Al Khiran Mall, the marina and the canals of Sabah Al Ahmad Sea City at dusk

Al Khiran, Ahmadi Governorate

Your guide to Sabah Al Ahmad Sea City

Everything you need to know about Kuwait's waterfront city in Al Khiran: where it is, its phases, life there, and how to choose the right plot or chalet.

See chalets and plots Watch the film

Al Khiran Mall and the marina at dusk

200 kmof beaches along the canals
5residential phases, A1 to A5
~1 hourby car from Kuwait City
2004first phase opened to the sea
2016officially inaugurated

PDFFreeGet this guide as a one-page checklist on WhatsAppThe 8 checks for choosing a plot or chalet, and the buying steps, sent to you on WhatsApp.Send me the checklist

Find your place

A ready chalet, or a plot to build your way

Browse the chalets and plots available now with Al Mithaq, with photos, sizes and phases.

A chalet terrace with a pool facing the water

Browse

Plots

Ready to build on, by the canals

Can't find what you want? Ask us on WhatsApp

What is Sabah Al Ahmad Sea City?

Sabah Al Ahmad Sea City is a residential city on the water in southern Kuwait. It was built differently from most waterfront projects in the region: instead of reclaiming land from the sea, wide canals were dug into the desert and flooded with seawater, so every district has its own waterfront.

It is the first urban area in Kuwait built entirely by the private sector. It is overseen by La'ala Al-Kuwait Real Estate Company, with the Kuwait Institute for Scientific Research on the environmental side.

Sabah Al Ahmad Sea City from space: the canals, phases and the coast

How the city was built

2003
1Desert by the coast
2005
2Wide canals dug into the desert
2010
3Seawater flows into the canals
2020
4Every district gets a waterfront

Satellite views from the official Sea City timelapse film

Watch

The city in one film

A short film on the idea behind the city and how it was built on the water.

Why Kuwait Is Building This Strange Cityneo15 minin English

Water and nature

1,000+marine species

About 100kinds of fish and shellfish

Protectedno commercial fishing inside the canals

The canals are open to the sea, so the water renews with the tides. Over time they have become a living marine habitat: more than 1,000 marine species, including about 100 species of fish and shellfish. Commercial fishing is not allowed inside the canals, which are protected.

The five phases

All five phases (A1, A2, A3, A4, A5) are complete and lived in. Every phase has empty plots ready to build on, as well as built chalets.

So you choose a phase by what matters to you: location, size, nearness to services and the type of canal, not by how complete it is.

A round island of homes and plots seen from straight above — A phase from above: homes, plots and the water

Chalets and plots in Sea City

See what is available now with Al Mithaq, sorted by phase.

See chalets and plots

Services and facilities

The marina

One of the largest in Kuwait, with room for more than 900 boats.

Al Khiran Mall

Kuwait's first outlet mall, with restaurants, shops and family activities.

Two floors and about 300 shops on the marina; completed in 2023.

Villas with pools on a beach in Sea City

Mosques, parks and beaches

Mosques, parks, and beaches open for swimming all year.

Lulu Hypermarket

Inside Al Khiran Mall, open since May 2023.

How to choose the right plot or chalet

PhaseAll phases are complete and lived in, so choose by the location and services that matter to you.
WaterfrontHow many metres on the water? More frontage means more privacy and mooring space.
OrientationEast or west facing changes sun and shade on outdoor areas.
The canalIts width and depth, and whether it suits the boat you want.
AccessDistance to the phase entrance and the main road.
ServicesDistance to the mall, mosque and daily services.
NeighboursAre the plots around you built, or empty with building still to come?
Building rulesPermitted build ratios and setbacks in that phase.

Villas along a turquoise canal in Sea City

Ready to choose?

Compare chalets and plots by phase, size and sea frontage.

Start browsing

Buying steps (general)

Decide what you need: plot or chalet, phase, size.
Visit in person, ideally at both high and low tide.
Check the title deed and that it is free of any restrictions.
Agree the terms with the seller.
Register the transfer officially at the Real Estate Registration and Authentication Department, Ministry of Justice.

A chalet living room with a pool facing the sea — Five clear steps from choosing to registering your home.

In 30 seconds

Where is it?

In Al Khiran, about an hour's drive south of Kuwait City.

Are the phases ready?

All five phases, A1 to A5, are complete and lived in.

What can I buy?

A plot to build on (most are 400 to 800 m²) or a built chalet.

Who can own?

Kuwaiti and GCC citizens, under the applicable conditions.

FAQ

Questions people ask

Where is Sabah Al Ahmad Sea City?

In Al Khiran, Ahmadi Governorate, about an hour's drive south of Kuwait City.

Are the phases complete?

Yes. All five phases are complete and lived in, and each has empty plots and built chalets.

Should I buy a plot or a built chalet?

A plot gives you freedom to design but needs building time. A built chalet you can use straight away.

Who can own property there?

Kuwaiti citizens and citizens of the GCC countries, under the applicable conditions and procedures. Our team explains the details.

How far is it from Kuwait City?

About an hour's drive.

Is the canal water clean?

The canals are open to the sea and the water renews with the tides; more than 1,000 marine species live there.

Where is the ownership transfer registered?

At the Real Estate Registration and Authentication Department, Ministry of Justice.