Notaries and Notary Fees in Bahrain: A Complete Guide

Published on October 5, 2025 and written by Cyril Jarnias

The Role of Notaries in Bahrain’s Dynamic Economic Context

In a country with a booming economy and constantly evolving real estate and commercial transactions, understanding the role of notaries in Bahrain is essential for anyone engaging in legal or financial transactions.

The Bahraini Notarial System

This article aims to provide you with a detailed overview of the Bahraini notarial system and clarify notary fees, often perceived as opaque, to facilitate your legal procedures and secure your contractual commitments.

Understanding the Notary’s Role in Real Estate Purchases in Bahrain

The notary plays a central and mandatory role in the real estate purchase process in Bahrain, ensuring the legal security of the transaction and compliance with the local legal framework. As a public official, they act to protect the interests of both parties while ensuring all steps comply with Bahraini legislation.

Legal Framework and Notary Responsibilities:

• The notary is responsible for verifying the authenticity and validity of legal documents related to the property (title deed, technical diagnostics, absence of mortgages or encumbrances).
• They must ensure the seller has the right to sell and the buyer has the capacity to acquire.
• They draft the authentic deed of sale, which legally formalizes the property transfer.
• They manage the securing of financial transactions, particularly by overseeing or holding the necessary funds for acquisition until all conditions are met.

Key Stages of Notary Involvement:

Stage	Notary’s Role
Preparation	Title verification, document collection and review
Preliminary Contract	Drafting the agreement/promise; explaining to parties
Financing	Monitoring mortgage financing if necessary
Authentic Deed Signing	Mandatory presence; full reading; signature collection
Transfer	Official registration; secure payment or escrow

• At each stage, they ensure contractual obligations are understood by all.
• They may also act as mediators in case of disputes between seller and buyer.

Specifics Compared to Other Jurisdictions:

• In Bahrain, as in some other Arab countries but unlike some Anglo-Saxon systems where a solicitor intervenes rather than a traditional notary public, only a locally authorized notary can establish the final deed officially transferring real estate property.
• Documentary requirements are often stricter regarding government approvals for certain types of foreign buyers or for specific land areas.

Importance of Choosing the Right Notary:

⚠️ It is essential to choose a competent notary who thoroughly masters Bahraini real estate law. Poor document verification or lack of local knowledge exposes you to major legal risks (partial/complete sale nullity).

In summary:

• The notary secures, controls all documentary/financial operations and thus guarantees against any hidden legal defects.
• Their involvement is indispensable from preparation to final registration with local competent authorities.

Reliable professional guidance significantly limits all future risks related to land title or associated payments.

Notary Fees in Real Estate Transactions in Bahrain

Typical Notary Fee Percentages

Notary fees in Bahrain are often expressed as a percentage of the property value.

In Bahrain, the usual rate ranges between 1% and 2% of the purchase price, although this percentage may vary depending on the property type or location and the fee policies applied by each notary office.

Services Covered by Notary Fees

• Preparation and verification of legal documents (purchase/sale contract, various certificates).
• Legal representation of parties throughout the entire process.
• Advice on regulatory or tax aspects related to acquisition.
• Official registration of the transaction with competent authorities (Land Registration Bureau).

Typical List of Covered Services:

• Drafting and authentication of contract
• Verification of land title
• Payment and declaration to government services
• Obtaining necessary certificates (property, mortgage)

Service	Included in Fees?
Preparation of legal documents	Yes
Title & compliance verification	Yes
Legal advice	Yes
Representation before authorities	Yes
Registration with Land Bureau	Yes

Additional Associated Taxes

In addition to the actual fees:

• Land registration fees: approximately 1% to 2%, depending on the declared amount.
• Sometimes a fixed administrative tax for issuance or transfer of land certificate.

Example:

• Registration fee: 1–2%
• Fixed administrative fees

Note: some real estate projects may temporarily benefit from partial or total exemptions on these fees based on public incentives.

Specific Regulations Influencing Total Amount

In Bahrain, as in several other GCC member states (Gulf Cooperation Council), fee scales may be capped by decree. However, there is sometimes discretionary leeway allowing the notary or competent service to adjust their fees based on:

• The type and total price of the property,
• The tax or residential status of the buyer,
• Special agreements concluded between real estate developers and authorities.

In some cases, a discount may apply to encourage foreign investment—a practice also observed in the United Arab Emirates but less frequent in Saudi Arabia where fee scales remain strict.

Comparison with Other Gulf Countries:

Country	Average Percentage (%)	Additional Taxes	Regulatory Specifics
Bahrain	1 – 2	Registration fee	Possible incentives
UAE	2	Dubai Land Dept. fees	Occasional discounts
Kuwait	~0.5 – 1	Infrequent	Simplified procedure

Unraveling Hidden Costs in the Real Estate Purchase Process in Bahrain

When purchasing real estate in Bahrain, numerous hidden costs can increase the initial budget. These fees concern taxes, administrative procedures, intermediary fees, and expenses related to property verification.

Expense Item	Estimate (%) or Amount
Notary fees	1 to 2% of purchase price / approx. $40
Registration fees	1 to 3% (generally ~2%)
Local/municipal taxes	Municipal tax: 10% annual rental value (mainly for expatriates)
Real estate agency fees	1 to 5%
Attorney fees	Variable depending on complexity
Condominium/service charges	Depending on type and location

Other Potential Costs:

• Independent technical inspection (not mandatory but highly recommended).
• Unexpected repairs discovered after purchase if inspection is neglected.
• Bank fees if using local financing.

Practical Tips to Anticipate These Costs:

• Always request a detailed quote of additional fees before any commitment.
• Require a written contract detailing all commissions and conditions from real estate agents.
• Have an independent property inspection conducted to avoid any structural or technical surprises.
• Include in your budget an additional margin equivalent to approximately 8% of the listed price to cover all common additional fees reported by various buyers.

Possible variations depend on:

• Property type (apartment, villa, commercial space…): some properties incur more common charges or require more maintenance.
• Location: some high-end neighborhoods impose higher charges and taxes than less sought-after areas; municipal tax may vary based on resident/expatriate status.
• Use or non-use of optional services like personalized legal assistance or thorough technical inspection.

Always anticipate beyond the simple listed price by integrating all these elements into your budget calculation.

Checklist for Budget Planning:

• Create a forecast table listing each item with its low and high estimate
• Verify with local authorities (RERA) that all your intermediaries are licensed
• Seek advice from a specialized local attorney
• Negotiate in advance with your real estate agent on their exact commission

A smooth purchase requires meticulous planning including every hidden cost identified above.