Authored by the expert who managed and guided the team behind the France Property Pack
Get all the data you need about the real estate market in Biarritz
This article explains the current housing prices in Biarritz in 2026, using the latest data we could collect and double check.
We constantly update this blog post because the Biarritz property market moves by neighborhood, property type, and buyer demand.
You will find simple numbers for average prices, price per square meter, neighborhoods, taxes, fees, renovation costs, and realistic buying budgets.
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.
Insights
- The average housing price in Biarritz in 2026 is about €590,000, but the median is closer to €415,000 because many small apartments sell below the headline average.
- Biarritz apartments are the heart of the market, with about 68% of buyer activity, so apartment prices are more useful than villa prices for most buyers.
- In Biarritz in 2026, listed prices are usually 4% to 8% above final sale prices, with a strong working estimate around 6% negotiation.
- Prime sea-view apartments in Biarritz can pass €10,500 per sqm, while inland areas such as Parme-La Négresse can stay closer to €5,500 to €6,800 per sqm.
- A $300,000 budget is close to the real entry point in Biarritz, but it usually means a small existing studio away from the most expensive beach areas.
- New or recent homes in Biarritz usually cost 10% to 20% more than similar older homes because new supply is rare and energy standards matter more.
- Buying costs in Biarritz can change the real budget quickly, because taxes, notary-related costs, light setup, and renovation often add 8% to 35% or more.
- Saint-Charles, Halles, and Beaurivage are among the most useful Biarritz areas for foreign buyers because they combine lifestyle, walkability, and resale appeal.
- The Biarritz housing market has risen by about 70% to 90% over 10 years, mainly because demand grew faster than the city could add new homes.
What is the average housing price in Biarritz in 2026?
The median housing price in Biarritz in 2026 is often more useful than the average because a few very expensive villas and sea-view apartments can make the average look higher than what most buyers will actually pay.
We are writing this as of 2026, with the latest data collected from authoritative sources that we manually double checked.
As of 2026, the median housing price in Biarritz is about €415,000, which is about $486,000 and €415,000. The average housing price in the Biarritz market in 2026 is about €590,000, which is about $690,000 and €590,000.
For about 80% of residential properties in the Biarritz market in 2026, a realistic price range is roughly €260,000 to €1,250,000, or about $304,000 to $1,463,000.
A realistic entry range in Biarritz in 2026 is about €210,000 to €330,000, or $246,000 to $386,000, which usually buys an existing studio or small one-bedroom apartment of 25 to 35 sqm in Parme-La Négresse, Parc d’Hiver-Marion-Mouriscot, or parts of Saint-Martin.
A realistic price range for a typical luxury property in Biarritz in 2026 is about €1,200,000 to €3,500,000+, or $1,404,000 to $4,095,000+, which can buy a large sea-view apartment near Front de Mer or Côte des Basques, or a villa near Milady, Beaurivage, or Saint-Charles.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Biarritz.
Are Biarritz property listing prices close to the actual sale price in 2026?
In Biarritz in 2026, listed property prices are usually about 4% to 8% above final sale prices, with a useful working estimate of around 6% negotiation.
This gap exists because Biarritz sellers often price high in beach areas, especially for renovated homes, sea-view apartments, and villas with rare features. The gap is usually smaller for scarce prime homes and larger for ordinary apartments with renovation needs, weak energy ratings, no lift, no parking, or an over-ambitious starting price.
Don't buy the wrong property, in the wrong area of Biarritz
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Biarritz in 2026?
As of 2026, the median housing price in Biarritz is about €7,500 per sqm, or $8,775 per sqm, which equals about €697 per sqft, or $815 per sqft. The average housing price in the Biarritz market is about €8,460 per sqm, or $9,898 per sqm, which equals about €786 per sqft, or $920 per sqft.
The highest prices per sqm in Biarritz in 2026 are usually for small renovated apartments near the ocean, especially with sea view, terrace, lift, or parking, while the lowest prices are usually for larger inland homes or apartments needing renovation.
The highest price per sqm ranges in Biarritz are usually found around Front de Mer, Hôtel du Palais, Saint-Charles, Côte des Basques, Beaurivage, and Milady, often around €8,400 to €15,000+ per sqm. The lowest price per sqm ranges are usually found around Parme-La Négresse, Parc d’Hiver-Marion-Mouriscot, Saint-Martin, and some inland pockets, often around €5,500 to €7,000 per sqm.
How have property prices evolved in Biarritz?
Compared with one year ago, property prices in Biarritz in 2026 look about 2% to 4% higher, with a central estimate near 3%. The main reasons are slightly better buyer capacity after the 2023 to 2024 mortgage stress period and still-limited housing supply in Biarritz.
Compared with two years ago, Biarritz property prices in 2026 look broadly stable to slightly higher, after a softer period linked to higher borrowing costs. Prime properties held up better than weaker inland or renovation-heavy homes because cash buyers and second-home buyers stayed active in the Biarritz market.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Biarritz.
Make a profitable investment in Biarritz
Better information leads to better decisions. Save time and money. Download our data.
How do apartment, house, and luxury prices vary in Biarritz in 2026?
In the Biarritz property market in 2026, apartments represent about 68% of buyer activity, houses about 14%, villas about 7%, luxury apartments about 5%, new or recent homes about 3%, and renovation-heavy older stock about 3%, because Biarritz is mainly a dense coastal apartment market with a smaller supply of houses and villas.
As of 2026, a studio or small apartment in Biarritz averages around €240,000, or $281,000, while a one-bedroom apartment is closer to €360,000, or $421,000. A two-bedroom apartment is around €520,000, or $608,000, a three-bedroom apartment is around €760,000, or $889,000, a house or townhouse is around €1,050,000, or $1,229,000, and a villa or luxury house is often around €2,200,000, or $2,574,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Biarritz?
- How much should you pay for an apartment in Biarritz?
How do property prices compare between existing and new homes in Biarritz in 2026?
In Biarritz in 2026, new or recent homes typically sell for about 10% to 20% more than comparable existing homes, with a useful central estimate around 15%.
This premium exists because new homes in Biarritz are rare, and buyers pay more for better energy performance, modern layouts, lifts, parking, lower maintenance risk, and less renovation uncertainty.
Get to know the market before buying a property in Biarritz
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Biarritz in 2026?
In Saint-Charles / Golf, Biarritz buyers usually find renovated apartments, family apartments, townhouses, and some villas, with common budgets around €700,000 to €1,300,000, or $819,000 to $1,521,000. Prices are high because the area is calm, elegant, walkable, and close to shops, the golf course, and the beach.
In Halles / Centre-ville, Biarritz buyers usually find older apartments, renovated pied-à-terre homes, and small family apartments, with common budgets around €450,000 to €850,000, or $527,000 to $995,000. Prices stay strong because buyers pay for market life, cafés, restaurants, and walkability.
In Beaurivage / Côte des Basques, Biarritz buyers usually find apartments, townhouses, surf-oriented homes, and some sea-view properties, with common budgets around €600,000 to €1,500,000, or $702,000 to $1,755,000. Prices are supported by beach access, lifestyle demand, and the strong image of the Côte des Basques.
You will find a much more detailed analysis by areas in our property pack about Biarritz. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Biarritz neighborhood | Market label | Typical total price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Labordotte-La Colline / Milady | Luxury, beach, villas | €750k to €2.5m, or $878k to $2.93m | €8,700 to €11,500, or $10,179 to $13,455 | €808 to €1,068, or $945 to $1,250 |
| Front de Mer | Prime sea view | €650k to €2.2m, or $761k to $2.57m | €8,500 to €12,500, or $9,945 to $14,625 | €790 to €1,161, or $924 to $1,358 |
| Mairie-Marne | Central premium | €500k to €1.4m, or $585k to $1.64m | €7,800 to €9,500, or $9,126 to $11,115 | €725 to €883, or $848 to $1,033 |
| République-Beau Rivage | Popular beach lifestyle | €420k to €1.3m, or $491k to $1.52m | €7,000 to €8,700, or $8,190 to $10,179 | €650 to €808, or $761 to $945 |
| Saint-Charles-Golf | Expat, family, elegant | €500k to €1.6m, or $585k to $1.87m | €7,000 to €9,200, or $8,190 to $10,764 | €650 to €855, or $761 to $1,000 |
| Halles-Hurlague | Lifestyle, walkable | €350k to €900k, or $410k to $1.05m | €6,700 to €8,200, or $7,839 to $9,594 | €622 to €762, or $728 to $891 |
| Petricot-Reptou | Value residential | €280k to €750k, or $328k to $878k | €6,300 to €7,500, or $7,371 to $8,775 | €585 to €697, or $684 to $815 |
| Les Rocailles-Lahouze | Residential commute | €280k to €750k, or $328k to $878k | €6,100 to €7,300, or $7,137 to $8,541 | €567 to €678, or $663 to $793 |
| La Rochefoucauld-Aguilera | Family, sports, inland | €300k to €850k, or $351k to $995k | €6,000 to €7,400, or $7,020 to $8,658 | €557 to €687, or $652 to $804 |
| Saint-Martin-Cité des Fleurs | Local residential | €260k to €700k, or $304k to $819k | €5,800 to €7,200, or $6,786 to $8,424 | €539 to €669, or $631 to $783 |
| Parme-La Négresse | Entry, transport, value | €210k to €650k, or $246k to $761k | €5,500 to €6,800, or $6,435 to $7,956 | €511 to €632, or $598 to $739 |
| Parc d’Hiver-Marion-Mouriscot | Green, family, quieter | €250k to €800k, or $293k to $936k | €5,600 to €7,000, or $6,552 to $8,190 | €520 to €650, or $608 to $761 |
How much more do you pay for properties in Biarritz when you include renovation work, taxes, and fees?
In Biarritz in 2026, buyers should usually add 8% to 12% to the purchase price for taxes, notary-related costs, and basic closing costs, or 15% to 35%+ if the property needs meaningful renovation.
If you buy around $200,000 in Biarritz, that is about €171,000, although this is a very difficult budget for a normal home in Biarritz. With about 8% buying costs and a small €10,000 to €20,000 refresh budget, the final budget can move toward €195,000 to €205,000, or about $228,000 to $240,000.
If you buy around $500,000 in Biarritz, that is about €427,000, which can work for a small existing apartment. With about 8% buying costs and €25,000 to €60,000 of light or moderate work, the final budget can move toward €486,000 to €521,000, or about $569,000 to $610,000.
If you buy around $1,000,000 in Biarritz, that is about €855,000, which can buy a strong apartment or smaller house depending on the area. With about 8% buying costs and €60,000 to €150,000 of work or setup, the final budget can move toward €983,000 to €1,073,000, or about $1,150,000 to $1,255,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Biarritz
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Transfer taxes and notary-related acquisition costs, old property | Fees and taxes | Usually about 7% to 8.5% of the purchase price. On a €500,000 home, this can mean about €35,000 to €42,500, or $41,000 to $50,000. This is one of the biggest extra costs for existing homes in Biarritz. |
| Acquisition costs, new-build property | Fees and taxes | Usually about 2% to 3% of the purchase price. On a €500,000 new home, this can mean about €10,000 to €15,000, or $12,000 to $18,000. The percentage is lower than for existing property, but new homes usually cost more per sqm. |
| Agency fee, if paid by buyer or economically included | Transaction cost | Often about 3% to 5% of the purchase price. On a €500,000 home, this can represent about €15,000 to €25,000, or $18,000 to $29,000. Even when shown as paid by the seller, buyers should remember it can still affect the final price. |
| Light refresh: paint, small repairs, floors | Renovation | Usually about €300 to €700 per sqm, or $351 to $819 per sqm. For a 50 sqm apartment, this can mean about €15,000 to €35,000, or $18,000 to $41,000. This is common for older apartments that are usable but tired. |
| Standard renovation: kitchen, bathroom, finishes | Renovation | Usually about €800 to €1,500 per sqm, or $936 to $1,755 per sqm. For a 70 sqm apartment, this can mean about €56,000 to €105,000, or $66,000 to $123,000. This is the kind of budget buyers often need for real comfort upgrades. |
| Heavy renovation or high-end works | Renovation | Often about €1,800 to €3,000+ per sqm, or $2,106 to $3,510+ per sqm. For a 100 sqm property, this can mean €180,000 to €300,000+, or $211,000 to $351,000+. This can happen with structural work, luxury finishes, or major technical upgrades. |
| Furniture and equipment for a second home | Setup | Often about €10,000 to €60,000, or $11,700 to $70,200. A small apartment may stay near the low end. A large home or rental-ready property can cost much more to furnish well. |
| Survey, diagnostics review, legal and fiscal advice | Due diligence | Often about €1,000 to €5,000, or $1,170 to $5,850. This is not always mandatory, but it can help foreign buyers understand risks before signing. It is especially useful for older buildings, co-ownerships, and renovation projects. |
| Annual property tax and local charges | Holding cost | The amount is highly property-specific. Buyers should check the latest tax notice before buying. Co-ownership charges can also be important for apartments with lifts, gardens, parking, or shared maintenance. |
| Second-home tax exposure | Holding cost | The cost can be higher if the property is used as a residence secondaire. Biarritz has strong second-home pressure, so buyers should check local rules and tax exposure before purchase. This is especially important for foreign buyers and lifestyle buyers. |
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 properties can you buy in Biarritz in 2026 with different budgets?
With $100,000, or about €85,000, there is almost no normal residential purchase market in Biarritz in 2026, and realistic examples would be a parking space near a good area, a garage, or a very small legally residential service-type unit if one appears.
With $200,000, or about €171,000, Biarritz is still very difficult in 2026, but possible examples include a very small 18 to 22 sqm existing studio in Parme-La Négresse, a tiny older studio needing refresh work in an inland pocket, or a compromised unit with no sea view and weak features.
With $300,000, or about €256,000, Biarritz reaches the real entry point in 2026, with possible examples including an existing 25 to 30 sqm studio in Parme-La Négresse, a small apartment in Saint-Martin, or a very small older unit near a better area if it needs work.
With $500,000, or about €427,000, buyers in Biarritz in 2026 can look for an existing 45 to 55 sqm one-bedroom apartment in Saint-Martin, a 50 to 60 sqm apartment in Parc d’Hiver-Marion-Mouriscot, or a smaller renovated central apartment without strong sea view.
With $1,000,000, or about €855,000, buyers in Biarritz in 2026 can look for an existing 80 to 100 sqm apartment in Saint-Charles / Golf, a large apartment with balcony in Beaurivage, or a smaller townhouse in a less prime pocket.
With $2,000,000, or about €1,710,000, buyers in Biarritz in 2026 enter the luxury market, with possible examples including a 130 to 160 sqm prime apartment with terrace near Saint-Charles or Front de Mer, an existing 150 to 200 sqm villa in Milady or Beaurivage, or a high-quality sea-view apartment that is not yet a trophy property.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
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 this source matters | How we used it |
|---|---|---|
| DVF / data.gouv.fr property transaction explorer | This is the French government’s open database for real property transactions. | We used it as the main anchor for closed-sale evidence. We relied on it to avoid using only asking prices. |
| Service-public / DGFiP explanation of DVF | Service-public explains how DVF is built from notarial deeds and cadastral records. | We used it to validate that DVF is a reliable source for actual sale prices. We treated DVF as the best source for what really sold. |
| Immo-DVF Biarritz | Immo-DVF organizes official DVF transaction data by city and property type. | We used it for Biarritz closed-sale prices per sqm. We used apartment and house medians to calibrate 2026 estimates. |
| DVF Explorer Biarritz | DVF Explorer summarizes official DGFiP transaction data in a readable city format. | We used it as a cross-check against Immo-DVF. We used it to avoid relying too much on one median figure. |
| MeilleursAgents Biarritz | MeilleursAgents is a major French valuation platform with current local price estimates. | We used it for current 2026 apartment and house price-per-sqm estimates. We treated it as a live-market indicator, not as pure closed-sale proof. |
| SeLoger Biarritz | SeLoger is a major French listing marketplace with city and neighborhood price estimates. | We used it to cross-check current price-per-sqm levels. We also used its range logic to estimate realistic low and high bands. |
| Le Figaro Immobilier Biarritz | Le Figaro Immobilier provides neighborhood-level price estimates and market indicators. | We used it for the neighborhood section. We used it to estimate local low and high bands across Biarritz areas. |
| INSEE Biarritz dossier complet | INSEE is France’s official statistics institute. | We used it to understand the structure of Biarritz housing stock. We used it to support the importance of apartments and second homes. |
| INSEE consumer price index | INSEE is the official inflation source for France. | We used it to think about inflation-adjusted price changes. We used the closest confirmed inflation benchmark available before June 2026. |
| Notaires de France market reports | Notaires de France are close to the transaction process and publish recognized housing-market analysis. | We used it to compare Biarritz with the broader French old-housing market. We used it to explain the stabilization after the rate shock. |
| Banque de France | Banque de France is France’s central bank. | We used it for context on borrowing conditions. We used it to explain why mortgage rates affect demand in Biarritz. |
| ECB euro foreign exchange reference rates | The ECB is the official euro-area source for reference exchange rates. | We used it to justify using a clear EUR/USD conversion assumption. We converted euro prices at €1 = $1.17 and rounded the results. |
| French tax administration DMTO rates | impots.gouv.fr is the official French tax authority. | We used it for acquisition-tax logic. We then translated that tax logic into practical buyer-cost estimates. |
Get the full checklist for your due diligence in Biarritz
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts