How much is finishing per square metre in Saihat? Our floor-area rate opens at SAR 650 per metre in the starter tier, SAR 830 in the middle tier and SAR 1,100 in the top tier, supply and workmanship both included, and the crew’s trip over from Dammam is assessed when we inspect. Crews of Aemar Al-Maryam General Contracting take on the role of finishing contractor in Saihat for flats and houses: finishing them from shell, or reworking a flat you have just received ready-made that does not suit your family, by merging two rooms, redoing a bathroom or changing the doors that face the sea. Every price here is a working figure until the inspection and agreement fix it. Ring or message us on 0547879578.
Saihat sits on the coast, and many of its newer flats look out over the water. That shifts three things in finishing: the kind of doors and windows that face wind and salt, the care needed before breaking any partition in a flat whose hidden services you do not know, and the precision of bathroom waterproofing when another family lives below. This page is arranged around those three, followed by the general order of work, prices, and a costed case of a flat altered after handover.
Finishing in Saihat at a glance
- Tiers, per square metre of flat: SAR 650 starter, SAR 830 middle, SAR 1,100 top, materials inside.
- Sea frontage: aluminium sliding doors and windows with double glazing, rust-resistant hardware, tight seals against rain and dust.
- Merging rooms: cables and pipes inside the partition are scanned and traced before removal, which starts at SAR 185.
- Bathrooms: a flexible membrane left under water for one to three days before tiling; membrane plus flood test from SAR 26/m².
- Travel: assessed on the visit; grouping jobs into one visit softens it.
- Not ours: kitchen cabinets, appliances, furniture and air-conditioners.
Finishing price per square metre in Saihat, and item prices
The square-metre rate in Saihat is measured on floor area, the whole flat or house, and covers materials of the chosen tier plus labour. A crooked shell, extra wet rooms, an ambitious layout or pricier selections all nudge it upward. Kitchen cabinets, appliances, furniture and air-conditioners stay outside it.
| Tier | What you get | A floor metre starts at |
|---|---|---|
| Starter | Wiring and plumbing from first conduit to final tap, sealed and tested bathrooms, cement-sand plaster, home-produced ceramic, practical paint, ready-sized doors | SAR 650 |
| Middle | Starter plus porcelain about 60×60, a plain gypsum ceiling over the living room, better paint and doors | SAR 830 |
| Top | Broad porcelain panels or marble, multi-level gypsum with discreet lighting, premium paint, solid wood doors | SAR 1,100 |
| Fully designed interiors | Imported materials and room-specific details | After the inspection |
| Workmanship without materials | For owners who buy their own | After the inspection |
If your flat is already finished and you want one specific change, these are single items at the rates set on each trade page:
| Change in a Saihat flat | Charged | Starts at |
|---|---|---|
| Dropping a non-structural block divider | each | SAR 185 |
| Chipping up old tiles and their mortar | per m² | SAR 14 |
| Truing the floor level before tiling | per m² | SAR 14 |
| Porcelain no larger than 60×60, labour | per m² | SAR 32 |
| Bathroom floor membrane with flood test | per m² | SAR 26 |
| Complete bathroom pipework, labour | per bathroom | SAR 460 |
| Gypsum ceiling, ordinary or damp-tolerant for bathrooms | per m² | SAR 46 or 74 |
| Paint with materials, practical or premium | per m² | SAR 14 or 32 |
| Moving or adding a socket or switch | each | SAR 18 |
| New plasterboard wall, both faces, mineral wool inside | per m² | SAR 165 |
| Taking rubble away | per load | SAR 90 |
| Aluminium sliding door or window with supply | — | After the inspection |
The full range of our prices is on the price list.
Finishing contractor in Saihat: what is in and what is out
Our work as finishing contractor in Saihat covers whatever turns a flat or house from structure into a place to live: first fix of electrics, plumbing and AC preparation, waterproofing and thermal insulation, plaster, gypsum ceilings, tiles, filler and paint, doors and windows, then sockets, lighting, mixers and water heaters. We add interior expansion to that: taking out partitions that carry no load, merging rooms and building new partitions. A one-paragraph summary lives on our finishing service page.
We do not supply cabinets, worktops, white goods, furniture or AC equipment; we prepare their positions and points and coordinate timing with whoever supplies them. We say this up front because two quotes can only be compared if they count the same things.
Shell, finishing, turnkey and renovation in Saihat
A shell ends with a frame and block walls with no services; finishing starts there and ends with a flat ready to live in; turnkey is a contract that combines building and finishing from bare land; renovation repairs a standing home with defects and keeps what is sound. If your flat is old and has cracks or damp, start with renovation contractor in Saihat; if your plot is empty, with building contractor in Saihat. As for “half finishing”, we write its items out in full, because the phrase does not mean the same to every contractor.
Advice before you hire a finishing contractor for a Saihat flat
- ✓Decide on merging before first fix. If two rooms will become one, say so before the electrician starts, so no cable is run inside a wall that is coming out.
- ✓Ask for the flood-test record. Request the photo and the sheet for every bathroom before it is tiled.
- ✓Choose the balcony door early. Its sill level sets the tile level around it.
- ✓Plan a contingency of about 10% of the budget for changes; it gets smaller the earlier you settle materials.
- ✓Link payments to stages: one after first fix and its tests, another after tiling, and so on.
Sea-facing flats in Saihat: doors and windows come first
In a Saihat flat overlooking the sea, the balcony sliding door is the largest opening in the living room and the one most exposed to wind, humidity and salt. So we settle it at the start of finishing, not at the end: its type, profile, glazing, track position and sill height relative to the finished floor. In a new building, insulated glazing is also part of the thermal-insulation requirement that must be met before the power is connected.
■ Double glazing
Two panes with a sealed gap that cut heat gain and noise and reduce condensation on the glass on humid mornings.
■ Sliding track
Bedded on a flat sill tipped a touch towards the outside, with a weep hole, its height matched to the tiles before tiling starts.
■ Hardware
Rollers, handles and screws that resist rust, because salty sea air eats ordinary steel.
■ Sealing
Sealant round the frame outside and sound gaskets that stop whistling and dust.
- ✓Floor protection: when doors go in after tiling, the floor is covered with protection boards so it is not scratched.
- ✓Sill level: the balcony sits slightly lower than the living room and falls to its own drain, so rainwater stays out.
- ✓Condensation: good ventilation and double glazing reduce water marks on frames and the walls around them.
- ✓Price: we quote supply and fitting once we have measured, since glass type, profile range and opening sizes drive it.
Paint near the sea
For interior walls close to the balcony we choose a moisture-tolerant paint, and for exterior faces a system suited to coastal air; the systems are explained on painting contractor in Saihat.
Finishing the sea-facing balcony itself
An open balcony floor takes rain, salty spray and sun, so it is treated like a roof, not a living room: a waterproof membrane turned up the base of the walls and under the door sill, then a test, then anti-slip exterior tiles falling to the balcony drain; laying outdoor tiles to falls starts at SAR 37 per m² for labour. If the railing needs replacing, a specialist supplies it, and we agree the fixing points with them before waterproofing so the membrane is not pierced once complete. Balcony lights use damp-rated fittings, and any socket gets a weather cover and RCD protection.
Where the balcony door sits in the schedule
The door frame and track are fixed before the final plaster around them, so the plaster closes tightly onto the frame and no painted edges are broken later. The glass leaves go in after the dirty work, or go in early under protection, so plaster grit does not scratch them and paint does not mark the frame. We match the track level to the finished tile level, because a two-centimetre mismatch is enough to make the door a trip step for children or a trough that holds rainwater.
Merging two rooms in Saihat: scan the partition before taking it out
Merging two rooms in a Saihat flat starts with finding out what is inside the partition, not with a hammer. A wall between two rooms may carry a cable feeding a third room, a water pipe to a bathroom or an AC condensate line. We slide a services scanner across the wall, mark the routes in spray paint, mark the section to be removed with a straight line, and decide what will be rerouted or isolated before anything is broken.
- 1Drawing and engineer’s check
We confirm from the structural drawing and a site check that the wall is a non-load-bearing block partition. - 2Scan the services
Scanner and marked routes on the wall, with the relevant circuits switched off at the board. - 3Reroute
Cables or pipes are moved into a remaining wall or the ceiling before removal. - 4Protection
Boards over the floor, adjoining doors closed to contain dust. - 5Removal
From the top down without touching columns or beams, from SAR 185 per wall. - 6Debris
Bagged and taken by a carrier to a licensed site, from SAR 90 per load. - 7Making good
Floor where the wall stood, ceiling at the junction, switches and lights in their new positions, the merged room painted.
A load-bearing wall takes a different path
If the engineer finds the wall supports a beam or part of the structure, the item is frozen until the report is written and the right Balady permit issued, and the strengthening is priced after that. In a building we also ask about the owner’s or owners’ association’s consent where one exists.
Does merging rooms in Saihat need a permit?
Taking out a partition that carries no load is generally treated as interior maintenance with no permit. Touching a load-bearing wall or a beam, or piercing a concrete wall for a doorway, alters the structure, so an engineering office files a Balady modification request backed by an engineer’s report. Diamond cutting an opening in concrete starts at SAR 140; see concrete cutting in Saihat and door opening in a wall in Saihat, and larger removals on demolition contractor in Saihat.
Opening the kitchen and adding partitions in Saihat
Opening a flat’s kitchen onto the living room calls for more powerful extraction and either one seamless floor or a deliberate change strip, and we leave the cabinet wall flat for the joiner because we neither make nor fit cabinets; see kitchen renovation in Saihat. If you need a new wall elsewhere, a two-faced plasterboard wall filled with mineral wool starts at SAR 165 per m², and a two-faced insulated cement-board wall at SAR 185; details on cement board installation in Saihat and gypsum board installation in Saihat.
Bathroom flood tests in Saihat before tiling
A flood test is what proves a bathroom membrane is sound before it disappears under tiles. We plug the floor drain, flood the sealed floor to a depth between 2.5 and 10 cm, keep it there for one to three days and keep an eye on the ceiling below and the walls around. If the level drops, we repair the membrane and test again; if it holds, we record the result and start tiling.
| What we do | Why |
|---|---|
| Lap the membrane up the wall foot | Corners are where water escapes first |
| Mark the water level at the start | So any drop is noticed |
| Check the ceiling of the flat below | That is where a leak shows first |
| Record the test with a photo and a sheet | It goes into the handover file |
| Lay tiles to a 2% fall towards the drain | So water does not stand on the tiles |
- ✓Before waterproofing: bathroom supply and drainage are run and the waste stack holds a column of water at least three metres tall for a quarter of an hour; bathroom pipework labour starts at SAR 460.
- ✓Ceiling: damp-tolerant gypsum from SAR 74 per m²; it shrugs off steam yet is no barrier to standing water, so a leak above it must be fixed first.
- ✓Electrics: no sockets inside the shower zone, IPX4 or better for nearby fittings, and a 30 mA RCD.
For bathroom detail see bathroom renovation in Saihat, and for plumbing plumber in Saihat.
Finishing stages in order in Saihat
Whatever is going to be hidden is tested in the open, then the trades that work with water and mortar take their turn, then the final faces go on, and anything easily marked is held back until last. That is how we sequence any Saihat flat or house:
- 1Layout and furniture
Fixes where sockets and water points go before any first fix. - 2First fix
Electrics, plumbing and AC preparation, with drain and supply tests and photographed routes. - 3Waterproofing
Bathrooms and kitchen with flood tests, and thermal insulation for walls and roof in new buildings. - 4External doors and windows
Aluminium frames in before the plaster around them on the sea frontage. - 5Plaster
Cement plaster on screeds and beads, water-cured for about a week. - 6Ceilings
Gypsum after electrics and AC are fixed above. - 7Tiles
Large formats kept within 3 mm under a 3 m rule, and falls in wet areas. - 8Filler and paint
On dry plaster, then interior doors after the wet trades. - 9Second fix and tests
Sockets, lights, mixers and water heaters with safety valves, then RCD and insulation checks. - 10Final coat and handover
Clean, then a snag list closed one by one.
First fix detail is on electrician in Saihat, plaster on plastering contractor in Saihat, tiles on tile installer in Saihat and roof waterproofing on roof waterproofing and insulation in Saihat.
Electrics and AC in Saihat flats before the ceilings close
In a small flat, lines crowd above the suspended ceiling: lighting circuits, concealed AC pipework, condensate lines and sometimes the extractor duct. So we draw each route on the concrete slab before the gypsum is hung, give every AC unit its own circuit and breaker, and leave an access hatch near each indoor unit and drain point. In sea-facing flats we make sure balcony boxes and sockets have splash covers and that every socket circuit runs through an RCD. Rewiring an older flat before finishing is covered on electrician in Saihat, and AC holes through concrete are cored, not broken; see core drilling in Saihat.
Finishing tiers in Saihat: what changes between them?
What separates one tier from another is what meets the eye; services, waterproofing and testing are identical across all three.
| In the flat | Starter | Middle | Top |
|---|---|---|---|
| Floor | Home-produced ceramic | Porcelain about 60×60 | Marble or broad porcelain panels |
| Ceiling | Gypsum over bathroom and kitchen only | Plain gypsum over the living room | Multi-level gypsum with discreet lighting |
| Paint | Practical | Better | Premium or decorative touch |
| Room door | Ready-sized | Better material | Solid wood |
In a sea-facing flat many owners take the middle tier and upgrade only the exterior doors and glazing, because those face the coast every day.
Saihat flats and houses: from shell, or altered after handover?
A flat reaches us in one of two states: an unfinished shell that we finish by tier, or a finished flat its owner has just received and wants altered before moving in. The second is priced by item, because it touches part of the flat rather than all of it; many people call it “partial finishing”.
Partial finishing in Saihat: what usually changes?
- ✓Two small rooms merged into a larger living room or bedroom.
- ✓A bathroom the owner dislikes redone, with new waterproofing, a flood test and different tiles.
- ✓The balcony door and windows changed to double glazing with rust-resistant hardware.
- ✓New living-room tiles, or stepped gypsum with hidden lighting.
- ✓Extra sockets and light points where the developer did not expect them.
Standalone houses and annexes in Saihat are finished in the same order; annex and majlis building is on annex and majlis builder in Saihat, and small shops and offices are priced on site by activity.
Alter the flat before moving in, or after?
Before moving in is cheaper and quicker: rooms are empty, so no furniture has to be moved or protected, dust reaches no one, and we can work in several rooms on the same day. After moving in is possible too, but we split the flat into sections and close each with screens, so it takes a little longer. That is why we advise anyone who has just received a flat in Saihat to collect every change into one list and send it before moving their belongings in.
Worked example: altering a Saihat flat after handover
A finished flat in Saihat: the owner wants two rooms merged into one 7 × 4 m room (28 m²) and two bathrooms re-waterproofed, each with 9 m² of membrane and a flood test. The owner supplies the new porcelain. The room perimeter is 22 m and its height 3 m, giving 66 m² of wall less 6 m² for doors and windows, so 60 m², plus a 28 m² ceiling: 88 m² of paint.
| Item | Calculation | From |
|---|---|---|
| Taking out the partition | 1 wall | SAR 185 |
| Carting the rubble | 1 load | SAR 90 |
| Lifting old tiles | 28 m² × 14 | SAR 392 |
| Levelling the floor | 28 m² × 14 | SAR 392 |
| Porcelain laying (labour) | 28 m² × 32 | SAR 896 |
| Premium paint | 88 m² × 32 | SAR 2,816 |
| Moving sockets and switches | 3 × 18 | SAR 54 |
| Waterproofing two bathrooms with flood test | 18 m² × 26 | SAR 468 |
| Approximate total | — | SAR 5,293 |
The total excludes the porcelain itself, the bathroom tiles after waterproofing, and travel to Saihat, which is assessed on the inspection. If the scan or the engineer shows the partition supports a beam, this item stops until the engineer reports.
Materials we choose for Saihat’s coastal flats
■ Plaster
Cement throughout the flat, never gypsum plaster in bathrooms and kitchens.
■ Ceilings
Plain gypsum in living areas, damp-tolerant board in bathrooms and kitchen.
■ Bathroom waterproofing
A flexible membrane turned up the wall base and flood tested before tiling.
■ Floors
Porcelain with adhesive covering the back of each tile, marble for the top tier.
■ Aluminium
Double glazing, rust-resistant hardware and sound gaskets.
■ Electrics
Damp-rated boxes and fittings in bathrooms and balconies, and a 30 mA RCD.
The inspection before pricing in Saihat
On the inspection we measure rooms, bathrooms and the balcony, run the scanner over any partition you want removed, look at the distribution board and its circuits, check for damp in ceilings below bathrooms and around the balcony door, and ask about the floor, the lift and permitted working hours in the building. Then we write down what goes into the tier or the items, and what needs an engineer’s report before it can be priced.
What raises or lowers finishing cost in Saihat
- ✓Floor and lift: moving materials and debris in a building without a lift or with long corridors needs more time and protection.
- ✓Sea frontage: large double-glazed doors and windows are among the biggest items in a sea-facing flat.
- ✓Bathroom count: every extra bathroom brings pipework, a membrane, a test and wall tiling.
- ✓What the scan finds: services that must be rerouted before removal.
- ✓Chosen materials: tile and marble choices move the total more than labour.
- ✓Grouping: bundling jobs into a single visit is cheaper than calling us back repeatedly.
How long finishing takes in Saihat
A flat from shell takes weeks to a few months; a partial alteration takes days to weeks depending on the items. The schedule contains days that cannot be shortened: about a week of wet-curing after plaster, one to three days for each flood test, and dry plaster before paint. We send the schedule after the inspection and once the items are fixed.
Receiving the work in Saihat: what to check
| Check | How | Acceptable |
|---|---|---|
| Balcony door | Slide it, and pour water on the sill | Glides without rubbing, water runs outward |
| Bathrooms | Flood-test record, and water poured on the floor | Water heads to the drain, no mark on the neighbour’s ceiling |
| Where the wall was | Side light across floor and ceiling | No trace of the wall, no level step |
| Tiles | Straightedge and light tapping | Flat, with a solid sound |
| Electrics | Use every point, press the RCD button | Every point works, the RCD trips |
The contract, and one contractor or several, in Saihat
One contractor carries the sequence, the checks and the snag list; several contractors make you the coordinator. In either case write down the items, material tier, exclusions, schedule and payments against completed stages; the unified contract on the “Muqawil” platform is the better choice, as both sides’ acceptance makes it enforceable.
Common finishing mistakes in Saihat flats
- ✓Breaking a partition without scanning it, then losing power to another room or springing a leak.
- ✓Tiling over a membrane that was never flood tested, then a stain on the neighbour’s ceiling.
- ✓Sliding doors with ordinary hardware that rusts within the first year by the sea.
- ✓A balcony sill without an outward fall, letting rain into the living room.
- ✓Painting the merged room without hiding the wall line in the ceiling.
- ✓Leaving the floor unprotected while doors are fitted.
Finishing within renovation in Saihat
Some older flats and houses in Saihat need more than new finishes because there is damage underneath: wall cracks, rising damp at the base, or an old leak under a bathroom. Renovation then comes first and finishing second, or the damage returns through the new paint and tiles. See renovation contractor in Saihat and crack repair in Saihat, and our complete finishing guide, finishing contractor in Dammam.
How to order a finishing contractor in Saihat
- 1Send photos and the plan
Every room, the bathrooms and the balcony, the plan if you have it, the floor and the district, on WhatsApp 0547879578. - 2Say what you need
Full finishing from shell, or specific changes: merging, a bathroom, doors. - 3First figure
We reply with an estimate and flag what needs inspection. - 4Inspection and scan
Measurements, a scan of the wall to be removed and a look at the bathrooms. - 5Items and contract
A priced item list and a schedule. - 6Work and handover
Stage-by-stage checks; flood-test sheets and route photos go into your folder.
Why Aemar Al-Maryam for finishing in Saihat
- ✓We scan a partition before breaking it and reroute services before removal.
- ✓Every bathroom is flood tested and you get its record.
- ✓Sea-facing doors and windows are settled at the start of the schedule.
- ✓Published rates per metre and per item; unknowns are priced on inspection, not guessed.
- ✓Saihat is a short hop from our Dammam yard, so a supervisor can drop by often.
Finishing contractor across Saihat’s districts
From Al Deira, Al Noor, Al Khisab and Al Naqa in the older core to Al Khaleej, Al Kawthar, Al Fayhaa, Gharnata, Qurtuba, Al Zuhour, Al Danah, Al Salam, Al Ghadeer and Al Nimr in the newer extensions, we group nearby requests into the same days. Other services in town: our Saihat page; photographs of completed jobs: projects. Owners of older Qatif homes should see finishing contractor in Qatif, and for Dhahran villas and their terraces finishing contractor in Dhahran.
Does your Saihat flat need finishing or changes?
Send photos of the rooms, bathrooms and balcony, and you will hear back with a rough cost and anything we must scan before starting.
Further reading for Saihat flat owners
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