Is right now a good time to buy a property in Biarritz? (2026)

Authored by the expert who managed and guided the team behind the France Property Pack

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A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Biarritz. If you’d like to learn more about us, you can check our presentation page.

Is it smart to buy now in Biarritz, or should I wait as of 2026?

Do real estate prices look too high in Biarritz as of 2026?

As of 2026, real estate prices in Biarritz look about 20% to 35% above what local rents and incomes alone would normally support, even if scarce coastal land partly explains the premium.

The clearest listing signal is that many ordinary Biarritz apartments no longer sell just because they are in Biarritz, so buyers can negotiate when a flat has no view, weak energy performance, high charges or an ambitious price.

Another useful signal is the large gap between average Biarritz prices and prime seafront prices, because Front de Mer, Port-Vieux, Côte des Basques and Beaurivage still command much higher prices than inland or less polished stock.

You can also read our latest update regarding the housing prices in Biarritz.

Does a property price drop look likely in Biarritz as of 2026?

As of 2026, the risk of a meaningful property price decline in Biarritz looks medium, with ordinary apartments more exposed than scarce houses or prime sea-adjacent homes.

Over the next 12 months, a realistic range for Biarritz property prices is roughly minus 5% to plus 4% for normal homes, with weaker listings at greater risk and rare prime homes more protected.

The single macro factor that would most increase the chance of a Biarritz price drop is another rise in French mortgage rates, because local incomes already struggle to support current Biarritz prices.

That rate shock is possible but not our base case, because Banque de France data points more to a stabilizing credit market than to a sudden new mortgage freeze in 2026.

Finally, please note that we cover the price trends for next year in our pack about the property market in Biarritz.

Could property prices jump again in Biarritz as of 2026?

As of 2026, the chance of a renewed broad price surge in Biarritz looks low to medium, but the chance of selective jumps in the best streets remains higher.

A plausible upside range over the next 12 months is about plus 3% to plus 7% for the most desirable Biarritz homes, especially near Grande Plage, Port-Vieux, Côte des Basques, Saint-Charles, Beaurivage and Milady.

The biggest demand-side trigger would be easier mortgage credit or a return of cash-rich second-home buyers, because Biarritz can reprice quickly when wealthy buyers compete for rare coastal property.

Please also note that we regularly publish and update real estate price forecasts for Biarritz here.

Are we in a buyer or a seller market in Biarritz as of 2026?

As of 2026, Biarritz is still seller-leaning for good homes, but closer to neutral for overpriced apartments, energy-inefficient units and homes far from the sea.

The closest simple inventory signal is that Biarritz has visible listings, but much of that stock is expensive or niche, so the real choice for a normal buyer is thinner than the headline number suggests.

There is no perfect public price-reduction share for Biarritz, but listing behavior suggests enough seller adjustment to give buyers room on ordinary homes while leaving prime sellers in a stronger position.

We have made this infographic to give you a quick and clear snapshot of the property market in France. 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.

Are homes overpriced, or fairly priced in Biarritz as of 2026?

Are homes overpriced versus rents or versus incomes in Biarritz as of 2026?

As of 2026, homes in Biarritz look overpriced versus rents and local incomes, but only partly overpriced versus scarcity and second-home demand.

The estimated price-to-rent ratio in Biarritz is roughly 35 to 50 years of gross rent, while a more balanced long-term market would often look closer to 20 to 30 years.

The estimated price-to-income multiple is also stretched, because a 70 square meter Biarritz apartment around €515,000 equals about 18 times the local median living standard of one person.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Biarritz.

Are home prices above the long-term average in Biarritz as of 2026?

As of 2026, Biarritz home prices are clearly above their long-term affordability average, because prices have risen much faster than local incomes over the past decade.

Recent price movement looks much cooler than the post-pandemic boom, with apartments softer and houses more resilient, so Biarritz is no longer in a simple fast-rising market.

In inflation-adjusted terms, Biarritz property prices are still high versus the pre-pandemic period, even if recent inflation and market cooling have reduced part of the real price excess.

What local changes could move prices in Biarritz as of 2026?

Are big infrastructure projects coming to Biarritz as of 2026?

As of 2026, no single new infrastructure project looks strong enough to reprice Biarritz property on its own, because the city already benefits from the airport, the wider Bayonne-Anglet-Biarritz area, beach access and regional transport links.

The lack of one major new project is a missed opportunity for extra housing access, but it also confirms that Biarritz prices are driven more by scarcity, lifestyle demand and regulation than by a new transport story.

For the latest updates on the local projects, you can read our property market analysis about Biarritz here.

Are zoning or building rules changing in Biarritz as of 2026?

The most important rule change for Biarritz buyers is not a simple upzoning plan, but the wider Pays Basque push to protect year-round housing and control tourist rentals.

As of 2026, these rules should support long-term housing scarcity while reducing the easy Airbnb-style investment case, so the net effect is mixed for prices but positive for compliant permanent housing.

The areas most affected are tourist-heavy and second-home-heavy parts of Biarritz, including the Front de Mer, Grande Plage, Port-Vieux, Côte des Basques, Beaurivage and Milady.

Are foreign-buyer or mortgage rules changing in Biarritz as of 2026?

As of 2026, there is no special foreign-buyer ban in Biarritz, so the main rule pressure comes from French mortgage affordability rather than foreign ownership restrictions.

The most likely foreign-buyer change is not a Biarritz-specific ban, but stronger enforcement of housing-use rules that affect second homes and tourist rentals in the Pays Basque area.

The most likely mortgage change is continued strict borrower screening by French banks, because high prices in Biarritz make debt affordability harder for local and leveraged buyers.

You can also read our latest update about mortgage and interest rates in France.

Will it be easy to find tenants in Biarritz as of 2026?

Is the renter pool growing faster than new supply in Biarritz as of 2026?

As of 2026, renter demand in Biarritz appears stronger than the growth of new rental supply, mainly because so much housing is used as secondary or occasional housing.

The best demand signal is that local workers, retirees, young households and households priced out of ownership all compete for a small year-round rental pool in Biarritz and the wider BAB area.

The best supply signal is that new construction is limited and only a small share of Biarritz housing is recent, so new completions cannot quickly rebalance the rental market.

Are days-on-market for rentals falling in Biarritz as of 2026?

As of 2026, there is no reliable official rental days-on-market series for Biarritz, but well-priced long-term rentals in strong areas should still let quickly, often within days to a few weeks.

The best areas, such as Centre-ville, Les Halles, Saint-Charles, Beaurivage, Côte des Basques, Milady, Aguilera and Saint-Martin, should let faster than less central or less convenient Biarritz locations.

A common reason time-to-let falls in Biarritz is that tenants are not only competing with other tenants, but also with second-home use that removes homes from the year-round rental pool.

Are vacancies dropping in the best areas of Biarritz as of 2026?

As of 2026, vacancies in the best Biarritz rental areas are already very low, especially around Centre-ville, Les Halles, Saint-Charles, Beaurivage, Côte des Basques, Milady and Port-Vieux.

The overall INSEE vacancy rate is close to 2%, and practical vacancy in the best long-term rental areas is probably even tighter because many nearby homes are used seasonally.

One practical sign for landlords is that decent unfurnished rentals close to daily services receive serious tenant interest even when purchase yields look unattractive to investors.

By the way, we’ve written a blog article detailing what are the current rent levels in Biarritz.

Am I buying into a tightening market in Biarritz as of 2026?

Is for-sale inventory shrinking in Biarritz as of 2026?

As of 2026, we cannot state with confidence that for-sale inventory in Biarritz is shrinking versus last year, because public listing series are not complete enough at commune level.

The closest supply proxy is live listing depth, which shows buyers have choice, but not necessarily enough good-quality, fairly priced homes in the most wanted Biarritz areas.

Because the shrinkage signal is not clear, the better conclusion is that Biarritz has visible supply but a shortage of attractive, liquid and well-priced homes.

Are homes selling faster in Biarritz as of 2026?

As of 2026, normal Biarritz homes are probably not selling faster than during the 2021 to 2022 boom, but good homes at realistic prices should still sell within about 2 to 4 months.

Compared with last year or the recent peak period, selling times are likely longer for ordinary apartments, while rare sea-adjacent homes remain much more liquid.

Are new listings slowing down in Biarritz as of 2026?

As of 2026, we are not confident enough to give a precise year-over-year new-listings change for Biarritz, because public data does not provide a clean local series.

The seasonal pattern usually brings more listings before and around the warmer months, but the current Biarritz market still looks constrained for high-quality homes rather than empty of listings.

The most plausible reason new quality listings can feel slow in Biarritz is that many owners of second homes or prime coastal homes are not forced to sell.

Is new construction failing to keep up in Biarritz as of 2026?

As of 2026, new construction in Biarritz is failing to keep up with housing pressure, although we cannot give a clean completions-to-households gap without detailed local permit extraction.

The available signal is that Biarritz has little recent housing stock and limited buildable land, while Sitadel and local permit data point to controlled projects rather than a large new supply wave.

The biggest bottleneck is land, because Biarritz is coastal, dense, already built-out and politically focused on protecting year-round housing rather than opening unlimited new development.

Will it be easy to sell later in Biarritz as of 2026?

Is resale liquidity strong enough in Biarritz as of 2026?

As of 2026, resale liquidity in Biarritz is strong for realistically priced homes, especially apartments and compact houses in walkable or sea-adjacent locations.

A realistic median time-to-sell for a good Biarritz resale home is around 60 to 120 days, which is still healthy for a premium market if the price is not inflated.

The feature that most improves resale liquidity in Biarritz is location close to the sea, shops or daily life, especially around Les Halles, Grande Plage, Saint-Charles, Beaurivage, Côte des Basques and Milady.

Is selling time getting longer in Biarritz as of 2026?

As of 2026, selling time in Biarritz is probably longer than during the boom years, especially for ordinary apartments without sea access, strong light, outdoor space or good energy performance.

The realistic current range is about 30 to 60 days for rare prime homes, 60 to 120 days for well-priced normal homes, and longer for overpriced or awkward listings.

The clearest reason selling time can lengthen in Biarritz is affordability pressure, because high prices and mortgage costs force buyers to be more selective.

Is it realistic to exit with profit in Biarritz as of 2026?

As of 2026, the likelihood of exiting Biarritz property with a profit is medium over a normal holding period, but lower for buyers who overpay or plan to sell quickly.

The minimum holding period that most often makes profit realistic in Biarritz is about 7 to 10 years, because transaction costs and short-term price risk are meaningful.

The estimated round-trip cost drag is roughly 9% to 12% of the purchase price in France, so a €500,000 Biarritz home may need about €45,000 to €60,000 of value growth, which is also about $49,000 to $65,000 or €45,000 to €60,000.

The factor that most improves profit odds in Biarritz is buying a liquid home below comparable market value in an area where future buyers will still compete, such as Centre-ville, Saint-Charles, Beaurivage, Côte des Basques, Milady or Aguilera.

We made this infographic to show you how property prices in France 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 Biarritz, 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 we trust it	How we used it
INSEE Biarritz commune dossier	INSEE is France’s official statistics agency.	We used it for housing stock, population, vacancy and residence categories. We relied on it to understand why Biarritz is a supply-constrained market.
INSEE local housing tables	It gives the official local housing split.	We used it to focus on apartments and houses. We avoided uncommon property types because they are not central to the Biarritz residential market.
INSEE Filosofi income data	It is the standard local income source.	We used it to compare Biarritz property prices with local income. We treated the result as an affordability warning.
DVF Etalab	DVF is the official French sale database.	We used it as the transaction logic behind market pricing. We gave more weight to completed sales than to asking prices.
Service-Public DVF explainer	It explains DVF in plain official terms.	We used it to confirm the scope of French transaction data. We treated DVF as a stronger source than agency commentary.
Immobilier.notaires.fr Biarritz	French notaries sit close to completed sales.	We used it as a transaction-based price check. We compared it with private portals to avoid relying on one source.
MeilleursAgents Biarritz	It provides high-frequency local price estimates.	We used it for June 2026 price levels and momentum. We also used its apartment and house figures for current market context.
SeLoger Biarritz prices	SeLoger is a major French listing portal.	We used it to cross-check current asking-market price levels. We treated it as a market signal, not a final transaction value.
SeLoger Front de Mer	It helps show neighborhood price premiums.	We used it to show why seafront Biarritz is different. We compared prime coastal pricing with citywide averages.
Observatoires des loyers	It is the official rent observatory network.	We used it for conservative rent benchmarks. We compared rents with purchase prices to estimate rental value pressure.
Banque de France housing loan panorama	It is France’s central bank.	We used it to assess mortgage credit conditions in 2026. We treated credit conditions as a key risk for leveraged buyers.
Observatoire Crédit Logement CSA	It tracks French mortgage rates monthly.	We used it as a mortgage market cross-check. We kept Banque de France as the stronger source for final conclusions.
Communauté Pays Basque PLH	It is the official local housing plan.	We used it to understand housing shortage and policy direction. We applied it to Biarritz because the city sits inside this housing market.
Pays Basque tourist rental rules	It is the local authority’s rental rule page.	We used it to assess short-term rental limits. We treated it as central because tourist rentals matter a lot in Biarritz.
CAPB PLUi Côte Basque-Adour	It covers official planning direction.	We used it to judge future supply constraints. We focused on how planning affects permanent housing and second-home pressure.
SDES Sitadel construction data	It is France’s official construction-permit source.	We used it to evaluate whether new supply can relieve pressure. We concluded that construction cannot quickly loosen Biarritz’s market.