A two-floor villa with a rooftop annex is the most common model in Saudi cities, because it balances area, cost and privacy and suits both extended and small families. But its success depends on a smart layout that separates hospitality from family life and makes use of the annex instead of letting it become a neglected store. This guide offers practical ideas for designing a two-floor villa with an annex: the layout of each floor, how to use the annex, stairs and circulation, the facade, and the mistakes villa owners regret after moving in.
Before Designing: Requirements and Needs
Start with two things: the site requirements (setbacks, building ratio and the permitted annex area), and the family's actual needs (number of rooms, elderly members, and the style of hospitality). Read: Setbacks and building ratios in Riyadh.
Ground Floor: Hospitality and Daily Life
- Men's majlis: with its own entrance and toilet, close to the street. Read: Majlis and entrance design.
- A dining room serving the majlis.
- Women's majlis on a route separate from the men's.
- A family living room connected to the kitchen.
- The kitchen with a service entrance. Read: Kitchen design layouts.
- A ground-floor bedroom for elderly family members if possible.
First Floor: Family Privacy
- A master suite with bathroom and dressing room.
- Children's rooms and an upper lounge.
- A laundry room near the bedrooms saves trips up and down.
- A terrace or balcony if the requirements allow, respecting the neighbours' privacy.
The Annex: How to Make Use of It
Common uses: a maid's room with toilet, a laundry and ironing room, storage, and sometimes a multi-purpose room or home gym. The annex's area, its share of the roof and its position are set by the site requirements, and any later addition needs a permit. Read: Adding an annex or rooftop room.
| Annex use | What it needs in the design |
|---|---|
| Maid's room | A toilet, good ventilation, access from the service stair |
| Laundry and ironing | Water and drainage connections, a drying area |
| Home gym | Sound insulation and structural capacity for equipment |
| Office or study | Natural light and quiet |
Stairs and Circulation
Place the main staircase so it reaches the first floor without passing the majlis, and consider a service stair if space allows. If a lift may be added in future, leave room for it from the start with a planned structural opening. Read: Adding a lift to an existing villa.
The Facade
The annex is part of the facade and should integrate with its design rather than look like an added block. Read: The Salmani architectural style and Modern Najdi facades.
Thinking Ahead
- The option of separating part of the villa as an apartment later. Read: Modifying a villa plan to add an apartment.
- Spare provisions for air conditioning and solar power.
- A structural design that can carry the permitted additions.
Common Mistakes
- A main staircase passing next to the men's majlis.
- An annex without enough ventilation or light.
- A laundry in the annex far from the bedrooms with no alternative.
- Adding the annex later without a permit.
- Neglecting thermal insulation for the roof and annex.
More in Villa design mistakes.
Frequently Asked Questions
Is a rooftop annex allowed in every district?
It is set by the site requirements and the building regulations.
Can the annex be turned into an apartment?
It depends on the requirements. Read: Modifying a villa plan to add an apartment.
Where is the best place for the kitchen?
Close to the service entrance and parking, and connected to the living and dining rooms.
Do I need two staircases?
A service stair is an advantage in medium and large villas, but it is not essential in small areas if the main staircase is well placed.
How can I see the design before construction?
Through 3D design of the facades and interior spaces.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that designs two-floor villas with annexes, with layouts that separate hospitality from family life and make use of the annex, plus integrated facades, construction drawings and the building permit. Learn about our design services, or Details of how we can help are on our Power Distribution & Electrical Installation Design service page. contact us.
Regulatory information is based on the Balady platform and the Ministry of Municipalities and Housing, and procedures may be updated by the competent authority. Last reviewed: October 2026.