognized proof of property ownership in the Kingdom.

Previously, all deeds were issued in handwritten paper form, making them susceptible to damage, loss, or even forgery. With Saudi Vision 2030 and comprehensive digital transformation, the Ministry of Justice launched the deed update service to convert paper deeds to electronic ones, providing better protection and facilitating all real estate transactions.

💡 Important Note: As of 2025, updating your deed has become a mandatory requirement for any real estate transaction such as selling, mortgaging, subdividing, or merging through electronic platforms.

Types of Property Deeds in Saudi Arabia

Before we delve into update procedures, it's important to understand the differences between various types of deeds:

Old Paper Deed

This is the traditional deed written by hand or printed on paper, issued by the notary public before the digitization era. It features official stamps and manual signatures but suffers from several problems including: possibility of damage or loss, difficulty in verifying its authenticity, lack of connection to modern electronic systems, and slow procedures associated with it.

Electronic Deed

This is the updated version of the paper deed, stored in the Ministry of Justice database and accessible through the Najiz platform. It features protection from loss and damage, easy access anytime and anywhere, instant verification of authenticity, and facilitation of all real estate transactions electronically.

Real Estate Registry Deed (Ainī Registration)

This is the newest and strongest type of property documentation, where the right is directly linked to the property itself rather than just the names of the parties involved. It includes precise geospatial data including coordinates, boundaries, and accurate area measurements. Most importantly, it has absolute legal authority before the courts, meaning it cannot be contested except in very exceptional cases such as forgery.

Difference Between Electronic Deed and Real Estate Registry

Many people confuse electronic deeds with real estate registry, so let's clarify the fundamental differences:

In terms of documentation nature, the electronic deed documents the transaction between parties and focuses on proving the transfer of ownership from one person to another, while the real estate registry documents the property itself as an independent unit with a unique identity and links all rights and obligations to the property itself.

In terms of legal authority, the electronic deed can be contested in court in cases of dispute, while the real estate registry deed has absolute authority after one year from publishing the owners' lists without objection, and cannot be contested except in cases of forgery or material error.

In terms of data, the electronic deed may lack precision in property description in some cases, while the real estate registry includes precise geospatial data including coordinates, boundaries, and area specified in square meters.

In terms of geographic coverage, the electronic deed is available in all regions of the Kingdom, while the real estate registry is currently applied only in announced areas and is gradually expanding to cover all regions.

💡 Tip: If your property is in an area announced for real estate registry, it's better to register in it to obtain the highest level of legal protection.

When Should You Update Your Property Deed?

There are several situations that require immediate property deed update:

The first situation is when the deed is an old paper deed issued before 2001, as it must be converted to an electronic deed to conduct any real estate transaction. The second situation is when you want to sell or mortgage the property, as sale, mortgage, or transfer transactions cannot be completed without an updated electronic deed. The third situation is after the property owner's death, where heirs must update the deed to transfer ownership to their names before disposing of the property. The fourth situation is when there are errors in the deed data such as errors in area, boundaries, or owner's name. The fifth situation is when the paper deed is lost or damaged, where an electronic replacement deed can be issued.

Steps to Update Property Deed for Individuals via Najiz

Updating the property deed has become easy and convenient through the Najiz electronic platform, and you can complete it from home without visiting any government agency. Here are the detailed steps:

Step One: Log into the Najiz Platform

Visit the official Najiz website at najiz.sa, then log in using the National Access credentials linked to your Absher account. You will need to enter your ID number and password, then the verification code sent to your mobile.

Step Two: Select the Appropriate Service

After logging in, go to the electronic services menu, then select real estate services or the Real Estate Exchange. You will find three main options: new paper deed update to convert paper deed to electronic, lost or damaged deed update to issue a replacement, and electronic deed modification to correct data in a previously updated deed.

Step Three: Enter Deed Data

Enter all deed data accurately as written in the original paper deed. This data includes: deed number and date, deed source meaning the notary public that issued it, owner data including name and ID number, property location including city, neighborhood, plan, and plot number, area in square meters, and property lengths and boundaries from all directions.

Step Four: Attach Required Documents

You will need to upload several documents in PDF format or clear images including: front and back image of the paper deed in high quality, valid national ID image, and any supporting documents if available such as a letter from the municipality or a survey report. Ensure all data in the attached images is clear to avoid rejection of the application.

Step Five: Review and Submit the Application

Review all entered data carefully, as any error may lead to rejection or delay of the application. After confirming everything is correct, click the submit button and you will receive a reference number to track your application status.

Step Six: Track Application and Receive Deed

You can track your application status through the My Applications section in the Najiz platform. If there are notes or missing items, you will receive a text message to complete them. After approval, the electronic deed is issued and appears in your property deeds list, and you can print it or share it electronically.

Property Deed Update Requirements

To ensure your application is accepted, make sure to meet the following conditions: you must be the actual owner of the deed or an official representative of the owner, the deed must not be previously registered in the electronic system, the deed must be valid and not cancelled or suspended, deed data must match official records, and the property must be located in a municipality-approved plan.

Property Deed Update for Companies and Institutions

If the property deed is in the name of a company or institution, the update procedures differ slightly and require additional steps:

First, the application must be submitted through the company's legal representative or an authorized official agent. Second, the following additional documents must be attached: valid commercial registration copy, company establishment contract or partners' decision copy, official authorization or legal power of attorney authorizing the applicant to act on behalf of the company, and authorization letter certified by the Chamber of Commerce if required.

To access the establishment's deeds, the agent must add the power of attorney to their Najiz account through the personal profile by selecting add power of attorney, then entering the authorization document number. After that, they can log in as an agent and view all company deeds and make required updates.

Property Deed Update for Heirs: Detailed Guide

This section is the most important in this article, as many people face difficulties understanding the procedures for transferring property ownership from the deceased to heirs. We will explain everything in detail:

The Most Important Question: Can Heirs Sell Property While the Deed is Still in the Deceased's Name?

The short answer: No, property cannot be officially sold until the property deed is updated and ownership is transferred to the heirs' names or their legal representative. Buyers, banks, and financing institutions always require an updated deed or certified heir certificate to prove that the seller has the right to dispose of the property. Any attempt to sell property without updating the deed may expose the contract to nullification or legal challenge.

Complete Steps to Update an Inherited Property Deed

The process of transferring property ownership from the deceased to heirs goes through several essential stages that must be completed in order:

Stage One: Proving Death and Obtaining Death Certificate

The first step is to obtain an official death certificate for the deceased issued by Civil Affairs or the Ministry of Health. This certificate is the basis for all subsequent procedures.

Stage Two: Obtaining Heir Certificate

The heir certificate is an official document issued by the court that specifies the names of all legal heirs of the deceased, their relationship to them, and each one's share of the inheritance according to Islamic law provisions. No procedure related to the estate can be initiated without this certificate.

To obtain an heir certificate electronically via Najiz, follow these steps: log into Najiz platform with National Access account, then select all electronic services, then select social status package, then enter the deceased heir documentation service, then click use service, then select service type as document deceased heirs.

Then enter the required data including: complete deceased data, applicant data whether one of the heirs or their representative, all heirs' data in detail, and data of two witnesses and two verifiers to certify the accuracy of information. Then attach required documents which are death certificate copy and family register or birth certificates for heirs, and valid power of attorney if the applicant is a representative.

After submitting the application, witnesses will be notified via text messages to log in and approve the certification. After approval, the official heir document is issued within approximately 3 business days.

Stage Three: Inventory of Deceased's Real Estate

After obtaining the heir certificate, you can query all properties owned by the deceased through Najiz. Follow these steps: log into Najiz portal with National Access account, then select all electronic services, then select mortgages and properties package, then select query inherited properties. All properties owned by the deceased will be displayed whether electronic deeds or registered in the Real Estate Exchange.

Stage Four: Updating Property Deed in Heirs' Names

Now comes the practical part of updating the deed to be in the heirs' names. Follow these steps: enter Najiz platform and select property deed update service, then select applicant status as heir, then enter deceased owner data such as ID number and property deed number, then enter complete property data such as area, plot number, plan number, and boundaries.

Then attach required documents which are: front and back image of paper property deed, heir certificate image, national ID image of applicant, and any other supporting documents. After submitting the application and review, an updated electronic deed is issued in the heirs' names specifying each heir's percentage according to the heir certificate.

⚠️ Important Note: All heirs' attendance is not required. One of the heirs or their legal representative can submit the update request electronically via Najiz.

How Can Heirs Sell Property After Deed Update?

After updating the deed and issuing it in the heirs' names, they have several options for disposing of the property:

The first option is consensual sale, where if all heirs agree to sell the property, they can offer it for sale and complete the property transfer through the Real Estate Exchange or notary public. This requires all heirs' approval either through personal attendance, electronic signature, or through legal powers of attorney.

The second option is one heir selling their share, if one heir wants to sell only their share, they have the right to do so provided the deed is updated and each heir's percentage is specified. They can offer their share for sale to another heir or an external person, noting that other heirs have preemption right meaning priority in purchase.

The third option is public auction sale in case of heir refusal, if one heir refuses to sell and agreement cannot be reached, any heir can file a forced estate division lawsuit before the court. The court examines the case, and if it is found that the property cannot be physically divided among heirs, the court orders it sold at public auction and the price distributed to heirs according to their legal shares.

Property Transfer Procedures for Heirs

To officially complete the sale, property transfer must be done to transfer ownership from heirs to buyer. Required conditions are: the deed must be electronic and updated in heirs' names, property must not be mortgaged or seized, all heirs must approve the sale either through attendance or legal powers of attorney, and in case of minors among heirs, court permission must be obtained.

Transfer steps via Najiz are: log into Najiz platform or Real Estate Exchange, then select property transfer for heirs service, then enter deed, property, heirs, and buyer data, then attach documents including ownership deed, heir certificate, and heirs' approvals, then approve the application electronically from all heirs via digital signature, then review by certified notary for final transfer approval. The new deed is issued in buyer's name within 3 to 5 business days.

Special Cases in Heir Estates

The first situation is when there is a mortgaged property: if the inherited property is mortgaged to a bank or financing entity, the mortgage must first be released before any procedure can be completed. This is done by paying the debt in full or agreeing with the mortgagee on mortgage transfer.

The second situation is when there are minors among heirs: if among the heirs are minors who have not reached 18 years, the property cannot be sold or disposed of except with court permission to protect their rights. A legal guardian or custodian must be appointed to represent them in procedures.

The third situation is when there is a non-Saudi heir: if one of the heirs is non-Saudi, their passport data must match the heir certificate, noting that some types of properties may be restricted to non-Saudis in certain areas.

Property Deed Update Fees

The good news is that the electronic property deed update service is completely free and requires no direct fees. This includes converting paper deed to electronic, updating basic data, and issuing replacement for lost deed.

However, there are potential additional fees in special cases including: legal power of attorney documentation ranging from 100 to 200 SAR depending on type, certified paper copies with nominal fees for printing and authentication, survey services if required with fees determined by service provider, and real estate transaction tax when selling at 5% of property value paid to Zakat and Tax Authority.

Time Required for Deed Update

Duration varies depending on application type and document status. Simple paper deed update takes from one hour to 5 business days if documents are complete. Heir deed update takes 3 to 7 business days. Heir certificate extraction takes about 3 days. Electronic property transfer takes 30 minutes to two hours for simple cases, and may extend to several days in cases of heirs or multiple parties.

Reasons for Deed Update Application Rejection and How to Avoid Them

Your application may be rejected for several common reasons that should be avoided. The first reason is data mismatch, meaning entered deed data does not match official records, and the solution is to ensure data is entered exactly as in the original deed. The second reason is missing documents meaning not attaching all required documents, and the solution is to review the requirements list carefully before applying. The third reason is unclear images, and the solution is to use a scanner or high-quality camera. The fourth reason is the deed being previously registered in the system, and the solution is to use electronic deed modification service instead of new update. The fifth reason is existing legal dispute on the property, and the solution is to settle the dispute first before applying.

Golden Tips for Successful Deed Update

First, keep copies of everything before starting update procedures, photograph the paper deed from all sides in high quality and keep copies in a safe place. Second, verify property data accuracy and review neighborhood name, plan, and plot number with municipal records, as any discrepancy may cause rejection. Third, use deed verification service before purchase through Najiz or Real Estate Exchange to verify deed authenticity and freedom from mortgages or seizures. Fourth, don't delay the update as delay may complicate procedures, especially in heir cases where one heir may die and increase the number of beneficiaries. Fifth, consult a specialist when needed, and if you face legal complications such as disputes or mortgages, don't hesitate to consult a lawyer specialized in real estate cases.

Frequently Asked Questions

Can a deed in deceased's name be updated without heir certificate? No, the heir certificate must first be obtained to legally identify beneficiaries before updating any property deed of the deceased.

Is all heirs' attendance required to update the deed? No, one of the heirs or their legal representative can submit the update request electronically without everyone's attendance.

Does electronic deed replace paper deed? Yes, after update, the paper deed becomes unofficially recognized and only the electronic deed should be relied upon in all transactions.

How long does deed update take? In simple cases, it may take from one hour to one business day. In heir cases or missing documents, it may extend to 5 or 7 business days.

Can property be sold with old paper deed? Electronic sale cannot be completed with paper deed. It must first be updated to electronic deed, or sale completed in person through notary public.

What's the difference between deed update and real estate registry? Deed update converts paper deed to electronic. Real estate registry is a new system that links property to unique geospatial identity and provides higher legal protection.

Can foreigners update property deeds? Yes, residents can update their deeds with the same procedures, considering restrictions imposed on foreign ownership in some areas.

What should I do if my application is rejected? Review the rejection reason mentioned in the notification, correct the error or complete missing items, then resubmit. You can also contact technical support via unified number 1950.

Conclusion

Updating property deeds is no longer optional but has become necessary with the comprehensive digital transformation in the Kingdom. Whether you're an individual with an old deed, a company with properties, or an heir wanting to settle your deceased relative's estate, procedures have become easier and faster than ever through Najiz platform and Real Estate Exchange.

The most important point to remember: no inherited property can be sold or disposed of until the heir certificate is obtained and the property deed is updated in the heirs' names. Any attempt to dispose of property before that may expose you to legal problems and transaction rejection.

Start today by updating your property deeds to protect your ownership and facilitate your future transactions. The procedure is simple and free, and the benefit is great in the long run.