Authored by the expert who managed and guided the team behind the Bahrain Property Pack
Everything you need to know before buying real estate is included in our Bahrain Property Pack
This blog post covers the current housing prices in Bahrain, with all the key data you need to understand the residential property market in 2026.
We constantly update this article to make sure you always have access to the freshest numbers and trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bahrain.
Insights
- The median home price in Bahrain sits around 85,000 BHD (about $226,000), but waterfront apartments in Reef Island can cost three times more per square meter than units in Juffair.
- Bahrain buyers typically negotiate 5% to 8% off the asking price, so budgeting for that discount can help you plan more accurately.
- Real estate sales in Bahrain are VAT-exempt, which means your purchase budget does not need to include a 10% tax like in some neighboring countries.
- New-build homes in Bahrain carry an 8% to 15% premium over similar existing properties, mainly because of better amenities and lower near-term maintenance costs.
- Apartments make up about 70% of the for-sale inventory in Bahrain, while villas represent only 20% due to limited land availability.
- The Bahrain property market has stayed nearly flat over the past year (0% to -2%), largely because apartment supply remains high in many tower developments.
- Riffa Views commands the highest villa prices in Bahrain, with price per square meter reaching 795 to 850 BHD, compared to 400 to 490 BHD in Barbar.
- For $100,000, you can buy a studio apartment of about 45 to 55 square meters in Juffair, one of the most affordable freehold areas for expats.
What is the average housing price in Bahrain in 2026?
The median housing price is more telling than the average because it is not skewed by a few very expensive luxury properties, giving you a clearer picture of what most buyers actually pay in Bahrain.
We are writing this as of January 2026, using the latest data collected from authoritative sources like CBRE and Knight Frank, which we manually double-checked for accuracy.
The median home price in Bahrain in 2026 is around 85,000 BHD, which converts to approximately $226,000 or about 192,000 euros. The average home price in Bahrain in 2026 is higher at around 100,000 BHD, equivalent to about $266,000 or roughly 226,000 euros, because luxury villas and waterfront properties pull the number upward.
About 80% of residential properties for sale in Bahrain in 2026 fall within the price range of 45,000 to 160,000 BHD (approximately $120,000 to $425,000).
A realistic entry-level range in Bahrain in 2026 is 30,000 to 45,000 BHD (about $80,000 to $120,000), which can get you a studio or older one-bedroom apartment of 60 to 75 square meters in a high-supply expat area like Juffair.
Luxury properties in Bahrain in 2026 typically range from 250,000 to 500,000 BHD or more (about $665,000 to $1.33 million and up), and for this price you can expect a large waterfront apartment or penthouse of 180 to 250 square meters in prime districts like Reef Island or Bahrain Bay.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bahrain.
Are Bahrain property listing prices close to the actual sale price in 2026?
In Bahrain in 2026, closed sale prices are typically about 5% to 8% below the final asking price.
This gap exists because many sellers in Bahrain list slightly above their target price to leave room for negotiation, and bank valuations for financed purchases often push buyers to negotiate further. The discount can shrink in hot micro-markets like prime Reef Island units, but it widens for dated apartments in oversupplied towers where competition among sellers is stronger.
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What is the price per sq m or per sq ft for properties in Bahrain in 2026?
As of January 2026, the median price per square meter in Bahrain is around 650 BHD (approximately $1,730 or 1,470 euros), and per square foot that works out to about 60 BHD ($160 or 136 euros). The average price per square meter in Bahrain in 2026 is slightly higher at around 720 BHD (about $1,915 or 1,625 euros), or roughly 67 BHD per square foot ($178 or 151 euros).
Waterfront and amenity-rich apartments in Bahrain command the highest price per square meter because of location scarcity and premium building quality, while older apartments in high-supply districts and non-prime suburban villas have the lowest rates due to supply competition and aging finishes.
In Bahrain in 2026, you would find the highest prices per square meter in Reef Island (around 760 to 1,085 BHD per sqm) and Bahrain Bay (800 to 1,200 BHD per sqm). The lowest prices per square meter are found in areas like Barbar (400 to 490 BHD per sqm) and Amwaj Islands (460 to 560 BHD per sqm).
How have property prices evolved in Bahrain?
Compared to one year ago (January 2025), property prices in Bahrain have stayed nearly flat, with an estimated change of 0% to -2%. This is mainly because apartment supply remains high in many tower developments, and higher financing costs tied to USD interest rates have cooled leveraged demand.
Looking back about ten years (January 2016 to January 2026), Bahrain property prices have risen by an estimated 10% to 20% in nominal terms, or roughly 5% to 15% after adjusting for inflation. This growth was driven by the expansion of freehold ownership areas and increased demand from expats and GCC investors, especially in prime waterfront pockets.
By the way, we've written a blog article detailing the latest updates on property price variations in Bahrain.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Bahrain.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Bahrain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Bahrain in 2026?
In Bahrain in 2026, apartments make up about 70% of for-sale inventory, villas represent around 20%, townhouses and duplexes about 5%, and penthouses or large premium units the remaining 5%, because Bahrain has a large stock of apartment towers in expat-friendly freehold districts while villa land is more constrained.
As of January 2026, average price ranges by property type in Bahrain are: studios and one-bedroom apartments from 45,000 to 65,000 BHD ($120,000 to $173,000 or 102,000 to 147,000 euros), two-bedroom apartments from 65,000 to 95,000 BHD ($173,000 to $253,000), three-bedroom apartments from 95,000 to 140,000 BHD ($253,000 to $372,000), townhouses from 110,000 to 180,000 BHD ($293,000 to $479,000), standard family villas from 150,000 to 280,000 BHD ($399,000 to $745,000), and luxury or branded villas from 250,000 to 500,000 BHD or more ($665,000 to $1.33 million and up).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Bahrain in 2026?
In Bahrain in 2026, new-build properties carry a premium of about 8% to 15% over comparable existing homes.
This premium exists because newer buildings typically offer better amenities, more efficient layouts, and lower near-term maintenance costs, while buyers discount older units for potential future expenses like AC replacement, elevator upgrades, and common-area repairs.
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How do property prices vary by neighborhood in Bahrain in 2026?
Juffair is one of the most popular expat neighborhoods in Bahrain, with lots of mid-rise and high-rise apartment towers. Prices here range from about 35,000 to 110,000 BHD ($93,000 to $293,000) because it offers entry-to-mid-market pricing with a large supply of smaller units, making it accessible for first-time buyers and investors.
Reef Island is a luxury waterfront district in Bahrain where you find premium apartments and penthouses. Prices range from 90,000 to 260,000 BHD ($239,000 to $692,000) because of limited waterfront supply, high-quality amenities, and views that command a significant premium.
Riffa Views is the top villa community in Bahrain, with family homes in a gated setting. Prices range from 240,000 to 550,000 BHD ($639,000 to $1.46 million) because it offers large plots, upgraded finishes, and exclusivity that appeals to affluent families.
You will find a much more detailed analysis by areas in our property pack about Bahrain. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range (BHD / $) | Avg per sqm (BHD / $) | Avg per sqft (BHD / $) |
|---|---|---|---|---|
| Juffair | Expat / Nightlife | 35k-110k / $93k-$293k | 540-600 / $1,436-$1,596 | 50-56 / $133-$149 |
| Seef | Commercial / Premium | 70k-180k / $186k-$479k | 610-750 / $1,623-$1,994 | 57-70 / $151-$185 |
| Reef Island | Luxury / Waterfront | 90k-260k / $239k-$692k | 760-1,085 / $2,021-$2,885 | 71-101 / $188-$268 |
| Amwaj Islands | Expat / Island Living | 45k-200k / $120k-$532k | 460-560 / $1,223-$1,489 | 43-52 / $114-$138 |
| Saar | Family / Villas | 140k-320k / $372k-$851k | 510-615 / $1,356-$1,636 | 47-57 / $126-$152 |
| Riffa Views | Premium Villa | 240k-550k / $639k-$1.46M | 795-850 / $2,114-$2,261 | 74-79 / $196-$210 |
| Barbar | Value Villas | 120k-250k / $319k-$665k | 400-490 / $1,064-$1,303 | 37-46 / $99-$121 |
| Adliya | Central / Lifestyle | 60k-160k / $160k-$425k | 550-700 / $1,463-$1,862 | 51-65 / $136-$173 |
| Bahrain Bay | Ultra-Prime / Waterfront | 180k-600k+ / $479k-$1.60M+ | 800-1,200+ / $2,128-$3,191+ | 74-111 / $198-$296 |
| Diyar Al Muharraq | Newer Family Areas | 80k-220k / $213k-$585k | 500-700 / $1,330-$1,862 | 46-65 / $123-$173 |
| Dilmunia | New-Build / Waterfront | 90k-240k / $239k-$639k | 650-900 / $1,729-$2,394 | 60-84 / $161-$222 |
| Budaiya | Family / Villas | 160k-380k / $425k-$1.01M | 500-700 / $1,330-$1,862 | 46-65 / $123-$173 |
How much more do you pay for properties in Bahrain when you include renovation work, taxes, and fees?
In Bahrain in 2026, a realistic all-in budget is typically 3% to 12% higher than the agreed purchase price, depending on whether you plan any renovation work.
If you buy a property around $200,000 (about 75,000 BHD), you would pay roughly 1,275 to 1,500 BHD in registration fees (1.7% to 2%), plus maybe 300 to 500 BHD for basic legal costs. With no renovation, your total comes to about 77,000 BHD ($205,000), and with a light refresh, expect around 80,000 to 81,000 BHD ($213,000 to $215,000).
For a property around $500,000 (about 188,000 BHD), the registration fee would be approximately 3,200 to 3,750 BHD, plus 500 to 1,000 BHD in legal and admin costs. Without renovation, your all-in cost is around 192,000 BHD ($511,000), and with a medium renovation (7% to 12%), you could be looking at 205,000 to 215,000 BHD ($545,000 to $572,000).
For a property around $1,000,000 (about 376,000 BHD), expect registration fees of 6,400 to 7,500 BHD and legal costs around 800 to 1,000 BHD. Without renovation, your total is approximately 384,000 BHD ($1.02 million), and with a medium to major renovation, you could reach 420,000 to 470,000 BHD ($1.12 to $1.25 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Bahrain.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bahrain
| Expense | Type | Estimated Cost (BHD / $) |
|---|---|---|
| Government Registration Fee | Fee | 1.7% of property value if registered within 60 days, or 2.0% if later. For a 100,000 BHD property, this means 1,700 to 2,000 BHD ($4,520 to $5,320). |
| Legal and Admin Costs | Fees | Typically 300 to 1,000 BHD ($800 to $2,660) depending on complexity. This covers document preparation, notarization, and basic legal review. |
| VAT on Property | Tax | Real estate sales in Bahrain are generally VAT-exempt, so you do not add VAT to the property price. This is confirmed by the National Bureau for Revenue guidance. |
| Light Renovation | Renovation | About 3% to 5% of purchase price. For a 100,000 BHD home, expect 3,000 to 5,000 BHD ($8,000 to $13,300) for painting and minor fixes. |
| Medium Renovation | Renovation | About 7% to 12% of purchase price. For a 100,000 BHD home, this means 7,000 to 12,000 BHD ($18,600 to $31,900) for kitchen and bathroom refresh. |
| Major Renovation | Renovation | About 15% to 25% of purchase price. For a 100,000 BHD home, this could reach 15,000 to 25,000 BHD ($39,900 to $66,500) for a full interior refit. |
We made this infographic to show you how property prices in Bahrain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Bahrain in 2026 with different budgets?
With $100,000 (about 37,600 BHD), you can buy a studio apartment of 45 to 55 square meters in Juffair (existing tower), an older one-bedroom of 60 to 70 square meters in Juffair, or a compact one-bedroom of 55 to 65 square meters in outer Amwaj Islands (existing).
With $200,000 (about 75,200 BHD), you can buy a one-bedroom apartment of 70 to 85 square meters in Amwaj Islands (existing), a two-bedroom of 95 to 115 square meters in Juffair (existing), or a two-bedroom of 90 to 110 square meters in Seef at a value deal (existing).
With $300,000 (about 112,800 BHD), you can buy a two-bedroom apartment of 110 to 130 square meters in Seef (existing), a two-bedroom of 120 to 150 square meters in Reef Island (entry units, existing), or a small townhouse of 120 to 150 square meters in Amwaj communities (newer or existing).
With $500,000 (about 188,000 BHD), you can buy a three-bedroom apartment of 160 to 200 square meters in Reef Island (newer or existing), a townhouse of 160 to 220 square meters in Amwaj family compounds (newer), or a mid-market villa of 260 to 320 square meters in Saar (existing).
With $1,000,000 (about 376,000 BHD), you can buy a premium villa of 320 to 450 square meters in Saar or Budaiya (upgraded existing), a prime villa of 350 to 450 square meters in Riffa Views (existing), or a large waterfront apartment of 220 to 300 square meters in Bahrain Bay or top-tier Reef Island (newer).
With $2,000,000 (about 752,000 BHD), you enter the ultra-prime segment of the Bahrain market, which is narrower and more trophy-focused. You could buy a signature waterfront penthouse in Bahrain Bay of 350 square meters or more (new or branded), a top-end Riffa Views villa with a large plot and upgraded interiors, or a one-off luxury villa in a prime gated or waterfront-facing setting where you are paying for rarity.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bahrain.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bahrain, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Bahrain | It is Bahrain's central bank and publishes the official daily exchange rates used in financial reporting. | We used it to convert BHD prices into dollars and euros using the late December 2025 rates. This ensures all currency conversions are based on official government data. |
| CBRE Bahrain | CBRE is a major global real estate research firm that ties its metrics to official regulator transaction data. | We used it to anchor typical apartment sales rates in BHD per square meter and to track the direction of recent price changes. We treated it as a transaction-based benchmark. |
| Knight Frank | Knight Frank is a globally recognized real estate consultancy that publishes area-by-area residential pricing benchmarks. | We used it to get neighborhood-level price-per-sqm ranges for apartments and villas in specific areas. We also used it to understand the price gap between villas and apartments. |
| Bahrain National Portal | It is the official government portal describing the Survey and Land Registration Bureau process and fees. | We used it to estimate closing costs and registration fees of 1.7% to 2.0% of property value. We treated it as the baseline must-pay government fee for a typical sale. |
| National Bureau for Revenue | It is Bahrain's tax authority documentation that spells out VAT treatment for real estate supplies. | We used it to explain why Bahrain purchase budgets usually do not add VAT on the property price. We used it to keep the all-in cost section realistic for buyers doing budgeting. |
| Property Finder Bahrain | It is a major regional property portal with large live inventory, useful for real-world price examples. | We used it to create concrete example homes with sizes and typical price points. We treated these as asking prices rather than confirmed closing prices. |
| Trading Economics | It provides macroeconomic data including inflation figures for Bahrain from official sources. | We used it to adjust nominal price changes for inflation when comparing current prices to historical levels. This helps show real price growth over time. |
| RERA Bahrain | The Real Estate Regulatory Authority is the official government body overseeing property transactions in Bahrain. | We referenced RERA as the underlying source for transaction data cited by CBRE and other research firms. This validates the accuracy of market benchmarks. |
| Zawya | Zawya is a leading business intelligence platform covering the Middle East and North Africa region. | We used it to cross-reference market trends and confirm directional movements in Bahrain property prices. It helps validate findings from other sources. |
| Global Property Guide | It is an international resource that compiles property market data from around the world. | We used it to benchmark Bahrain prices against regional comparisons. It helps contextualize where Bahrain stands among Gulf property markets. |
| Numbeo | Numbeo is a crowd-sourced database of cost of living and property prices worldwide. | We used it as a supplementary check on price-per-sqm figures in Bahrain neighborhoods. It provides an additional data point for validation. |
| Bayut Bahrain | Bayut is a major property portal in the Gulf region with extensive listings in Bahrain. | We cross-referenced listings on Bayut with Property Finder to validate price ranges. This ensures our examples reflect actual market inventory. |
| Ministry of Housing Bahrain | It is the government ministry responsible for housing policy and development in Bahrain. | We referenced it for context on government housing initiatives and their impact on supply. This helps explain market dynamics in certain segments. |
| EY (Ernst and Young) | EY is a global professional services firm that publishes tax and investment guides for Bahrain. | We used their country guides to verify tax treatment and transaction costs. This ensures our fees and taxes section is accurate. |
| PwC | PwC is a global professional services network that provides market and tax analysis. | We referenced their Middle East reports for macroeconomic context affecting Bahrain real estate. This helps explain broader market trends. |
| JLL (Jones Lang LaSalle) | JLL is a global real estate services company that publishes regional market research. | We used JLL reports to supplement CBRE and Knight Frank data on market conditions. Multiple sources improve the reliability of our estimates. |
| International Monetary Fund | The IMF publishes economic assessments and forecasts for Bahrain. | We referenced IMF data for macroeconomic context like GDP growth and inflation. This helps explain demand-side factors in the property market. |
| World Bank | The World Bank provides economic data and development indicators for Bahrain. | We used World Bank data to understand demographic and economic trends. This context helps explain long-term price movements. |
| Oxford Economics | Oxford Economics provides economic forecasting and analysis for global markets. | We referenced their GCC forecasts to understand economic conditions affecting Bahrain property demand. This adds forward-looking context to our analysis. |
| Savills | Savills is a global real estate services provider with research on Gulf markets. | We used Savills reports to cross-check luxury market segments in Bahrain. This ensures our high-end price ranges are accurate. |
| Statista | Statista aggregates statistics from various industries including real estate. | We used Statista for supplementary data points on Bahrain property market size and trends. It provides additional validation for our figures. |
| XE Currency Converter | XE provides real-time and historical exchange rate data. | We used XE to verify our Central Bank of Bahrain exchange rate conversions. This ensures consistency in all dollar and euro figures. |
| Bahrain Economic Development Board | The EDB promotes investment and publishes economic data on Bahrain. | We referenced EDB publications for context on foreign investment rules and freehold ownership areas. This helps explain why certain districts are popular with buyers. |
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