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
Bergen is Norway's second largest city and one of the country's strongest regional property markets, with prices rising nearly 10% in 2025 alone.
In this guide, we cover everything you need to know about Bergen's housing market in 2026, including current prices, days on market, which neighborhoods are improving fastest, and what foreigners need to watch out for.
We constantly update this blog post to make sure you always have access to the latest numbers and trends.
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.
How's the real estate market going in Bergen in 2026?
What's the average days-on-market in Bergen in 2026?
As of early 2026, homes in Bergen sell in roughly 20 to 33 days on average in central areas, making it one of the fastest-moving markets in Norway.
The realistic range varies significantly depending on location: apartments in Bergen Sentrum can sell in under three weeks, while properties in outer districts like Åsane or Ytrebygda may take 80 to 110 days to find a buyer.
Compared to one or two years ago, Bergen's selling times have shortened noticeably because strong buyer demand and limited new supply have created more competition, especially for well-priced apartments near Bybanen light rail stops.
Are properties selling above or below asking in Bergen in 2026?
As of early 2026, most residential properties in Bergen sell at approximately 99% to 101% of the asking price, meaning the typical outcome is right around the listed price with small variations in either direction.
Roughly 30% to 40% of Bergen properties sell above asking, while the majority sell at or slightly below, and we are fairly confident in this estimate because Bergen's strong price growth of nearly 10% in 2025 has compressed discounts without creating widespread bidding frenzy outside of central hotspots.
Well-located apartments in Bergen Sentrum, Nordnes, and areas near Bybanen stops like Kronstad and Wergeland are most likely to see bidding wars and above-asking sales, while properties needing renovation or located in outer boroughs tend to sell at or below list price.
By the way, you will find much more detailed data in our property pack covering the real estate market in Bergen.
What kinds of residential properties can I realistically buy in Bergen?
What property types dominate in Bergen right now?
In Bergen in 2026, the estimated breakdown of available residential properties is roughly 65% apartments (leilighet), 20% detached houses (enebolig), and 15% rowhouses or twin houses (rekkehus and tomannsbolig).
Apartments represent the largest share of Bergen's housing market, accounting for about two-thirds of all active listings on FINN at any given time.
Apartments became so prevalent in Bergen because the city's geography of steep hills, narrow valleys, and limited flat land made dense urban development more practical, and decades of investment in Bybanen light rail encouraged apartment construction along transit corridors.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Bergen right now?
New-build properties make up an estimated 10% to 15% of all residential listings in Bergen in 2026, which means they are available but represent a smaller slice of the market compared to resale homes.
As of early 2026, the highest concentration of new-build developments in Bergen can be found in the Mindemyren corridor (around Kronstad, Wergeland, and the future Mindebyen area), as well as in Fyllingsdalen and select parts of Åsane where Bybanen extensions have spurred developer interest.
Which neighborhoods are improving fastest in Bergen in 2026?
Which areas in Bergen are gentrifying in 2026?
As of early 2026, the top neighborhoods in Bergen showing the clearest signs of gentrification are Mindemyren (including Minde, Kronstad, and the emerging Mindebyen area), Solheimsviken and Damsgårdssundet near the waterfront, and select pockets of Laksevåg close to the city center.
In these areas, you can spot gentrification through new mixed-use buildings replacing old industrial sites, specialty coffee shops and restaurants opening along Kanalveien, redeveloped factory buildings converted to creative offices, and a visible shift toward younger professionals and families moving in.
Price appreciation in these gentrifying Bergen neighborhoods has been strong, with estimates suggesting 15% to 25% cumulative growth over the past two to three years, outpacing the Bergen-wide average of roughly 20% during the same period.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bergen.
Where are infrastructure projects boosting demand in Bergen in 2026?
As of early 2026, the top areas in Bergen where major infrastructure projects are boosting housing demand are the Bybanen corridor toward Åsane (particularly Sandviken and NHH area), the Mindemyren redevelopment zone with its new light rail stops, and Fyllingsdalen along the recently opened Bybanen Line 2.
The specific infrastructure driving demand includes the Bybanen light rail extension from Sentrum to Åsane (currently in planning with a tunnel compromise reached in late 2024), the ongoing Mindemyren transformation with new transit stops and public spaces, and completed upgrades along the Fyllingsdalen line that opened in 2022.
The Bybanen to Åsane project is expected to have its new regulatory plan approved by early 2027, with construction potentially starting in 2028 if national funding is secured, while Mindemyren development is ongoing with major phases completing through 2030.
Historically in Bergen, properties near announced Bybanen stops have seen price premiums of 5% to 10% upon announcement, with additional gains of 10% to 20% once the line opens and commute times actually improve.
What do locals and insiders say the market feels like in Bergen?
Do people think homes are overpriced in Bergen in 2026?
As of early 2026, the general sentiment among locals and market insiders in Bergen is mixed: many feel that prices are stretched, especially after nearly 10% growth in 2025, but most accept that limited supply and strong demand justify current levels.
When arguing homes are overpriced in Bergen, locals typically point to the gap between median household income and median home prices, the fact that a typical apartment now costs over 4.5 million NOK, and that mortgage payments consume a large share of take-home pay at current interest rates around 5%.
Those who believe Bergen prices are fair counter that the city has severe supply constraints due to geography, that new construction has fallen to historic lows nationally, and that Bybanen-connected apartments offer genuine lifestyle value that justifies premium pricing.
Bergen's price-to-income ratio is roughly in line with the national average for major Norwegian cities, though it sits below Oslo's more extreme affordability gap and slightly above smaller regional centers like Trondheim.
What are common buyer mistakes people regret in Bergen right now?
The most frequently cited buyer mistake in Bergen is underestimating moisture and drainage problems, particularly in older wooden homes and basement apartments, where Bergen's heavy rainfall (over 200 days per year) causes hidden water damage, mold, and expensive repairs that buyers only discover after moving in.
The second most common mistake is buying into a borettslag or sameie (housing cooperative or owners' association) without carefully reading the rules, which can include strict restrictions on renting out the property, limits on renovations, pet bans, or prohibitions on short-term letting that surprise foreigners unfamiliar with Norwegian housing association culture.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Bergen.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Bergen.
How easy is it for foreigners to buy in Bergen in 2026?
Do foreigners face extra challenges in Bergen right now?
The overall difficulty level for foreigners buying property in Bergen is moderate: there are no legal restrictions preventing foreign nationals from purchasing standard residential property, but practical hurdles around banking, documentation, and local knowledge create friction compared to local buyers.
Norway does not impose nationality-based bans on buying apartments or houses in cities like Bergen, though agricultural or rural properties may require special concession approval, and foreign buyers face the same transaction costs (notably 2.5% document duty on freehold transfers) as Norwegian citizens.
The most common practical challenges foreigners encounter in Bergen include difficulty opening a Norwegian bank account without a personal ID number (D-nummer or fødselsnummer), navigating the rapid bidding process where offers are binding and auctions can close within hours, and understanding borettslag rules that may restrict rental or require board approval for buyers.
We will tell you more in our blog article about foreigner property ownership in Bergen.
Do banks lend to foreigners in Bergen in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Bergen, but banks typically apply stricter requirements than for Norwegian residents with domestic income and credit history.
Foreign buyers in Bergen can generally expect loan-to-value ratios of 75% to 90% (meaning 10% to 25% down payment), with current mortgage interest rates around 5% to 5.5%, though the policy rate is expected to drop to 3.5% to 3.75% by the end of 2026 which may gradually lower borrowing costs.
Banks in Bergen typically require foreign applicants to provide proof of stable income (often with translated and verified documentation), evidence of source of funds for the down payment, a Norwegian personal ID number, and sometimes a co-signer or additional collateral if income is earned abroad in a different currency.
You can also read our latest update about mortgage and interest rates in Norway.
How risky is buying in Bergen compared to other nearby markets?
Is Bergen more volatile than nearby places in 2026?
As of early 2026, Bergen sits in the middle of the volatility spectrum among major Norwegian cities: it is less volatile than Stavanger (which swings sharply with oil sector cycles) but more volatile than smaller, steadier markets like Trondheim or regional towns in Vestland.
Over the past decade, Bergen has experienced smoother price growth than Stavanger, which saw a deep correction after the 2014 oil price crash and then surged 14% in 2025, while Bergen's swings have generally stayed within a 5% to 10% annual range with no major crashes.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Bergen.
Is Bergen resilient during downturns historically?
Bergen has shown moderate resilience during past economic downturns, benefiting from a diversified economy anchored by education, healthcare, maritime services, and tourism that cushions it from single-sector shocks.
During the most recent significant downturn (the 2008 financial crisis and its aftermath), Bergen property prices dropped roughly 10% to 15% peak to trough and took approximately two to three years to recover to pre-crisis levels, which was a milder correction than some other Norwegian regions.
Central Bergen apartments, particularly freehold (selveier) units near Bybanen stops and in established neighborhoods like Nordnes, Sandviken, and Kronstad, have historically held value best during downturns because of consistent rental demand from students and professionals.
How strong is rental demand behind the scenes in Bergen in 2026?
Is long-term rental demand growing in Bergen in 2026?
As of early 2026, long-term rental demand in Bergen is growing steadily, driven by constrained supply of affordable homes and a steady influx of students and young workers who cannot yet afford to buy.
The tenant demographics driving long-term rental demand in Bergen include university students (Bergen has over 30,000 students across UiB, NHH, and other institutions), young professionals working in maritime, tech, and healthcare sectors, and international expats or researchers on temporary contracts.
The neighborhoods with the strongest long-term rental demand in Bergen right now are Kronstad and Fantoft (near student campuses), Sentrum and Nordnes (popular with young professionals), and areas along Bybanen lines like Wergeland and Lagunen that offer good commute access.
You might want to check our latest analysis about rental yields in Bergen.
Is short-term rental demand growing in Bergen in 2026?
Short-term rental regulations in Bergen depend heavily on building rules: many borettslag and sameie associations prohibit or strictly limit Airbnb-style rentals, and Norwegian tax law requires reporting of rental income, so buyers should never assume short-term letting is allowed without checking the specific property's rules.
As of early 2026, short-term rental demand in Bergen is growing modestly, supported by the city's strong tourism sector which welcomed record visitor numbers in recent years, particularly during the spring and summer cruise season.
The current estimated average occupancy rate for short-term rentals in Bergen is around 50% to 60% annually, with peaks reaching 80% or higher during summer months (May through August) and dips below 40% in winter.
The guest demographics driving short-term rental demand in Bergen are predominantly leisure tourists (especially cruise passengers and Nordic summer travelers), business visitors attending conferences or working in the maritime sector, and a smaller but growing segment of remote workers seeking extended stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bergen.
What are the realistic short-term and long-term projections for Bergen in 2026?
What's the 12-month outlook for demand in Bergen in 2026?
As of early 2026, the 12-month demand outlook for residential property in Bergen is positive, with most analysts expecting continued buyer interest driven by anticipated interest rate cuts and persistently tight supply.
The key factors most likely to influence demand in Bergen over the next 12 months are Norges Bank's rate decisions (with one to two cuts expected by year-end), wage growth outpacing inflation, and the ongoing shortage of new construction which keeps resale inventory low.
The forecasted price movement for Bergen over the next 12 months is approximately 8% to 9% growth, according to Eiendom Norge projections, which would make Bergen one of the strongest regional performers alongside Stavanger and Tromsø.
By the way, we also have an update regarding price forecasts in Norway.
What's the 3 to 5 year outlook for housing in Bergen in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Bergen is broadly positive, with expectations of continued growth supported by declining interest rates, severe supply constraints, and ongoing infrastructure investments along Bybanen corridors.
Major development projects expected to shape Bergen over the next 3 to 5 years include the Mindemyren transformation into Mindebyen (around 3,000 new homes), the Bybanen extension to Åsane (construction potentially starting 2028), and continued densification around existing light rail stops in Fyllingsdalen and toward Flesland airport.
The single biggest uncertainty that could alter Bergen's 3 to 5 year outlook is the path of interest rates: if Norges Bank is forced to keep rates higher for longer due to persistent inflation or currency weakness, buyer affordability would suffer and price growth could stall or reverse.
Are demographics or other trends pushing prices up in Bergen in 2026?
As of early 2026, demographic trends are contributing moderately to upward price pressure in Bergen, though the impact is smaller than supply constraints and financing conditions.
The specific demographic shifts affecting Bergen prices include steady population growth of around 0.5% to 1% annually, continued in-migration of students and young professionals from smaller Western Norway towns, and household formation trends where more people live alone or in smaller households, increasing demand for compact apartments.
Non-demographic trends also pushing prices in Bergen include the persistence of hybrid work arrangements that have increased demand for homes with extra space or home offices, strong international interest in Bergen as a livable city with good air connections, and limited land availability due to the city's fjord-and-mountain geography.
These demographic and trend-driven price pressures are expected to continue for at least the next 5 to 10 years in Bergen, given structural constraints on new supply and the city's established role as Western Norway's education, healthcare, and maritime hub.
What scenario would cause a downturn in Bergen in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Bergen is a combination of interest rates staying high (or rising again) while unemployment increases due to a broader Norwegian or European economic slowdown, particularly if Western Norway's maritime and energy-adjacent sectors face headwinds.
Early warning signs that a downturn may be beginning in Bergen include a sharp increase in days-on-market beyond 60 days for central apartments, a rise in "price reduced" listings on FINN, declining transaction volumes for two or more consecutive quarters, and rising mortgage delinquency rates reported by Norwegian banks.
Based on historical patterns, a potential downturn in Bergen could realistically see prices decline 10% to 15% from peak, similar to the 2008 correction, with recovery taking two to four years depending on how quickly interest rates normalize and employment stabilizes.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Statistics Norway (SSB) - Housing Prices | It's Norway's official statistics agency, and these are the reference numbers most institutions rely on. | We used it to anchor price and market-cycle context with official time series. We also used it to sanity-check private market indicators. |
| Norges Bank - Monetary Policy | It's the central bank's core outlook for rates and the macro backdrop that directly affects housing affordability. | We used it to set realistic financing assumptions for 2026. We also used it to frame upside and downside scenarios for housing demand. |
| Eiendom Norge - Housing Price Statistics | It's the main industry-backed housing market dataset in Norway and widely cited by banks and media. | We used it to interpret demand and supply momentum and seasonality. We also used it to benchmark Bergen against the national market narrative. |
| FINN - Bergen Listings | FINN is the dominant marketplace for property listings in Norway, so it reflects real-time inventory. | We used it to describe what property types are actually on the market right now. We also used it to estimate how choice versus scarcity feels in Bergen in early 2026. |
| Nordvik Bolig - Bergen Statistics | It republishes a well-known, methodology-backed dataset and includes sale time (salgstid) metrics. | We used it to get concrete Bergen days-on-market data when direct tables are hard to access. We also used it to compare Bergen overall versus Bergen Sentrum selling speed. |
| Government of Norway - Lending Regulation | It's the primary source for the mortgage rule changes banks must follow. | We used it to explain the minimum down payment rule in 2026. We also used it to clarify what can still be stricter in practice for foreigners. |
| Kartverket - Property Registration | Kartverket is Norway's national land registry authority for registration and title. | We used it to describe how ownership is legally secured after purchase. We also used it to highlight admin steps foreigners often underestimate. |
| Skatteetaten - Document Duty | Skatteetaten is the tax authority and this is the official rule for the key transaction tax. | We used it to quantify a major closing cost buyers must budget for. We also used it to explain why apartments can have different cost dynamics than houses. |
| Bergen Municipality - Mindemyren Development | It's the municipality's official page on one of Bergen's biggest redevelopment areas. | We used it to identify a real, named growth corridor and what's changing there. We also used it to justify "improving fastest" areas with non-market evidence. |
| Bybanen Utbygging - Project Updates | It's the project organization's own site, so timing and scope details are first-hand. | We used it to reference what's happening next with the Bybanen extension. We also used it to support infrastructure boosting demand claims with project reality. |
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