General Manager / Compound Manager

Job description

JLL empowers you to shape a brighter way . Our people at JLL are shaping the future of real estate for a better world by combining world class services, advisory and technology for our clients. We are committed to hiring the best, most talented people and empowering them to thrive, grow meaningful careers and to find a place where they belong. Whether you’ve got deep experience in commercial real estate, skilled trades or technology, or you’re looking to apply your relevant experience to a new industry, join our team as we help shape a brighter way forward. Requirements for Compound Manager / General Manager: The ideal candidate must be suited to for the role of Compound Manager / General Manager, who is the single most critical onsite leadership position responsible for the strategic and operational management of the compound (apartments, villas, and suites), commercial units, and extensive amenity facilities (cinema, restaurant, gym, spa, swimming pools, sports courts, and green spaces) across a 259,797 sqm site. This role requires a seasoned property management professional with deep operational expertise in mixed-use or large-scale residential communities, proven leadership capability, financial acumen, and the cultural awareness necessary to manage high-quality residential assets in the Kingdom of Saudi Arabia. The successful candidate will serve as the primary point of contact for the client, ensuring the compound operates as a premier lifestyle destination that justifies its premium positioning within Riyadh's competitive residential market. Job Description: The Compound Manager will provide unified leadership across all functions, including property management, facilities management (through FM integration), financial administration, leasing, customer experience, health & safety, compliance, and community engagement, whilst maintaining transparent, proactive communication with the client and delivering measurable performance against defined KPIs including 95%+ occupancy, 85%+ resident satisfaction (NPS), and cost control within approved budgets. The role is to report directly to the Senior Director- Head of Building Management-(PAMS). Representing the onsite PM team. This will involve leading and overseeing the quality assurance and quality control of the day-to-day property management services, operations, transitions management (which involves taking the building into a multi-let asset), in accordance with the best practices in the industry. The candidate shall be able to confidently oversee the provision of OPEX and CAPEX budgeting requirements, overview financial forecasts and P&L’s; prepare and submit weekly, monthly, quarterly, and annual reports to the clients; the preparation of governance documents, property operations plan, guidelines, property regulations/rules, policies and procedures, procurement request for approvals, etc. The candidate shall be knowledgeable and confident enough to lead a team and consult with clients, tenants, and contractors, exercising good negotiation skills with experienced professionals in multinational organisations and international tenants. The candidate will be responsible for the maintenance and accuracy of the property management systems (CRM/BMS/CAFM) and ensure that the TFM service providers are keeping systems up to date and that the TFM staff receive training and advice on using the systems. The candidate will be responsible for liaising and advising the clients on changes to local law and legislation that may affect the operations of the property and seek approval and direction on implementing / cascading directives that will affect the day-to-day operations of the site. Key Responsibilities 1. Strategic Leadership & Stakeholder Management Serve as the client’s single point of contact for all operational, financial, and strategic matters relating to the compound. Develop and implement annual Property Operating Plans aligned with the client's investment objectives and Vision 2030 commitments. Maintain proactive, transparent communication with the leadership team through structured monthly, quarterly, and annual reporting cycles. Build and maintain professional relationships with key stakeholders including government ministries (MoMRA, Civil Defence, Ministry of Labour), local authorities (Riyadh Municipality), utilities, and community representatives. Lead annual business planning processes, incorporating market intelligence, demographic trends, and competitive positioning analysis to inform strategic decision-making. Represent JLL's values of teamwork, ethics, and excellence, ensuring the compounds brand reputation as Riyadh's premier residential destination. 2. Operational Excellence & Service Delivery Oversee seamless integration of all property management functions (leasing, financial administration, resident services, community engagement) with facilities management operations (hard and soft FM services). Ensure consistent service quality across all touchpoints through standardized operating procedures, quality assurance programs, and mystery shopping validation. Implement and maintain comprehensive Property Operating Plan covering all operational aspects including HSE protocols, emergency response plans, business continuity plans, risk management frameworks, and performance measurement systems. Coordinate daily cross-functional alignment meetings with the Facility Manager, Property Manager, Finance Manager, Leasing Manager, and Community Engagement Manager to ensure unified service delivery. Conduct weekly site inspections and audits across residential units, amenity facilities, common areas, and landscaping to validate maintenance standards and identify improvement opportunities. Manage compound-wide delivery standards including cleaning protocols (BICSc standards), landscaping and irrigation management, pest control programs, waste management and recycling initiatives, and security operations. 3. Financial Management & Budget Control Assume full P&L accountability for the compounds operations, optimizing Net Operating Income (NOI) through revenue maximization and cost control whilst maintaining service excellence. Prepare and submit OPEX and CAPEX budgets 60 days prior to year-end with detailed justification, market benchmarking, and alignment to the client’s financial objectives. Monitor financial performance against approved budgets, maintaining variances within ±5% tolerance requirements. Provide clear escalation to the client for any anticipated variances ≥10% or unbudgeted expenditure, with written approval required. Oversee procurement activities ensuring value-for-money, compliance with governance requirements and transparent vendor selection processes. Validate all monthly financial reporting including income statements, balance sheets, cash flow statements, accounts receivable/payable aging, service charge reconciliations, and budget variance analysis delivered within 15 days of month-end. Manage capital investment planning through comprehensive lifecycle assessments, identifying improvement initiatives including unit upgrades, amenity enhancements, operational efficiency projects, and revenue-generating opportunities with detailed business cases and ROI analysis. 4. Leasing & Revenue Optimization Drive occupancy optimization targeting 95%+ physical occupancy through proactive leasing strategies, resident retention programs and minimization of void periods. Oversee integrated leasing platform combining dedicated onsite leasing team with Residential Brokerage Services, leveraging corporate networks across KSA and MENA to generate qualified prospect pipeline. Manage and protect critical corporate and government housing contracts through proactive renewal discussions commencing 6-9 months prior to expiry, dedicated account management, and flexible lease structures accommodating corporate rotation cycles. Ensure full compliance with Saudi Arabia's five-year rent freeze regulations and REGA requirements including 100% Ejar platform registration for all lease contracts. Implement strategic marketing initiatives including digital campaigns, corporate outreach, resident referral program, and broker engagement to maintain continuous leasing pipeline. Monitor leasing performance metrics including lead conversion rates, average days to lease, turn times (notice-to-lease-ready), and renewal rates with data-driven strategy refinement. Collaborate with internally (JLL Capital Markets) on market positioning, competitive intelligence, and pricing strategy informed by Riyadh residential market dynamics. 5. Customer Experience & Community Engagement Champion exceptional resident experience as the foundation for retention, referrals, and premium positioning, targeting 85%+ Net Promoter Score (NPS). Oversee Community Activities Coordinator in delivering vibrant community engagement programming across cultural celebrations, family/children's activities, health/fitness initiatives, social connection events, and lifestyle enrichment. Leverage strategic guidance from JLL's specialist teams to implement gold-standard customer experience frameworks which are to be adapted for the compounds tenant demographic profile and cultural context. Implement structured resident feedback mechanisms including onboarding surveys, bi-annual satisfaction surveys, exit interviews, and real-time digital feedback channels with systematic analysis and action planning. Manage comprehensive complaints procedure ensuring 24-hour acknowledgement, 15-day resolution and transparent communication building resident trust. Oversee the deployment of resident-facing technology including mobile app (self-service maintenance requests, rent payment, amenity booking, community events, communications) to enhance convenience whilst reducing administrative burden. Create inclusive community environment celebrating cultural diversity whilst respecting local customs, with programming recognizing both Western holidays and Islamic occasions (Ramadan iftars, Eid celebrations, etc.). 6. Health, Safety, Environment & Compliance Maintain comprehensive HSE Management System ensuring the compound operates at the highest safety standards, protecting residents, visitors, contractors, and staff whilst ensuring full compliance with KSA regulatory requirements. Implement quarterly reviews and continuous improvement cycles. Ensure 100% Civil Defence compliance including monthly fire safety system inspections, fire drills with performance evaluation, Civil Defence inspections with full documentation, and immediate response to any notices. Maintain current certifications for all fire and life-safety systems with proactive renewal scheduling. Oversee Emergency Response Plans covering fire, medical emergencies, security incidents, natural disasters, and utility failures with trained 24/7 onsite Emergency Response Team. Conduct weekly HSE inspections of common areas, amenity facilities, pools, gyms, sports facilities, playgrounds, and walkways with comprehensive documentation for client review and Civil Defence verification. Manage relationships with local Civil Defence authorities, Ministry of Municipal and Rural Affairs (MoMRA), Riyadh Municipality, and other regulatory bodies ensuring proactive compliance and prompt response to any inspections or requirements. Ensure full regulatory compliance across all KSA requirements including MoMRA building standards, ZATCA (VAT, e-invoicing Phase 2, Zakat, WHT), SDAIA data protection, Ministry of Labour (work permits, Saudisation, WPS), and REGA (Ejar registration). Lead incident management protocols with root cause analysis, corrective action implementation, and transparent communication to the client and affected stakeholders. 7. Security & Access Control Oversee integrated security operations protecting residents, assets, and reputation through professional 24/7 security personnel, technology systems, and proactive risk management. Manage the approved security contractor ensuring compliance with all security protocols, incident response procedures, and performance standards. Supervise access control operations at manned main gate with visitor management systems, contractor access protocols, vehicle registration, and emergency access procedures. Ensure comprehensive perimeter security including regular inspection of fencing/gates/barriers, scheduled and random vehicle/foot patrols, and 24/7 CCTV monitoring with recording retention. Implement robust incident management protocols including immediate escalation for serious incidents (security breaches, criminal activity, injuries, fires), investigation with root cause analysis, and corrective action implementation. Coordinate emergency security procedures including evacuation management, assembly point control, resident accountability, and liaison with local police/Civil Defence. 8. Facilities Management Integration & Contractor Supervision Provide unified governance over Facilities Management scope covering all hard services (MEP systems, HVAC, electrical, plumbing, fire & life safety, elevators, civil/structural, pools) and soft services (cleaning, landscaping, pest control, waste management, amenity operations). Coordinate daily operational alignment with the Facility Manager ensuring seamless integration of property management and facilities operations through shared technology platforms, standardized service delivery, and joint accountability for performance outcomes. Oversee planned preventive maintenance programs (PPM) ensuring compliance. Monitor reactive maintenance performance including 24/7 emergency response. Review vendor performance against established KPIs/SLAs including response times, quality ratings, safety compliance, and cost-effectiveness with monthly scorecards and quarterly business reviews. Drive continuous improvement through asset lifecycle planning, condition assessments, capital investment recommendations, and operational efficiency initiatives. 9. Technology Systems & Digital Innovation Champion deployment and optimization of integrated technology platforms including Property Management System, CAFM system for maintenance management, financial accounting modules, and resident portal/mobile app. Ensure data integrity through robust data migration, multi-stage validation, and comprehensive documentation with 100% accuracy requirements for resident/lease data, financial records, and asset registers. Oversee resident technology engagement including onboarding to mobile app, self-service capabilities (rent payment, maintenance requests, amenity booking), and digital communications ensuring adoption rates support operational efficiency. Identify and implement emerging property management technologies that enhance operational efficiency, sustainability performance, and resident experience. 10. ESG & Sustainability Leadership Drive Environmental, Social, and Governance (ESG) performance in alignment with sustainability objectives and commitments. Oversee energy and utilities optimization programs targeting measurable consumption reductions. Implement comprehensive water conservation and waste management measures. Champion sustainability training programs and resident engagement initiatives fostering environmental awareness and participation in compound-wide conservation efforts. 11. Team Leadership & Development Lead, motivate, and develop high-performing onsite teams including Property Managers, Finance Manager, Leasing Executives, Community Engagement Manager, Administrative Support, and coordination with the Facility Manager and operational teams. Conduct regular performance reviews, provide constructive feedback, identify training and development needs, and implement succession planning for key roles ensuring business continuity. Foster collaborative team culture emphasizing JLL values of teamwork, ethics, and excellence with clear accountability, open communication, and mutual respect. Implement cross-functional coordination mechanisms including daily huddles, weekly strategic planning sessions, monthly business reviews, and quarterly objective-setting ensuring alignment across all functions. Ensure full compliance with Saudi Labour Law including work permits (Iqama), employment contracts, Saudization targets, and worker welfare standards across all JLL and contractor personnel. 12. Reporting & Documentation Delivering comprehensive monthly reports Submit quarterly strategic reviews forward-looking forecasts. Prepare annual reports, capital expenditure analysis, market positioning assessment, sustainability performance, and comprehensive budget proposal /recommendations. Maintain centralised document repository for all operational documentation including policies/procedures, contracts, licenses/permits/certifications, insurance certificates, risk registers, inspection reports, incident logs, and meeting minutes. Provide ad-hoc reporting as required, including custom analysis, board presentation materials, investor reports, regulatory submissions, supporting strategic decision-making. Ensure all reporting meets professional standards with consistent formatting, intuitive data visualization, executive-friendly summaries, complete audit trails, and secure archival systems. Essential Requirements Education & Professional Qualifications Undergraduate Degree (required): Bachelor’s degree in business administration, Real Estate Management, Property Management, Facilities Management, Engineering, or related field Postgraduate Degree (highly preferred): Master's degree (MBA, MSc) in Real Estate, Property/Asset Management, Business Administration, or related discipline demonstrating advanced strategic and operational capabilities Professional Accreditations (one or more required): Member of the Royal Institution of Chartered Surveyors (MRICS or FRICS) Member of the Chartered Institute of Housing (CIH) Certified Property Manager (CPM) – Institute of Real Estate Management (IREM) Certified Facility Manager (CFM) – International Facility Management Association (IFMA) Real Estate Professional Designations (CCIM, CRE) demonstrating specialist expertise Professional Experience Total Experience : Minimum 10-15 years in property and/or asset management roles with progressive responsibility and complexity Senior Leadership : Minimum 5 years in General Manager, Compound Manager, or equivalent senior leadership position with full P&L accountability for large-scale assets Asset Type : Minimum 5 years managing large-scale residential communities, mixed-use developments, or multi-family portfolios (1,000+ units preferred) demonstrating understanding of complex residential operations Geographic Expertise : Minimum 2-5 years working in Kingdom of Saudi Arabia or broader GCC region with proven cultural awareness, regulatory knowledge, and track record of successful operations in KSA's property market Operational Scope : Demonstrated experience managing properties with extensive amenity facilities (fitness centers, pools, spa, restaurants, entertainment venues, sports facilities) and providing hospitality-level service standards Financial Acumen : Proven capability managing OPEX/CAPEX budgets, preparing comprehensive financial forecasts, delivering accurate reporting, and achieving financial targets Core Competencies & Skills Strategic & Commercial Acumen Deep understanding of property investment principles, asset value drivers, and strategies. Proven ability to develop and implement Property Operating Plans aligned with owner investment objectives Market intelligence capability including competitive analysis, demographic trends, and pricing strategy informed by data Business case development skills for capital investments, improvement initiatives, and operational changes with clear ROI analysis Operational Excellence Comprehensive knowledge of residential property operations including maintenance protocols, amenity management, landscaping, and security Experience overseeing integrated facilities management service providers with ability to manage performance against SLAs/KPIs Understanding of Building Management Systems (BMS), CAFM platforms, preventive maintenance programs, and reactive maintenance protocols HSE expertise includes; Civil Defence compliance, fire safety systems, emergency response planning, and regulatory adherence Financial Management Advanced proficiency in P&L management, budget preparation, forecasting, variance analysis, and financial reporting Understanding of real estate accounting principles, service charge administration, capital reserves, and lifecycle costing Procurement expertise ensuring value-for-money, competitive tendering, vendor evaluation, and contract negotiation Familiarity with Saudi tax/regulatory requirements (ZATCA, VAT, WHT, Zakat) and property-specific financial frameworks Leadership & People Management Proven ability to lead, motivate, and develop high-performing multidisciplinary teams with diverse cultural backgrounds Excellent coaching, mentoring, and performance management capabilities fostering continuous improvement of culture Strong delegation and empowerment skills whilst maintaining accountability and oversight of critical functions Experience managing complex stakeholder relationships including property owners, investors, tenants, contractors, and regulatory authorities Technology Proficiency Advanced Microsoft Office Suite skills (Word, Excel, PowerPoint) for reporting, analysis, and presentations Experience with property management systems Comfort with digital engagement platforms and real-time dashboards Communication & Interpersonal Exceptional written and verbal communication skills in English (fluent, business-level proficiency required) Professional presentation skills for Board reports, investor meetings, and stakeholder presentations Diplomatic negotiation and conflict resolution abilities managing diverse interests and expectations Customer service orientation with genuine commitment to resident satisfaction and community building Cultural & Regulatory Knowledge Deep understanding of Kingdom of Saudi Arabia's regulatory environment, and local municipality requirements Cultural awareness and sensitivity essential for managing diverse expatriate and local resident communities in Saudi Arabia Understanding of KSA Labour law, Saudization requirements, and ethical employment practices Personal Attributes Results-Driven : Demonstrated track record of achieving occupancy, financial, and satisfaction targets through focused execution Proactive Problem-Solver : Anticipates issues before they escalate and implements preventive measures rather than reactive firefighting Ethical & Transparent : Operates with highest integrity, maintains confidentiality, and ensures open-book accountability Resilient & Adaptable : Thrives in complex, fast-paced environments with competing priorities and changing circumstances Detail-Oriented : Maintains meticulous attention to operational details, documentation, and compliance requirements whilst seeing the strategic big picture Collaborative Leader : Builds consensus, fosters teamwork across functions, and creates inclusive environments where diverse perspectives are valued Resident-Centric : Genuinely passionate about delivering exceptional customer experience and creating thriving residential communities Continuous Learner : Seeks out industry best practices, emerging technologies, and professional development opportunities to enhance capabilities Compensation & Benefits JLL offers a highly competitive compensation package commensurate with experience and qualifications, including: Base Salary : Market-leading salary reflecting seniority and responsibility Performance Incentives : Annual bonus opportunity tied to achievement of agreed KPIs, and targets Benefits Package : Comprehensive benefits including health insurance, annual leave, end-of-service benefits per Saudi Labour Law. Career Development : Access to JLL's global training programs, professional certifications support, and international career advancement opportunities Application Process Interested candidates should submit: Comprehensive CV/Resume detailing relevant experience, qualifications, and achievements Cover Letter explaining motivation for the role, alignment with requirements, and unique value proposition (maximum 2 pages) Professional References (minimum 3, including at least one property owner/client and one direct report) Copies of Relevant Qualifications and Certifications Equal Opportunity Employer JLL is committed to equality of opportunity and welcomes applications from all qualified candidates regardless of race, gender, nationality, religion, or disability. We value diversity and inclusion as drivers of innovation and excellence in our business. About JLL JLL (NYSE: JLL) is a leading professional services firm that specializes in real estate and investment management. We