Is buying near Liamyrane a good idea right now?

See what went wrong for property buyers in Bergen

Why is Liamyrane suddenly interesting for property buyers?

Buying near Liamyrane has become more interesting because two things are happening at the same time: Bergen wants to rebuild Nyborg around denser housing and public transport, while the local housing market is already getting more expensive.

Liamyrane still feels like a place built for cars, shops, warehouses and workshops. Yet Bergen's adopted planning for Nyborg points toward a very different neighbourhood. The Bybanen plan places a stop close to Liamyrane and calls for a new local centre with more homes, more jobs and much denser development around it. Liamyrane and Åsamyrane are also supposed to become more urban streets, with better pedestrian connections.

Meanwhile, buyers are no longer entering an obviously weak Åsane market. Krogsveen's latest figures, based on Eiendom Norge, Eiendomsverdi and FINN data, put Bergen North/East at NOK 48,136 per square metre, up 10.9% over the last year. Homes in the area sold in just 13 days on average during the latest quarter.

Buyers can still enter well below central Bergen prices in parts of Nyborg while getting exposure to one of Åsane's biggest planned physical changes. The hard part is working out how much of that future is already included in today's price.

Latest Liamyrane-area signal	What we see now	Why it changes the buying case	Our reading
Bergen North/East price	NOK 48,136/m²	The broader area remains cheaper than Bergen	Still useful price gap
Annual price change	+10.9%	Buyers are already repricing northern Bergen	Cheapness is disappearing
Latest average selling time	13 days	Good homes are finding buyers quickly	Demand looks healthy
Nyborg Bybanen plan	Liamyrane-area stop retained	Accessibility could change materially	Credible long-term upside
Nyborg land-use plan	Denser mixed-use centre	Liamyrane could change physically, not only transport-wise	Major but slow transformation

Is Liamyrane actually a nice residential area today?

Liamyrane itself still has weak residential appeal today, so we would buy around Liamyrane far more readily than directly on its most commercial stretches.

The street remains dominated by retail, commercial premises, workshops, vehicle access and large plots. That tells us more about today's living environment than a developer rendering does. Nyborg has plenty of practical convenience, yet parts of Liamyrane still feel closer to a business park than a conventional Bergen neighbourhood.

The surrounding pockets are different. Liaflaten already has established housing and green space around Liavatnet. Myrdal and Horisont have gained newer apartments, shopping and services. Moving a few hundred metres can change the proposition substantially.

This gets lost when listings simply say "central Åsane" or "Nyborg." We would pay materially more for a quiet apartment with a good orientation near Liavatnet or Myrdal than for an equivalent home exposed to Liamyrane's heavier traffic and commercial activity.

A buyer should judge the exact building before judging Liamyrane as a whole. The neighbourhood is unusually fragmented today.

Is the future Bybanen stop near Liamyrane actually confirmed?

Yes, the planned Nyborg stop near Liamyrane is real enough to influence a long-term property decision today.

The adopted northern section of the Bybanen plan includes two Nyborg stops. One sits around Liamyrane and the future Nyborg local centre, while the second serves the Langarinden side. Bergen's planning documents explicitly connect the Liamyrane stop with future development around Liavatnet and the surrounding commercial land.

That gives Liamyrane a stronger transport case than areas where buyers are speculating about a station that has never been formally planned. The route through Nyborg also remains part of the adopted section of the Åsane line.

The exact urban effect still depends on what eventually gets built around the stop. A tram platform surrounded by commercial plots would create less residential value than a station surrounded by housing, shops, paths and public space. Bergen's plan clearly aims for the second outcome.

For a buyer with a long horizon, we think walking distance to the future Nyborg stop deserves some value today. We would keep that premium modest while construction remains several major decisions away.

How close is the Bybanen to Åsane to actually being built?

The Bybanen to Åsane is moving forward, but buying near Liamyrane today still means accepting a long and uncertain infrastructure timeline.

The northern plans are in better shape than many people assume. Bergen adopted the Bybanen plans in 2023, and the municipality's latest project update says the existing plans outside the central section remain valid. The complication comes between Kaigaten and Sandviken, where Bergen decided to plan a different solution. The municipality currently says that work remains on schedule for political adoption in the first quarter of 2027.

The financing gap is equally important. The National Transport Plan prioritises a 70% state contribution to the Åsane line. However, the latest national budget material still says the definitive state contribution has not been fixed. The state wants the revised regulation completed and the whole project put through another external quality review before negotiating the contribution.

There is money for preparatory work: the current transport budget includes NOK 225 million in toll funding for Bybanen-related preparations. Construction of the full line has a much higher hurdle.

We would give Liamyrane some Bybanen option value today, but we would not price an apartment as though trains were about to start running. That becomes especially important when comparing expensive new builds with cheaper existing homes.

Bybanen question	Current position	What is already secured	What remains unresolved
Route through Nyborg	Adopted	Liamyrane/Nyborg stop included	Detailed execution
Central Bergen section	Being replanned	Work actively underway	Final political adoption
State support	70% contribution prioritised	Project remains in national plan	Final contribution agreement
Near-term funding	Preparatory funding available	NOK 225m in current budget framework	Full construction funding
Opening date	No reliable date to price around	—	Planning, quality review, financing and construction

Is the Liamyrane transformation actually moving beyond old planning documents?

Yes, development around central Åsane is still moving today, although Liamyrane's full transformation remains much farther away than the newest apartment projects around Myrdal.

One useful fresh check is Myrdalsvegen 95. Bergen recently put a detailed plan for ten new homes across four buildings through public consultation. It is a small project, yet it shows that residential development around central Åsane continues while the much larger Nyborg transformation is being prepared.

Lille Gartnerløkken gives us a more visible example. Several apartments beside Horisont are currently being marketed with completion expected toward the end of 2026. So the residential footprint west of Liamyrane is already becoming denser.

Bergen has also just put its KPA 2027 planning rules out for public consultation. This revision mainly changes planning provisions rather than redrawing land uses, so it does not suddenly unlock Liamyrane. Still, the municipality's stated aim is to make housing and neighbourhood development simpler, faster and more predictable.

The time horizons are very different. New apartments around Myrdal are happening now. The conversion of Liamyrane's commercial landscape into a dense mixed-use district will take much longer. A good purchase can benefit from both, but only the first is visible on the ground today.

Is property near Liamyrane still cheap compared with Bergen?

Some Liamyrane-area homes are still cheap by Bergen standards, while several new apartments near Horisont have already lost most of that discount.

The latest Bergen North/East average is NOK 48,136 per square metre. That gives buyers a useful starting benchmark. Current new-build resales around Lille Gartnerløkken are far above it.

A recently updated listing for a 50 m² apartment at Salhusvegen 18 asks NOK 4.49 million, or roughly NOK 89,800 per internal square metre before transaction costs. A 70 m² apartment at Myrdalsvegen 1E is asking NOK 5.69 million, around NOK 81,300 per square metre. Another 75 m² unit has been marketed at NOK 5.59 million, or roughly NOK 74,500 per square metre.

New homes deserve a premium. Buyers get newer technical standards, lower immediate maintenance risk, lifts in many buildings, modern layouts and better energy performance. Even after allowing for those advantages, NOK 75,000–90,000 per square metre is very different from buying inexpensive suburban Bergen.

The 50 m² example is roughly 87% above the broader Bergen North/East price per square metre. At that level, we would want the apartment itself to be excellent. The Liamyrane transformation alone cannot justify such a large premium.

Current example	Internal area	Asking price	Approx. asking price/m²	Premium vs Bergen North/East
Salhusvegen 18 B3-505	50 m²	NOK 4.49m	NOK 89,800	+87%
Myrdalsvegen 1E	70 m²	NOK 5.69m	NOK 81,300	+69%
Salhusvegen 18 B2-202	75 m²	NOK 5.59m	NOK 74,500	+55%
Bergen North/East	Mixed stock	—	NOK 48,136	Baseline

Is older housing around Liaflaten a better Liamyrane bet?

For value-conscious buyers, older Liaflaten apartments can currently be more interesting than the expensive new stock around Horisont.

Take Liaflaten 29. A recent listing showed an advertised purchase price around NOK 2.19 million, while the debt-inclusive total was roughly NOK 2.72 million. The 39 m² home therefore looks much less cheap once common debt is included, but its all-in entry price remains far below comparable new-build totals.

Liaflaten 5 shows the same issue at a larger scale. The 90 m² apartment was marketed around NOK 3.59 million with more than NOK 1 million of common debt, putting the total around NOK 4.61 million. That works out close to NOK 51,000 per internal square metre on a debt-inclusive basis.

There has also been recent renovation in parts of the Liaflaten stock. The Liaflaten 29 listing, for example, says the building was rehabilitated in 2025–26 with work including the façade, windows, balconies, roof, insulation and ventilation. That narrows some of the usual gap between old and new.

The trade-off comes through monthly costs. Liaflaten cooperative apartments can carry meaningful common charges and debt. We would compare total price, monthly housing cost and completed renovation work before looking at the estate agent's headline asking price.

For someone seeking the Liamyrane/Bybanen upside without paying NOK 75,000–90,000 per square metre, this is where we would spend more time searching.

Example	Internal area	Headline price	Approx. total incl. common debt/costs	Approx. all-in price/m²	Key issue
Liaflaten 29	39 m²	NOK 2.19m	NOK 2.72m	NOK 69,700	Small unit, common debt
Liaflaten 5	90 m²	NOK 3.59m	NOK 4.61m	NOK 51,200	Higher monthly common costs
Salhusvegen 18 B3-505	50 m²	NOK 4.49m	About NOK 4.57m	About NOK 91,400	Large new-build premium
Myrdalsvegen 1E	70 m²	NOK 5.69m	About NOK 5.72m	About NOK 81,800	Contract resale premium

How much does road noise change the Liamyrane buying decision?

Road exposure can completely change whether an apartment near Liamyrane is attractive, so we would treat orientation and exact address almost as seriously as price.

The area sits around major roads, commercial traffic and the E39 network. Municipal planning information for Liaflaten shows how uneven that exposure can be. Published property information for Liaflaten 2A, for example, places a large majority of the site inside the yellow road-noise zone and a meaningful part inside the red zone. Other Liaflaten properties have much smaller affected shares.

A planning noise zone does not tell us how loud a particular bedroom will feel. Newer windows, insulation, floor height and a façade facing away from the road can make an enormous difference. A balcony overlooking Liavatnet can also produce a completely different experience from one facing traffic.

That is why an average "Liamyrane price per square metre" can become almost useless at building level. We would happily pay more for the quieter side of the same housing cluster.

Future development could improve some of the street environment, but traffic will remain part of Nyborg. Buyers should choose a home that handles that reality well today.

Is the Liavatnet side the best place to buy near Liamyrane?

We currently prefer the Liavatnet and established residential edges of Nyborg over direct Liamyrane frontage.

Liavatnet already gives buyers something tangible: water, greenery, walking routes and a more residential outlook. Those qualities survive if the Bybanen timetable slips.

The future transport plan strengthens the location further. The Nyborg stop is designed to connect the new local centre with the green structure around Liavatnet and the channel toward Forvatnet. That puts some existing residential pockets close to the future transformation while sparing them from the worst commercial frontage.

Myrdal and Horisont have a different advantage. Shopping, services and new housing are already concentrated there, so daily life is easier now. The main problem is valuation: several new apartments are being marketed at prices that leave much less obvious upside.

For us, the best Liamyrane-area purchase has existing residential quality plus future station access. A buyer who needs the whole commercial district to improve before the apartment feels attractive is taking considerably more risk.

Could all the new housing planned around Nyborg eventually hurt apartment prices?

Future supply around Nyborg could limit price growth for ordinary apartments, but Åsane currently looks far from a housing glut.

Bergen's own completion data are remarkably uneven. Åsane completed 205 homes in 2022 and 242 in 2023, followed by only 24 in 2024. So recent supply has come in bursts rather than as a steady wave.

Population growth is positive but hardly explosive. Bergen's latest annual report puts Åsane at 43,154 residents, up from 40,979 a decade earlier. That is growth of roughly 5.3% over ten years. The latest annual increase was only 100 people, or 0.2%.

Those numbers make a simple scarcity thesis hard to defend. Nyborg has substantial long-term development capacity, and buyers of generic two- and three-bedroom apartments may eventually face a lot of similar new competition.

The near-term picture is much calmer. Recent housing completions have been low, current Bergen North/East homes are selling quickly, and the wider local market is up strongly over the last year.

Our concern sits further out. Someone paying a huge premium for a brand-new apartment today may eventually be trying to resell against newer apartments arriving through later phases of Åsane's redevelopment.

Åsane housing measure	Earlier figure	Latest relevant figure	What it tells us
Population	40,979 in 2016	43,154 in 2026	+5.3% over a decade
Latest annual population change	—	+100 residents	Very modest recent growth
Homes completed	205 in 2022	—	Healthy construction year
Homes completed	242 in 2023	—	Another strong year
Homes completed	—	24 in 2024	Supply then dropped sharply
Bergen North/East annual price change	—	+10.9%	Current market remains firm

Should high mortgage rates make us wait before buying near Liamyrane?

High Norwegian mortgage rates make overpaying near Liamyrane especially unattractive today, but they are a weak reason to postpone a genuinely good deal.

Statistics Norway's latest available monthly data put the average interest rate on new repayment mortgages at 5.29%. The rate had risen from 5.23% one month earlier. Norges Bank is currently holding its policy rate at 4.25%, and its latest statement even kept open the possibility of another increase if inflation remains too persistent.

For a NOK 4 million mortgage, a 5.29% interest rate represents roughly NOK 211,600 of annual interest before repayments and tax effects. On NOK 5 million, the equivalent figure is about NOK 264,500. Financing a large new-build premium is therefore expensive.

Paying NOK 1 million extra for a newer apartment because Liamyrane could improve eventually means carrying that extra million at today's borrowing costs while waiting for the area to change.

We would rather negotiate hard in the current rate environment than wait automatically for cheaper mortgages. If rates eventually fall, more buyers can return to the market and part of the financing benefit may show up in higher prices.

Where exactly would we buy around Liamyrane today?

We would search Liaflaten, the Liavatnet side and selectively around Myrdal/Horisont, while being much more demanding about any apartment directly exposed to Liamyrane.

Liaflaten offers the clearest value angle. Buyers can find larger existing homes close to the future Nyborg stop at prices that remain much closer to the wider Bergen North/East market. Common debt and building costs need careful checking, although recent rehabilitation in parts of the stock is encouraging.

The Liavatnet side has the best hedge against delays. Green surroundings and established housing already exist, so the area can work even if Nyborg takes many years to become the neighbourhood shown in planning documents.

Myrdal/Horisont provides the strongest immediate convenience. New housing is arriving, shops are close and transport is already good. We would simply refuse to assume that every new apartment deserves NOK 80,000–90,000 per square metre because Bybanen may eventually arrive.

Direct Liamyrane is the speculative choice. The physical upside could eventually be large precisely because the starting point is so commercial. We would need a correspondingly attractive price.

Micro-location	What buyers get today	Future upside	Main weakness	Our view now
Liaflaten	Established homes, more space for the money	Future Nyborg stop and transformation	Common debt, building-specific costs	Strongest value hunt
Liavatnet side	Green setting and residential feel	Better connections to future centre	Some road exposure varies by building	Our favourite balance
Myrdal/Horisont	Shops, services, buses, newer housing	Continued densification	Expensive new-build pricing	Good location, price-sensitive
Direct Liamyrane	Commercial convenience	Biggest physical transformation	Weak residential environment today	Only at a clear discount
Langarinden side	Existing residential areas	Separate planned Nyborg stop	Less tied to Åsane centre	Worth comparing

Is Liamyrane better for someone buying a home or for an investor?

Liamyrane currently makes more sense for a patient owner-occupier than for an investor chasing a quick infrastructure gain.

An owner-occupier can buy a home that already works, live near Åsane's services and wait for the surroundings to improve. A Bybanen delay is annoying rather than thesis-breaking if the apartment is quiet, well priced and suitable for several years.

An investor needs the numbers to work more immediately. Expensive new apartments create a difficult starting yield, mortgage rates remain high, and future projects can add competing rental and resale stock. Betting mainly on a future station leaves too much dependent on timing.

We would be more open to an investment purchase where the entry price is close to existing Åsane levels and the apartment has obvious rental qualities today. Paying a premium because "property near rail always rises" is far too simplistic for a project with this timeline.

So, is buying near Liamyrane a good idea right now?

Yes, buying near Liamyrane can be a good idea right now, and we would actively consider it at the right price. We would avoid the expensive version of the bet.

The area has more going for it today than it did a few years ago. Bergen North/East prices are up 10.9% over the latest year, homes are selling quickly, new residential projects continue around Myrdal, and Bergen still plans a Bybanen stop directly into the future Nyborg transformation area. The Liamyrane story has moved well beyond a vague idea that "Åsane might develop someday."

The weak point is the amount buyers are sometimes asked to pay in advance. Some new apartments around Horisont are already around NOK 75,000–90,000 per square metre, while the wider Bergen North/East market sits around NOK 48,000. We struggle to justify that gap purely from Liamyrane's future potential.

The infrastructure timeline also deserves discipline. The Nyborg section is planned and the government has prioritised a 70% state contribution, yet the final state contribution still has to be negotiated after the revised central plan and another quality review. Anyone buying on the assumption of a near-term opening is taking an unnecessary gamble.

Our preferred purchase is therefore quite specific: an apartment that is pleasant to live in today, within reasonable walking distance of the planned Nyborg stop, reasonably protected from road noise, and priced closer to today's Åsane than to a fully transformed future Nyborg.

Liaflaten and the Liavatnet side fit that logic particularly well when the building finances are sound. Selected homes around Myrdal/Horisont can also work, although we would push much harder on price there.

So we would buy near Liamyrane now if the property already stands on its own merits. The future Bybanen and Nyborg redevelopment then become valuable upside. Once a seller asks us to pay today for most of that future upside, we would walk away.

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A team researching how property purchases actually go wrong across Europe

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