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
Buying property in Bergen as a foreigner comes with costs that go well beyond the purchase price, and understanding them upfront can save you from expensive surprises.
This guide breaks down every tax, fee, and hidden cost you will face when buying residential property in Bergen in 2026, from the 2.5% document duty to municipal charges most foreigners miss.
We keep this article constantly updated with the latest official rates and real market data, so you always have accurate numbers.
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.
Overall, how much extra should I budget on top of the purchase price in Bergen in 2026?
How much are total buyer closing costs in Bergen in 2026?
As of early 2026, total buyer closing costs in Bergen typically range from about 2.7% to 4.0% of the purchase price for freehold properties (called "selveier"), which on a NOK 5,000,000 home means roughly NOK 135,000 to NOK 200,000, or about USD 12,000 to USD 18,000, or EUR 11,500 to EUR 17,000.
The absolute minimum extra budget in Bergen is possible when buying a co-op apartment ("borettslag") with cash and no lawyer, which can bring closing costs down to just NOK 5,000 to NOK 15,000, or about USD 450 to USD 1,350, or EUR 425 to EUR 1,275, representing as little as 0.2% of the purchase price.
For a conservative maximum budget that covers all potential fees in Bergen, plan for around 4.0% extra on a freehold property or 1.2% on a co-op, which on a NOK 5,000,000 purchase means up to NOK 200,000 (USD 18,000 / EUR 17,000) for freehold or NOK 60,000 (USD 5,400 / EUR 5,100) for co-op.
The main factors that push your Bergen closing costs to the low or high end are the ownership type (freehold versus co-op), whether you need a mortgage, whether you hire a lawyer, and whether you require translation services for documents.
What's the usual total % of fees and taxes over the purchase price in Bergen?
The usual total percentage of fees and taxes over the purchase price in Bergen is around 2.7% to 3.3% for freehold properties (selveier) and only 0.4% to 0.8% for co-op apartments (borettslag).
The realistic low-to-high range that covers most standard property transactions in Bergen spans from about 0.2% at the very minimum for a simple co-op cash purchase up to 4.0% at the maximum for a freehold property with full legal support and financing.
Of that total percentage in Bergen, government taxes make up the largest share, with the 2.5% document duty alone accounting for most of the cost on freehold properties, while professional service fees like lawyers and translators typically add only 0.2% to 1.0% on top.
By the way, you will find much more detailed data in our property pack covering the real estate market in Bergen.
What costs are always mandatory when buying in Bergen in 2026?
As of early 2026, the mandatory costs when buying property in Bergen include the 2.5% document duty (dokumentavgift) if you are buying freehold real property, plus the NOK 545 registration fee for the deed and another NOK 545 if you are registering a mortgage with Kartverket.
Optional but highly recommended costs for foreign buyers in Bergen include hiring a lawyer for contract review (NOK 10,000 to NOK 50,000), translation or interpreter services (NOK 2,000 to NOK 8,000), and potentially a property valuation if your bank requires it (NOK 3,000 to NOK 8,000).
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What taxes do I pay when buying a property in Bergen in 2026?
What is the property transfer tax rate in Bergen in 2026?
As of early 2026, the main property transfer tax in Bergen is the document duty (dokumentavgift), which is set at 2.5% of the property's market value at the time of registration with the land registry.
There are no extra transfer taxes specifically for foreigners buying property in Bergen, as the 2.5% document duty applies equally regardless of nationality, with the key factor being ownership structure rather than buyer origin.
Buyers generally do not pay VAT on residential property purchases in Bergen because the sale and transfer of real property is exempt from VAT under Norwegian tax law, meaning the purchase price does not include any added VAT component.
What many countries call "stamp duty" in Bergen is effectively the combination of document duty and registration fees, which are billed by Kartverket after you register the title transfer in the national land registry system.
Are there tax exemptions or reduced rates for first-time buyers in Bergen?
There is no general first-time buyer tax exemption or reduced document duty rate in Bergen, as Norway's national rules do not provide a standard discount for people purchasing their first home.
If you buy property through a company instead of as an individual in Bergen, the document duty mechanism still applies when title is registered, but your ongoing tax situation changes significantly with different income, wealth, and potentially VAT obligations.
There is no meaningful tax difference between buying a new-build property versus a resale property in Bergen for the buyer, as the document duty and registration fees apply the same way regardless of whether the home is newly constructed or previously owned.
Since there is no first-time buyer exemption in Bergen, there are no specific documentation requirements to qualify, though exemptions do exist for special situations like certain corporate reorganizations, which require case-specific legal advice.
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.
Which professional fees will I pay as a buyer in Bergen in 2026?
How much does a notary or conveyancing lawyer cost in Bergen in 2026?
As of early 2026, legal support for buying property in Bergen typically costs between NOK 10,000 and NOK 50,000 (USD 900 to USD 4,500 / EUR 850 to EUR 4,250), depending on whether you need a simple contract review or full transaction support including closing coordination.
Lawyer fees in Bergen are typically charged as hourly rates ranging from NOK 2,000 to NOK 5,200 per hour plus VAT, though some firms offer fixed-fee packages for standard residential purchases.
Translation and interpreter services for foreign buyers in Bergen generally cost between NOK 2,000 and NOK 8,000 (USD 180 to USD 720 / EUR 170 to EUR 680) for a straightforward transaction, though complex deals requiring full document translation can reach NOK 10,000 to NOK 20,000.
A tax advisor is usually not necessary if you are buying a primary residence in Bergen, but if you plan to rent out the property or buy through a company, budget NOK 5,000 to NOK 25,000 (USD 450 to USD 2,250 / EUR 425 to EUR 2,125) for professional tax advice.
We have a whole part dedicated to these topics in our our real estate pack about Bergen.
What's the typical real estate agent fee in Bergen in 2026?
As of early 2026, real estate agent fees in Bergen typically range from 1.5% to 3.5% of the sale price, but this cost is almost always paid by the seller, not the buyer.
In Bergen and throughout Norway, the established practice is that the seller pays the real estate agent's commission (called "meglerprovisjon"), meaning buyers typically pay zero agent fees.
The realistic low-to-high range for agent fees in Bergen runs from about 1.5% for straightforward apartment sales up to 3.5% or more for properties requiring premium marketing packages, though again this is the seller's expense.
How much do legal checks cost (title, liens, permits) in Bergen?
Legal checks including title search and liens verification in Bergen are often included in your lawyer's overall fee, but if you order certified land registry excerpts directly from Kartverket, each document costs around NOK 260 (USD 23 / EUR 22).
Property valuation fees in Bergen typically cost between NOK 3,000 and NOK 8,000 (USD 270 to USD 720 / EUR 255 to EUR 680) for a basic bank-required valuation, while more extensive technical reports for houses can reach NOK 8,000 to NOK 25,000.
The most critical legal check that should never be skipped in Bergen is verifying there are no registered liens, debts, or encumbrances against the property, which your lawyer can confirm through the land registry before closing.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Bergen.
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What hidden or surprise costs should I watch for in Bergen right now?
What are the most common unexpected fees buyers discover in Bergen?
The most common unexpected fees buyers discover in Bergen include co-op shared debt and special assessments (fellesgjeld), municipal waste fees of around NOK 5,238 per year, chimney and fireplace inspection fees, and building insurance costs that vary by property type.
Unpaid property taxes or debts can potentially transfer to a buyer in Bergen, but the standard settlement process and proper legal documentation usually prevent this, which is why having a lawyer verify there are no registered claims is so important.
Scams with fake listings do exist in Bergen's online property market, and the safest rule is to never wire money to "secure" a deal outside the normal settlement process, always work through established agents, and report suspicious listings to FINN.
Fees that sellers and agents in Bergen often do not disclose upfront include upcoming special assessments in co-op buildings, the building's maintenance fund status, common-area heating arrangements, and specific municipal charges that only appear after purchase.
In our property pack covering the property buying process in Bergen, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Bergen?
Extra fees when buying a tenanted property in Bergen can include legal costs for handling notice procedures and potential timing costs if you need to carry the property longer before vacant possession, with legal handling typically adding NOK 5,000 to NOK 20,000 (USD 450 to USD 1,800 / EUR 425 to EUR 1,700) to your expenses.
When you purchase a tenanted property in Bergen, you inherit the existing lease agreement and must honor its terms, meaning you step into the landlord's legal obligations including maintenance duties and tenant rights under Norwegian rental law.
Terminating an existing lease immediately after purchase in Bergen is generally not possible unless the lease allows it or you can demonstrate a valid legal reason, as Norwegian tenancy protections are strong and tenants have significant rights.
A sitting tenant in Bergen typically affects the property's market value negatively and can strengthen your negotiating position, since many buyers want vacant possession and sellers of tenanted properties often accept lower offers to compensate for the complication.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Bergen.
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.
Which fees are negotiable, and who really pays what in Bergen?
Which closing costs are negotiable in Bergen right now?
The closing costs that are negotiable in Bergen include lawyer fees (you can ask for a capped or fixed fee), bank establishment and servicing fees (compare multiple banks), and translation scope (translate only essential documents).
The closing costs that are fixed by law and cannot be negotiated in Bergen include the 2.5% document duty set by Skatteetaten and the NOK 545 registration fees set by Kartverket, as these are statutory rates.
Typical discounts buyers can realistically achieve on negotiable fees in Bergen range from 10% to 30% on lawyer fees by shopping around or agreeing to a limited scope, and potentially waived or reduced bank fees if you have strong financials or negotiate a mortgage package.
Can I ask the seller to cover some closing costs in Bergen?
The likelihood that a seller will agree to cover closing costs in Bergen is relatively low compared to some other markets, because Norwegian transactions typically handle price negotiations through the bidding process rather than through itemized cost-sharing agreements.
Sellers in Bergen are rarely willing to cover specific closing costs directly, but they may accept a lower final price during bidding, which effectively achieves the same financial outcome for the buyer.
Market conditions that make sellers more likely to accept covering costs or accepting lower bids in Bergen include slow-moving inventory, properties that need work, less desirable locations, or situations where a property has been on the market for an extended period.
Is price bargaining common in Bergen in 2026?
As of early 2026, price bargaining in Bergen is very common but happens through a structured bidding process rather than private back-room negotiation, meaning you compete openly with other buyers rather than haggling directly with the seller.
In competitive Bergen neighborhoods, buyers often end up paying at or above the asking price (0% to 5% over), while in slower segments or for properties needing work, buyers may negotiate 2% to 7% below asking, which on a NOK 5,000,000 property means potential savings of NOK 100,000 to NOK 350,000 (USD 9,000 to USD 31,500 / EUR 8,500 to EUR 29,750).
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What monthly, quarterly or annual costs will I pay as an owner in Bergen?
What's the realistic monthly owner budget in Bergen right now?
The realistic monthly owner budget in Bergen (excluding mortgage payments) ranges from about NOK 3,000 to NOK 10,000 (USD 270 to USD 900 / EUR 255 to EUR 850), depending on whether you own an apartment or a house.
The main recurring expense categories that make up this monthly budget in Bergen include property tax, building insurance, common charges (for apartments), municipal waste fees, home insurance, and maintenance reserves.
The realistic low-to-high range for monthly owner costs in Bergen runs from NOK 3,000 to NOK 7,000 (USD 270 to USD 630 / EUR 255 to EUR 595) for co-op apartments where common charges cover some utilities, up to NOK 4,000 to NOK 10,000 (USD 360 to USD 900 / EUR 340 to EUR 850) for houses with more direct bills.
The monthly cost that tends to vary the most in Bergen is the common charges (fellesutgifter) for apartment owners, because these depend heavily on the building's age, amenities, shared debt level, and upcoming maintenance plans.
You can see how this budget affect your gross and rental yields in Bergen here.
What is the annual property tax amount in Bergen in 2026?
As of early 2026, the annual property tax in Bergen is calculated at a rate of 2.6 per thousand (0.26%) of the taxable property value after a NOK 750,000 deduction, which means a property with an effective taxable value of NOK 5,000,000 would pay about NOK 11,050 per year (USD 995 / EUR 940).
The realistic low-to-high range for annual property tax in Bergen depends on property value, with smaller apartments paying perhaps NOK 3,000 to NOK 6,000 per year (USD 270 to USD 540 / EUR 255 to EUR 510) and larger houses paying NOK 10,000 to NOK 20,000 or more (USD 900 to USD 1,800 / EUR 850 to EUR 1,700).
Property tax in Bergen is calculated by taking the assessed taxable value of your property, subtracting the NOK 750,000 deduction (bunnfradrag), and then multiplying the result by the 2.6 per thousand rate.
Certain exemptions or reductions may be available for specific property types or situations in Bergen, though these are not broadly advertised and typically require checking with the municipality for your specific case.
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.
If I rent it out, what extra taxes and fees apply in Bergen in 2026?
What tax rate applies to rental income in Bergen in 2026?
As of early 2026, rental income from property in Bergen is generally taxed as capital income at a rate of 22%, though the exact treatment depends on whether your rental activity is classified as passive investment or business activity.
Landlords in Bergen can typically deduct expenses tied to earning rental income, including maintenance, insurance, property tax, mortgage interest, and depreciation, which can significantly reduce your taxable rental profit.
The realistic effective tax rate after deductions for typical landlords in Bergen often falls well below the nominal 22% rate, with some landlords paying close to zero in early years if mortgage interest and other deductions exceed rental income.
Foreign property owners in Bergen are generally taxed on Norwegian rental income under the same rules as residents, though non-residents should verify their specific tax treaty situation and may have additional reporting obligations.
Do I pay tax on short-term rentals in Bergen in 2026?
As of early 2026, short-term rental income in Bergen is definitely taxable and not automatically exempt, meaning you must report earnings from platforms like Airbnb on your tax return.
Short-term rental income in Bergen is not taxed fundamentally differently than long-term rental income, but if your activity becomes extensive or hotel-like in nature, it may be reclassified as business activity with different tax and VAT implications.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Bergen.
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If I sell later, what taxes and fees will I pay in Bergen in 2026?
What's the total cost of selling as a % of price in Bergen in 2026?
As of early 2026, the total cost of selling a property in Bergen typically ranges from about 1.5% to 3.5% of the sale price, covering agent commission, marketing, photography, and documentation.
The realistic low-to-high percentage range for total selling costs in Bergen spans from around 1.5% for a straightforward apartment sale with basic marketing up to 3.5% or more for houses requiring premium marketing packages and professional staging.
The specific cost categories that make up that total in Bergen include the real estate agent's commission (the largest portion), professional photography and video, online and print marketing, floor plans and documentation, and the seller's share of settlement costs.
The single largest contributor to selling expenses in Bergen is almost always the real estate agent's commission, which typically accounts for 1.5% to 2.5% of the sale price on its own.
What capital gains tax applies when selling in Bergen in 2026?
As of early 2026, capital gains from selling property in Bergen are taxed under Norway's general capital income rules, with the gain potentially subject to tax if you do not qualify for the primary residence exemption.
The main exemption to capital gains tax in Bergen is the primary residence rule, which allows you to sell your home tax-free if you have owned it for at least one year and lived in it as your primary residence for at least 12 of the last 24 months before selling.
Foreigners do not pay a special extra capital gains tax when selling property in Bergen, as the taxation depends on tax residency status and the nature of the property use rather than nationality.
Capital gain in Bergen is calculated as the sale price minus your original purchase price and certain allowable costs like documented improvements, with the resulting profit (if any) taxed as capital income if you do not meet exemption criteria.
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.
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 |
|---|---|---|
| Skatteetaten (Norwegian Tax Administration) | Official tax authority that sets the legal document duty rate. | We used it to confirm the 2.5% document duty rate and application rules. We treat this as the anchor for the biggest buyer cost. |
| Kartverket (Norwegian Mapping Authority) | Official body that registers property ownership and publishes fees. | We used it to get the exact 2026 registration fees of NOK 545 per document. We also used it to distinguish freehold versus co-op fee structures. |
| NEF (Norwegian Association of Real Estate Agents) | Professional body for real estate agents stating market practice. | We used it to confirm that sellers pay agent fees in Norway. We relied on it to keep buyer cost estimates realistic. |
| Bergen Kommune (Municipality Budget) | Official municipal publication with adopted tax rates and deductions. | We used it to get the 2.6 per thousand property tax rate and NOK 750,000 deduction. We used it to produce concrete 2026 annual tax estimates. |
| BIR (Bergen Region Waste Company) | Official tariff list from the regional waste company serving Bergen. | We used it to quantify the 2026 waste fee level of around NOK 5,238 per year. We used it to build realistic annual owner budgets. |
| Hjort (Norwegian Law Firm) | Established law firm publishing real client price ranges. | We used it to anchor credible hourly rates of NOK 2,000 to NOK 5,200. We converted those into realistic legal fee ranges for Bergen buyers. |
| Altinn (Government Portal) | Government-backed portal consolidating official regulatory guidance. | We used it to confirm that property sales are generally VAT-exempt. We used it to answer the common "Do I pay VAT?" question clearly. |
| Skatteetaten (English Sale Guidance) | Official tax authority explanation accessible for non-Norwegian readers. | We used it to frame capital gains tax rules and exemptions. We used it to explain when selling is taxable versus tax-free. |
| Skatteetaten (Rental Tax Guidance) | Tax authority's rulebook for rental income taxation. | We used it as the primary reference for what gets taxed when renting out. We avoided relying on blog interpretations for foreign landlords. |
| RSM Norway | Major international tax advisory firm with professional guidance. | We used it to cross-check VAT treatment on property transfers. We used it as triangulation against official sources. |
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