An office of 200 m² costs around NOK 390,000 a year in rent at Økern and around NOK 820,000 in the city centre, based on the midpoint of each price range. Where in the city you choose to be is what affects your office budget the most.
Office rents in Oslo in 2026 range from around NOK 1,300 per m² per year in the outer districts to NOK 6,300 in Vika and Aker Brygge. In this guide we go through prices area by area and explain what comes on top of the rent itself.
The prices come from our office calculator, which we updated in October 2026. The figures have been checked against market reports from Malling & Co, UNION and DNB Næringsmegling and describe moderate to high standard in each area, not prime rent. All rents are stated in NOK per m² per year, excluding common costs (felleskostnader) and VAT. This is the same convention Norwegian brokers use, which makes comparison easy.
The Oslo office market in 2026
The Oslo office market is calmer than it was a couple of years ago. DNB Næringsmegling measured office vacancy in Oslo, Asker and Bærum at 8.0% as of 30 September 2026, up from 7.3% a year earlier. According to Malling & Co, the average signed rent in Oslo was NOK 3,100 per m² in the second quarter of 2026, roughly the same level as the year before.
The average hides a market moving in two directions. Rents in the city centre rose by 5% over the year, while the fringe areas east of the centre fell by 7% in the same period. Nydalen stood out with an increase of 14% and the highest rent level the area has seen. Demand is also pulling towards the centre. Malling recorded this spring that 84% of tenant searches targeted the central areas, the highest share it has measured.
For tenants, this means room for negotiation varies a lot by area. Vacancy was 14.5% at Økern and 11.1% at Bryn in Malling's April sector report. Vacancy has also risen in Vika, Aker Brygge and Tjuvholmen, to around 11% at the start of the year according to DNB Næringsmegling, after many years at 3 to 4%. Bjørvika, by contrast, is tight, with vacancy at 2.1%.
Prime rent, the level achieved by the very best premises, is between NOK 6,500 and NOK 6,800 per m² in Vika and Aker Brygge according to Malling and UNION. In April, Malling forecast that rents in Greater Oslo would rise by 2.4% in 2026, slightly below general inflation. If you would like to read more about what is driving demand, we have written about why the home office is shrinking and what it means for the office market.
What affects the rent?
Five factors decide most of what you end up paying. The first is location. Proximity to the waterfront and to transport hubs such as Nationaltheatret and Oslo S pushes prices up, and the most expensive areas in Oslo cost more than four times as much as the cheapest.
The second is the standard of the building. Newer and refurbished buildings with a good energy rating, modern ventilation and good shared facilities sit at the upper end of the ranges. Older buildings in need of upgrading sit at the lower end.
The third is your size as a tenant. Malling describes a market where the largest tenants have few options in the centre, while smaller tenants have plenty to choose from. That puts small and medium-sized companies in a good position in 2026.
The fourth is the lease term. Landlords value predictability, and a longer lease often brings better terms in the form of lower rent, rent-free months or a larger contribution towards fitting out the premises.
The fifth is the current market in the area. High vacancy gives room to negotiate, while low vacancy means good premises are let quickly.
Office prices in Oslo area by area
We have divided Oslo into four price levels. All figures are rent in NOK per m² per year, excluding common costs and VAT. The prices describe moderate to high standard, so the best premises in each area may be above the range.
Above NOK 4,000: Vika, Aker Brygge, Tjuvholmen and Bjørvika
Vika, Aker Brygge and Tjuvholmen are Oslo's most expensive office areas, with rents from NOK 4,300 to NOK 6,300 per m². Vacancy has risen over the past year, and several landlords are more open to negotiation than they have been for a long time. Explore offices for rent in in Vika.
Bjørvika ranges from NOK 4,200 to NOK 5,500. The area consists largely of new buildings right next to Oslo S. With vacancy at around 2%, there are few available premises, and good spaces are let quickly.
NOK 2,500 to NOK 5,000: the city centre and the west
The city centre ranges from NOK 3,200 to NOK 5,000. The range is wide because the area includes everything from refurbished period buildings around Karl Johan and Kvadraturen to older buildings in need of upgrading. Malling expects rents in Kvadraturen and the inner city to rise more than in the rest of Oslo over the coming year. See available offices in the city centre.
Solli plass ranges from NOK 3,000 to NOK 4,600, and Frogner from NOK 2,500 to NOK 4,200. Many of the offices here are in period apartment buildings, which gives a good choice of smaller premises with a central address.
Skøyen ranges from NOK 2,900 to NOK 4,100. The area has become an office hub of its own in the west of the city, with train, tram and bus right outside the door. See available offices at Skøyen.
Majorstuen ranges from NOK 2,800 to NOK 4,200. Vacancy was 3.8% in April according to Malling, among the lowest in the city. See available offices at Majorstuen.
NOK 1,700 to NOK 3,600: the inner east, Nydalen and Helsfyr
This is the price level where many small and medium-sized companies find the best balance between price, standard and location.
Grünerløkka ranges from NOK 2,000 to NOK 3,200, Grønland from NOK 2,000 to NOK 3,600 and Tøyen from NOK 1,700 to NOK 3,000. The inner east has gained several refurbished buildings in recent years, and the best premises at Grünerløkka and Grønland may be somewhat above the range. See available offices at Grünerløkka and at Tøyen.
Nydalen ranges from NOK 2,200 to NOK 3,100. Rents in the area have risen by 14% over the past year, and the best buildings are now approaching the top of the range. See available offices at Nydalen.
Ullevål and Adamstuen both range from NOK 2,200 to NOK 3,200, with short distances to both the centre and Ring 3.
Kværnerbyen ranges from NOK 2,000 to NOK 3,000, Helsfyr from NOK 2,000 to NOK 2,900 and Ensjø from NOK 1,800 to NOK 2,800. Helsfyr and Ensjø are established office areas with metro access and close to Ring 3. Vacancy was above 10% in Malling's April report, which gives good room to negotiate.
NOK 1,300 to NOK 2,600: Økern, Bryn and the outer districts
Bryn and Vinderen both range from NOK 1,700 to NOK 2,600, and Hasle and Løren from NOK 1,600 to NOK 2,500. Hasle and Løren have grown considerably in recent years and have a metro station right outside.
Økern ranges from NOK 1,500 to NOK 2,400. The area is undergoing major development, but had the highest vacancy of the areas Malling measures, at 14.5% in April. For tenants, this gives some of the best negotiating opportunities in the city. See available offices at Økern.
Alna ranges from NOK 1,300 to NOK 2,000, while Grorud and Nordstrand range from NOK 1,300 to NOK 1,900. These are the most affordable office areas in Oslo and suit companies for whom low rent and parking matter more than a central address.
Office prices around Oslo: Bærum, Asker, Follo and Lørenskog
Lysaker ranges from NOK 2,200 to NOK 3,200 and is the most expensive office area in Bærum, with trains to Nationaltheatret in under ten minutes. Fornebu ranges from NOK 1,800 to NOK 2,600, Sandvika from NOK 1,600 to NOK 2,600 and Høvik from NOK 1,500 to NOK 2,300. See available offices at Lysaker.
Asker sentrum ranges from NOK 1,600 to NOK 2,400.
In Follo, Ski ranges from NOK 1,500 to NOK 2,300 and Kolbotn from NOK 1,300 to NOK 2,000. Lørenskog ranges from NOK 1,300 to NOK 2,300. There is little broker data for Follo and Romerike, so the ranges there are based on individual listings and nearby areas.
If you are looking for offices in Drammen, Bergen, Stavanger, Tønsberg or Molde, you will find updated price levels for each area in our office calculator.
Common costs and other costs on top of the rent
Common costs cover the operation and maintenance of the building and shared areas, such as cleaning of shared areas, energy for heating and ventilation, security and property management. In Oslo they typically range from around NOK 400 to more than NOK 600 per m² per year, highest in newer buildings with many shared facilities. According to Malling, energy and operation and maintenance together make up almost two thirds of common costs. You normally pay an on-account amount during the year, which is settled against actual costs afterwards. Read more about what is included in the common costs in commercial buildings.
Rent and common costs are stated excluding VAT. For companies registered in the VAT register, the tax is normally neutral. If your business operates outside the VAT system, for example in healthcare or finance, you should clarify early with the landlord how VAT is handled, as it can affect the real rent.
Most landlords require security for the rent, either as a deposit in a blocked account or as a bank guarantee. The amount depends on the company's finances and the landlord's requirements.
How CPI adjustment affects your rent
Most commercial leases in Norway are adjusted annually in line with the consumer price index (CPI, or KPI in Norwegian), often at 100% of the change. According to Statistics Norway, CPI rose by 3.4% from September 2025 to September 2026. With the same growth, a rent of NOK 3,000 per m² will increase by around NOK 100 at the next adjustment. For premises of 300 m², that means around NOK 30,000 more a year.
Which month's index is used is specified in the lease agreement. You can use the CPI calculator to calculate how much your rent will be adjusted.
Lease terms and room for negotiation in 2026
Most office leases run for three to ten years. A longer lease gives the landlord predictability, and you can use that in negotiations. Common concessions are rent-free months at the start of the term, a contribution towards fit-out or lower rent in the first years.
In areas with high vacancy, such as Økern, Bryn, Helsfyr and the western part of the centre, tenants have a stronger negotiating position in 2026 than they have had for many years. If your lease is about to expire, it can pay to compare the market before you decide.
There are also premises that do not show up in the vacancy statistics. Many companies have more space than they need and sublet part of it to others. Read more about the hidden vacancy and what subletting can offer.
When is a serviced office a better fit?
In a serviced office you pay a fixed price per person per month, normally including common costs, electricity, internet, furniture and cleaning. In the city centre, a private office costs from NOK 7,500 to NOK 10,500 per person per month, in Vika and Aker Brygge from NOK 8,500 to NOK 13,000, and in areas such as Helsfyr from NOK 4,500 to NOK 6,500. UNION's 2025 survey of the coworking market showed a median of NOK 6,900 per person per month for a private office.
The price per person can seem high compared with the price per m² of a standard office, but electricity, cleaning and furniture are included, and you do not pay for fit-out. The difference is therefore smaller than it first appears. Serviced offices often suit teams that are growing quickly, need premises for a shorter period or do not want to commit to a long lease. For a stable team that will stay in the same place for several years, your own office is usually the cheapest option.
We have gathered prices for each area in the article What do serviced offices and coworking cost in Oslo in 2026?
How to find an affordable office without compromising on quality
The biggest saving almost always lies in the choice of area. If you move from the city centre to Helsfyr, Nydalen or Lysaker, you can often get premises of a good standard for around a third less in rent, and still have the metro or train right outside.
The next step is to be realistic about space. Think about how many people are actually in the office on a normal day, and how many meeting rooms you use. Every square metre you do not need is money saved every year for the whole lease term.
Be open to premises that need some upgrading as well. An older space in a good area can become a good office with simple adjustments, and landlords are often willing to contribute.
Finally, it pays to start your search early. That gives you time to compare several options and use them in negotiations.
How we can help
At Spacefinder we work with the leading property owners in Oslo and the surrounding area and help you find premises that match your needs and budget. Our service is always free for tenants, and we are licensed by the Financial Supervisory Authority of Norway (Finanstilsynet). The first step is a short needs analysis. We then put together relevant premises and join you on viewings.
Frequently asked questions
What is the average office rent in Oslo in 2026?
According to Malling & Co, the average signed office rent in Oslo was NOK 3,100 per m² per year in the second quarter of 2026. Prices range from around NOK 1,300 in the outer districts to NOK 6,300 in Vika and Aker Brygge.
What is prime office rent in Oslo?
Prime rent is between NOK 6,500 and NOK 6,800 per m² per year in Vika and Aker Brygge according to Malling and UNION. This is the price for the very best premises, and most tenants pay less.
How much are common costs for offices in Oslo?
Common costs typically range from around NOK 400 to more than NOK 600 per m² per year, on top of the rent.
Which areas are the most affordable for offices in Oslo?
Alna, Grorud and Nordstrand are the most affordable areas, with rents from around NOK 1,300 per m². Closer to the centre, Økern and Hasle/Løren are good alternatives, with rents from around NOK 1,500.
Are rents quoted including or excluding VAT?
The rents in this article are quoted excluding VAT and common costs, which is standard in the Norwegian market.
How much does CPI increase the rent?
Most leases are adjusted annually in line with CPI. From September 2025 to September 2026, CPI rose by 3.4%, which adds around NOK 100 per m² to a rent of NOK 3,000.
How large a deposit should we expect?
It depends on the company's finances and the landlord's requirements. Security is usually provided as a deposit in a blocked account or as a bank guarantee.
