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SUMMARY
Yes. Amwaj is still a good place to buy, especially when the purchase is a discounted resale apartment that already works on long-term rent rather than a premium-priced unit bought mainly for the address.
The strongest part of the Amwaj case is the gap between purchase prices and achievable rents. One-bedroom apartments can still appear below BHD 40,000 and many two-bedrooms sit around BHD 55,000–65,000, which keeps 7–8% gross yields possible without needing aggressive rent assumptions.
Amwaj is no longer competing as Bahrain's newest waterfront destination. Marassi and Dilmunia now offer newer finishes, stronger lifestyle branding and more integrated amenities, so Amwaj increasingly has to win on space, price and established infrastructure.
That ageing is both the opportunity and the risk. Mature resale stock has repriced enough to look cheap beside newer developments, but buyers now have to care much more about lifts, chillers, façades, reserve funds, service-charge arrears and owners-association finances.
Large listing volumes make the market more forgiving for buyers and less forgiving for landlords. There are many apartments for sale and rent, which improves negotiating power but also means a generic unit with no view, weak furniture or poor management can be very easy to substitute.
Gross yield alone is not enough to judge an Amwaj deal. A headline 8% return can fall toward 5% after service charges, vacancy and routine maintenance, so the actual building budget can matter almost as much as the purchase price.
Marassi may have the cleaner premium story, but Amwaj often has the better income story. A BHD 60,000 Amwaj apartment rented for BHD 400 a month starts at 8% gross; a BHD 110,000 Marassi apartment would need roughly BHD 733 a month to match it.
Tala Island and genuinely scarce waterfront homes deserve to be treated differently from standard Amwaj apartments. Beach access, gated surroundings, private moorings, large terraces and difficult-to-copy views can justify paying more because buyers and tenants can actually see what the premium buys.
We would not build the investment case around capital appreciation or Airbnb. Bahrain apartment pricing has recently been soft, while short-term rental performance is too property-specific to underwrite confidently across ordinary stock.
The practical sweet spot still looks roughly like BHD 45,000–50,000 for a good one-bedroom or BHD 55,000–65,000 for a good two-bedroom, provided realistic long-term rent produces around 7% gross or better and the building's finances are clean.
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Is Amwaj still a good place to buy property in Bahrain?
Yes. Amwaj is still a good place to buy property in Bahrain today, but mainly for buyers who find discounted resale apartments with solid rental numbers rather than those paying a premium just for the Amwaj address.
Amwaj still has several things going for it. It is an established waterfront community close to Bahrain International Airport, foreigners can buy freehold property there, and residents already have restaurants, cafés, supermarkets, beaches, a marina and schools nearby. There is no need to wait for the neighbourhood itself to be built.
What has changed is the competition. Marassi Al Bahrain is now a serious beachfront alternative with Marassi Galleria, hotels and newer residences, while Dilmunia has added another large cluster of modern apartments nearby. Amwaj therefore has to compete much more on price.
And prices can be compelling. Current Amwaj listings include one-bedroom apartments around BHD 38,000–50,000 and plenty of two-bedroom units around BHD 55,000–70,000. Property Finder currently shows more than 400 apartments for sale across Amwaj, so buyers have a lot to choose from and little reason to chase an overpriced unit.
That lower entry price is the main reason Amwaj still works. A BHD 55,000–65,000 apartment does not need spectacular rent growth to produce a decent return.
The broader Bahrain market also tells us to stay disciplined. CBRE found that average apartment sale rates fell 4.4% during 2025, continuing the decline that had already started in 2023. Buying a mediocre apartment and waiting for the whole market to lift it is a weak strategy right now.
| What Amwaj offers now | Current situation | What has changed | What it means for buyers |
|---|---|---|---|
| Established waterfront living | Marina, beaches, restaurants and residential infrastructure already exist | Amwaj is no longer the newest waterfront community | Lower development risk |
| Foreign freehold ownership | International buyers can still own qualifying property | Foreigners now have several competing areas | Freehold alone no longer makes Amwaj special |
| Cheap resale apartments | 1BR units can now appear below BHD 40k; many 2BR units around BHD 55k–70k | Older stock has repriced | Better rental math |
| Large rental market | More than 1,300 apartment listings currently appear on Property Finder | Tenants have plenty of alternatives | Weak units struggle to command premium rent |
| Premium submarkets | Tala Island and true waterfront stock still command more | New premium projects have opened elsewhere | Scarcity must be genuine |
Why are Amwaj apartments so much cheaper than Marassi now?
Amwaj apartments are cheaper than Marassi mainly because buyers are comparing mature resale buildings with much newer beachfront projects, and the price gap is now large enough to matter.
Take some current Amwaj listings. A 124-square-metre two-bedroom apartment in The Lagoon is being advertised around BHD 58,000, or roughly BHD 468 per square metre. Another 118-square-metre two-bedroom on Amwaj Avenue is around BHD 59,000, close to BHD 500 per square metre. Property Finder even currently shows two-bedroom units around BHD 55,000.
Marassi is a different price bracket. Recent two-bedroom listings include around BHD 85,000 for 87 square metres and BHD 87,000 for 91 square metres. Brand-new Marassi Terraces stock starts around BHD 108,000 for roughly 95 square metres, while newer beachfront products can reach BHD 130,000–140,000 and much more.
So a buyer can easily pay twice as much per square metre for a newer Marassi apartment.
There is a reason for that premium. Marassi offers newer finishes, direct beach access in many developments, Marassi Galleria on the doorstep and developer payment plans that make new-build purchases easier. Many Amwaj buildings have been occupied for years and now face the maintenance issues that come with age.
Still, the discount has become difficult to ignore. If two apartments can attract broadly similar long-term tenants but one costs BHD 60,000 and the other BHD 110,000, Amwaj begins with a huge yield advantage.
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Are Amwaj apartment prices cheap enough to buy now?
Yes. Some Amwaj apartment prices are currently low enough that we can build a reasonable investment case without assuming that Bahrain property prices will suddenly jump.
The lower end has moved surprisingly far. Property Finder currently shows one-bedroom Amwaj apartments around BHD 34,000–38,000, although those cheapest units need particularly careful building checks. Other one-bedroom options sit around BHD 43,000–50,000.
Two bedrooms offer even more interesting price-per-square-metre numbers. Current examples include 105 square metres around BHD 55,000, 118 square metres around BHD 59,000 and 124 square metres around BHD 58,000. Larger three-bedroom stock can sometimes be found around BHD 80,000–90,000 despite exceeding 180 square metres.
Those numbers place a meaningful part of Amwaj well below the BHD 1,000-plus per square metre seen in many new Marassi projects.
The cheapest apartment is not automatically the best deal. A BHD 34,000 unit in a poorly managed building can cost more over five years than a BHD 45,000 apartment in a healthy one. But Amwaj now offers enough discounted inventory that we can afford to be demanding.
| Current Amwaj example | Asking price | Size | Approx. BHD/m² | What stands out |
|---|---|---|---|---|
| Amwaj Avenue 1BR | BHD 38,000 | 64 m² | 594 | Entry below BHD 40k |
| Amwaj 1BR | BHD 43,000 | 86 m² | 500 | Large 1BR for the price |
| Amwaj Avenue 2BR | BHD 55,000 | 105 m² | 524 | Low entry price for 2BR |
| The Lagoon 2BR | BHD 58,000 | 124 m² | 468 | Very cheap per square metre |
| Amwaj Avenue 2BR | BHD 59,000 | 118 m² | 500 | Another sub-BHD 60k example |
| The Lagoon 3BR | BHD 90,000 | 185 m² | 486 | Large units can also be inexpensive |
Can an Amwaj apartment still make 7% or 8% rental yield?
Yes. A well-bought Amwaj apartment can still reach roughly 7–8% gross yield today, which is the strongest reason we still like parts of the market.
Current rental listings show furnished one-bedroom apartments commonly around BHD 280–350 per month. Two bedrooms frequently appear around BHD 350–450, with better sea views, larger layouts and Tala Island units asking more.
Now compare those rents with current resale prices. A BHD 43,000 one-bedroom rented for BHD 300 a month produces BHD 3,600 a year, or about 8.4% gross. Even at a BHD 48,000 purchase price, the same rent gives 7.5%.
A BHD 58,000 two-bedroom rented for BHD 375 produces about 7.8% gross. At BHD 400 a month, the yield rises to roughly 8.3%.
Those examples use rents that currently exist in the market rather than optimistic projections.
The catch is that gross yield can flatter a bad building. Service charges, maintenance, furnishing replacement, agent fees and vacancy can easily remove two or three percentage points from the headline number.
We would therefore want the deal to start around 7% gross at minimum. Buying at 5.5% and hoping rents rise later makes much less sense in Amwaj today.
| Purchase price | Monthly rent | Annual rent | Gross yield | Initial view |
|---|---|---|---|---|
| BHD 43,000 | BHD 300 | BHD 3,600 | 8.4% | Very interesting if the building is sound |
| BHD 48,000 | BHD 300 | BHD 3,600 | 7.5% | Reasonable |
| BHD 55,000 | BHD 375 | BHD 4,500 | 8.2% | Strong |
| BHD 58,000 | BHD 375 | BHD 4,500 | 7.8% | Strong |
| BHD 65,000 | BHD 400 | BHD 4,800 | 7.4% | Still acceptable |
| BHD 85,000 | BHD 450 | BHD 5,400 | 6.4% | Needs better quality or upside |
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Are Amwaj rents holding up right now?
Mostly. Amwaj rents are still high enough to support decent yields, although landlords currently face a lot of competition and should not count on meaningful rent increases.
Property Finder currently displays more than 1,300 Amwaj apartment rentals. Around 700 of them are on Amwaj Avenue alone, while The Lagoon contributes close to another 300.
Those portal totals include duplicate and refreshed advertisements, so they should never be treated as a literal vacancy count. But they do tell us something useful: a tenant looking for an Amwaj apartment has plenty of choice.
That is visible in today's rents. A furnished 80-square-metre one-bedroom with a sea view can be found around BHD 300 per month. A 130-square-metre two-bedroom is currently advertised around BHD 375 including utilities. Better units can reach BHD 450–500, but landlords asking too much have many competing properties sitting beside them on the same portal.
Bahrain's wider rental numbers point in the same direction. CBRE recorded a 1.4% fall in quoted apartment rents during 2025.
We would use today's achievable rent in every purchase calculation and assume it stays broadly flat. Any future increase is a bonus.
Does Amwaj have too many apartments for sale and rent?
Amwaj currently has a lot of competing stock, and that makes generic apartments harder to resell or rent at a premium.
Property Finder shows roughly 750 Amwaj properties for sale at the moment, including more than 400 apartments and around 200 villas. On the rental side, more than 1,300 apartment advertisements are visible.
Again, these numbers exaggerate the number of unique available homes because agencies often advertise the same unit several times. Even so, the sheer depth of inventory is hard to miss.
This affects ordinary apartments most. If a buyer owns a standard two-bedroom apartment with no view, old furniture and nothing unusual about the layout, potential tenants may have dozens of close substitutes. The owner ends up competing on price.
Resale works the same way. A buyer looking for a BHD 60,000 two-bedroom has plenty of alternatives, so there is little urgency to pay BHD 70,000 for an average one.
The better Amwaj properties escape some of that competition. Direct sea views, large terraces, renovated interiors, genuinely good layouts, beach access and strong building management can make a unit much harder to substitute.
Buying the cheapest square metres alone can backfire. Amwaj rewards properties that have at least one obvious reason for somebody to choose them over the apartment next door.
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Is Marassi taking tenants and buyers away from Amwaj?
Yes. Marassi has become a real competitor to Amwaj, especially among buyers and tenants who want a newer waterfront apartment and are willing to pay more for it.
Marassi now combines residences, Marassi Beach, hotels and Marassi Galleria in the same area. New apartments keep coming onto the market, including projects with direct mall access and multi-year developer payment plans.
Dilmunia adds another layer of competition. Current one-bedroom rents there are around BHD 330–380 in projects such as Essence of Dilmunia, while two-bedroom apartments can appear around BHD 450 and upward. These are close enough to Amwaj rents that tenants can genuinely compare the two.
Amwaj still has a strong defence: space and price. A tenant can currently rent a 120–130-square-metre Amwaj two-bedroom for around BHD 350–400. Newer projects often offer smaller units or ask more.
The choice comes down to what the tenant values. Someone chasing new finishes, resort-style amenities or mall access may prefer Marassi or Dilmunia. Someone wanting a large apartment near the water without paying premium rent still has a good reason to choose Amwaj.
| Area | What buyers get today | Example 2BR purchase range | Example 2BR rents | Main advantage |
|---|---|---|---|---|
| Amwaj | Mature waterfront resale | Often BHD 55k–70k | Around BHD 350–450 | Space and low entry price |
| Tala Island | Gated beachfront within Amwaj | Often BHD 70k–100k+ | Often above basic Amwaj | Beach and stronger scarcity |
| Marassi | Newer integrated beachfront | Roughly BHD 85k–140k+ for many examples | Generally higher | New product, mall and beach |
| Dilmunia | Newer lifestyle apartments | Varies widely by project | Roughly BHD 450+ for many 2BRs | Newer facilities |
Is Marassi actually a better investment than Amwaj?
Marassi probably has the stronger premium story today, while Amwaj can produce the better rental return because the purchase price is so much lower.
A current two-bedroom apartment in Amwaj can cost around BHD 55,000–65,000. Current Marassi two-bedroom listings include BHD 85,000–87,000 for older resale opportunities, but many newer units sit around BHD 108,000–140,000 and above.
That difference changes the rent needed to make the investment work.
Suppose we buy an Amwaj two-bedroom for BHD 60,000 and rent it for BHD 400 a month. Gross yield is 8%.
A BHD 110,000 Marassi apartment would need roughly BHD 733 a month to produce the same 8%.
Marassi can still justify some of that premium through newer construction, direct beach or mall access, better payment plans and potentially stronger appeal to future owner-occupiers. We simply would not assume those advantages automatically make it the better investment.
For someone prioritising income, Amwaj deserves serious attention. For someone prepared to accept a lower initial yield in exchange for a newer product in a growing master development, Marassi is easier to defend.
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Are older Amwaj buildings the biggest risk?
Yes. For many Amwaj apartments, the condition and finances of the building matter more than saving another BHD 3,000 or BHD 5,000 on the purchase price.
Amwaj has buildings that have been occupied for many years. Elevators, chillers, pumps, façades, swimming pools, waterproofing and underground parking all need maintenance eventually. Waterfront air also tends to be hard on exposed metal and mechanical equipment.
Bahrain's Real Estate Regulatory Authority specifically advises buyers of jointly owned property to inspect the owners association before purchasing. RERA recommends checking the association's accounts, insurance, reserve fund, service charges, disputes, planned spending and whether other owners actually pay what they owe.
That reserve fund can make a huge difference. A healthy building may already have money set aside for major repairs. A poorly run building can suddenly ask owners for additional contributions when an elevator, façade or major mechanical system needs work.
Outstanding service charges also need checking before completion. RERA's guidance makes clear that buyers should verify the unit's service-charge position rather than assume everything has been paid.
We would happily pay slightly more for a good Amwaj building with clean accounts, functioning facilities and a credible reserve plan. The apparent bargain in a neglected building is often the more expensive property.
Can Amwaj service charges wipe out a good rental yield?
Yes. Amwaj service charges and maintenance can turn an attractive 7–8% gross yield into something closer to 5%, so buyers need the actual building figures before making an offer.
There is no single Amwaj service charge because every jointly owned property has its own budget and facilities.
Imagine a BHD 60,000 apartment renting for BHD 400 per month. It produces BHD 4,800 a year, equivalent to 8% gross.
If the building charges BHD 900 annually, income after that charge drops to BHD 3,900, or 6.5%. Lose one month between tenants and the return falls to 5.8%. Put aside another BHD 400 for repairs and furniture, and we reach roughly 5.2%.
The exact expenses will vary, but the calculation shows why a high headline yield is only the starting point.
This is particularly important in older Amwaj buildings. A low annual service charge is not necessarily good news if it has been kept artificially low while the reserve fund remains empty.
| BHD 60k apartment example | Annual amount | Income left | Yield on purchase price |
|---|---|---|---|
| Rent at BHD 400/month | BHD 4,800 | BHD 4,800 | 8.0% |
| After BHD 900 service charge | -BHD 900 | BHD 3,900 | 6.5% |
| After one vacant month | -BHD 400 | BHD 3,500 | 5.8% |
| After BHD 400 maintenance reserve | -BHD 400 | BHD 3,100 | 5.2% |
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Does Airbnb still make sense in Amwaj?
Airbnb can work for exceptional Amwaj properties, but we would currently buy a normal apartment on the assumption that long-term rent has to make the numbers work.
Amwaj has obvious short-term-rental appeal: water views, proximity to the airport, restaurants and larger apartments that can suit families. Premium beachfront or unusual properties can perform much better than ordinary units.
The problem is consistency. Short-term rental income depends heavily on the property itself, seasonality, management quality, cleaning costs and occupancy. A standard apartment competing with many similar listings has little reason to command a premium every night.
Long-term rent is easier to underwrite because we can see hundreds of current comparables. If a two-bedroom apartment bought for BHD 58,000 can realistically rent around BHD 375–400 a month, the investment already works at roughly 7.8–8.3% gross before expenses.
That is enough for us. Airbnb can then add upside if the building allows it and the unit happens to suit the market particularly well.
Buying an ordinary Amwaj apartment only because an agent shows an attractive nightly Airbnb rate would be much harder to defend.
Is Tala Island worth paying more for?
Yes. Tala Island is one of the few parts of Amwaj where paying a clear premium can make sense because the gated setting, private beach and lower-density feel genuinely separate it from ordinary Amwaj apartments.
The difference appears in current listings. Property Finder currently shows standard Amwaj two-bedrooms around BHD 55,000–65,000, while Tala Island examples include roughly BHD 70,000 for 130 square metres, BHD 85,000 for 150 square metres and around BHD 95,000 for 121 square metres.
That premium buys something tenants and owner-occupiers can immediately see. Tala has beach access, landscaped grounds, security and a more residential atmosphere.
The same principle applies at the upper end of Amwaj. Floating City villas with direct water access or private moorings and true seafront villas have a stronger scarcity argument than another apartment in a large tower. These homes also come with higher purchase prices and much larger maintenance bills, so we would buy them for their genuinely difficult-to-copy features rather than because villas are automatically better investments.
For an owner-occupier, paying extra for Tala is easier to justify because the buyer uses those amenities every day. Investors need to be stricter: the additional rent should cover a reasonable share of both the higher purchase price and the extra community costs.
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Should we expect Amwaj property prices to rise from here?
We would assume very little Amwaj price growth for now and only buy deals that already work at today's rent.
Bahrain's recent apartment data gives us little reason to build an aggressive appreciation forecast. According to CBRE's latest full-year market review, average apartment sale rates fell 4.4% during 2025, continuing a downward trend that had already been visible since 2023.
At the same time, Bahrain's overall property market was active. The Survey and Land Registration Bureau recorded 29,777 real-estate transactions during 2025, up almost 20% from the previous year, while total transaction value increased more than 50%.
That combination is useful. Bahrain property activity can rise even while average apartment pricing remains soft. More transactions do not automatically mean an Amwaj apartment is becoming more valuable.
New waterfront supply will also keep appearing. Marassi is still selling new phases, and Dilmunia continues to add modern housing nearby.
Scarce Amwaj assets may behave differently. A renovated Tala apartment, direct beachfront property or villa with a private mooring can have a much stronger resale story than a generic tower apartment.
For a normal Amwaj flat, however, we would model flat prices and let any future appreciation improve the result rather than rescue it.
What kind of Amwaj apartment should we buy today?
The best Amwaj purchase today is probably a BHD 45,000–65,000 resale apartment that already produces around 7–8% gross yield and sits in a building we would still feel comfortable owning ten years from now.
One-bedroom apartments deserve attention around BHD 40,000–48,000 when realistic rent is close to BHD 280–325. Two bedrooms become particularly interesting around BHD 55,000–65,000 when rent is roughly BHD 375–425.
Within those ranges, we would pay more for the things tenants can actually notice: a full water view, good natural light, a useful balcony, sensible room sizes, covered parking and a renovated interior.
We would also pay more for things tenants cannot see on the listing but owners eventually feel in their wallet: properly maintained lifts, functioning air-conditioning systems, healthy association accounts and adequate reserves.
Foreign buyers still have another practical reason to look at Amwaj because qualifying properties can be owned freehold. Bahrain's Golden Residency rules also currently allow real-estate investors to qualify when their personal share in one or several properties reaches BHD 130,000, although we would never buy a weaker investment purely to cross that threshold.
The units we would avoid are easy to describe. An ordinary apartment priced close to new Marassi levels, a suspiciously cheap unit in a poorly managed building, or a property whose advertised yield only works with an ambitious rent assumption gives us little margin for error.
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So, is Amwaj still a good place to buy?
Yes. Amwaj is still one of Bahrain's more interesting places to buy when the goal is getting a lot of waterfront property for the money and generating rental income from day one.
The case has actually become clearer as Amwaj has aged. Buyers no longer need to pretend they are purchasing the newest premium destination in Bahrain. They are buying mature waterfront property at prices that can be dramatically below newer developments.
Current inventory makes the opportunity quite concrete. One-bedroom apartments can appear below BHD 40,000, plenty of two-bedroom units sit around BHD 55,000–65,000, and comparable rents can still support gross yields around 7–8%.
Bahrain's apartment market has also been soft, with CBRE recording a 4.4% decline in average apartment sale rates during 2025. That keeps us cautious about capital appreciation and makes purchase price even more important.
The biggest trap is buying Amwaj as though every building were interchangeable. They are not. A strong owners association, adequate reserves, good maintenance and a genuinely desirable unit can separate a good BHD 60,000 investment from a terrible one in the same street.
For standard apartments, the sweet spot currently looks roughly like BHD 45,000–50,000 for a good one-bedroom or BHD 55,000–65,000 for a good two-bedroom, provided realistic long-term rent still produces at least around 7% gross before costs.
Above that level, the comparison with Tala Island, Marassi and Dilmunia becomes much more important.
Amwaj still works. Buyers simply have to be much pickier than they were when the island itself was the selling point.
OUR METHODOLOGY
This analysis tests whether Amwaj is still a good place to buy property in Bahrain by separating the investment case into entry price, achievable rent, rental yield, competing inventory, building quality and ownership costs, relative value against newer waterfront alternatives, broader market direction and the rules affecting international buyers.
Live sale and rental listings were used to understand what buyers and tenants are actually being offered now. Asking prices and rents were used to test the economics a buyer can currently underwrite, while listing volumes were used as a measure of competitive pressure and buyer or tenant choice rather than as a literal vacancy count.
For the investment case, long-term rent is the core income assumption because it can be checked against a large pool of current comparables. Gross yield is only the starting point: service charges, maintenance and vacancy are considered separately, while future price appreciation and short-term rental upside are treated as potential additions rather than assumptions required to make the purchase work.
Broader Bahrain apartment pricing and rental direction were checked against CBRE's Bahrain Real Estate Market Review H2 2025. Foreign ownership rules were checked against the Survey and Land Registration Bureau's official foreign-ownership map and its decision identifying Amwaj Islands as an area open to non-Bahraini ownership.
Building-level risk was checked against RERA's guidance for buyers of jointly owned property, including owners-association accounts, insurance, reserve funds, service charges, disputes and arrears. The property-investor threshold mentioned in the article was checked against the official Bahrain Golden Residency eligibility criteria.
Current sale prices, rents and inventory were taken from live Property Finder pages covering all Amwaj properties for sale, Amwaj apartments for sale, one-bedroom Amwaj sale listings, two-bedroom Amwaj sale listings, Amwaj apartment rentals, one-bedroom Amwaj rents, two-bedroom Amwaj rents and Tala Island apartments for sale.
The comparison with newer waterfront alternatives uses current Marassi two-bedroom sale listings, a current Marassi Terraces example, the official Marassi Galleria site, the official Dilmunia residential masterplan, current Essence of Dilmunia rental listings, and the official Amwaj Marina site.
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