Authored by the expert who managed and guided the team behind the Norway Property Pack
Yes, the analysis of Bergen's property market is included in our pack
Wondering if January 2026 is the right moment to buy property in Bergen, Norway?
This guide breaks down Bergen's current housing prices, market trends, and outlook so you can make an informed decision.
We constantly update this blog post to reflect the latest data and developments in Bergen's property market.
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 Bergen.
So, is now a good time?
Rather yes: if you're buying a home in Bergen for the long term and your budget works at today's interest rates, January 2026 is a reasonable time to enter the market.
The strongest signal is that Bergen's crash risk looks low right now because regional unemployment in Vestland is very low (around 1.6%) and there's no sign of the forced selling that usually triggers sharp price drops.
Another strong signal is that Norges Bank has started cutting rates gradually, which should ease financing costs over 2026 and support buyer demand in Bergen.
Bergen also has structural demand from nearly 20,000 university students and limited buildable land between its mountains and fjords, which keeps supply tight and prices sticky even in softer periods.
The best strategy in Bergen is to target apartments or family homes in well-connected neighborhoods like Sentrum, Nordnes, Sandviken, or Fana, plan to hold for at least 5 to 7 years, and ensure your mortgage payment still works even if rates stay elevated.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property decision.
Is it smart to buy now in Bergen, or should I wait as of 2026?
Do real estate prices look too high in Bergen as of 2026?
As of early 2026, Bergen property prices are elevated compared to incomes but not at bubble extremes, with a typical 70 square meter apartment costing roughly 4.7 times the median annual income in Bergen.
One clear signal from listings data is that selling time in Bergen sits around 63 days on average, which is competitive but not frenzied, suggesting prices are firm but not wildly detached from what buyers can afford.
Another indicator is that prime central neighborhoods like Bergen Sentrum and Nordnes show prices around 73,000 NOK per square meter, far above the citywide average of roughly 46,000 NOK, so location matters a lot when judging whether a specific property looks overpriced.
You can also read our latest update regarding the housing prices in Bergen.
Does a property price drop look likely in Bergen as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Bergen over the next 12 months is low, mainly because the usual crash triggers like high unemployment and credit shocks are not present.
A plausible range for Bergen property prices over the next year is somewhere between minus 3% and plus 8%, meaning a sharp decline is unlikely but flat or modest growth is the most realistic scenario.
The single most important factor that could increase the odds of a price drop in Bergen would be a sudden rise in unemployment in the Vestland region, since job losses force homeowners to sell and flood the market with supply.
However, this looks unlikely in the near term because Vestland's unemployment rate was around 1.6% as of mid-2025, which is among the lowest in Norway and signals a stable local job market.
Finally, please note that we cover the price trends for next year in our pack about the property market in Bergen.
Could property prices jump again in Bergen as of 2026?
As of early 2026, the likelihood of a renewed price surge in Bergen is medium, because the city has structural demand drivers that can push prices up quickly when financing conditions ease.
A plausible upside range for Bergen property prices over the next 12 months is between 5% and 12%, especially if Norges Bank continues cutting rates and buyer confidence improves.
The single biggest demand-side trigger that could make Bergen prices jump again is further interest rate cuts by Norges Bank, since lower mortgage rates directly increase how much buyers can afford and tend to reignite bidding in popular neighborhoods.
Please also note that we regularly publish and update real estate price forecasts for Bergen here.
Are we in a buyer or a seller market in Bergen as of 2026?
As of early 2026, Bergen leans toward a seller-friendly market overall, though buyers have more leverage for properties that need work or sit in less convenient locations.
The average selling time in Bergen is around 63 days, which in Norwegian terms suggests a reasonably competitive market where well-priced homes move steadily but sellers cannot demand extreme premiums.
Price reductions do happen in Bergen, especially for homes that are overpriced at listing or sit in areas far from transit, but the overall share of price cuts remains modest because demand from students and local workers keeps a floor under most properties.
We have made this infographic to give you a quick and clear snapshot of the property market in Norway. 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.
Are homes overpriced, or fairly priced in Bergen as of 2026?
Are homes overpriced versus rents or versus incomes in Bergen as of 2026?
As of early 2026, homes in Bergen are moderately stretched versus both rents and incomes, sitting above comfortable affordability benchmarks but not at extreme bubble levels.
The price-to-rent ratio in Bergen suggests gross rental yields of roughly 4% to 6% before costs, which is below what a cashflow investor would call attractive but typical for a Norwegian city with strong owner-occupier demand.
The price-to-income multiple in Bergen is around 4.7 times the median individual income for a typical 70 square meter apartment, which is on the higher side but manageable for two-income households, and not unusual by Norwegian urban standards.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bergen.
Are home prices above the long-term average in Bergen as of 2026?
As of early 2026, Bergen property prices are above their long-term trend in nominal terms, which is normal for Norway, but they also sit above the pre-2020 affordability regime due to the strong run-up in recent years.
Bergen saw roughly 11% year-over-year price growth through 2025 according to Eiendom Norge data, which is well above the typical pre-pandemic pace of 3% to 5% annually and reflects the post-rate-cut optimism in the market.
In inflation-adjusted terms, Bergen prices are likely near or slightly above their prior cycle peak, meaning buyers today are paying close to the most expensive real prices on record, though not dramatically so if employment stays solid.
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What local changes could move prices in Bergen as of 2026?
Are big infrastructure projects coming to Bergen as of 2026?
As of early 2026, the biggest infrastructure project likely to affect Bergen property prices is the Bybanen light rail extension from Sentrum to Åsane, which will reshape accessibility and desirability for neighborhoods along the corridor.
Construction on the Bybanen Sentrum to Åsane line is scheduled to begin on March 1, 2026 according to the official project organization, with delivery expected in the late 2020s once planning, approvals, and construction phases complete.
For the latest updates on the local projects, you can read our property market analysis about Bergen here.
Are zoning or building rules changing in Bergen as of 2026?
The most important zoning change being discussed in Bergen is the new Kommuneplanens arealdel (KPA 2027), a revised land-use plan that will determine where and how much new housing can be built across the city.
As of early 2026, the net effect of these zoning changes on Bergen property prices is likely to be gradual and slow-acting, because the plan programme was only adopted in October 2025 and actual supply relief from new zoning typically takes years to materialize.
The areas most affected by these rule changes in Bergen will likely be transition zones between the dense city center and outer neighborhoods, where the new plan could unlock higher-density development near Bybanen stations and existing infrastructure.
Are foreign-buyer or mortgage rules changing in Bergen as of 2026?
As of early 2026, there are no major foreign-buyer restrictions being introduced in Bergen, and the most important rule changes affecting property prices relate to mortgage lending conditions set by Norges Bank.
Norway does not have significant foreign-buyer taxes or bans under discussion for Bergen, so international buyers face the same market conditions as locals, though practical barriers like financing and residency still apply.
The most relevant mortgage rule factor for Bergen buyers is the policy rate path, which Norges Bank cut to 4.0% in late 2025 with signals of gradual further easing, meaning your bank's approval and monthly payment will depend heavily on how rates evolve through 2026.
You can also read our latest update about mortgage and interest rates in Norway.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Norway 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.
Will it be easy to find tenants in Bergen as of 2026?
Is the renter pool growing faster than new supply in Bergen as of 2026?
As of early 2026, renter demand in Bergen is growing at least as fast as new rental supply, mainly because the city's large student population and slow construction pipeline keep the market tight.
The clearest signal of renter demand in Bergen is the University of Bergen's enrollment of roughly 19,600 students, many of whom rely on the private rental market since Sammen's 5,000 student residences cannot house everyone.
On the supply side, Bergen's new housing completions are constrained by the city's geography between mountains and fjords, plus a planning process (KPA 2027) that takes years to unlock significant new development.
Are days-on-market for rentals falling in Bergen as of 2026?
As of early 2026, there is no single official days-on-market series for Bergen rentals, but high rent levels and steady demand suggest that well-priced units in good locations typically find tenants without long vacancies.
The difference in rental speed between Bergen's best areas like Sentrum, Nygård, and Møhlenpris versus outer neighborhoods can be significant, with central units near campus or transit often renting within days while peripheral properties may sit longer.
One common reason rental days-on-market falls in Bergen is the start of the university semester in August, when thousands of students arrive and compete intensely for apartments near campus and the city center.
Are vacancies dropping in the best areas of Bergen as of 2026?
As of early 2026, vacancy rates in Bergen's best rental areas like Sentrum, Nordnes, Møhlenpris, Nygård, and parts of Sandviken appear very low, driven by steady demand from students and young professionals.
These central neighborhoods likely have vacancy rates well below the citywide average, because they combine walkability, proximity to the university, and good transit access, making them first-choice locations for renters.
One practical sign that Bergen's best rental areas are tightening is when landlords start receiving multiple applications within hours of listing, especially for reasonably priced one or two bedroom apartments near campus.
By the way, we've written a blog article detailing what are the current rent levels in Bergen.
Buying real estate in Bergen 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.
Am I buying into a tightening market in Bergen as of 2026?
Is for-sale inventory shrinking in Bergen as of 2026?
As of early 2026, we do not have a single clean inventory count for Bergen that is publicly updated, but selling time data and price momentum suggest the market remains competitive rather than flooded with unsold homes.
Based on selling time of around 63 days and recent price growth, Bergen's effective months-of-supply appears to be in the 2 to 3 month range, which is below the 5 to 6 months typically considered a balanced market and favors sellers.
One likely reason inventory stays tight in Bergen is that homeowners with low-rate mortgages from before 2022 are reluctant to sell and take on new financing at today's higher rates, reducing the flow of listings.
Are homes selling faster in Bergen as of 2026?
As of early 2026, the median time-to-sell for homes in Bergen is around 63 days according to broker dashboard data, which indicates a reasonably active market where correctly priced properties move within about two months.
We do not have a precise year-over-year change in Bergen's days-on-market from our sources, but the combination of strong 2025 price growth and competitive selling times suggests the pace has held steady or improved slightly compared to softer periods.
Are new listings slowing down in Bergen as of 2026?
As of early 2026, we do not have a clean year-over-year new listings count for Bergen specifically, so we are not confident enough to claim listings are definitively rising or falling.
Bergen typically sees seasonal listing patterns with more homes coming to market in spring and autumn, and January is traditionally a slower month, so current listing flow may appear low simply due to normal seasonal effects.
One plausible reason new listings could be slower than usual in Bergen is that sellers with existing low-rate mortgages prefer to stay put rather than sell and take on higher financing costs, which reduces the number of homes hitting the market.
Is new construction failing to keep up in Bergen as of 2026?
As of early 2026, new housing construction in Bergen is not keeping pace with demand, mainly because the city's geography and planning processes limit how quickly builders can add supply.
Bergen's construction pipeline is constrained by the ongoing KPA 2027 land-use planning revision, which means significant new zoning approvals are still years away from translating into completed homes.
The single biggest bottleneck limiting new construction in Bergen is available buildable land, since the city sits between mountains and fjords with limited room to expand, making every development site more complex and expensive to unlock.
We made this infographic to show you how property prices in Norway 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.
Will it be easy to sell later in Bergen as of 2026?
Is resale liquidity strong enough in Bergen as of 2026?
As of early 2026, resale liquidity in Bergen is reasonably strong for most standard apartments and family homes, meaning correctly priced properties in decent locations typically find buyers without extreme difficulty.
The median days-on-market of around 63 days in Bergen compares favorably to what would be considered healthy liquidity in Norway, where two to three months is normal and anything under two months suggests a seller-friendly pace.
One property characteristic that most improves resale liquidity in Bergen is location near public transit, especially along Bybanen light rail lines or in central neighborhoods like Sentrum, Nordnes, or Sandviken where buyer demand is deepest.
Is selling time getting longer in Bergen as of 2026?
As of early 2026, we do not have enough historical data in our sources to confirm whether selling time in Bergen is getting longer or shorter compared to last year, though current levels around 63 days suggest the market remains active.
The current median days-on-market of roughly 63 days in Bergen can range from under 30 days for well-priced apartments in central areas to over 90 days for homes that are overpriced or in less convenient locations.
One clear reason selling time can lengthen in Bergen is affordability pressure, because when mortgage rates stay high, fewer buyers can qualify for the asking price, which forces sellers to either wait longer or reduce their expectations.
Is it realistic to exit with profit in Bergen as of 2026?
As of early 2026, the likelihood of selling a Bergen property with profit is medium to high if you hold for at least 5 to 7 years, because the city's structural demand and supply constraints tend to support long-term appreciation.
The minimum holding period that typically makes exiting with profit realistic in Bergen is around 5 years, which gives you time to absorb transaction costs and ride out any short-term price fluctuations.
Total round-trip costs in Bergen, including buying fees (documentary duty around 2.5%), selling commission (typically 1% to 3%), and other expenses, usually add up to roughly 4% to 6% of the property value, or around 150,000 to 250,000 NOK (about 13,000 to 22,000 USD or 12,000 to 20,000 EUR) on a typical apartment.
One clear factor that increases your profit odds in Bergen is buying in neighborhoods with upcoming transit improvements, like areas along the planned Bybanen extension to Åsane, where accessibility gains can boost values faster than the citywide average.
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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 Bergen, 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 | Why it's authoritative | How we used it |
|---|---|---|
| Statistics Norway (SSB) Housing Prices | Norway's official statistics agency and the reference dataset for housing analysis. | We used it to anchor Bergen's story in long-run Norwegian housing cycles. We also cross-checked private-sector numbers against official series. |
| SSB Income and Wealth Statistics | The official source for household income distributions in Norway. | We used it to frame prices versus incomes using official definitions. We also used it to be clear about what income data is available as of the first half of 2026. |
| Norges Bank Monetary Policy Report | The central bank's official outlook for rates and economic risks. | We used it to set the interest rate context buyers face in 2026. We also grounded our crash versus soft landing scenarios in official rate path logic. |
| Norges Bank Rate Decision | The primary record of an actual policy decision, not commentary. | We used it to anchor the current rate environment feeding into January 2026 mortgages. We avoided relying on secondhand reporting. |
| Eiendom Norge | The main industry dataset for transaction-based price changes in Norway. | We used it for the most recent price momentum in Bergen through 2025. We also discussed seasonally adjusted moves and market temperature. |
| Nordvik Bolig Bergen | A major regional brokerage using transparent Eiendom Norge data. | We used it to extract Bergen-specific dashboard numbers like selling time and price per square meter. We triangulated these with national release language. |
| Hybel.no | A large rental marketplace with transparent, regularly updated rental data. | We used it to estimate realistic market rents by unit size in Bergen. We then translated that into simple rent versus buy yield ranges. |
| NAV Vestland | The official labor and welfare administration with unemployment data. | We used it to gauge job market strength in the region feeding Bergen demand. We also assessed downside risk since price drops usually need rising unemployment. |
| SSB Student Statistics | Official statistics on student counts by institution in Norway. | We used it to quantify the University of Bergen's scale in the city's housing ecosystem. We paired it with rental market signals to discuss tenant depth. |
| Sammen | The official student welfare organization for the region with housing capacity data. | We used it to quantify the student housing base that supports Bergen's renter demand. We also used it as a reality check against oversimplified narratives. |
| Bybanen Utbygging | The official project organization for Bybanen light rail development. | We used it to anchor timeline claims for the Sentrum to Åsane extension. We connected accessibility changes to specific Bergen neighborhoods. |
| Bergen Kommune Bybanen Planning | The municipality's official planning page for major infrastructure projects. | We used it to confirm what is adopted and under planning for Bybanen. We avoided overpromising on future station speculation. |
| Bergen Kommune KPA 2027 | The city's official process page for the land-use plan affecting housing supply. | We used it to explain why zoning is a real price driver in Bergen's constrained geography. We translated the process into a buyer's practical watchlist. |
| Smartepenger Income Data | A reliable aggregator that explicitly cites SSB as its source. | We used it to extract Bergen's median income in a quick, verifiable way for readers. We treated it as a presentation layer grounded in SSB definitions. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Norway. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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