Investigating the Relationship Between Transit-Oriented Development and Housing Preferences of Saudis: Riyadh as a Case Study

Abstract

This study investigates the relationship between Transit-Oriented Development (TOD) and housing preferences in Riyadh, Saudi Arabia, examining how socio-cultural norms influence housing preferences near metro stations. The research addresses critical knowledge gaps regarding community perceptions of TOD, housing preferences near metro stations, and socio-cultural impacts on these preferences in Saudi Arabia's first major TOD implementation. A mixed-methods approach combined expert interviews in Dubai and Riyadh with a survey of 355 Riyadh residents across 28 locations. This methodology enabled analysis of housing preferences, socio-cultural influences, and TOD acceptance before metro operations commenced in December 2024. The findings reveal demographic factors significantly influence TOD acceptance, with younger residents, singles, and smaller families showing greater openness to high-density living. Traditional preferences for villa-type housing remain strong among older residents and larger families. Economic constraints frequently override cultural preferences, pushing residents toward apartment living despite cultural inclinations toward villas. Socio-cultural analysis identified evolving attitudes toward privacy and shared spaces, particularly among women, with 47.8% expressing willingness to use mixed-gender elevators. Religious facilities and family-oriented amenities ranked as highest priorities. Despite cultural preferences for larger homes, 65.0% of respondents would accept smaller units near metro stations if prices remained affordable. This research makes three key contributions: examining resident preferences before TOD implementation, documenting how demographic factors influence housing preferences, and revealing the ways socio-cultural norms affect TOD acceptance. The findings can inform culturally sensitive urban planning approaches that balance density requirements with traditional values, applicable to Riyadh and similar cities seeking to implement TOD while respecting cultural contexts.