Calculator

Retail Turnover-Rent Calculator

Most Saudi mall leases stack a turnover rent on top of base rent: a percentage of sales above a breakpoint. Work out the percentage rent due, the natural breakpoint, your rent-to-sales ratio and the all-in occupancy cost before you sign.

Lease and sales inputs

All figures in SAR. The model adds percentage rent on sales above the breakpoint to the base rent. Use a natural breakpoint (base rent divided by the turnover rate) or set your own.

Leasable area (sqm) Base rent (SAR/sqm/yr) Turnover rent rate (%) Expected annual sales (SAR) Breakpoint basis

The breakpoint is the annual sales level at which turnover rent starts. Below it you pay base rent only; above it you also pay the turnover rate on the sales over the breakpoint. "Natural" sets it automatically to base rent divided by the turnover rate; pick "Specified" to enter your own figure.

Service charge basis Service charge (SAR/sqm/yr) Apply 15% VAT

Results

Rent-to-sales ratio

—

total rent as % of sales

Total rent

—

base + turnover, SAR / year

Turnover rent due

—

percentage rent, SAR / year

Annual rent and occupancy breakdown
Component	Annual SAR
Annual base rent	—
Turnover rent (above breakpoint)	—
Total rent	—
Service charge	—
Occupancy cost (rent + service charge)	—
VAT (15%)	—
Total incl VAT	—

Deal context
Natural breakpoint (base rent / turnover rate)	—
Effective rent (total rent / area)	—
All-in occupancy ratio (rent + service charge / sales)	—

How Saudi retail turnover rent works

Base plus percentage rent.The tenant pays base rent plus a percentage of sales above a breakpoint. Turnover rent is increasingly standard for in-line fashion at Cenomi, Westfield and lifestyle venues.
Typical turnover rates.Gulf-typical bands run roughly 3 to 7% for anchors and large-format tenants and 10 to 15% for smaller in-line fashion. There is no published Saudi benchmark by tier and the rate is negotiated brand by brand (SAT data, Q1 2026).
Natural breakpoint.A natural breakpoint equals annual base rent divided by the turnover rate. Above it, your rent-to-sales ratio settles at the turnover rate; below it, only base rent applies.
Watch the occupancy ratio.Total occupancy cost, rent plus service charge as a share of sales, is the number that decides whether a store works. Most formats target the low-to-mid teens; sustained ratios above the low twenties usually signal an unviable location.
15% VAT and the rent freeze.VAT at 15% applies to rent and service charge. The September 2025 Riyadh rent freeze caps the base-rent component through 30 September 2030; turnover rent, being a share of sales, is not frozen.

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200+ transactions advised across 500+ buildings reviewed. We benchmark the rate, the breakpoint and the exclusions before you commit.

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Assumptions. Annual figures. Percentage rent applies only to sales above the breakpoint (base-plus-overage structure); some leases instead take the greater of base or a flat percentage of sales, which this model does not compute. Service charge entered net; VAT applied to rent and service charge together. Ejar registration and marketing levies are not included. Figures rounded for display; raw values used in arithmetic.