Building a villa in Riyadh is not one job but a chain of stages, each depending on the quality of the one before. A mistake in a hidden stage, such as the moisture barrier or a column out of plumb, is very hard to fix once it is covered. This guide walks through the stages in the order we build them at Marafi, and what you as the owner should check at each one.
Stage 1: Preparation before the first dig
Before any machine touches the plot, some paperwork and engineering decide the success of the whole project:
- Approved drawings: architectural, structural, electrical and plumbing. A professional contractor will not start without them.
- Building permit: issued through the Balady platform once drawings are approved. See our overview of building permit steps.
- Soil report: tells the engineer which foundation type suits the plot and at what level to found.
- Contract and schedule: an itemised contract by stage, with payments tied to completed work.
Tip: ask the contractor to walk you through the proposal item by item. A detailed proposal protects you far better than a low headline figure.
Stage 2: Excavation and what goes below ground
Site work starts with setting out the building footprint and column grid, then excavating to the founding level on the drawing. Three small-looking steps follow, and they matter a great deal:
- Termite treatment of the soil with approved products. Treating termites after construction is difficult, so it is done first. More in why termite treatment comes before foundations.
- Polyethylene sheet laid with generous overlaps to stop ground moisture rising into the concrete.
- Blinding concrete: a thin layer of plain concrete that gives a clean, level base for footing steel.
Stage 3: Foundations and footings
This is what will carry the villa for its whole life. The engineer chooses isolated footings, combined footings or a raft based on the soil and loads. Then:
- Footing formwork and reinforcement are fixed to the drawing, with chairs and spacers for proper concrete cover.
- Footings are poured, followed by column necks and ground beams.
- Buried elements are coated with bitumen against moisture.
- Backfill is placed and compacted in layers.
Check footing sizes, starter bars on the correct grid, spacers under the steel, and complete waterproofing before backfill. See Foundations & Footings.
Stage 4: The structural shell
Columns, beams, slabs and stairs. This is where a careful contractor and a rushed one look most different.
Columns
Column formwork is fixed and checked for plumb before, during and after the pour. A column slightly out of plumb means thicker plaster and harder finishing later.
Slabs
Hollow-block slabs (with concrete blocks or polystyrene between ribs) are common in Riyadh because they are lighter and insulate better; solid slabs are used where the engineer specifies. Compare them in hollow-block vs solid slabs.
Before every pour
| What to check | Why |
|---|---|
| Rebar matches the drawing | Bar sizes and spacing decide the load capacity |
| Concrete cover and spacers | Protects steel from corrosion |
| Electrical and plumbing sleeves | Changing them after the pour means breaking concrete |
| Formwork and props are secure | Prevents sagging or bulging during the pour |
After the pour comes curing, keeping the concrete wet and covered, which matters most in Riyadh heat. Read pouring and curing concrete in hot weather.
Stage 5: Blockwork and plaster
Walls go up in block: insulated block is preferred outside to cut heat gain, standard concrete block usually inside. Courses must be level and plumb and tied into the columns. Services are run in the walls, then internal and external plaster is applied, with mesh at concrete–block joints to limit cracking.
Stage 6: Exterior and interior finishing
Outside: facade preparation and profile paint or stone cladding, plus boundary walls and gates. Inside, a logical order protects finished work: concealed services and AC, gypsum ceilings and lighting, filler and a first coat of paint, levelling and tiling, doors, kitchens and bathrooms, then the final coat and fittings.
Stage 7: Inspection and handover
Inspect room by room with a written snag list that is closed out before final handover: tile flatness, bathroom falls, every power and water point, doors and windows. A full list is in our interior finishing handover checklist.
How Marafi builds these stages
Quality starts with small details. We begin with approved termite treatment, a carefully laid polyethylene sheet against moisture and blinding concrete, protecting the foundations and the life of the building. Column formwork is fixed precisely and checked for plumb before and after every pour, and we follow the engineering drawings strictly in every element. A full team of labourers, technicians, supervisors and engineers works on site, and owners receive photos at each key stage. See all twelve stages on How we build and the service details on Villa Construction.
Owner’s quick checklist
- Don’t start without approved drawings, a permit and an itemised contract.
- Confirm termite treatment, moisture barrier and blinding before footings.
- Inspect reinforcement before every pour and ask for photos.
- Watch column plumb and slab levels.
- Insist on a finishing sequence that protects completed work.
- Take handover room by room with a written snag list.
Planning to build on a plot in Riyadh? Contact us to arrange a site visit and drawing review, and we will send an itemised proposal by stage.
Frequently asked questions
What is the first step before building a villa?
Getting the architectural and structural drawings approved and the building permit issued, plus a soil test if the engineer requires it. Then the contractor prepares the site and excavates.
Which stages need the closest inspection because they get covered?
The moisture barrier and blinding concrete, reinforcement in footings and columns before pouring, services in slabs before the pour, and services in walls before plastering.
Can I contract the structural shell only?
Yes. Many owners contract the shell first and finishing later. What matters is that the contract states exactly what each item covers.
How do I get an accurate cost for my villa?
Through a site visit and a review of the drawings and specification, followed by an itemised proposal by stage rather than a generic per-square-metre figure.
