What is the average Class A rent in Manama?

Around 110 BHD/sqft/yr ($350 USD) across the broader Class A index. Trophy submarkets like Bahrain Financial Harbour command 20–40% above that.

How many months of rent-free are normal in Manama?

6 months on a 5-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.

Are rents rising or falling in Manama?

The Manama Class A market is currently flat. Vacancy is 17.4%, which sets the negotiating context.

Headline Class A rent in Manama is around 110 BHD/sqft/yr ($350 USD), with 6 months of typical rent-free on a 5-year term.

Headline Class A rent: 110 BHD/sqft/yr ($350 USD).
Trophy submarket rents (Bahrain Financial Harbour) push to roughly BHD 380/sqm/yr · ≈ $93.6 PSF/yr USD.
Typical concessions on a 5-year deal: 6 months free rent.
Vacancy stands at 17.4% — market trend is flat.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Manama Class A office rents and incentives

Headline Class A rent in Manama is around 110 BHD/sqft/yr ($350 USD), with 6 months of typical rent-free on a 5-year term.

TL;DR

Headline Class A rent: 110 BHD/sqft/yr ($350 USD).
Trophy submarket rents (Bahrain Financial Harbour) push to roughly BHD 380/sqm/yr · ≈ $93.6 PSF/yr USD.
Typical concessions on a 5-year deal: 6 months free rent.
Vacancy stands at 17.4% — market trend is flat.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Headline rent vs. effective rent

Asking rents in Manama are quoted in BHD per sqft per year. Across the broad Class A index the figure is 110, but the trophy tier in Bahrain Financial Harbour reaches roughly BHD 380/sqm/yr · ≈ $93.6 PSF/yr USD. Always discount headline rent by the present value of free rent and fit-out-capex">tenant improvement allowance to land on effective rent — the only number that compares cleanly across deals.

Rent-free and TI

Standard Manama concessions on a 5-year Class A lease run to 6 months of base-rent abatement. Trophy lease-ups can push rent-free 25–40% above that benchmark. Local cost-of-occupancy is also shaped by tax — No personal income tax. No corporate income tax (excepting oil and gas at 46%). 10% VAT.

Where rents land by submarket

Bahrain Financial Harbour sits at the top end (~BHD 380/sqm/yr · ≈ $93.6 PSF/yr USD). Seef clears around BHD 312/sqm/yr · ≈ $76.8 PSF/yr USD as the prime tier. Sitra / BAPCO Corridor represents the value end at ~BHD 240/sqm/yr · ≈ $59.1 PSF/yr USD. The full submarket map is on the Manama city page.

Key facts

city	Manama
country	Bahrain
region	EMEA
classARentLocal	110 BHD/sqft/yr
classARentUsd	$350/sqft/yr
vacancy	17.4%
typicalLeaseYears	5
typicalRentFreeMonths	6
submarkets	5
primeYieldPct	7.6%
trophyRent	BHD 380/sqm/yr · ≈ $93.6 PSF/yr USD
primeRent	BHD 312/sqm/yr · ≈ $76.8 PSF/yr USD

Frequently asked questions

What is the average Class A rent in Manama?: Around 110 BHD/sqft/yr ($350 USD) across the broader Class A index. Trophy submarkets like Bahrain Financial Harbour command 20–40% above that.
How many months of rent-free are normal in Manama?: 6 months on a 5-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.
Are rents rising or falling in Manama?: The Manama Class A market is currently flat. Vacancy is 17.4%, which sets the negotiating context.

Editorial provenance

Reviewed by Class A Atlas Editorial Desk — House byline · global editorial team. Last updated 2026-04-15. See our methodology and editorial standards.

Primary sources for this page

CBRE Marketview reports — CBRE
JLL Office Insight — JLL
Cushman & Wakefield Marketbeat — Cushman & Wakefield
Savills World Research — Savills
Colliers Global Office Outlook — Colliers

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