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
Everything you need to know about rental yields in Bergen is covered here, from gross and net returns to neighborhood differences and running costs.
We constantly update this blog post to reflect the latest market data and local conditions in Bergen.
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.
Insights
- Bergen's average gross rental yield sits around 4.5% in early 2026, but studios and small units near student areas often hit 5% to 6% thanks to strong university-driven demand.
- The gap between Bergen's highest-yield and lowest-yield neighborhoods is roughly 3 percentage points, mostly because purchase prices in prestige hillside areas like Nordnes rise faster than rents.
- Property management in Bergen typically costs 9% to 16% of monthly rent, which alone can shave 0.4 to 0.8 percentage points off your net yield compared to self-managing.
- Bergen's property tax uses a 2.6 per thousand rate in 2026, but the NOK 750,000 allowance per unit means many smaller rentals pay relatively modest annual tax bills.
- Vacancy rates in Bergen hover around 1% to 2.5% for correctly priced long-term rentals, though student-heavy units face seasonal risk if leases end outside the autumn intake window.
- Areas like Laksevåg, Fyllingsdalen, and Åsane offer yields above 5% because entry prices stay lower while renter demand remains solid due to transit links and family appeal.
- Bergen's wet climate makes maintenance budgeting critical, with houses typically requiring 1% to 1.5% of property value annually versus 0.5% to 1% for apartments where common costs cover exteriors.
- Rent growth in Bergen is expected to reach 5% to 7% in 2026, driven by tight supply and strong student and young-worker demand that keeps absorption high.
What are the rental yields in Bergen as of 2026?
What's the average gross rental yield in Bergen as of 2026?
As of early 2026, the average gross rental yield in Bergen sits around 4.5%, which reflects a market where rents have been rising faster than property prices in recent years.
Most typical residential properties in Bergen fall within a realistic gross yield range of 3.5% to 5.5%, depending on the neighborhood and property type you choose.
Compared to other major Norwegian cities, Bergen's gross yields are competitive, sitting slightly above Oslo's compressed yields but below some smaller regional markets where prices are lower.
The single most important factor driving gross rental yields in Bergen right now is the tight rental supply combined with strong demand from students and young workers, which has pushed expected rent growth to 5% to 7% for 2026.
What's the average net rental yield in Bergen as of 2026?
As of early 2026, the average net rental yield in Bergen is approximately 3.2%, which accounts for all the recurring costs that eat into your gross income.
The typical gap between gross and net yields in Bergen runs about 1.0 to 1.5 percentage points, though this varies significantly based on whether you use professional management or handle things yourself.
The expense category that most significantly reduces gross yield to net yield in Bergen is property management fees, which can run 9% to 16% of monthly rent if you outsource fully, plus property tax and maintenance reserves.
Most standard investment properties in Bergen deliver net yields between 2.6% and 3.8%, with the lower end reflecting professionally managed units in premium areas and the higher end representing self-managed properties in value neighborhoods.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bergen.
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 yield is considered "good" in Bergen in 2026?
A gross rental yield of around 5.0% or higher is generally considered "good" by local investors in Bergen, as it meaningfully exceeds the market average while remaining achievable without taking on excessive risk.
The threshold that separates average-performing properties from high-performing ones in Bergen typically sits around 5.5% to 6% gross, though reaching these levels usually requires targeting smaller units or less central neighborhoods where entry prices are more favorable.
How much do yields vary by neighborhood in Bergen as of 2026?
As of early 2026, gross rental yields in Bergen vary by roughly 3 percentage points between the highest-yield and lowest-yield neighborhoods, ranging from about 3% in premium areas to 6% in value-oriented pockets.
The neighborhoods that typically deliver the highest rental yields in Bergen are those with lower entry prices but solid renter demand, such as Laksevåg, Damsgård, Gyldenpris, Fyllingsdalen, Åsane, and Arna, where yields often reach 4.8% to 6%.
The lowest-yield neighborhoods in Bergen are the premium hillside and central areas where purchase prices command significant premiums, including Nordnes, Sandviken, Fjellsiden, and Nattlandsfjellet, where yields typically compress to 3% to 4.2%.
The main reason yields vary so much across Bergen neighborhoods is that property prices move more dramatically than rents between areas, with prestige locations commanding view and address premiums that rents simply cannot match.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bergen.
How much do yields vary by property type in Bergen as of 2026?
As of early 2026, gross rental yields across different property types in Bergen range from about 3% for detached houses up to 6% for studios and small units, with apartments typically falling in the middle at 4% to 5%.
Studios and small one-room units currently deliver the highest average gross rental yield in Bergen, often reaching 5% to 6% because they command the highest rent per square meter and benefit from deep demand from students and young professionals.
Detached and semi-detached houses currently deliver the lowest average gross rental yield in Bergen, typically falling between 3% and 4.5% because their higher purchase prices are not fully offset by correspondingly higher rents.
The key reason yields differ between property types in Bergen is that smaller units generate more rental income per square meter while their purchase price per square meter does not rise proportionally, creating a yield advantage for compact formats.
By the way, you might want to read the following:
What's the typical vacancy rate in Bergen as of 2026?
As of early 2026, the typical vacancy rate for correctly priced long-term rentals in Bergen runs about 1% to 2.5%, reflecting the city's persistently tight rental market.
Vacancy rates across Bergen neighborhoods generally stay low, but you can see temporary spikes in student-heavy areas during late spring and summer if your lease timing misses the autumn intake window.
The main factor currently driving vacancy rates in Bergen is the structural shortage of rental supply combined with very strong demand from university students and early-career workers, which keeps absorption high for well-located units.
Bergen's vacancy rate compares favorably to national averages, sitting at the lower end of the spectrum thanks to its role as a major educational and employment hub in western Norway.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bergen.
What's the rent-to-price ratio in Bergen as of 2026?
As of early 2026, Bergen's average rent-to-price ratio sits around 0.375% monthly, which translates to roughly 4.5% annually and a price-to-rent multiple of about 22 times annual rent.
A rent-to-price ratio above 0.4% monthly (or roughly 5% annually) is generally considered favorable for buy-to-let investors in Bergen, and this ratio is simply another way of expressing the gross rental yield.
Bergen's rent-to-price ratio is broadly comparable to other major Norwegian cities, though it tends to be slightly more favorable than Oslo where property prices have pushed multiples even higher.
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 neighborhoods and micro-areas in Bergen give the best yields as of 2026?
Where are the highest-yield areas in Bergen as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Bergen are Laksevåg (including Damsgård and Gyldenpris), Fyllingsdalen, and Åsane, where gross yields commonly reach 4.8% to 6%.
In these top-performing areas, average gross rental yields typically range from about 5% to 6%, with some smaller units pushing even higher when entry prices are particularly favorable.
The main characteristic these high-yield areas share is that they offer relatively affordable purchase prices compared to Bergen's center and hillside zones, while still benefiting from solid renter demand thanks to transit connections and proximity to jobs or campuses.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Bergen.
Where are the lowest-yield areas in Bergen as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Bergen are Nordnes, Sandviken, and Fjellsiden (including Nattlandsfjellet), where gross yields often compress to 3% to 4.2%.
In these low-yield areas, average gross rental yields typically fall between 3% and 4%, which is noticeably below Bergen's citywide average of around 4.5%.
The main reason yields are compressed in these areas of Bergen is that buyers pay significant premiums for prestigious addresses, sea views, and hillside locations, while rents are bounded by what tenants can realistically afford to pay.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Bergen.
Which areas have the lowest vacancy in Bergen as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Bergen are Nygård/Nygårdshøyden near the university, Minde/Kronstad/Danmarksplass along the transit corridor, and Gyldenpris in the city-close western zone.
In these low-vacancy areas, vacancy rates often feel close to zero for correctly priced units, though landlords should still budget for 1% to 2% turnover time between tenants.
The main demand driver keeping vacancy low in these Bergen neighborhoods is the concentration of students, young professionals, and commuters who prioritize short distances to campus, workplaces, and public transit.
The trade-off investors typically face when targeting these low-vacancy areas is that the most tenant-stable neighborhoods often have higher entry prices, which can compress yields even as occupancy stays strong.
Which areas have the most renter demand in Bergen right now?
The top three neighborhoods currently experiencing the strongest renter demand in Bergen are the Bergenhus central zone (including Sentrum and Nygård), the Danmarksplass/Kronstad/Minde corridor, and Gyldenpris near the university and center.
The renter profile driving most of the demand in these areas consists of students attending Bergen's universities, young professionals starting their careers, and sharers looking for well-connected apartments close to work and social amenities.
Rental listings in these high-demand Bergen neighborhoods typically get filled within days rather than weeks, especially for correctly priced studios and compact two-room apartments during the peak autumn season.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Bergen.
Which upcoming projects could boost rents and rental yields in Bergen as of 2026?
As of early 2026, the top three developments expected to boost rents in specific Bergen neighborhoods are continued Bybanen light rail expansion, new student housing projects near Gyldenpris and campus zones, and urban renewal initiatives in city-close areas like Laksevåg.
The neighborhoods most likely to benefit from these projects include Fyllingsdalen and Minde along the Bybanen route, Gyldenpris and Nygård near new student housing, and Laksevåg/Damsgård where urban improvements are increasing desirability.
Once these projects are completed, investors might realistically expect rent increases of 3% to 8% above baseline growth in the immediate catchment areas, though timing and exact impacts will vary by micro-location.
You'll find our latest property market analysis about Bergen here.
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What property type should I buy for renting in Bergen as of 2026?
Between studios and larger units in Bergen, which performs best in 2026?
As of early 2026, studios and small units clearly outperform larger units in Bergen when it comes to rental yield and occupancy, thanks to the city's deep pool of student and young professional renters.
Studios in Bergen typically deliver gross yields of 5% to 6% (around NOK 8,000 to 12,000 monthly rent, or roughly USD 750 to 1,100 / EUR 700 to 1,000), while larger three-room apartments often yield 3.5% to 4.5% despite higher absolute rents.
The main factor explaining why studios outperform in Bergen is the exceptionally high rent per square meter that small units command, combined with strong and consistent demand from the city's large student population.
One scenario where larger units might be the better investment in Bergen is when you target families seeking long-term stability in good school catchments, as these tenants typically stay longer and cause less turnover-related vacancy and wear.
What property types are in most demand in Bergen as of 2026?
As of early 2026, the most in-demand property type for renters in Bergen is the compact studio or one-room apartment located near campuses, transit, or the city center.
The top three property types ranked by current tenant demand in Bergen are: first, studios and one-room units; second, compact two-room apartments for young professionals or couples; and third, three-bedroom apartments for families or sharers.
The primary trend driving this demand pattern in Bergen is the combination of a large university student population, young workers entering the job market, and a cultural preference for centrally located, easy-to-commute housing.
One property type that is currently underperforming in demand in Bergen is the large detached family house in outer suburbs, as fewer renters can afford them and the tenant pool is much smaller than for apartments.
What unit size has the best yield per m² in Bergen as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Bergen is typically 25 to 45 square meters, which covers efficient studios and compact one-bedroom apartments.
For this optimal unit size in Bergen, the typical gross rental yield runs about 5% to 6%, with monthly rents often reaching NOK 250 to 350 per square meter (roughly USD 23 to 32 / EUR 21 to 30 per square meter).
The main reason larger units tend to have lower yield per square meter in Bergen is that while absolute rents increase with size, they do not scale proportionally, meaning each additional square meter adds less rental income relative to its purchase cost.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bergen.
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.
What costs cut my net yield in Bergen as of 2026?
What are typical property taxes and recurring local fees in Bergen as of 2026?
As of early 2026, the annual property tax for a typical rental apartment in Bergen runs from a few thousand to around NOK 10,000 to 15,000 (roughly USD 900 to 1,400 / EUR 850 to 1,300), depending on the property's assessed value after the NOK 750,000 allowance.
Other recurring local fees landlords must budget for in Bergen include water and sewer charges if landlord-paid in your setup, which typically run NOK 3,000 to 6,000 per year (about USD 275 to 550 / EUR 250 to 500), plus any building common costs for apartments.
Together, these taxes and fees typically represent about 3% to 6% of gross rental income in Bergen, with the exact percentage depending on your property's value and which utilities you cover.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Bergen.
What insurance, maintenance, and annual repair costs should landlords budget in Bergen right now?
Annual landlord insurance for a typical rental apartment in Bergen generally costs NOK 2,000 to 5,000 (about USD 180 to 460 / EUR 170 to 430), though many apartment buildings include basic coverage in common costs, leaving landlords to add contents or liability add-ons.
The recommended annual maintenance and repair budget in Bergen is about 0.5% to 1.0% of property value for apartments (where building common costs cover exteriors) and 1.0% to 1.5% for houses where you own everything from roof to drainage.
The type of repair expense that most commonly catches landlords off guard in Bergen is water-related damage, since the city's wet climate accelerates wear on windows, bathrooms, and exterior elements if maintenance is deferred.
For a typical Bergen rental apartment worth NOK 3.5 million, landlords should realistically budget a combined total of around NOK 20,000 to 40,000 annually (roughly USD 1,800 to 3,700 / EUR 1,700 to 3,400) for insurance, maintenance, and repairs.
Which utilities do landlords typically pay, and what do they cost in Bergen right now?
In Bergen, electricity is usually paid by the tenant unless you rent "all inclusive" (more common for student units), while water and sewer costs are often embedded in landlord or building common charges, and internet is typically tenant-paid.
If you do include electricity in the rent for a typical Bergen apartment, budget around NOK 900 to 1,500 monthly on average (roughly USD 80 to 140 / EUR 75 to 130), with seasonal variation due to heating needs in winter.
What does full-service property management cost, including leasing, in Bergen as of 2026?
As of early 2026, full-service property management in Bergen typically costs 9% to 16% of monthly rent (roughly NOK 900 to 2,000 per month for a NOK 12,000 rent, or about USD 80 to 180 / EUR 75 to 170), depending on the provider and contract length.
On top of ongoing management, the typical leasing or tenant-placement fee in Bergen runs NOK 5,000 to 15,000 per tenancy (about USD 460 to 1,400 / EUR 430 to 1,300), covering advertising, viewings, and contract setup.
What's a realistic vacancy buffer in Bergen as of 2026?
As of early 2026, landlords in Bergen should set aside about 4% to 8% of annual rental income as a vacancy buffer, which translates to roughly 2 to 4 weeks of potential vacancy per year.
In practice, well-located and correctly priced rentals in Bergen often experience just 1 to 2 weeks of vacancy between tenants, but budgeting conservatively protects you against seasonal timing mismatches, especially for student-focused units.
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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) Rental Market Survey | SSB is Norway's official statistics agency and provides the clearest official snapshot of rental market conditions. | We used it as the anchor for typical Bergen rent levels. We then cross-checked those levels against private-sector rent trackers to avoid relying on a single source. |
| SSB Statbank Table 09895 | This is the underlying official data table behind SSB's rent survey, with consistent definitions over time. | We used Bergen's rent level (monthly rent and rent per square meter) as our baseline. We then rolled it forward to early 2026 using reputable rent-growth expectations. |
| Utleiemegleren (via NTB) | NTB is a major Norwegian newswire, and Utleiemegleren is a large national letting firm with real transaction flow. | We used it to size the expected rent increase for Bergen in 2026 (5% to 7%). We applied that uplift to the SSB rent baseline to estimate early 2026 yields. |
| E24 (Norwegian business newspaper) | E24 is mainstream business media that clearly attributes claims to named datasets and firms like SSB, FINN, and Utleiemegleren. | We used it to corroborate the same 2026 rent-growth range and the tight supply story. We treat it as triangulation, not the primary dataset. |
| Nordvik Bergen Price Statistics | Nordvik explicitly states their statistics are built on Norway's standard price-stat ecosystem (Eiendomsverdi + FINN + Eiendom Norge). | We used it for a verifiable typical Bergen price per square meter anchor. That price anchor is what turns rent levels into rental yields. |
| FINN.no Price Statistics | FINN is the dominant Norwegian property marketplace, and its statistics are widely referenced in the national price-stat system. | We used it to verify that central Bergen is priced above the Bergen average (which compresses yields). We mainly use it to support neighborhood yield differences. |
| Husleie.no Bergen Rent Statistics | Husleie.no data is based on signed rental contracts rather than just asking rents, making it a strong complement to listings-based sources. | We used it to cross-check SSB's rent levels against contract reality. We also use it to confirm which unit sizes are most expensive per square meter. |
| Hybel.no Bergen Rent Trends | Hybel is a major rental platform in Norway, and listings data is useful for understanding what landlords are asking right now. | We used it as a market temperature check versus SSB's survey snapshot. We don't treat it as perfect, but it helps confirm direction and relative rent levels by unit size. |
| Bergen Municipality Property Tax | This is the official publisher of Bergen's 2026 property tax rate, allowance, and calculation basis. | We used the 2026 rate (2.6 per thousand for homes) and the NOK 750,000 allowance per unit to estimate annual tax drag on net yields. |
| Huseierne Housing Cost Index | This is a structured, referenced report that compiles inputs from SSB, Norges Bank, NVE, Finans Norge, and other official sources. | We used it to benchmark realistic annual budgets for maintenance, insurance, municipal fees, and energy. We then adapted those budgets from owner-occupied to landlord net yield logic. |
| Huseierne Municipal Fees Forecast | This is a transparent, method-described collection of municipal fee decisions and forecasts across large Norwegian municipalities. | We used it to ground Bergen's water and sewer fee level and expected changes. We also use its Bergen comparisons to avoid guessing at costs. |
| Utleiemegleren Price List | This is the firm's own published fee schedule, and Utleiemegleren is a major operator in the Norwegian rental market. | We used the explicit management fee rates (percent of monthly rent plus fixed items) to quantify what professional management does to net yield. |
| Krogsveen Price List | Krogsveen is a large, established broker with a public price list that is easy to verify. | We used it as a second benchmark so we're not relying on one provider's fees. We used it to validate the typical 8% to 13% of rent plus setup fees range. |
| Finanstilsynet Rental Management Guidance | Finanstilsynet is the Norwegian financial regulator and the best source on what is covered and protected in rental management services. | We used it for clarity on what you're paying for and risk notes around client money protections. That helps readers understand management costs and tradeoffs. |
| BKK Grid Tariff Announcement | BKK is Bergen's local grid operator communicating its own tariff change via a verifiable press release. | We used it to avoid hand-wavy electricity budgeting since grid fees are a real part of utilities. We translated the example household impact into a practical budgeting range for rentals. |
| Bergens Tidende (BT) | BT provides concrete, locally specific demand signals and named projects that matter specifically for Bergen. | We used it to support the point that renter demand is structurally strong, especially student-driven. We also use it for examples of projects and micro-areas that can shift rent pressure. |
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