Ouja Residence العربية

Operating record · Riyadh · since 2024

Two years. 7,311 stays. 4.77 out of 5.

Ouja Residence operates short-stay residences across Riyadh: 100+ branded units, one in-house team, one operating system built for them.

7,311
stays delivered
11,307
guest nights
14,000+
turnovers prepared
4,800
unique guests
2,633
published reviews
4.77
average rating

as of 2026-07-23 · Airbnb channel · refreshed nightly

What brings you here?

The company

What Ouja is

Founded in 2024 in Riyadh, Ouja operates furnished short-stay residences under a single brand across managed compounds, from studios to three-bedroom apartments.

Owners keep their asset and share the revenue. Ouja takes the rest: furnishing, photography, listing, pricing, guest communication, cleaning, inspection, maintenance, and monthly reporting, all run by one in-house team on one platform we built ourselves.

That platform is the difference. Every unit is priced by date, prepared to a checklist, inspected before each arrival, and reported on down to the last riyal. Nothing is left to a spreadsheet or a WhatsApp group.

Ouja is the old name of Diriyah, the winding valley of Wadi Hanifa where Riyadh began.

Selected residences

A few of the residences

A small selection from the portfolio. Every photo is the real unit.

بينت هاوس دورين مع مسبح خاص
Riyadh

بينت هاوس دورين مع مسبح خاص

غرفه وصالة مع شاشة ٨٥ بوصة
Riyadh

غرفه وصالة مع شاشة ٨٥ بوصة

غرفه + وسينما بطابع بوهيمي
الرياض

غرفه + وسينما بطابع بوهيمي

٣ غرف وصالة في الملقا
Riyadh

٣ غرف وصالة في الملقا

روف توب + جلسة خارجيه مع مشب
Riyadh

روف توب + جلسة خارجيه مع مشب

٤ غرف نوم مع سينما خاصة
Riyadh

٤ غرف نوم مع سينما خاصة

غرفين نوم + ٣ دقائق عن البوليفارد
Riyadh

غرفين نوم + ٣ دقائق عن البوليفارد

غرفتين نوم وسينما بطابع جاباندي
Riyadh

غرفتين نوم وسينما بطابع جاباندي

Quality, measured

The record

Rating distribution

Airbnb · verified stays
87.6%

rated 10 / 10

  • rated 10 / 10 87.6%
  • 9 / 10 or below 12.4%

4.77 average across 2,633 published reviews, low scores included

Category sub-scores (out of 10)

Airbnb · verified stays
Communication9.77
Check-in9.74
Accuracy9.66
Location9.64
Cleanliness9.57
Value9.38

Communication and check-in score highest — the two categories most correlated with guest-support escalations.

We grew 12× in eight quarters. The rating did not move.

51134182239368435548616Average rating 5.0Q3'24Q4'24Q1'25Q2'25Q3'25Q4'25Q1'26Q2'26

Published reviews per quarter: 51 → 616

36.8%

of our stays are guests who came back.

Repeat rate is the one metric that cannot be bought with marketing spend.

The evidence

Reviews as evidence

Every card below is a real, published Airbnb review from a verified stay, shown verbatim. These are 200 of 2,633.

The machine behind it

The operating system

Most operators run on a spreadsheet and a phone. Ouja runs on infrastructure we built ourselves, and a standard we hold on every single unit.

Inspection before every arrival

Cleaning is a mix of in-house crews and vetted third parties, but the standard is not. Ouja's own team inspects each unit against a checklist before the guest walks in, every time, whoever cleaned it.

This is why cleanliness holds at 9.57 across 100+ listings, not who holds the mop.

A trusted PMS, fully integrated

Every unit lives on a professional property-management system with full API integration: one calendar, one guest inbox, real-time channel sync, and no double-bookings across Airbnb and direct.

One source of truth for every reservation, price, and message.

Our own platform, ~49,000 lines

Purpose-built and running the business daily: turnover scheduling, staff assignment that redistributes on the fly when someone is off, dynamic pricing with a written reason for every date, append-only audit logs, vendor ticketing, expense reconciliation, and automated owner reporting.

Predictable quality at scale, and reporting an owner can actually check.

Musaed, the in-house assistant

An AI guest assistant that handles pre-booking questions in Arabic and English around the clock, and hands off to a person the moment it should.

Faster answers, fewer escalations, nothing lost overnight.

Reach that arrives before the booking

100M+ views and 70,000+ followers across TikTok and Snapchat, aimed at Saudi travellers in Arabic.

A new listing opens to a warm audience, not a cold start.

Ouja Elite

A small, invite-only tier for our most valued guests, under 1% of everyone who stays.

Not a mass loyalty scheme; a short list, looked after closely.

Tracks

Booking platforms

Most operators ask platforms for demand. Ouja arrives with its own — 100M+ views and 70,000+ followers in the Saudi short-stay niche, reaching Saudi travellers in Arabic before they open a booking app.

  • New listings launch to a warm audience instead of a cold start
  • Content aimed at specific inventory, seasons, or campaigns
  • A growth pipeline: units live now, more contracted for the next 12 months
  • A quality profile that lowers support load: 9.77 communication, 9.74 check-in
  • One operator, one account, 100+ listings — one relationship instead of many
  • Event capacity: Riyadh Season, Formula 1, Expo 2030 build-up
Talk to us about supply

Companies that need housing

A hotel gives you a room. Ouja gives you a serviced residence with a kitchen, a living room, and an invoice your finance team accepts.

  • Inventory by district with a 1BR-to-3BR unit mix, near business districts
  • Multi-unit and long-stay allocation; monthly rates on request
  • VAT-compliant invoicing under a registered Saudi entity
  • One account contact, one reporting line, one point of escalation
  • Self-entry check-in at any hour — for arriving staff and shift workers
  • 24/7 guest support in Arabic and English
Request availability and rates

Vendors, suppliers & service providers

This track exists to save both sides time. Most inbound pitches fail because they do not know the shape of the operation.

  • Scale: 100+ listings, ~14,000 turnovers, 11,307 guest nights
  • Recurring categories: insurance, laundry, furniture and FF&E, consumables, maintenance, fintech and payments, PropTech and software
  • What a first message needs: category, pricing model, minimum commitment, Saudi entity status, existing clients at similar scale
Send a proposal

Contact

Riyadh, Saudi Arabia