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市場調查報告書
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2118106

中東和非洲資料中心房地產：市場佔有率分析、行業趨勢和統計數據以及成長預測（2026-2031 年）

Middle East and Africa Data Center Real Estate - Market Share Analysis, Industry Trends & Statistics, Growth Forecasts (2026 - 2031)
出版日期: | 出版商: Mordor Intelligence | 英文 150 Pages | 商品交期: 2-3個工作天內

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簡介目錄

據 Mordor Intelligence 稱，2025 年中東和非洲的資料中心房地產市場價值為 41.2 億美元，預計到 2031 年將達到 88.3 億美元，高於 2026 年的 47 億美元。

預測期（2026-2031 年）的複合年成長率預計為 13.44%。

中東和非洲資料中心房地產市場-IMG1

本報告按物業類型（託管、超大規模等）、所有權類型（租賃、自營）、公司規模（大型企業、中小企業）、最終用戶（資訊科技和電信等）以及國家/地區（阿拉伯聯合大公國、沙烏地阿拉伯等）進行細分。市場預測以美元計價。

中東和非洲資料中心房地產市場的趨勢和洞察

政府主導的人工智慧投資加速了資料中心的發展

政府主導的人工智慧投資是中東和非洲資料中心房地產市場最清晰的需求訊號之一。沙烏地阿拉伯的「HUMAIN」舉措投資約770億美元，目標是到2030年實現1.9吉瓦的資料中心容量，這將顯著改變該國預期建設活動的規模。這種需求比典型的企業週期更具永續性，因為它與國家多元化計畫和長期數位化優先事項緊密相關。此外，隨著人工智慧訓練和推理需要比標準工作負載更高的功率密度和更複雜的散熱設計，房地產需求也在改變。這種轉變促使營運商轉向大規模的園區、更精細的公用設施規劃，以及從一開始就設計為滿足GPU密集需求的設施。

政府的「雲端優先」政策正在提振本地資料中心的需求。

「雲端優先」指南正在推動中東和非洲資料中心房地產市場公共部門需求的成長。在阿拉伯聯合大公國，已獲批准的「智慧體人工智慧」框架計畫在兩年內部署到50%的政府服務中，直接滿足該國對運算能力和儲存容量的需求。這一趨勢意義重大，因為政府工作負載通常比許多商業部署對資料儲存位置、安全性和採購合規性有更嚴格的控制。此外，人們越來越傾向於選擇能夠滿足國家營運要求的設施，而不僅僅是提供通用的託管空間。因此，那些已在政府需求熱點地區附近設立分支機構並符合當地法規的認證營運商，預計將獲得更穩定的租賃機會。

高昂的冷卻成本推高了資料中心的營運成本。

在中東和非洲的資料中心房地產市場，冷卻仍然是一項結構性成本挑戰，尤其是在沿岸地區的氣候條件下。向人工智慧賦能的基礎設施轉型並不能解決這個問題，因為高密度環境仍然需要強大的散熱能力和冗餘備份。依賴老舊風冷設計的業者維修以滿足租戶不斷變化的需求時，將面臨更大的壓力。這通常有利於那些擁有更雄厚資本預算和更成熟工程能力的平台。因此，成本壓力可能會縮小能夠在高階人工智慧和超大規模專案中競爭的營運商範圍。

細分市場分析

到2025年，託管服務將佔中東和非洲資料中心房地產市場收入的43.90%，成為該市場最大的細分領域。這一主導地位反映出企業和眾多雲端租戶明顯傾向於選擇第三方管理的設施，因為這些設施無需直接擁有土地或建築物即可提供柔軟性。營運商中立性在該地區仍然至關重要，因為租戶通常與重視空間本身一樣重視生態系統存取和互聯互通選項。從實際角度來看，託管服務仍然是許多商業租賃決策的基礎產品。

預計到2031年，邊緣資料中心資產將以16.80%的複合年成長率成長，成為中東和非洲資料中心房地產市場成長最快的資產類型。這一成長與5G的部署、對低延遲日益成長的需求以及人工智慧推理在終端用戶附近的普及密切相關。需求也變得更加分散，使得設施的重要性不僅體現在主要樞紐，也體現在區域城市。在超大規模資料中心領域，隨著電力轉移條款和更嚴格的基礎設施規範的日益普及，租賃結構正在重組。模組化資產在非洲市場的重要性日益凸顯，因為部署速度和基礎設施柔軟性至關重要。 Kazuna於2025年10月宣布計劃在多個國家新增超過1吉瓦的容量，這表明主要營運商正在將託管、超大規模和邊緣資產整合到一個均衡的投資組合中，而不是將它們視為孤立的實體。

預計到2025年，租賃設施將佔總收入的74.60%。這些設施預計將呈現最高的成長率，複合年成長率（CAGR）將達到14.20%，這將使該細分市場在中東和非洲資料中心房地產市場中擁有規模優勢和強勁發展勢頭。這一趨勢表明，在設施成本、電力密度和冷卻需求不斷上升的情況下，租戶和營運商仍然傾向於輕資產和資本共用的結構。租賃還能降低市場准入和業務擴張的門檻，尤其是在專案需要大量前期投資的情況下。從這個意義上講，主流的所有權模式與該地區當前的資本週期高度契合。

業主自用的資產佔剩餘的25.40%，這類資產在主權實體和滿足自身需求的企業中仍然很常見。這些資產之所以重要，是因為它們通常用於支持受嚴格監管的政府工作，而這些工作受正常商業需求波動的影響較小。同時，機構資本的湧入使得租賃結構更具吸引力，因為投資者正在將產權所有權與營運風險脫鉤。售後回租機制尤其適用於開發成本不斷上升、篩選長期租戶變得越來越容易的市場。 KKR與海灣資料中心（Gulf Data Hub）於2025年1月夥伴關係表明，私人資本不僅流入資產層面，也流入中東和非洲資料中心房地產市場的平台層面。這種資本結構的轉變預計將進一步鞏固租賃作為未來擴張預設選擇的地位。

其他好處：

  • Excel格式的市場預測（ME）表
  • 3個月的分析師支持

目錄

第1章：引言

  • 研究假設和市場定義
  • 調查範圍

第2章：調查方法

第3章執行摘要

第4章 市場狀況

  • 市場概覽
  • 市場促進因素
    • 對自主人工智慧的投資正在加速資料中心的發展。
    • 政府推行「雲端優先」政策，增加了對本地資料中心的需求。
    • 海底電纜的擴建正在加強區域互聯互通基礎設施。
    • 液冷技術的普及推動了高密度資料中心的部署。
    • 自由貿易區的優惠政策正在吸引對資料中心的投資。
    • 廢熱回收和替代能源解決方案提高了永續性。
  • 市場限制因素
    • 高昂的冷卻成本推高了資料中心的營運費用。
    • 電網容量限制和授權程序延誤正在減緩專案的開發進度。
    • 合格資料中心專家的短缺限制了營運能力。
    • 用水限制給製冷基礎設施的建設帶來了挑戰。
  • 價值供應鏈分析
    • 供應鏈與生態系概述
    • 主要原料、資源和供應商清單
    • 主要銷售代理商和通路夥伴名單
    • 主要最終用戶列表
  • 監理情勢
  • 技術展望
  • 波特五力分析

第5章 市場規模與成長預測

  • 按屬性類型
    • 搭配
    • 超大規模
    • 邊緣資料中心屬性
    • 模組化資料中心屬性
    • 其他（批發、零售、企業對企業）
  • 依所有權類型
    • 租賃
    • 房屋所有權
  • 按公司規模
    • 大公司
    • 小型企業
  • 最終用戶
    • 資訊科技/通訊
    • 銀行業、金融服務業及保險業
    • 政府/公共部門
    • 衛生保健
    • 其他最終用戶
  • 國家
    • 阿拉伯聯合大公國
    • 沙烏地阿拉伯
    • 南非
    • 埃及
    • 其他中東和非洲國家

第6章 競爭情勢

  • 市場集中度
  • 策略趨勢
  • 市佔率分析
  • 公司簡介
    • Khazna Data Centers LLC
    • Digital Realty Trust, Inc.
    • Equinix, Inc.
    • Gulf Data Hub LLC
    • Africa Data Centres Ltd.
    • Teraco Data Environments（Pty）Ltd.
    • center3 Company
    • DataVolt
    • Data Hub Integrated Solutions（Moro Hub）
    • MedOne Data Centers Ltd.
    • Raxio Group
    • NTT DATA Group Corporation（NTT Global Data Centers）
    • Vantage Data Centers
    • EDGNEX Data Centres by DAMAC
    • MEEZA QSTP LLC
    • Pure Data Centres Group
    • ODATA
    • e&
    • Saudi Telecom Company
    • Oman Data Park

第7章 市場機會與未來展望

簡介目錄
Product Code: 100858

According to Mordor Intelligence, the Middle East and Africa data center real estate market size was valued at USD 4.12 billion in 2025 and is estimated to grow from USD 4.70 billion in 2026 to reach USD 8.83 billion by 2031, at a CAGR of 13.44% during the forecast period (2026-2031).

Middle East and Africa Data Center Real Estate - Market - IMG1

This report is Segmented by Property Type (Colocation, Hyperscale, and More), Ownership (Leased and Owner Occupied), Enterprise Size (Large Enterprises, and Small and Medium Enterprises), End-Users (Information Technology and Telecom, and More), and Country (United Arab Emirates, Saudi Arabia, and More). The Market Forecasts are Provided in Terms of Value (USD).

Middle East and Africa Data Center Real Estate Market Trends and Insights

Sovereign AI Investments Accelerate Data Center Development

Sovereign AI spending has become one of the clearest demand signals in the Middle East and Africa data center real estate market. Saudi Arabia's HUMAIN initiative is designed around USD 77 billion of investment and a target of 1.9 GW of data center capacity by 2030, which materially changes the scale of expected build activity in the Kingdom. This form of demand is more durable than a normal enterprise cycle because it is tied to national diversification plans and long-term digital priorities. It is also changing what kind of real estate is valuable, since AI training and inference require much higher power density and more advanced thermal design than standard workloads. That shift is pushing operators toward larger campuses, deeper utility planning, and facilities designed from the start for GPU-heavy demand.

Cloud-First Government Policies Increase Local Data Center Demand

Cloud-first directives are making public sector demand more visible in the Middle East and Africa data center real estate market. In the United Arab Emirates, the approved Agentic AI framework aims to deploy across 50% of government services within 2 years, directly supporting the need for domestic compute and storage capacity. That pattern matters because government workloads usually require stronger controls around residency, security, and procurement compliance than many commercial deployments. It also creates a preference for facilities that can meet sovereign operating requirements rather than only offer generic colocation space. The result is a more stable leasing pipeline for certified, locally compliant operators already positioned near government demand centers.

High Cooling Costs Increase Data Center Operating Expenses

Cooling remains a structural cost challenge for the Middle East and Africa data center real estate market, especially in Gulf climates. The move toward AI-ready infrastructure does not remove that issue, because higher-density environments still need robust heat rejection and redundancy. Operators that rely on older air-cooled designs face additional pressure when trying to retrofit to meet newer tenant requirements. This tends to favor platforms with larger capital budgets and more mature engineering capability. As a result, cost pressure can narrow the field of operators that can compete for premium AI and hyperscale mandates.

Other drivers and restraints analyzed in the detailed report include:

  1. Subsea Cable Expansion Strengthens Regional Connectivity Infrastructure
  2. Liquid Cooling Adoption Supports High-Density Data Center Deployments
  3. Grid Capacity Constraints and Permitting Delays Slow Project Development

For complete list of drivers and restraints, kindly check the Table Of Contents.

Segment Analysis

Colocation accounted for 43.90% of revenue in 2025, making it the largest segment in the Middle East and Africa data center real estate market. That lead reflects a clear preference among enterprises and many cloud tenants for third-party managed facilities that offer flexibility without requiring direct ownership of land and buildings. Carrier neutrality also remains important in a region where tenants often value ecosystem access and interconnection options as much as raw space. In practical terms, colocation is still the baseline product around which many commercial leasing decisions are made.

Edge data center properties are forecast to expand at a 16.80% CAGR through 2031, making them the fastest-growing property format in the Middle East and Africa data center real estate market. This growth is tied to 5G rollout, lower latency needs, and the spread of AI inference closer to end users. Demand is also becoming more distributed, which improves the case for facilities in secondary cities rather than only in the main hubs. Hyperscale formats are reshaping lease structures as power pass-through clauses and stricter infrastructure specifications become more common. Modular properties are gaining relevance in African markets where rollout speed and infrastructure flexibility matter. Khazna's October 2025 plan to add more than 1 GW of capacity across multiple countries shows how leading operators are balancing colocation, hyperscale, and edge assets as one portfolio rather than as isolated formats.

Leased facilities accounted for 74.60% of revenue in 2025. They posted the highest projected growth at a 14.20% CAGR, giving the segment both scale and momentum in the Middle East and Africa data center real estate market. This pattern shows that tenants and operators still prefer asset-light or shared-capital structures as facility costs, power density, and cooling requirements rise. Leasing also lowers the hurdle for market entry and expansion, especially when projects need large upfront commitments. In that sense, the leading ownership model is closely aligned with the region's current capital cycle.

Owner-occupied assets accounted for the remaining 25.40% share and remain more common among sovereign entities and operators serving captive demand. Those assets are important because they often anchor highly regulated government workloads that are less exposed to normal commercial demand swings. At the same time, institutional capital is making leased structures even more attractive as investors separate property ownership from operating risk. Sale-leaseback logic fits well in a market where development costs are rising, and long-term tenants are becoming easier to underwrite. KKR's January 2025 partnership with Gulf Data Hub shows how private capital is moving into the platform level of the Middle East and Africa data center real estate market rather than staying at the asset edge. That capital structure shift is likely to reinforce leasing as the default route for future expansion.

Complete Report Scope:

  • By Property Type
    • Colocation
    • Hyperscale
    • Edge Data Center Properties
    • Modular Data Center Properties
    • Others (Wholesale, Retail and Enterprise)
  • By Ownership
    • Leased
    • Owner Occupied
  • By Enterprise Size
    • Large Enterprises
    • Small and Medium Enterprises
  • By End-Users
    • Information Technology and Telecom
    • Banking, Financial Services, and Insurance
    • Government and Public Sector
    • Healthcare
    • Other End Users
  • By Country
    • United Arab Emirates
    • Saudi Arabia
    • South Africa
    • Egypt
    • Rest of Middle East and Africa

List of Companies Covered in this Report:

  1. Khazna Data Centers LLC
  2. Digital Realty Trust, Inc.
  3. Equinix, Inc.
  4. Gulf Data Hub LLC
  5. Africa Data Centres Ltd.
  6. Teraco Data Environments (Pty) Ltd.
  7. center3 Company
  8. DataVolt
  9. Data Hub Integrated Solutions (Moro Hub)
  10. MedOne Data Centers Ltd.
  11. Raxio Group
  12. NTT DATA Group Corporation (NTT Global Data Centers)
  13. Vantage Data Centers
  14. EDGNEX Data Centres by DAMAC
  15. MEEZA QSTP LLC
  16. Pure Data Centres Group
  17. ODATA
  18. e&
  19. Saudi Telecom Company
  20. Oman Data Park

Additional Benefits:

  • The market estimate (ME) sheet in Excel format
  • 3 months of analyst support

TABLE OF CONTENTS

1 Introduction

  • 1.1 Study Assumptions and Market Definition
  • 1.2 Scope of the Study

2 Research Methodology

3 Executive Summary

4 Market Landscape

  • 4.1 Market Overview
  • 4.2 Market Drivers
    • 4.2.1 Sovereign AI Investments Accelerate Data Center Development
    • 4.2.2 Cloud-First Government Policies Increase Local Data Center Demand
    • 4.2.3 Subsea Cable Expansion Strengthens Regional Connectivity Infrastructure
    • 4.2.4 Liquid Cooling Adoption Supports High-Density Data Center Deployments
    • 4.2.5 Free Zone Incentives Attract Data Center Investments
    • 4.2.6 Waste Heat Recovery and Alternative Power Solutions Improve Sustainability
  • 4.3 Market Restraints
    • 4.3.1 High Cooling Costs Increase Data Center Operating Expenses
    • 4.3.2 Grid Capacity Constraints and Permitting Delays Slow Project Development
    • 4.3.3 Shortage of Certified Data Center Professionals Limits Operational Capacity
    • 4.3.4 Water-Use Restrictions Challenge Cooling Infrastructure Development
  • 4.4 Value / Supply-Chain Analysis
    • 4.4.1 Overview of the Supply Chain and Ecosystem
    • 4.4.2 List of Key Raw Materials, Resources & Suppliers
    • 4.4.3 List of Major Distributors and Channel Partners
    • 4.4.4 List of Major End Users
  • 4.5 Regulatory Landscape
  • 4.6 Technological Outlook
  • 4.7 Porter's Five Forces Analysis
    • 4.7.1 Bargaining Power of Suppliers
    • 4.7.2 Bargaining Power of Consumers
    • 4.7.3 Threat of New Entrants
    • 4.7.4 Threat of Substitutes
    • 4.7.5 Intensity of Competitive Rivalry

5 Market Size & Growth Forecasts (Value, USD)

  • 5.1 By Property Type
    • 5.1.1 Colocation
    • 5.1.2 Hyperscale
    • 5.1.3 Edge Data Center Properties
    • 5.1.4 Modular Data Center Properties
    • 5.1.5 Others (Wholesale, Retail and Enterprise)
  • 5.2 By Ownership
    • 5.2.1 Leased
    • 5.2.2 Owner Occupied
  • 5.3 By Enterprise Size
    • 5.3.1 Large Enterprises
    • 5.3.2 Small and Medium Enterprises
  • 5.4 By End-Users
    • 5.4.1 Information Technology and Telecom
    • 5.4.2 Banking, Financial Services, and Insurance
    • 5.4.3 Government and Public Sector
    • 5.4.4 Healthcare
    • 5.4.5 Other End Users
  • 5.5 By Country
    • 5.5.1 United Arab Emirates
    • 5.5.2 Saudi Arabia
    • 5.5.3 South Africa
    • 5.5.4 Egypt
    • 5.5.5 Rest of Middle East and Africa

6 Competitive Landscape

  • 6.1 Market Concentration
  • 6.2 Strategic Moves
  • 6.3 Market Share Analysis
  • 6.4 Company Profiles (Includes Global Level Overview, Market Level Overview, Core Segments, Financials as available, Strategic Information, Products and Services, Recent Developments)
    • 6.4.1 Khazna Data Centers LLC
    • 6.4.2 Digital Realty Trust, Inc.
    • 6.4.3 Equinix, Inc.
    • 6.4.4 Gulf Data Hub LLC
    • 6.4.5 Africa Data Centres Ltd.
    • 6.4.6 Teraco Data Environments (Pty) Ltd.
    • 6.4.7 center3 Company
    • 6.4.8 DataVolt
    • 6.4.9 Data Hub Integrated Solutions (Moro Hub)
    • 6.4.10 MedOne Data Centers Ltd.
    • 6.4.11 Raxio Group
    • 6.4.12 NTT DATA Group Corporation (NTT Global Data Centers)
    • 6.4.13 Vantage Data Centers
    • 6.4.14 EDGNEX Data Centres by DAMAC
    • 6.4.15 MEEZA QSTP LLC
    • 6.4.16 Pure Data Centres Group
    • 6.4.17 ODATA
    • 6.4.18 e&
    • 6.4.19 Saudi Telecom Company
    • 6.4.20 Oman Data Park

7 Market Opportunities & Future Outlook

  • 7.1 White-Space and Unmet-Need Assessment