Can Foreigners Buy
Property in Bahrain?
The 2026 Freehold & Golden Visa Guide
For years, the "Golden Number" to secure a 10-year residency in Bahrain was BHD 200,000 in real estate. In late 2025, the Nationality, Passports and Residence Affairs (NPRA) quietly slashed that threshold by 35 percent. The entry price for Bahrain's Golden Residency is now just BHD 130,000 ($345,000).
This guide breaks down the new rules, the approved freehold zones, realistic rental yields, tax advantages, and how Bahrain compares to every other Golden Visa in the Gulf.
Yes, foreigners can buy property in Bahrain with 100% freehold ownership, but only in designated Investment Zones. The new BHD 130,000 threshold means a premium 2-bedroom apartment in Amwaj Islands or Reef Island now qualifies you for a 10-year renewable residency with work rights and family reunification. Bahrain charges zero personal income tax, zero capital gains tax, and offers gross rental yields averaging 7.9% nationally.
This guide is for informational purposes only. Consult a qualified legal and financial advisor before making any investment decision.
See the Golden Visa MathThe Freehold Zones: Where You Can Buy
Foreigners can own 100% of the property and the land beneath it, but only in government-designated Investment Zones. Outside these areas, non-nationals are restricted to leasehold arrangements or cannot purchase at all. There are no foreign ownership quotas within designated zones — if a building is in an approved area, any unit can be sold to a foreigner without cap restrictions.
As of early 2026, Bahrain maintains at least 8 core freehold zones where expats can own property outright. Below are the most significant for investors:
The New Golden Visa Math (BHD 130k)
In November 2025, the Nationality, Passports and Residence Affairs (NPRA) at the Ministry of Interior announced a 35% reduction in the property investment threshold for Bahrain's Golden Residency Visa. The minimum dropped from BHD 200,000 to BHD 130,000 (approximately $345,000 USD).
Shaikh Hisham bin Abdulrahman Al Khalifa, Undersecretary for NPRA, said the move reflects the government's commitment to creating a stable and welcoming environment for investors, and that lowering the threshold will "boost the program's competitiveness while preserving its standards and exclusivity."
What the Golden Residency includes:
- 10-year renewable residency — no employer sponsorship required.
- Work rights — you can work or start a business in Bahrain.
- Family reunification — sponsor your spouse, children, and parents.
- Visa-free GCC access — travel freely across all six Gulf states.
- Low fees — BHD 5 application fee + BHD 300 visa issuance (non-refundable).
How Bahrain Compares Across the GCC
Bahrain's revised threshold places it in the lower-to-mid pricing band of GCC residency-by-investment programs. Here is how the numbers stack up for a 10-year (or equivalent long-term) residency through property investment:
| Country | Program | Property Threshold | USD Equivalent | Duration |
|---|---|---|---|---|
| UAE | Golden Visa (10-Year) | AED 2,000,000 | ~$545,000 | 10 years |
| Bahrain | Golden Residency | BHD 130,000 | ~$345,000 | 10 years |
| Oman | Investor Residency | OMR 200,000 | ~$520,000 | 5–10 years |
| Saudi Arabia | Premium Residency | SAR 4,000,000 | ~$1,100,000 | Permanent |
| Qatar | Permanent Residency | QAR 3,650,000 | ~$1,000,000 | Permanent |
Note: The UAE also offers a shorter 2-year residence visa at a lower AED 750,000 (~$204,000) threshold, but this is not comparable to Bahrain's 10-year Golden Residency in terms of duration, work rights, or family benefits.
The ROI: Rental Yields in Bahrain
Bahrain consistently outperforms most global and regional markets on gross rental yield. As of early 2026, the national average gross rental yield is approximately 7.9%, with a range of 6.7% to 11% depending on property type and location.
In high-demand expatriate areas like Juffair and Seef, smaller apartments can achieve yields of 8–9.5%. Premium locations like Bahrain Bay and Amwaj Islands tend toward 6.7–8% but compensate with stronger capital appreciation over time.
| Location | Gross Yield Range | Best For |
|---|---|---|
| Juffair | 7.5–9.5% | Maximum rental income, expat demand |
| Seef | 7–8.5% | Professionals, corporate tenants |
| Amwaj Islands | 7–9% | Families, lifestyle buyers |
| Bahrain Bay | 6–7.5% | Capital preservation, luxury segment |
| Reef Island | 6.5–8% | Premium residential, capital growth |
| Diyar Al Muharraq | 6.5–8.5% | New-build, modern community |
Case Study: Four Seasons Private Residences
For investors prioritising capital preservation over pure yield, the "flight to quality" is leading buyers to Bahrain Bay and its prime example: the Four Seasons Private Residences Bahrain Bay.
Developed by Bayside Developments and designed by Gensler with interiors by Rive Gauche London, this is Bahrain's first branded residence development of its kind. Composed of 98 apartments, 8 duplexes, and 6 penthouses (112 homes total), the project completed handover of its first batch in 2025.
- Price point: Units trade significantly above the Golden Visa threshold. A 2-bedroom starts at approximately BHD 570,000+ (~$1.5M). This is a capital preservation play, not a yield-maximisation strategy.
- Branded premium: Residents get Four Seasons concierge, housekeeping, private chef service, spa treatments, and access to the adjacent hotel's beach and amenities via a private bridge — without sharing space with hotel guests.
- Scarcity value: With only 112 units total, these residences are largely immune to the supply glut affecting generic apartment towers in districts like Juffair.
- Location: Connected to The Avenues Bahrain and MODA Mall. Minutes from the international airport and King Fahd Causeway to Saudi Arabia.
Bahrain's Tax Advantage
Bahrain is one of the most tax-friendly jurisdictions in the world for property investors. Here is what you will and will not pay:
| Tax / Fee | Rate | Notes |
|---|---|---|
| Personal Income Tax | 0% | No personal income tax in Bahrain. |
| Capital Gains Tax | 0% | No tax on property appreciation at sale. |
| Annual Property Tax | 0% | No recurring property tax on residential holdings. |
| Inheritance Tax | 0% | Property can be passed to heirs tax-free. |
| Municipal Tax (Rental) | 10% | Applied to gross rental income when leasing to expats. |
| Property Registration | 2% (or 1.7%) | 2% of purchase price. Drops to 1.7% if completed within 60 days of signing. |
| Golden Visa Fees | BHD 305 | BHD 5 application + BHD 300 visa issuance. |
The Buying Process
The property purchase process in Bahrain follows a structured sequence and can be completed in approximately 4–8 weeks. Much of the process can be handled remotely through legal representatives, though certain steps may require physical presence.
- Zone verification: Confirm the property is within a designated freehold zone via the Survey and Land Registration Bureau (SLRB).
- Due diligence: Engage a qualified Bahraini lawyer to verify title, check for encumbrances, and review the sales agreement. Also verify developer credibility and project completion status.
- Sales agreement: Negotiate terms, sign the formal agreement outlining price, payment schedule, and conditions.
- Payment & registration: Complete payment, file transfer documents through a notary or legal representative. Pay the 2% registration fee (1.7% if within 60 days).
- Title transfer: Property officially registered in your name with the SLRB.
- Golden Visa application: Submit via the NPRA online portal with valid passport, 6 months of bank statements, proof of residence, health insurance, and property documents.
2026 Investment Checklist
| Requirement | 2026 Rule |
|---|---|
| Golden Visa Threshold | BHD 130,000 (~$345,000) — reduced from BHD 200,000. |
| Ownership Type | 100% Freehold (in designated zones only). |
| Residency Duration | 10-year renewable Golden Residency. |
| Average Gross Yield | 7.9% nationally (range: 6.7–11%). |
| Personal Income Tax | 0%. |
| Capital Gains Tax | 0%. |
| Municipal Tax (Rental) | 10% of gross rental income. |
| Registration Fee | 2% (1.7% if within 60 days). |
| Visa Fees | BHD 305 total (BHD 5 + BHD 300). |
| Work Rights | Yes, included with Golden Residency. |
| Family Sponsorship | Spouse, children, and parents. |
| GCC Travel | Visa-free access to all 6 Gulf states. |
Next Steps
The BHD 130,000 threshold is new, and Bahrain is actively positioning itself to attract global capital. Whether you are a high-net-worth individual seeking a tax-efficient safe haven, a professional exploring Gulf residency options, or an investor chasing yield in a stable market, the window is open.
The most common mistake foreign buyers make is assuming any attractive property listing in Bahrain qualifies for freehold ownership. It does not. Zone verification, legal due diligence, and understanding the difference between freehold and leasehold are non-negotiable first steps.
If you are evaluating Bahrain as part of a broader GCC market entry strategy, or need help building a digital presence for your real estate or investment business targeting the Gulf, connect with Gaurav Agarwal to discuss how AI-driven marketing can accelerate your positioning in this market.