Openings
Opening Date to be announced

One&Only

One&Only Jeddah

One&Only's Saudi debut on the Jeddah Central waterfront, with the brand's first Private Homes in the Kingdom

Jeddah, Saudi Arabia

First look

One&Only's first Saudi resort is planned for the Jeddah Central waterfront on the Red Sea, set inside the wider Jeddah Central master plan. It was announced at the TOURISE Global Summit in late 2025 as a roughly $2.03bn (SR7.6bn) joint venture between Midad Real Estate, the Jeddah Central Development Company (a PIF subsidiary) and Kerzner. The project is reported to include the brand's first Private Homes in the Kingdom alongside a Club One wellness component.

Saudi Arabia is filling up with announced luxury hotels, and a PIF-backed waterfront project carries real weight, but the numbers here are headline figures rather than a finished resort. An opening date hasn't been announced, with reports pointing to a window ahead of the 2034 World Cup. We've not stayed and there's nothing to judge yet. What we'll be watching for is when a date actually firms up and what the Private Homes and Club One amount to on the ground.

Not yet scored. We publish a Fat Score only once a hotel is open and real guests have stayed and written about it — this is a first look, not a verdict.

Open now

What you can book today

One&Only Jeddahis still under wraps. Here's what's already open and scored in our collection — more from One&Only, and nearby in Saudi Arabia.

One&Only Cape Town — Cape Town, South Africa
Fat Approved

One&Only

One&Only Cape Town

Cape Town, South Africa

One&Only Cape Town occupies a unique position as Cape Town's most accessible luxury resort, combining the polish of an international brand with an unbeatable location at the V&A Waterfront. The property delivers on service excellence that One&Only is known for, with staff who remember your name and preferences from day two. While the design feels more resort-like than authentically Cape Townish compared to boutique competitors like Ellerman House, the dramatic scale works — especially the lobby bar's Table Mountain views and the expansive pool deck. The location is the trump card: you can walk safely to shops, restaurants, and attractions while enjoying genuine luxury amenities. It's not the most soulful choice in Cape Town, but it's the safest bet for travelers who want five-star reliability in the heart of the action.

SaveCompare
One&Only Mandarina — Riviera Nayarit, Mexico
Fat Approved

One&Only

One&Only Mandarina

Riviera Nayarit, Mexico

One&Only Mandarina occupies one of Mexico's most spectacular settings — a 565-acre jungle-meets-ocean sanctuary where Kerry Hill's architectural vision creates private villas suspended between canopy and coastline. The property delivers genuine drama: standalone treehouses with infinity plunge pools, panoramic Pacific views, and coati sightings from your outdoor shower. But the magic comes with meaningful friction. The buggy system that defines daily life here consistently frustrates guests with 20-minute waits that transform simple movements into hour-long odysseys. Service ranges from transcendent (hosts who learn your mango preference by day two) to surprisingly amateur for a property charging $2,000+ nightly. When it works — which it often does — Mandarina feels like a private estate borrowed from nature itself. When it doesn't, you're trapped in paradise, waiting for a ride.

SaveCompare
One&Only Palmilla — Los Cabos, Mexico
Fat Favorite

One&Only

One&Only Palmilla

Los Cabos, Mexico

One&Only Palmilla is the sentimental favorite in Los Cabos for good reason — a property that opened in 1956 when Cabo had 300 residents and has been refining the art of understated Mexican hacienda luxury ever since. The setting is genuinely remarkable: lush, hand-cultivated grounds that feel like a cool oasis the moment you pass through the copal smoke at the entrance, framed by crisp white colonial architecture tumbling down a dramatic Sea of Cortez coastline. What truly separates Palmilla from the newer competition — the Four Seasons, the Rosewood, the Waldorf — is its service culture: a 48% return-guest rate doesn't lie, and the staff's warmth (the hand-over-heart greeting is sincere, not performative) and proactive personalization consistently outpace peers. The rooms carry some age, and the food and beverage pricing is genuinely aggressive even by ultra-luxury standards — a $35 guacamole and $30 margaritas will test your zen. What you're buying here is something the newer properties haven't yet earned: a soul.

SaveCompare
One&Only Reethi Rah — North Malé Atoll, Maldives
Fat Approved

One&Only

One&Only Reethi Rah

North Malé Atoll, Maldives

One&Only Reethi Rah occupies one of the Maldives' largest resort islands, offering genuine variety with 12 beaches sprawling across six kilometers of coastline. The speedboat accessibility from Malé removes seaplane logistics, while the island's scale provides both social energy at the Beach Club and secluded pockets for privacy. Service operates at the anticipatory level you'd expect from One&Only, with staff consistently recognized for going beyond standard luxury hospitality. The dining program impresses with quality that seems impossible on a remote island, though the lack of house reef means snorkeling requires excursions rather than villa-front access. At this price point, a few operational inconsistencies around billing transparency and room maintenance feel more pronounced than they should.

SaveCompare

From the desk

Get the first-look verdict

We publish our verdict the week One&Only Jeddah opens. Get it in the monthly note, before the rest of the internet catches up.

More anticipated openings

Six Senses The Palm, Dubai

Six Senses

Middle East

Six Senses The Palm, Dubai

— Six Senses' UAE debut

Dubai, United Arab Emirates

The wellness brand's first address in the Emirates, on the West Crescent of Palm Jumeirah — 61 suites and a sprawling spa over the Gulf.

Expected

September 2026

First look →
The Oberoi Sukoonvilas, Wadi Safar

Oberoi

Middle East

The Oberoi Sukoonvilas, Wadi Safar

— Oberoi's gateway to Diriyah

Wadi Safar (Diriyah), Saudi Arabia

Sixty rooms and ten villas wrapped around a Greg Norman 27-hole golf course in the gated Wadi Safar community, minutes from the UNESCO-listed At-Turaif.

Expected

October 2026

First look →
Raffles The Red Sea

Raffles

Middle East

Raffles The Red Sea

— Raffles plants a flag inside Saudi Arabia's Red Sea destination, on the dolphin-shaped Shura Island.

Shura Island, Saudi Arabia

Raffles heads to Shura Island in Saudi Arabia's Red Sea project, with 121 rooms, 14 suites and 33 pool villas slated for 2026.

Expected

2026

First look →