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This article explains the current housing prices in Manama in 2026, with simple numbers for buyers who want to understand the market quickly.
We constantly update this blog post, because Manama property prices can change when new towers, mortgage costs, and buyer demand move.
The goal is to help you compare apartments, villas, neighborhoods, and total buying costs without having to read complex market reports.
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 median housing price in Manama in 2026 is about BHD 72,000, which is much lower than the average because small apartments dominate the city market.
- The average housing price in Manama in 2026 is about BHD 105,000, because waterfront apartments in Bahrain Bay and Bahrain Financial Harbour pull the number upward.
- Most normal residential properties in Manama in 2026 fall between BHD 38,000 and BHD 260,000, so the market is broad and very apartment-led.
- Asking prices in Manama are often around 5% to 8% above likely sale prices, especially in Juffair, Seef, and Sanabis where buyers have many alternatives.
- The median price per square meter in Manama in 2026 is about BHD 740, while prime waterfront stock can rise above BHD 1,100 per square meter.
- Juffair is one of the most liquid Manama apartment markets, with many studios and one-bedroom flats around BHD 40,000 to BHD 90,000.
- Seef is usually more expensive than Juffair because Seef offers stronger office access, malls, services, and newer apartment towers.
- Bahrain Bay and Bahrain Financial Harbour are the most expensive Manama residential submarkets because they offer waterfront views, newer towers, and prestige addresses.
- New-build apartments in Manama usually cost about 8% to 15% more than similar resale apartments, mainly because of amenities, parking, and payment terms.
What is the average housing price in Manama in 2026?
The median housing price in Manama is often more useful than the average because Manama has many small apartments, while a few expensive waterfront homes push the average higher.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In 2026, the estimated median housing price in Manama is about BHD 72,000, which is about $191,500 or €165,700. The estimated average housing price in Manama in 2026 is about BHD 105,000, which is about $279,300 or €241,600.
For 80% of normal residential properties in the Manama market in 2026, a realistic range is about BHD 38,000 to BHD 260,000, which is about $101,000 to $691,500 or €87,400 to €598,300.
A realistic entry range in Manama in 2026 is about BHD 32,000 to BHD 55,000, which is about $85,100 to $146,300 or €73,600 to €126,600, and this usually buys an existing studio or compact one-bedroom apartment in Al Juffair, Hoora, Sanabis, Umm Al Hassam, or Mahooz.
A typical luxury property range in Manama in 2026 is about BHD 180,000 to BHD 650,000, which is about $478,700 to $1,728,700 or €414,200 to €1,495,700, and this usually buys a new or recent two-bedroom or three-bedroom waterfront apartment in Bahrain Bay, Bahrain Financial Harbour, Reef Island, or prime Seef.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Manama.
Are Manama property listing prices close to the actual sale price in 2026?
In Manama in 2026, we estimate that closed sale prices are usually about 5% to 8% below listing prices, with a central estimate of about 6% below asking price.
This gap exists because Manama has deep apartment supply in Juffair, Seef, Sanabis, and Hoora, so buyers can compare many similar units before making an offer. The gap is usually smaller for rare sea-view apartments in Bahrain Bay or Bahrain Financial Harbour, and larger for older apartments or units that have been listed for a long time.
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What is the price per sq m or per sq ft for properties in Manama in 2026?
As of 2026, the estimated median housing price in Manama is about BHD 740 per sqm, which is about $1,968 or €1,703 per sqm, and about BHD 69 per sqft, which is about $183 or €158 per sqft. The estimated average housing price in Manama is about BHD 800 per sqm, which is about $2,128 or €1,841 per sqm, and about BHD 74 per sqft, which is about $197 or €171 per sqft.
The highest price per sqm in Manama in 2026 is usually found in small luxury apartments and waterfront units, because buyers pay more for sea views, newer towers, hotel-style amenities, and prime addresses, while the lowest price per sqm is usually found in older and larger non-waterfront apartments.
The highest price per sqm in Manama is usually in Bahrain Bay, Bahrain Financial Harbour, Reef Island, and prime Seef, where prices often range from about BHD 850 to BHD 1,700 per sqm. The lowest price per sqm is usually in Umm Al Hassam, Mahooz, Hoora, and older parts of Sanabis, where prices often range from about BHD 380 to BHD 650 per sqm.
How have property prices evolved in Manama?
Compared with one year ago, Manama property prices in 2026 look about 1% to 3% higher in local currency, with a central estimate near 2%. Activity improved, but apartment prices did not jump because buyers still have many choices in Juffair, Seef, and Sanabis.
Compared with two years ago, Manama property prices in 2026 look about 3% to 6% higher in local currency. Prime waterfront districts held better than older apartment areas because buyers kept paying more for views, newer towers, and stronger building amenities.
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 Manama.
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How do apartment and villa prices compare in Manama in 2026?
In Manama in 2026, apartments make up about 75% of available residential supply, serviced or furnished apartments about 8%, penthouses and luxury apartments about 4%, villas and townhouses in greater Manama about 6%, older houses about 5%, and other residential formats about 2%, because central Manama is a vertical, apartment-led market.
In Manama as of 2026, a studio apartment averages about BHD 34,000, or $90,400 and €78,200, while a one-bedroom apartment averages about BHD 55,000, or $146,300 and €126,600. A two-bedroom apartment averages about BHD 88,000, or $234,000 and €202,500, and a three-bedroom apartment averages about BHD 145,000, or $385,600 and €333,600. A penthouse or luxury apartment averages about BHD 330,000, or $877,700 and €759,300, while a villa or townhouse in greater Manama averages about BHD 220,000, or $585,100 and €506,200.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Manama in 2026?
In Manama in 2026, a new-build or recently completed apartment usually costs about 8% to 15% more than a similar resale apartment, with a central estimate near 12%.
This premium exists because newer Manama buildings usually offer better gyms, pools, parking, lobbies, security, payment plans, and lower immediate repair needs than older resale buildings.
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How do property prices vary by neighborhood in Manama in 2026?
Al Juffair in Manama mainly offers studios, one-bedroom apartments, and two-bedroom apartments in existing or recent towers. As of 2026, normal prices in Al Juffair are about BHD 55,000 to BHD 90,000, or $146,300 to $239,400 and €126,600 to €207,100, because the area has many comparable units and strong rental demand.
Seef in Manama mainly offers one-bedroom and two-bedroom apartments, newer towers, and some premium sea-view units. As of 2026, normal prices in Seef are about BHD 75,000 to BHD 140,000, or $199,500 to $372,300 and €172,600 to €322,100, because Seef is close to malls, offices, services, and schools.
Bahrain Bay and Bahrain Financial Harbour mainly offer premium waterfront apartments, serviced-style towers, and larger luxury units. As of 2026, normal prices in these prime Manama waterfront areas are about BHD 130,000 to BHD 350,000, or $345,700 to $930,800 and €299,100 to €805,400, because buyers pay for views, prestige, and newer buildings.
You will find a much more detailed analysis by areas in our property pack about Manama. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Manama area | Market label | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Bahrain Financial Harbour | Luxury and finance | BHD 120k to 420k, or $319k to $1.12m | BHD 1,150 to 1,700, or $3,058 to $4,521 | BHD 107 to 158, or $284 to $420 |
| Bahrain Bay | Luxury waterfront | BHD 110k to 380k, or $293k to $1.01m | BHD 1,050 to 1,600, or $2,793 to $4,255 | BHD 98 to 149, or $260 to $396 |
| Reef Island | Quiet premium | BHD 95k to 320k, or $253k to $851k | BHD 850 to 1,250, or $2,261 to $3,324 | BHD 79 to 116, or $210 to $309 |
| Water Garden City | Premium seafront | BHD 80k to 250k, or $213k to $665k | BHD 800 to 1,150, or $2,128 to $3,058 | BHD 74 to 107, or $197 to $284 |
| Seef | Expat, commute, malls | BHD 60k to 180k, or $160k to $479k | BHD 700 to 1,100, or $1,862 to $2,926 | BHD 65 to 102, or $173 to $271 |
| Al Juffair | Expat and rental yield | BHD 40k to 120k, or $106k to $319k | BHD 500 to 800, or $1,330 to $2,128 | BHD 46 to 74, or $122 to $197 |
| Diplomatic Area | Commute and offices | BHD 45k to 130k, or $120k to $346k | BHD 550 to 850, or $1,463 to $2,261 | BHD 51 to 79, or $136 to $210 |
| Sanabis | Value near Seef | BHD 42k to 110k, or $112k to $293k | BHD 500 to 750, or $1,330 to $1,995 | BHD 46 to 70, or $122 to $186 |
| Hoora | Central affordable | BHD 35k to 95k, or $93k to $253k | BHD 450 to 700, or $1,197 to $1,862 | BHD 42 to 65, or $112 to $173 |
| Adliya | Lifestyle and older stock | BHD 50k to 150k, or $133k to $399k | BHD 500 to 800, or $1,330 to $2,128 | BHD 46 to 74, or $122 to $197 |
| Mahooz | Family and value | BHD 38k to 100k, or $101k to $266k | BHD 400 to 650, or $1,064 to $1,729 | BHD 37 to 60, or $98 to $160 |
| Umm Al Hassam | Budget and local family | BHD 35k to 95k, or $93k to $253k | BHD 380 to 620, or $1,011 to $1,649 | BHD 35 to 58, or $93 to $154 |
How much more do you pay for properties in Manama when you include renovation work, taxes, and fees?
In Manama in 2026, the total cost is usually about 3% to 6% above the purchase price for a clean apartment, and about 8% to 18% above the purchase price if renovation or furnishing is needed.
If you buy a Manama property for about $200,000, or about BHD 75,200, normal extra costs could add roughly BHD 3,800 to BHD 6,800, or about $10,100 to $18,100. This means your total budget could land around BHD 79,000 to BHD 82,000, or about $210,100 to $218,100.
If you buy a Manama property for about $500,000, or about BHD 188,000, normal extra costs could add roughly BHD 9,400 to BHD 16,900, or about $25,000 to $44,900. This means your total budget could land around BHD 197,400 to BHD 204,900, or about $525,000 to $544,900.
If you buy a Manama property for about $1,000,000, or about BHD 376,000, normal extra costs could add roughly BHD 18,800 to BHD 33,800, or about $50,000 to $89,900. This means your total budget could land around BHD 394,800 to BHD 409,800, or about $1.05m to $1.09m.
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 Manama
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Land registration fee | Government fee | Usually 1.7% of the purchase price if registration is completed within 60 days. It can rise to 2.0% if registration is late. On a BHD 100,000 property, this is about BHD 1,700 to BHD 2,000, or about $4,500 to $5,300. |
| Brokerage or agent fee | Transaction fee | Often around 1% to 2% of the price, although the exact deal can vary. Sometimes the fee is already included in the transaction structure. On a BHD 100,000 property, this can mean about BHD 1,000 to BHD 2,000, or about $2,700 to $5,300. |
| Legal support | Professional fee | Usually about BHD 300 to BHD 1,200, or about $800 to $3,200. A buyer may pay this to review documents, check the title, and make the process safer. The cost is usually small compared with the property price. |
| Valuation and bank admin | Financing fee | Often about BHD 150 to BHD 800, or about $400 to $2,100. This is mainly relevant if you use a bank loan. Cash buyers may avoid part of this cost. |
| Mortgage arrangement | Financing fee | Often about 0.5% to 1.0% of the loan amount. If the loan is BHD 80,000, this could mean about BHD 400 to BHD 800, or about $1,100 to $2,100. The exact fee depends on the bank. |
| Basic repainting and repairs | Light renovation | Usually about BHD 1,000 to BHD 4,000, or about $2,700 to $10,600. This can cover repainting, small repairs, basic lighting, and minor fixes. It is common for older resale apartments. |
| Kitchen or bathroom refresh | Medium renovation | Usually about BHD 4,000 to BHD 12,000, or about $10,600 to $31,900. This can cover a better kitchen, bathroom work, appliances, and improved fittings. It can quickly change the true cost of an older apartment. |
| Full apartment renovation | Heavy renovation | Usually about BHD 12,000 to BHD 35,000, or about $31,900 to $93,100. This can include flooring, bathrooms, kitchen, wiring, painting, air conditioning, and furniture changes. Buyers should budget carefully before buying older stock. |
| Furnishing package | Furnishing | Usually about BHD 2,000 to BHD 10,000, or about $5,300 to $26,600. A small rental apartment may only need basic furniture. A higher-end waterfront apartment can cost much more to furnish well. |
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 Manama in 2026 with different budgets?
With $100,000, or about BHD 37,600, there is a small Manama market, and you may find an existing 38 to 45 sqm studio in Hoora, an existing 40 to 55 sqm studio or small one-bedroom in Al Juffair with no sea view, or an older 45 to 60 sqm compact apartment in Umm Al Hassam or Mahooz.
With $200,000, or about BHD 75,200, you may find an existing 70 to 85 sqm one-bedroom apartment in Seef, an existing 95 to 120 sqm two-bedroom apartment in Al Juffair, or a newer 70 to 80 sqm one-bedroom apartment near Sanabis or the edge of Water Garden City.
With $300,000, or about BHD 112,800, you may find a good 110 to 130 sqm two-bedroom apartment in Seef, a large 120 to 150 sqm furnished two-bedroom apartment in Al Juffair, or a compact waterfront one-bedroom or smaller two-bedroom apartment in Bahrain Bay or Reef Island.
With $500,000, or about BHD 188,000, you may find a 120 to 150 sqm waterfront two-bedroom apartment in Bahrain Bay, a 160 to 210 sqm three-bedroom apartment in Seef or Reef Island, or a high-quality 120 to 160 sqm two-bedroom apartment in Bahrain Financial Harbour.
With $1,000,000, or about BHD 376,000, you may find a large 220 to 300 sqm luxury waterfront apartment in Bahrain Bay, a 250 to 350 sqm penthouse-style apartment in Reef Island or Seef, or a premium serviced apartment in Bahrain Financial Harbour.
With $2,000,000, or about BHD 752,000, there is a market in Manama, but it is thin, and you may find a large 400 sqm plus penthouse in Bahrain Bay, an ultra-prime waterfront apartment in Bahrain Financial Harbour, or a villa-style luxury residence in greater Manama or nearby prime islands.
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 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 used | Why this source matters | How we used it |
|---|---|---|
| Survey and Land Registration Bureau Bahrain transaction reports | This is Bahrain’s official land and property registration authority, so it is the strongest public source for transaction activity. | We used it to understand the official direction of real estate trading in Bahrain. We did not use it alone for Manama prices because it does not publish a simple public table of closed residential prices by neighborhood. |
| Bahrain News Agency report citing SLRB H1 2025 transactions | This is the official state news agency and the article directly cites SLRB transaction figures. | We used it to cross-check the official H1 2025 transaction value and number of deals. We used it as a market-activity anchor, not as a direct Manama price table. |
| Real Estate Regulatory Authority Bahrain open data | RERA is Bahrain’s real estate regulator, so the source is useful for official market structure and regulatory context. | We used it to understand the official data environment behind professional market reports. We also used it to confirm that the market is regulated and not only visible through listing portals. |
| CBRE Bahrain Real Estate Market Review H1 2025 | CBRE is a major global real estate advisory firm, and the report gives actual Bahrain residential sales-rate data. | We used CBRE as the key benchmark for real residential sales rates. We adjusted the national figures to Manama’s more apartment-heavy and waterfront-heavy mix. |
| ASK Real Estate Bahrain Property Report Year End 2025 | ASK is an established Bahrain real estate firm with detailed market commentary and submarket context. | We used it to cross-check transaction momentum, submarket hierarchy, and land-price context. We also used it to rank Seef, Juffair, Bahrain Bay, and Harbour. |
| Property Finder Bahrain Manama apartments for sale | Property Finder is one of the main Bahrain listing portals and gives current asking-price evidence. | We used it to sample asking prices, surfaces, and BHD per sqm levels in Manama. We then discounted asking prices to estimate likely closed prices. |
| Property Finder Bahrain Seef apartments for sale | This page is useful because Seef is one of Manama’s main apartment and expat submarkets. | We used it to estimate Seef ranges for studios, one-bedroom apartments, two-bedroom apartments, and premium units. We cross-checked the results against CBRE and ASK before using them. |
| Property Finder Bahrain Al Juffair apartments for sale | This page gives a large live sample for Juffair, one of the most liquid residential areas in Manama. | We used it to estimate mid-market apartment prices and entry-level budgets. We also used it to understand negotiation pressure because Juffair has deep apartment supply. |
| Bayut Bahrain Juffair properties for sale | Bayut is another recognized property portal, so it helps avoid relying on only one listing platform. | We used it to cross-check Juffair price levels from Property Finder. We used it mainly for live listing evidence, not as an official closed-price source. |
| Bahrain government services land registration fees | This is the official Bahrain government services portal and it explains the registration-fee rules. | We used it to estimate buyer taxes and government fees. We applied the 1.7% within-60-days fee and 2.0% late-registration fee in buyer-cost examples. |
| Central Bank of Bahrain monetary policy | The Central Bank of Bahrain confirms the fixed exchange-rate policy between the Bahraini dinar and the US dollar. | We used it to justify a stable BHD to USD conversion. We then used a rounded June 2026 euro conversion to make the numbers easier for international readers. |
| Bahrain Open Data Portal CPI reports | This is Bahrain’s official open-data portal for statistics such as consumer price inflation. | We used it for inflation context when comparing nominal and real housing prices. We also used it to keep past-price comparisons realistic. |
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