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
Understanding current rental prices in Manama is essential if you're looking to rent or invest.
This article covers what you can expect to pay for studios, 1-bedrooms, and 2-bedrooms across Manama's popular neighborhoods in January 2026.
We constantly update this blog post with the latest market data.
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
- Studio rents in Manama average BHD 280 per month in January 2026, roughly 15% lower than comparable Dubai units.
- Juffair remains Manama's most active rental market, with furnished 1-bedrooms leasing in 15 to 30 days when priced right.
- The Bahrain rent index rose 2.5% in 2024, but quarterly declines through 2025 brought the market to near-flat heading into 2026.
- About 60% to 70% of listings in expat areas like Juffair and Seef are "inclusive," bundling utilities and internet.
- Manama's apartment vacancy sits at 8% to 12% in core expat submarkets, explaining why landlords compete on amenities.
- The 10% municipality tax on expat rentals is often overlooked by new landlords and can significantly affect net yields.
- Reef Island and Amwaj Islands command Manama's highest rents, often 20% to 30% above city average.
- Peak rental demand occurs January to March and August to October, aligning with corporate relocation cycles.
What are typical rents in Manama as of 2026?
What's the average monthly rent for a studio in Manama as of 2026?
As of January 2026, a modern furnished studio in central Manama averages BHD 280 per month (approximately $745 USD or €690 EUR).
Most Manama studios rent between BHD 240 and BHD 330 per month ($635 to $875 USD or €590 to €810 EUR), depending on location and whether utilities are included.
Key factors affecting studio rents in Manama include neighborhood (Juffair and Seef command premiums), furnished status with utilities, and building amenities like pools and gyms.
What's the average monthly rent for a 1-bedroom in Manama as of 2026?
As of January 2026, a 1-bedroom apartment in Manama averages BHD 390 per month ($1,035 USD or €955 EUR).
Most 1-bedrooms rent between BHD 320 and BHD 480 per month ($850 to $1,275 USD or €785 to €1,175 EUR), depending on building quality and services.
Juffair and Seef have higher 1-bedroom rents due to expat popularity, while areas further from the center offer more affordable options.
What's the average monthly rent for a 2-bedroom in Manama as of 2026?
As of January 2026, a 2-bedroom apartment in Manama averages BHD 560 per month ($1,485 USD or €1,370 EUR).
Most 2-bedrooms rent between BHD 460 and BHD 700 per month ($1,220 to $1,855 USD or €1,125 to €1,715 EUR), varying by size and amenities.
Older buildings offer lower-end prices, while Reef Island, Amwaj Islands, and newer Seef towers command the highest 2-bedroom rents in Manama.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Manama.
What's the average rent per square meter in Manama as of 2026?
As of January 2026, average rent per square meter in Manama is BHD 5.2 per month ($13.80 USD or €12.75 EUR).
Rent per square meter ranges from BHD 4.0 to BHD 6.5 ($10.60 to $17.25 USD or €9.80 to €15.90 EUR), with premium waterfront areas at the higher end.
Manama offers relatively affordable rent per square meter, typically 30% to 40% lower than Dubai and 20% lower than Abu Dhabi.
Factors pushing rent above average include sea views, full-service amenities, furnished inclusive units, and locations in Reef Island, Amwaj, or newer Seef towers.
How much have rents changed year-over-year in Manama in 2026?
As of January 2026, Manama apartment rents changed approximately 0% to 2% year-over-year, meaning the market remained essentially flat versus January 2025.
This stability reflects balanced supply and steady demand from expat professionals in finance, hospitality, and government sectors.
This flat trend differs from 2024's 2.5% increase, as quarterly softness through 2025 (around -0.4% per quarter) brought annual change near zero.
What's the outlook for rent growth in Manama in 2026?
As of January 2026, we expect Manama rents to grow 1% to 3% for well-located apartments, with average stock seeing flat to 2% growth.
Key drivers include economic expansion (per IMF and World Bank forecasts), steady expat hiring in services and tourism, and moderate new supply.
Juffair, Seef, and Reef Island should see the strongest rent growth due to expat appeal and limited premium availability.
Risks include sudden supply increases, regional economic slowdowns affecting expat employment, or housing policy shifts.
We have made this infographic to give you a quick and clear snapshot of the property market in Bahrain. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Manama as of 2026?
Which neighborhoods have the highest rents in Manama as of 2026?
As of January 2026, Reef Island, Amwaj Islands, and Al Seef have the highest rents, with 2-bedrooms at BHD 650 to BHD 850 per month ($1,725 to $2,255 USD or €1,590 to €2,080 EUR).
These neighborhoods command premiums due to waterfront living, modern towers with full amenities, limited supply, and proximity to business districts.
Typical tenants are mid-to-senior expat professionals in finance or consulting, often with housing allowances supporting premium accommodation.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Manama.
Where do young professionals prefer to rent in Manama right now?
Young professionals in Manama prefer Juffair, Adliya, and Seef for their lifestyle amenities and convenience.
They typically pay BHD 300 to BHD 450 per month ($795 to $1,195 USD or €735 to €1,100 EUR) for a furnished 1-bedroom.
These areas attract young renters with nightlife, restaurants, in-building gyms, short commutes, and plenty of furnished "inclusive" options.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Manama.
Where do families prefer to rent in Manama right now?
Families in Manama prefer Saar, Amwaj Islands, and Seef for space, safety, and community feel.
They typically pay BHD 550 to BHD 900 per month ($1,460 to $2,385 USD or €1,350 to €2,205 EUR) for 2-3 bedrooms or villas.
These areas offer quieter streets, villa compounds with gardens, international school proximity, and reliable parking.
Nearby schools include the British School of Bahrain, St. Christopher's School, and the Bahrain School.
Which areas near transit or universities rent faster in Manama in 2026?
As of January 2026, Juffair, Seef, and the Diplomatic Area rent fastest due to strong road connectivity to job centers (Manama has no metro system).
Well-priced furnished apartments in these areas list for only 15 to 30 days, versus 45 to 75+ days for overpriced units.
Properties near major commercial nodes command a BHD 30 to BHD 60 monthly premium ($80 to $160 USD or €75 to €145 EUR).
Which neighborhoods are most popular with expats in Manama right now?
Expats in Manama favor Juffair, Amwaj Islands, and Al Seef for amenities, lifestyle, and furnished rental options.
They typically pay BHD 350 to BHD 600 per month ($930 to $1,590 USD or €860 to €1,470 EUR) for furnished 1-2 bedrooms with utilities often included.
These areas offer English-speaking communities, international dining, buildings with gyms and pools, and "all-inclusive" packages that simplify budgeting.
Common expat nationalities include professionals from the UK, India, Philippines, Egypt, and Arab countries working in finance, hospitality, and services.
And if you are also an expat, you may want to read our exhaustive guide for expats in Manama.
Get fresh and reliable information about the market in Manama
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Who rents, and what do tenants want in Manama right now?
What tenant profiles dominate rentals in Manama?
Manama's rental market is dominated by expat professionals (finance, services, hospitality), young couples/roommates, and families seeking larger units.
Expat professionals represent 50% to 60% of demand, young couples about 25% to 30%, and families 15% to 20%.
Expats seek furnished 1-2 bedrooms in Juffair or Seef; young couples prefer studios or 1-bedrooms in amenity-rich towers; families look for 2-3 bedrooms in Saar, Amwaj, or quieter Seef.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Manama.
Do tenants prefer furnished or unfurnished in Manama?
In Manama's expat market, 65% to 75% prefer furnished apartments, driven by the transient nature of relocations.
Furnished units command a BHD 50 to BHD 100 monthly premium ($130 to $265 USD or €120 to €245 EUR) for move-in ready convenience.
Newly arrived expats, short-term contractors, and corporate relocations most prefer furnished rentals.
Which amenities increase rent the most in Manama?
Top rent-boosting amenities in Manama are all-inclusive utilities, pool/gym access, 24-hour security, covered parking, and sea views.
Inclusive utilities add BHD 40-80/month ($105-210 USD), pool/gym adds BHD 20-40 ($55-105 USD), security adds BHD 15-30 ($40-80 USD), parking adds BHD 15-25 ($40-65 USD), and sea views add BHD 30-70 ($80-185 USD).
In our property pack covering the real estate market in Manama, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Manama?
Best ROI renovations in Manama are kitchen modernization, bathroom refresh, AC improvements, quality furnishing, and fresh paint with lighting.
Kitchen refresh (BHD 800-2,000) adds BHD 30-60/month; bathroom update (BHD 500-1,500) adds BHD 20-40/month; furnishing package (BHD 2,000-4,000) adds BHD 50-100/month.
Poor ROI renovations include luxury finishes exceeding neighborhood standards, personalized designs, and expensive outdoor landscaping.
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 strong is rental demand in Manama as of 2026?
What's the vacancy rate for rentals in Manama as of 2026?
As of January 2026, Manama's core expat submarket vacancy is around 8% to 12%, indicating neither tight nor oversupplied conditions.
Vacancy ranges from 6% to 8% in high-demand Juffair and Seef, up to 12% to 15% for older or less desirable buildings.
Current vacancy is slightly above early 2020s averages due to recent supply increases, giving tenants more negotiating power.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Manama.
How many days do rentals stay listed in Manama as of 2026?
As of January 2026, typical Manama apartments stay listed 25 to 40 days, varying significantly by price and location.
Well-priced furnished 1-bedrooms in Juffair/Seef lease in 15-30 days; 2-bedroom family units average 25-45 days; overpriced listings sit 45-75+ days.
Days-on-market has remained stable versus last year, reflecting a balanced market from 2025's flat rent trend.
Which months have peak tenant demand in Manama?
Peak demand in Manama occurs January to March and August to October, driven by corporate relocations and new contracts.
Drivers include fiscal year hiring (January-March), post-summer rotations (August-October), and school calendar family moves.
Lowest demand falls during Ramadan/Eid (timing varies) and mid-summer (June-July) when residents travel.
Buying real estate in Manama can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Manama as of 2026?
What property taxes should landlords expect in Manama as of 2026?
As of January 2026, Bahrain has no personal income tax, but landlords should budget for the 10% municipality tax on expat rentals, typically BHD 300-700 per year ($795-1,855 USD or €735-1,715 EUR).
Municipality tax costs range from BHD 250 for modest rentals to BHD 1,000+ ($665-2,650 USD) for premium properties.
This tax is calculated as a percentage of rental income from expatriate tenants, so factor it into net yield calculations.
Please note that, in our property pack covering the real estate market in Manama, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Manama right now?
A realistic annual maintenance budget for Manama apartments is BHD 250-600 ($665-1,590 USD or €615-1,470 EUR), covering repairs, AC servicing, and minor replacements.
Costs range from BHD 200 for newer apartments to BHD 800+ ($530-2,120 USD) for older properties or villas.
Manama landlords typically set aside 5% to 10% of annual rental income for maintenance.
What utilities do landlords often pay in Manama right now?
Landlords in Manama commonly pay electricity/water (EWA), internet, and sometimes building maintenance fees.
"Inclusive" landlords budget BHD 40-80/month ($105-210 USD) for electricity/water plus BHD 15-25 ($40-65 USD) for internet.
In Juffair, Seef, and Amwaj, all-inclusive packages are common; elsewhere, tenants often pay utilities separately.
How is rental income taxed in Manama as of 2026?
As of January 2026, Bahrain has no personal income tax, so landlords don't file standard rental tax returns, though the 10% municipality tax on expat rentals functions as a levy.
Deductions relate to operating costs like maintenance and management fees, though the simple tax environment means fewer formal deductions than high-tax jurisdictions.
Common mistakes include forgetting the municipality tax (eating 10% of yields) and not realizing VAT (10%) may apply to property management services.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Manama.
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 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.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Knight Frank Bahrain Real Estate Market Review | Knight Frank is a global real estate consultancy publishing structured market reports with defined metrics. | We used it for neighborhood-level benchmark rents in Juffair, Seef, Reef, and Amwaj, adjusted to January 2026. |
| CBRE Bahrain H1 2025 Market Review | CBRE is a major global real estate firm with widely cited institutional research. | We used it to anchor rent direction (apartments up, villas down) and demand drivers like tourism growth. |
| Global Property Guide Bahrain Rent Index | It transparently sources Bahrain's rent index from the Bahrain Open Data Portal with consistent methodology. | We used it to quantify yearly/quarterly rent changes and time-shift estimates to January 2026. |
| Survey and Land Registration Bureau (SLRB) | SLRB is the government body recording real estate transaction activity in Bahrain. | We used it to ground the article in official market activity and keep our outlook aligned with real transactions. |
| Bahrain News Agency (BNA) | BNA is Bahrain's official news agency directly attributing figures to SLRB leadership. | We used it to cross-check that private-sector reports align with government-reported activity. |
| Ministry of Finance Bahrain Economic Report | It's a government macroeconomic report summarizing Bahrain's economy and outlook. | We used it to anchor the macro backdrop driving rental absorption and sanity-check our growth outlook. |
| IMF DataMapper Bahrain | The IMF is a top-tier international organization with datasets tied to World Economic Outlook. | We used it for GDP growth baseline feeding 2026 rental demand expectations. |
| World Bank Bahrain Macro Outlook | The World Bank publishes standardized country outlooks used by policymakers and investors. | We used it to triangulate growth and services-sector story supporting rental demand. |
| PwC Tax Summaries Bahrain (Individual) | PwC is a major professional services firm with a regularly reviewed tax compendium. | We used it to confirm no personal income tax, relevant for landlord affordability. |
| PwC Tax Summaries Bahrain (Other Taxes) | It's a structured tax reference clearly stating municipality tax treatment. | We used it to support the 10% municipality tax point, a key hidden cost for landlords. |
| Bahrain National Portal (VAT) | It's the official government portal stating VAT rate and start date clearly. | We used it to confirm the 10% VAT rate and explain which services can be affected. |
| National Bureau for Revenue (NBR) | NBR is the tax authority responsible for VAT guidance in Bahrain. | We used it to anchor the tax section to official institutions. |
| Electricity and Water Authority (EWA) | EWA is the official utility provider publishing tariff rules. | We used it to explain inclusive rents and shape realistic utility budget ranges. |
| Property Finder Bahrain | It's one of the largest Gulf property portals showing current asking rents with unit details. | We used it as a live snapshot of asking-rent reality to validate our January 2026 estimates. |
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