Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
Wondering whether January 2026 is the right moment to buy property in Biarritz? You're not alone, and that's exactly what this article will help you figure out.
We've gathered the latest data on Biarritz housing prices, local market dynamics, and key indicators that affect whether buying now makes sense or if waiting could be smarter.
This blog post is updated regularly to reflect the most current information available on the Biarritz real estate market.
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 Biarritz.
So, is now a good time?
As of early 2026, our assessment is "rather yes" for buying property in Biarritz, provided you buy selectively and don't expect a quick flip.
The strongest signal is that the French housing market has stabilized after its 2024 decline, meaning the worst of the downturn appears to be behind us.
Another compelling factor is Biarritz's structural scarcity: with about 41% of homes being second residences and very limited buildable land, prices here tend to hold up better than in most French cities.
Supporting signals include mortgage rates plateauing around 3%, a balanced market where homes take about 93 days to sell (giving you negotiating room), and strong year-round rental demand in central neighborhoods.
The best strategy in Biarritz right now is targeting well-located apartments or houses in neighborhoods like Centre-Ville, Saint-Charles, or Beaurivage, checking the energy rating carefully, and planning to hold for at least 5 to 7 years whether you rent out or not.
Please note this is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase decision.
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 early 2026, Biarritz property prices sit around 8,200 euros per square meter on average, which looks expensive but is largely justified by the town's extremely limited supply and strong lifestyle demand from second-home buyers who represent over 40% of the housing stock.
One clear signal that prices are stretched for some buyers is the average time-on-market of about 93 days in Biarritz, which is long enough to suggest that sellers cannot simply name any price they want and expect a quick sale.
Another telling indicator is the gross rental yield of roughly 3% for apartments in Biarritz, which is low compared to most French cities and confirms that prices here are driven more by lifestyle appeal and wealth inflows than by rental fundamentals alone.
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 early 2026, the likelihood of a meaningful property price decline in Biarritz over the next 12 months appears low, mainly because structural factors like limited supply and strong second-home demand act as shock absorbers.
Our plausible range for Biarritz property prices over the next year is a moderate dip of 3% to 8% on the downside, while the upside could reach 5% to 10% if mortgage rates fall significantly, meaning the risk is tilted slightly toward stability or mild softness rather than a crash.
The single most important macro factor that could increase crash odds in Biarritz would be a sharp rise in mortgage rates back toward 4% or higher, which would squeeze affordability and reduce buying power for the already-stretched local market.
However, this scenario looks unlikely given that the European Central Bank appears to be in an easing cycle and French mortgage rates have been plateauing around 3% through late 2025, making a sudden spike improbable in the near term.
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 early 2026, the likelihood of a renewed price surge in Biarritz within the next 12 months is medium, because supply is so constrained that even a modest increase in buyer activity can quickly push prices higher.
Our plausible upside range for Biarritz property prices over the next year is 5% to 10%, which would require mortgage rates dropping toward the mid-2% area and a return of confident second-home buyers to the market.
The single biggest demand-side trigger that could drive prices to jump again in Biarritz is a meaningful drop in mortgage rates, because when borrowing costs fall, buyers' purchasing power expands rapidly in a market where supply simply cannot respond.
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 early 2026, the Biarritz property market is best described as balanced with a slight lean toward buyers, meaning you have some negotiating power but quality properties still find willing purchasers.
The average time-on-market of about 93 days in Biarritz translates roughly to 3 months of inventory equivalent, which sits in the middle ground between a red-hot seller market (under 2 months) and a soft buyer market (over 6 months), giving neither side overwhelming leverage.
While we don't have precise price-reduction statistics for Biarritz, the fact that properties take around 3 months to sell suggests that overpriced listings do get tested by the market, and sellers who price too ambitiously will likely need to adjust, especially for larger homes or those needing energy renovations.
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 early 2026, homes in Biarritz appear moderately overpriced when measured against local rents and incomes, but this premium is partly justified by the town's scarcity and strong lifestyle demand from buyers who are not dependent on local wages.
The price-to-rent ratio in Biarritz works out to roughly 33 times annual rent for apartments (meaning it takes 33 years of rent to equal the purchase price), which is high compared to a balanced market benchmark of around 15 to 20 times and confirms that buyers here pay for lifestyle rather than rental yield.
The price-to-income multiple in Biarritz is also stretched: a typical 60-square-meter apartment at around 490,000 euros represents roughly 10 times the median household disposable income of about 51,000 euros per year, which is well above the affordability benchmark of 3 to 5 times income seen in more accessible markets.
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 early 2026, Biarritz property prices are significantly above their pre-2020 levels, with estimates showing roughly 32% growth over the past five years, though growth has slowed considerably since the post-pandemic surge.
The recent 12-month price change in Biarritz has been relatively flat to slightly negative, which is a notable slowdown from the 8% to 12% annual gains seen during 2021 and 2022, and aligns with the broader French market's stabilization after the 2024 correction.
When adjusted for inflation, Biarritz prices have likely given back some of their real gains from the peak, though they remain above the pre-pandemic baseline in real terms, meaning the market has cooled but has not collapsed back to historical norms.
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What local changes could move prices in Biarritz as of 2026?
Are big infrastructure projects coming to Biarritz as of 2026?
As of early 2026, the most impactful infrastructure improvement in Biarritz is the upgraded Txik Txak public transport network, including more frequent Tram'bus service on the T1 line (now every 10 minutes), which should support property values in well-connected neighborhoods like La Négresse, Saint-Charles, and Centre-Ville.
This transport upgrade is already operational as of early January 2025, so the timeline risk is zero and buyers can immediately factor in the improved connectivity when evaluating properties near key stops and corridors.
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 zoning change in progress for Biarritz is the intercommunal PLUi Côte Basque-Adour, which will set the land-use and density rules across Biarritz, Anglet, Bayonne, and nearby communes for years to come.
As of early 2026, the likely net effect of these zoning changes on Biarritz prices is neutral to supportive, because the PLUi is designed to manage development carefully rather than unleash a flood of new supply, which means scarcity will persist and prices should hold.
The areas most affected by these rule changes in Biarritz will likely be the edges of existing built zones and transition areas between neighborhoods, where height, density, and permitted uses may be clarified or tightened, potentially affecting renovation and extension potential for existing properties.
Are foreign-buyer or mortgage rules changing in Biarritz as of 2026?
As of early 2026, there are no significant foreign-buyer restrictions being introduced in Biarritz or France more broadly, but the existing HCSF mortgage rules continue to cap how much French banks can lend, which effectively limits how far prices can rise on credit alone.
France has no foreign-buyer bans, special taxes, or quotas under serious consideration, so international buyers (including those from the UK, Spain, or elsewhere) can still purchase freely in Biarritz with no additional regulatory hurdles expected in the near term.
The most relevant rule for buyers remains the HCSF framework, which limits mortgage debt burden to 35% of income and loan terms to 25 years, meaning buyers need strong income documentation or larger down payments, especially for Biarritz's higher price points.
However, a regulatory change that does affect Biarritz specifically is the Loi Le Meur tightening rules on short-term tourist rentals from 2025, which makes the "Airbnb investment" math less reliable and could push some properties back into the long-term rental market.
You can also read our latest update about mortgage and interest rates in France.
Buying real estate in Biarritz can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 early 2026, renter demand in Biarritz appears to be outpacing new rental supply, mainly because about 41% of housing is second homes (not available to year-round renters) and new construction is severely limited by coastal planning constraints.
The best signal of renter demand in Biarritz comes from the town's continued appeal as a year-round destination for workers, retirees, and remote professionals, plus the tightening of short-term rental rules which may be pushing some landlords back toward traditional leases.
On the supply side, new completions in Biarritz are structurally limited by the PLUi planning process, the coastal setting, and the already-dense urban fabric, meaning the rental market is unlikely to see a sudden wave of new units flooding in.
Are days-on-market for rentals falling in Biarritz as of 2026?
As of early 2026, we don't have precise days-on-market data for Biarritz rentals, but the high rent level of around 21 euros per square meter for apartments suggests that well-priced units in good condition find tenants relatively quickly in central locations.
The gap in rental absorption between Biarritz's best areas (Centre-Ville, Saint-Charles, Les Halles) and weaker peripheral zones is significant: prime, walkable locations with good energy ratings rent fast, while overpriced or poorly-rated units in less desirable spots may sit for weeks longer.
One common reason rental days-on-market falls in Biarritz is the persistent under-supply of year-round rental stock, since so much of the housing is tied up in second homes or seasonal use, creating steady competition among tenants for the limited available units.
Are vacancies dropping in the best areas of Biarritz as of 2026?
As of early 2026, vacancy rates in Biarritz's best rental areas like Centre-Ville, Les Halles, Saint-Charles, and Port-Vieux remain tight, with well-maintained properties finding tenants consistently due to year-round demand and limited competing supply.
These prime neighborhoods likely have lower vacancy than the Biarritz average because they offer walkability, services, and transit access that appeal to both working renters and retirees who want convenience without a car.
One practical sign that Biarritz's best rental areas are tightening first is that landlords in Centre-Ville and Saint-Charles are increasingly able to require tenants with excellent dossiers (income proof, guarantors) without struggling to fill units, a dynamic that is less true in peripheral or lower-demand zones.
By the way, we've written a blog article detailing what are the current rent levels in Biarritz.
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Am I buying into a tightening market in Biarritz as of 2026?
Is for-sale inventory shrinking in Biarritz as of 2026?
As of early 2026, we don't have precise year-over-year inventory counts for Biarritz, but structural factors like the 41% second-home share and limited new construction suggest that for-sale supply remains constrained rather than ballooning upward.
The effective months-of-supply in Biarritz, based on the roughly 93-day average selling time, works out to about 3 months, which is in the balanced-to-tight range and consistent with a market that is not flooded with desperate sellers.
The most likely reason inventory stays limited in Biarritz is simple scarcity: there's not much land to build on, the planning rules are strict, and many owners are second-home holders with no urgent need to sell, which keeps the number of available properties from growing quickly.
Are homes selling faster in Biarritz as of 2026?
As of early 2026, the median time-to-sell in Biarritz is approximately 93 days, which represents a market that is neither red-hot nor distressed, and is roughly stable compared to the cooling trend seen through 2024.
The year-over-year change in days-on-market for Biarritz is likely flat to slightly improved, reflecting the broader French market's stabilization after the 2024 correction, though premium properties in top locations probably sell faster than the average suggests.
Are new listings slowing down in Biarritz as of 2026?
As of early 2026, we are not confident in giving a precise year-over-year new listings figure for Biarritz, but structurally, new listings have always been limited here due to the high share of second homes and owners who are in no rush to sell.
The seasonal pattern for new listings in Biarritz typically sees a pickup in spring and early summer when second-home owners prepare properties for sale after the winter, but January is usually quieter, so current listing levels are likely at a seasonal low rather than unusually depressed.
The most plausible reason new listings stay slow in Biarritz is that many owners purchased at lower prices years ago or inherited property, and with no pressing financial need, they simply hold rather than sell into an uncertain market.
Is new construction failing to keep up in Biarritz as of 2026?
As of early 2026, new construction in Biarritz is clearly failing to keep up with demand, as the combination of coastal constraints, strict planning rules, and high second-home ownership creates a structural housing shortage that new development cannot meaningfully address.
Recent permit and completion trends in Biarritz are modest at best, with the PLUi process focused on managing rather than expanding development, meaning buyers should not expect a wave of new supply to ease prices anytime soon.
The single biggest bottleneck limiting new construction in Biarritz is land availability combined with planning constraints: the town is hemmed in by the ocean, cliffs, and already-built areas, and the intercommunal planning authority prioritizes careful development over rapid expansion.
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Will it be easy to sell later in Biarritz as of 2026?
Is resale liquidity strong enough in Biarritz as of 2026?
As of early 2026, resale liquidity in Biarritz is reasonably strong for well-located and well-maintained properties, meaning you can expect to sell within a few months if you price realistically, though overpriced or niche properties may take longer.
The median days-on-market of around 93 days in Biarritz is decent compared to a healthy liquidity benchmark of 60 to 90 days, suggesting that sellers need to be patient but are not facing a frozen market.
The property characteristic that most improves resale liquidity in Biarritz is location: apartments in Centre-Ville, Saint-Charles, Les Halles, or near Port-Vieux consistently attract more buyer interest than peripheral properties or large houses that require higher price points and narrower buyer pools.
Is selling time getting longer in Biarritz as of 2026?
As of early 2026, selling time in Biarritz appears roughly stable compared to the post-correction period of late 2024 and 2025, with no dramatic lengthening but also no return to the rapid sales seen during the 2021-2022 boom.
The current median days-on-market in Biarritz is about 93 days, with a realistic range from around 60 days for the best-located, well-priced properties to 120 days or more for overpriced listings, large houses, or units with poor energy ratings.
One clear reason selling time can lengthen in Biarritz is affordability pressure: when prices are high relative to incomes (as they are here), the buyer pool shrinks, and sellers who do not adjust their expectations may wait longer to find a qualified purchaser.
Is it realistic to exit with profit in Biarritz as of 2026?
As of early 2026, the likelihood of selling with a profit in Biarritz is medium to high if you hold for at least 5 to 7 years, buy at a fair price, and don't need to sell during a market dip.
The minimum holding period that most often makes exiting with profit realistic in Biarritz is around 5 to 7 years, which gives you time to absorb transaction costs, benefit from any market appreciation, and ride out short-term fluctuations.
The total round-trip cost drag (buying plus selling) in Biarritz typically runs around 10% to 15% of the property value, including notary fees (7-8% for older properties), agency commissions (3-5%), and potential capital gains tax, which in euros means roughly 50,000 to 75,000 euros on a 500,000 euro property.
The factor that most increases profit odds in Biarritz is buying below market value through patient negotiation or targeting properties that need cosmetic work, because the limited supply means well-bought assets tend to hold their value better than overpaid ones.
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 it's authoritative | How we used it |
|---|---|---|
| INSEE Dossier Complet Biarritz | France's official statistics office with commune-level housing and income data. | We used it to quantify Biarritz's housing structure, second-home share, and local income medians. We then built affordability ratios and supply constraint estimates from this foundation. |
| INSEE-Notaires National Price Index | The official quality-adjusted transaction-based index for French housing. | We used it to anchor the national market cycle as of late 2025. We compared Biarritz's trajectory to national trends to assess crash or recovery likelihood. |
| Notaires de France Conjoncture | The notarial network's reference note based on recorded transactions. | We used it to check transaction volumes and market momentum. We assessed whether January 2026 looks like a turning point or continuation of prior trends. |
| Banque de France Mortgage Data | The central bank's official series for housing loan rates and credit dynamics. | We used it to understand borrowing costs around 2025-2026. We stress-tested how rate changes affect Biarritz affordability and demand. |
| Observatoire Crédit Logement/CSA | A long-running industry benchmark for mortgage rates, updated frequently. | We used it to cross-check Banque de France data. We triangulated where mortgage rates likely sit entering January 2026. |
| HCSF Official FAQ | French government document explaining binding mortgage lending rules. | We used it to set realistic borrower constraints like debt-to-income limits. We translated this into what typical households can actually borrow in Biarritz. |
| OLL Rent Observatory Bayonne-Pays Basque | The official rent observatory network under the housing ministry umbrella. | We used it to ground long-term rental reality in the broader Biarritz rental basin. We compared it to Biarritz-specific rents to gauge the local premium. |
| Communauté Pays Basque PLUi | The planning authority for Biarritz and nearby communes with the primary land-use rulebook. | We used it to assess future supply constraints and zoning direction. We explained why Biarritz supply is structurally tight even when the cycle cools. |
| Ville de Biarritz Mobility Updates | The city's official channel for local infrastructure and transport changes. | We used it to identify near-term quality-of-life upgrades that support demand. We highlighted which neighborhoods benefit from improved Txik Txak connectivity. |
| Géorisques Biarritz | The French government's standard risk portal for property due diligence. | We used it to factor climate, erosion, and flood risk into true ownership costs. We flagged micro-location sensitivity for seafront versus inland properties. |
| Ville de Biarritz DICRIM | The municipality's official major-risk information document for residents. | We used it as a Biarritz-specific complement to Géorisques. We explained why ocean-view premiums can come with higher risk constraints. |
| Vie-publique DPE Rental Ban Calendar | Official public-information site for French legislation tracking. | We used it to quantify regulatory risk for buy-to-let investors. We built a simple checklist linking DPE grade to future rental ability. |
| Notaires Paris Loi Le Meur Summary | A notarial authority summarizing major housing law in practical terms. | We used it to assess short-term rental regulatory risk in tourism-heavy Biarritz. We explained why holiday-let math is less reliable in 2026. |
| Le Figaro Immobilier Biarritz | Large national publisher with transparent methodology for local price estimates. | We used it for a current January 2026 snapshot of Biarritz prices, rents, and days-on-market. We validated plausibility against official income and rent data. |
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