Authored by the expert who managed and guided the team behind the Bahrain Property Pack
Yes, the analysis of Manama's property market is included in our pack
Thinking about launching an Airbnb in Manama in 2026? You're not alone, as Bahrain's capital is attracting more short-term rental investors thanks to its event calendar and growing tourism push.
This guide breaks down current housing prices in Manama, realistic earnings, legal requirements, and what actually works in this market, and we update this blog post regularly to keep the data fresh.
Whether you already own property or you're scouting for opportunities, we'll give you the numbers and insights you need to make a smart decision.
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 Manama.
Insights
- The average Airbnb listing in Manama earns roughly BHD 437 per month (about $1,160), but top performers in Seef or Bahrain Bay can reach BHD 900 or more by targeting business travelers and event weekends.
- During the Formula 1 Bahrain Grand Prix in April 2026, nightly rates in Manama can jump 40% to 120% above normal, making it the single biggest revenue spike of the year for short-term rental hosts.
- Only about 450 active Airbnb listings exist in Manama as of early 2026, which is a relatively small market compared to other Gulf cities, meaning less competition but also a smaller demand pool.
- Occupancy rates in Manama average around 31%, but well-managed listings in prime towers like those in Juffair or Seef can hit 42%, a gap of 10 to 15 percentage points that separates casual hosts from serious earners.
- The biggest compliance risk for Airbnb hosts in Manama is not a night cap or minimum stay rule, but operating without proper tourism licensing, since furnished tourist apartments fall under regulated categories.
- Studios and one-bedroom apartments dominate booking volume in Manama because the city's demand skews heavily toward solo business travelers and couples on short stays.
- There's no "90-night cap" or similar restriction in Manama like you'd find in European cities, but zoning matters a lot, since furnished tourist apartments are prohibited in purely residential housing areas under a 2019 rule.
- The BHD 3 per room per night tourism levy introduced in May 2024 applies to hotel-style accommodations, which could affect your pricing if your Airbnb is licensed under that category.
Can I legally run an Airbnb in Manama in 2026?
Is short-term renting allowed in Manama in 2026?
As of the first half of 2026, short-term renting in Manama is allowed, but it's treated as a regulated tourism activity rather than casual home-sharing, especially when you're offering furnished stays to guests.
The main legal framework is Bahrain's Decree-Law No. 15 of 1986 (as amended), which governs tourism services and requires that furnished tourist apartments and hotel apartments operate under official licensing.
The single most important condition for hosts is that your property must either be in a building already licensed for tourism accommodation or be eligible for that licensing category based on its zoning and building approvals.
Beyond licensing, hosts should also be aware that a BHD 3 per room per night tourism levy took effect in May 2024, which could apply if your listing falls under the hotel-style accommodation category.
Operating without proper licensing can result in penalties under the tourism law, though specific fines depend on the nature of the violation and are enforced by tourism authorities.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Bahrain.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Bahrain.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Manama as of 2026?
As of the first half of 2026, Manama does not have a city-style "90-night cap" or universal minimum-stay requirement like you'd find in cities such as London or Amsterdam, which gives hosts more flexibility in how they operate.
These rules don't vary by property type or host residency status in any explicit way, since the bigger regulatory concern in Bahrain is whether your property is properly licensed for tourism accommodation rather than how many nights you rent it.
Because there's no tracking system for night caps, hosts in Manama focus their compliance efforts on securing the correct licensing category for their building and maintaining proper records for tax purposes.
Do I have to live there, or can I Airbnb a secondary home in Manama right now?
Bahrain's short-term rental rules don't include a "must be your primary residence" requirement, which is good news if you're thinking of investing in a property specifically for Airbnb purposes.
Owners of secondary homes and investment properties can legally operate short-term rentals in Manama, as long as the unit or building is properly licensed for furnished tourist accommodation.
There are no additional permits specifically for non-primary residences beyond the standard tourism licensing requirements, so the process is the same whether you live there or not.
In practice, the main difference between renting out a primary residence versus a secondary home in Manama comes down to how you manage it, not the legal requirements themselves.
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Can I run multiple Airbnbs under one name in Manama right now?
Yes, you can operate multiple Airbnb listings in Manama, but expect to need separate licensing or registration for each property or facility you run, since Bahrain's tourism framework ties approvals to specific premises.
There's no explicit maximum number of properties one person or entity can list for short-term rental in Manama, so building a small portfolio is legally possible.
For hosts with multiple listings, the main additional requirement is ensuring each location meets the tourism accommodation criteria and has its own proper paperwork, rather than one blanket license covering everything.
Do I need a short-term rental license or a business registration to host in Manama as of 2026?
As of the first half of 2026, if you're operating a short-term rental in Manama that functions like a tourism business, which most furnished Airbnb-style stays do, you should expect to need some form of tourism licensing or authorization from Bahrain's relevant authorities.
The licensing process typically involves applying through the national portal, submitting property documentation, and waiting for tourism authority approval, though timelines can vary depending on your building's existing classification.
Required documents generally include proof of property ownership or lease rights, building permits showing the property is approved for tourism-style accommodation, and identification documents for the operator.
From a tax perspective, Bahrain applies a 10% VAT standard rate, and how your listing is classified (serviced accommodation versus residential rent) affects whether VAT applies, so getting the licensing right matters for your bottom line too.
Are there neighborhood bans or restricted zones for Airbnb in Manama as of 2026?
As of the first half of 2026, Manama doesn't have a citywide Airbnb ban, but there are significant zoning restrictions that effectively create "restricted zones" at the building and neighborhood level based on a 2019 rule.
Under this regulation, furnished tourist apartments are prohibited in purely residential housing areas and are only allowed in commercial buildings or those specifically approved by tourism authorities, which means not every apartment can legally become an Airbnb.
This is why short-term rental activity clusters in neighborhoods with lots of mixed-use towers and expat-oriented high-rises, such as Juffair, Seef District, Bahrain Bay, and parts of Hoora, where the building typology matches the permitted-use reality.
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How much can an Airbnb earn in Manama in 2026?
What's the average and median nightly price on Airbnb in Manama in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Manama is around BHD 47 (approximately $125 or €115), while the median sits slightly lower at about BHD 39 ($105 or €96), reflecting the mix of budget and premium options in the market.
The typical nightly price range that covers roughly 80% of Manama Airbnb listings falls between BHD 30 and BHD 71 ($80 to $190 or €73 to €175), with most of the volume concentrated in the middle of that range.
The single biggest factor affecting nightly pricing in Manama is the specific tower and its amenities, since buildings with hotel-apartment-style features like 24/7 security, parking, and a pool can command significantly higher rates than basic residential units.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Manama.
How much do nightly prices vary by neighborhood in Manama in 2026?
As of the first half of 2026, nightly prices in Manama can vary by more than BHD 40 ($110 or €100) between the most expensive and most affordable neighborhoods, with Bahrain Bay at the premium end (BHD 53-71 or $140-190) and outer areas with less walkability at the budget end (BHD 30-41 or $80-110).
The three neighborhoods with the highest average nightly prices in Manama are Bahrain Bay, Seef District near the malls and offices, and select towers near the Diplomatic Area, all commanding rates of BHD 53 to BHD 71 ($140 to $190 or €128 to €175) for well-furnished units.
The more affordable neighborhoods include edges farther from nightlife and business nodes, parts of Hoora with older buildings, and areas without convenient parking or tower amenities, where rates drop to BHD 30 to BHD 41 ($80 to $110 or €73 to €100), though these still attract budget-conscious travelers and longer-stay guests.
What's the typical occupancy rate in Manama in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Manama is around 31%, which translates to roughly 9 to 10 booked nights per month for an average listing.
The realistic occupancy range covering most Manama listings falls between 25% and 45%, with the lower end representing casually managed listings and the upper end representing professionally operated units in prime towers.
Manama's occupancy rates are moderate compared to major Gulf tourism hubs, partly because the city has substantial serviced apartment and hotel supply that competes for the same guests.
The single biggest factor for achieving above-average occupancy in Manama is operating in a tower that feels like a hotel apartment, complete with security, parking, amenities, and professional-quality photos and guest communication.
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What's the average monthly revenue per listing in Manama in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Manama is approximately BHD 437 ($1,160 or €1,065), calculated from a typical nightly rate of BHD 47 multiplied by 30 days at 31% occupancy.
The realistic monthly revenue range covering roughly 80% of Manama listings falls between BHD 280 and BHD 750 ($740 to $2,000 or €680 to €1,835), depending on location, property quality, and how actively the host manages bookings.
Top-performing Airbnb listings in Manama, typically 1-2 bedroom units in Seef, Juffair, or Bahrain Bay with professional management, can generate BHD 550 to BHD 914 per month ($1,470 to $2,430 or €1,350 to €2,230). For example, a 2BR in Bahrain Bay averaging BHD 68 per night ($180) at 45% occupancy would gross about BHD 918 monthly ($2,430).
Finally, note that we give here all the information you need to buy and rent out a property in Manama.
What's the typical low-season vs high-season monthly revenue in Manama in 2026?
As of the first half of 2026, Airbnb hosts in Manama can expect high-season months to generate 1.4 to 2.2 times normal revenue (roughly BHD 610 to BHD 960 or $1,625 to $2,550), while low-season months may drop to 0.7 to 0.85 times baseline (BHD 305 to BHD 370 or $810 to $985).
In Manama, high season is driven by major events rather than weather, with peak periods clustering around the Formula 1 Bahrain Grand Prix in April, the Autumn Fair in late January, and the Bahrain International Airshow in November, while low season includes the hot summer months from June through August when business travel slows.
What's a realistic Airbnb monthly expense range in Manama in 2026?
As of the first half of 2026, a realistic monthly expense range for operating an Airbnb in Manama runs from BHD 180 to BHD 320 ($480 to $850 or €440 to €780) for self-managed apartments, up to BHD 320 to BHD 600 ($850 to $1,600 or €780 to €1,470) for professionally managed or higher-turnover properties, and BHD 450 to BHD 900 ($1,200 to $2,400 or €1,100 to €2,200) for villas with larger cooling and maintenance needs.
The single largest expense category for most Manama Airbnb hosts is air conditioning and utilities, which can run BHD 60 to BHD 150 ($160 to $400) monthly depending on unit size, since Bahrain's hot climate means guests expect powerful, constant cooling.
Hosts in Manama should typically expect to spend 40% to 55% of gross revenue on operating expenses, including cleaning, utilities, consumables, platform fees, and minor repairs, before accounting for any mortgage payments.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Manama.
What's realistic monthly net profit and profit per available night for Airbnb in Manama in 2026?
As of the first half of 2026, a realistic monthly net profit for an average Airbnb listing in Manama ranges from BHD 40 to BHD 190 ($105 to $505 or €95 to €465), with profit per available night working out to roughly BHD 1 to BHD 6 ($3 to $17) after operating expenses but before any mortgage.
The realistic monthly net profit range covering most Manama listings spans from breakeven or slight loss for poorly managed units up to BHD 150 to BHD 400 ($400 to $1,065 or €365 to €980) for well-run prime listings in Seef, Juffair, or Bahrain Bay.
Net profit margins for Airbnb hosts in Manama typically fall between 10% and 35% of gross revenue, with the variation depending heavily on how efficiently the host controls costs and whether they self-manage or use a property management company.
For a typical Manama listing, the break-even occupancy rate is around 20% to 25%, meaning you need roughly 6 to 8 booked nights per month just to cover operating costs before seeing any actual profit.
In our property pack covering the real estate market in Manama, we explain the best strategies to improve your cashflows.
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How competitive is Airbnb in Manama as of 2026?
How many active Airbnb listings are in Manama as of 2026?
As of the first half of 2026, Manama has approximately 450 active Airbnb listings, with a realistic range of 400 to 520 depending on seasonal fluctuations and how "active" is defined.
This represents modest growth from late 2025 when public data showed around 428 active listings, and the longer-term trend has been gradual expansion as Bahrain's tourism sector grows and more property owners recognize the opportunity, though Manama remains a relatively small STR market compared to Dubai or other Gulf cities.
Which neighborhoods are most saturated in Manama as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Manama are Juffair (high volume of expat-oriented towers), Seef District (business and mall proximity driving supply), Bahrain Bay and Financial Harbour edges (premium but increasingly competitive), and Hoora (pockets of heavy supply with variable quality).
These neighborhoods became saturated because they combine the building typology that's actually permitted for tourism use with proximity to what guests want: Juffair has nightlife and expat dining, Seef has malls and offices, and Bahrain Bay attracts premium travelers, so investors naturally clustered there.
Relatively undersaturated neighborhoods with potential opportunity include Adliya (dining scene but fewer STR towers), emerging areas near Exhibition World Bahrain that capture event overflow, and quality towers in Diplomatic Area-adjacent blocks that haven't yet been heavily listed.
What local events spike demand in Manama in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Manama are the Formula 1 Bahrain Grand Prix (April 10-12, 2026), the Autumn Fair at Exhibition World Bahrain (January 22-31, 2026), and the Bahrain International Airshow (November 2026), all of which draw significant international and regional visitors.
During these peak events, Manama hosts typically see nightly rates jump 40% to 120% above normal, with occupancy also increasing by 15 to 30 percentage points for well-positioned listings, especially those in Seef, Juffair, and Bahrain Bay that capture visitor overflow from venues outside central Manama.
Hosts should adjust their pricing and availability at least 4 to 8 weeks before major events to capture early bookers, and should keep minimum stays flexible or remove them entirely to maximize event-weekend revenue when guests are less price-sensitive.
What occupancy differences exist between top and average hosts in Manama in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Manama achieve occupancy rates of around 42%, which is about 10 to 15 percentage points higher than the market average of 31%.
The average host in Manama fills roughly 9 to 10 nights per month, while top performers fill 12 to 13 nights, with the gap coming down to listing quality, response speed, and operating in buildings that feel like hotel apartments with professional amenities.
For a new host in Manama, it typically takes 6 to 12 months of consistent operation, review accumulation, and pricing optimization to reach top-performer occupancy levels, assuming the property is in a suitable building and the host is actively managing their listing.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Manama.
Which price points are most crowded, and where's the "white space" for new hosts in Manama right now?
The most crowded price range in Manama is BHD 34 to BHD 49 per night ($90 to $130 or €83 to €120), where huge tower supply of studios and 1-bedroom apartments compete intensely on price, making it hard for new hosts to stand out.
The "white space" opportunities for new Manama Airbnb hosts exist in two segments: the premium tier of BHD 53 to BHD 68 per night ($140 to $180 or €128 to €165) for "workcation-ready" units with real desk setups and premium linens, and the family-friendly 2-bedroom segment with proper dining space and kid-friendly features.
To compete successfully in these underserved segments, a new host in Manama should focus on units with genuine work-from-home capability (dedicated desk, fast Wi-Fi, quiet environment), easy highway access for event weekends, and that "hotel-apartment feel" with professional photos, flexible check-in, and building amenities like parking and a gym.
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 property works best for Airbnb demand in Manama right now?
What bedroom count gets the most bookings in Manama as of 2026?
As of the first half of 2026, studios and 1-bedroom apartments get the most bookings in Manama, driven by the city's heavy share of solo business travelers, couples, and short-stay visitors who don't need extra space.
The estimated booking rate breakdown by bedroom count in Manama shows studios and 1-bedrooms capturing roughly 55% to 60% of total bookings, 2-bedrooms taking about 30% to 35% (often groups or families), and 3-bedroom or larger units accounting for under 10% of the market.
This pattern makes sense for Manama specifically because the city's demand is heavily weighted toward corporate visitors, event attendees, and regional travelers on short trips, all of whom prioritize location and amenities over extra bedrooms.
What property type performs best in Manama in 2026?
As of the first half of 2026, amenity-rich apartments and hotel-apartment-style units in managed towers perform best for Airbnb in Manama, outpacing standalone villas and basic residential flats because they match what short-stay guests expect: security, parking, facilities, and predictable standards.
Occupancy rates vary significantly by property type in Manama: hotel-apartment-style units in prime towers typically achieve 35% to 45% occupancy, standard apartments in mixed buildings run 25% to 35%, and villas or townhouses often fall below 25% unless they're specifically marketed for groups or events.
Hotel-apartment-style units outperform because Manama's short-term rental demand is largely business-driven, and these guests want the reliability, amenities, and professional feel that towers with reception desks and building management provide, something a regular apartment or distant villa can't replicate.
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 Manama, 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 |
|---|---|---|
| Bahrain Laws & Legal Opinion Commission (LLOC) | This is Bahrain's official repository for translated legislation, providing the authoritative English text of laws. | We used it to anchor what counts as a "tourism service" and the legal basis for licensing. We cross-checked it against newer amendments and government service pages. |
| Bahrain National Portal - Tourism Services Licensing | This is the official government service catalogue for permits and licensing procedures in Bahrain. | We used it to confirm current licensing pathways and responsible authorities. We also used it to infer how Airbnb hosting is treated as a tourism activity in practice. |
| Bahrain National Portal - Facility Reclassification | This official portal page directly lists the controlling edicts for tourist and furnished apartments. | We used it to confirm that Edict No. 35 of 2019 exists and governs furnished tourist apartments. We treat this as our STR-specific regulatory anchor. |
| Bahrain News Agency (BNA) | This is the official state newswire publishing legal updates and decrees directly from the government. | We used it to confirm what changed recently in the tourism regulation framework. We treat it as a change-log and validate details via official texts. |
| Bahrain National Portal - VAT Overview | This is the official VAT explainer tied to Bahrain's tax authority implementation. | We used it to confirm the standard 10% VAT rate. We applied VAT logic carefully depending on whether the activity is serviced accommodation versus exempt residential rent. |
| KPMG Fakhro Tax Bulletin | KPMG is a major global audit and tax firm with established research practices in Bahrain. | We used it to confirm the BHD 3 per room per day levy effective May 2024. We explicitly separate this hotel levy from what a residential Airbnb host might face depending on licensing category. |
| Bahrain Open Data Portal | This is Bahrain's official open-data platform for national statistics releases including CPI and economic indicators. | We used it for inflation context and cost pressure estimates. We triangulated those numbers with sector reports to estimate how utilities and maintenance costs drift year-over-year. |
| Central Bank of Bahrain | This is the central bank's official statement of monetary policy regime and the BHD/USD peg. | We used it to explain why BHD/USD is stable, which matters for foreign investors pricing Airbnb in USD. We also use it for context on financing conditions. |
| Real Estate Regulatory Authority (RERA) - Aqari Reports | This is the real estate regulator's official reporting portal for Bahrain's property market. | We used it to sanity-check typical residential market dynamics. We use it as the regulator anchor for any housing-market claims rather than relying solely on private listings. |
| Savills Bahrain | Savills is a global real-estate firm with established research practices and on-the-ground presence in Bahrain. | We used it to frame where demand is coming from, including expats, corporate leasing, and new supply areas. We never use it alone but pair it with RERA and tourism indicators. |
| CBRE Bahrain | CBRE is a top-tier global consultancy, and their hotel data is a strong proxy for visitor demand cycles. | We used hotel performance directionally to triangulate STR seasonality and pricing power. We explicitly label it as a benchmark, not a substitute for Airbnb metrics. |
| Bahrain Calendar - F1 Grand Prix 2026 | This is the official national portal event listing hosted by the Bahrain government. | We used it to confirm F1 Bahrain GP 2026 is April 10-12 and treat it as a predictable demand spike. We then map which Manama neighborhoods capture overflow. |
| Formula1.com | This is the sport's official schedule source with verified event dates. | We used it to corroborate the Bahrain Calendar dates and avoid event-date errors. We also use it to explain why race weekend creates abnormal price elasticity. |
| Bahrain Calendar - Autumn Fair 2026 | This is the official national portal listing for a major Manama exhibition event. | We used it to confirm January 22-31, 2026 timing. We anticipate short bursts of higher occupancy in nearby areas like Seef and Bahrain Bay during this period. |
| Bahrain International Airshow | This is the official event organizer site and the primary source for airshow information. | We used it to confirm the airshow exists in the 2026 cycle as a meaningful business-travel driver. We translate that into which listing styles win during this period. |
| AirDNA | AirDNA is a widely used STR analytics provider with disclosed metrics including ADR, occupancy, and revenue. | We used AirDNA as a methodology reference for definitions like "active listings" and ADR. We triangulate their approach with other data sources for Manama-specific numbers. |
| AirROI - Manama STR Snapshot | AirROI provides explicit Manama metrics in a single public page, useful as a publicly checkable baseline. | We used it as a publicly verifiable STR baseline for ADR, occupancy, and listings. We then adjust conservatively using demand benchmarks and clearly label estimates as triangulated. |
| News of Bahrain | This is credible local reporting that explicitly cites regulatory developments in Bahrain. | We used it to triangulate the 2019 restriction pattern for furnished apartments. We translate that into practical guidance about picking the right building type and zone. |
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