When companies search for new office space in Oslo, it’s easy to underestimate both the space requirements and the true costs. Many compare with housing and only look at the net square meters – the actual floor space.
In reality, most companies need nearly twice as much space as initially assumed. This is because tenants also pay for shared common areas, and meeting rooms, quiet rooms, wardrobes, kitchens, and social areas take up much more space than expected.
Also read: How many square meters of office per person?
Rental prices and service charges for office space in Oslo
The rental prices for office space in central Oslo vary greatly, but for move-in ready offices with good standard, the level typically ranges between 3,500–4,000 NOK per m².
- More affordable spaces “as is”: from approx. 2,700 NOK per m²
- High-end offices in CBD (Vika, Bjørvika): up to 6,500 NOK per m²
On top of that come service charges, usually around 400–600 NOK per m².
See our detailed overview: What does it cost to rent office space in Oslo in 2025?
Hidden costs to account for
Heating and rlectricity
The first thing to check is whether heating is included in the service charges. Electricity for lighting and equipment is normally metered separately.
- Electric heating (panel ovens): less efficient, higher bills
- District heating: more cost-effective and predictable
Ventilation and air quality
Upgraded ventilation is important for both the work environment and costs. Many offices are dimensioned for lower usage than current needs. Set clear requirements for air volumes relative to the number of employees and how the premises will actually be used.
Internet and IT infrastructure
For small and medium-sized companies, costs are often low – just order fiber or broadband, and you’re up and running. For larger businesses, however, the need for servers, patch systems, and technical rooms (EF rooms) can create significant additional costs.
Always make sure the building is prepared for your digital infrastructure.
Furniture and interior: more than you think
Furnishing an office can be a significant investment. Many consider the second-hand market, but it is fragmented and time-consuming.
- Office chairs and desks cost more than most expect
- AV equipment (screens, meeting room technology) is expensive
- Setup and installation require extra resources
We recommend budgeting at least 30,000 NOK per employee for furniture and equipment.
Office adaptations and upgrades
If the premises need to be adapted with meeting rooms, quiet rooms, or better acoustics, it is crucial to know who will cover the costs:
- Long-term leases: Landlords may cover investments, but costs are added into the rent.
- Short-term leases: Tenants usually cover the costs themselves.
Always request offers for both the “as-is” condition and the upgraded solution, so you can see the real additional costs in your total budget.
Operations, maintenance, and insurance
Maintenance
The tenant is responsible for ongoing maintenance. Any backlog may become costly when handing the space back.
Cleaning
Cleaning costs are typically around 250 NOK per m² for a standard cleaning plan.
Insurance and security
The tenant must arrange their own insurance and may also need to install security systems or alarms in their leased space.
Example: Total Cost for an Office for 20 Employees in Oslo
- Area: 400 m²
- Rent: 4,750 NOK per m²
- Service charges: 500 NOK per m²
- Annual base cost: 2.1 MNOK
Additional costs:
- Energy for heating: 150 NOK per m²
- Electricity for own use: 100 NOK per m²
- Cleaning: 250 NOK per m²
- Furniture (depreciated over 5 years): 300 NOK per m²
- Other operations (IT, security, insurance): 125 NOK per m²
Total cost including operations: approx. 2.47 MNOK per year
This means that operating costs can amount to +30% compared to rent alone.
Conclusion: Calculate the Total Cost Before Signing
Looking only at rent per m² can give the wrong impression. The total cost of office space in Oslo includes energy, furniture, maintenance, and operational expenses – and can be significantly higher than the rent itself.
At Spacefinder, we help companies to:
- Calculate total costs for office space
- Compare alternatives across location and price levels
- Get recommendations based on employee count and budget
Contact us for free assistance or use our digital tools to find the right office space for your company.
About the Author
This article was written by Lauritz Kittelsen, advisor at Spacefinder. He specializes in consultancy and assists small and medium-sized businesses in finding or renting out office space.