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
Looking to understand the current housing prices in Biarritz? You're in the right place.
This article breaks down everything you need to know about property prices in this popular Basque Coast city, and we constantly update it with the latest data.
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
- In Biarritz, new construction commands a 36% premium over existing homes, largely because modern energy standards and scarce buildable land make new developments rare in this coastal city.
- The median property price in Biarritz sits around €449,000, but luxury homes pull the average up to roughly €520,000, showing how sea-view properties skew the market.
- Smaller apartments in Biarritz actually have a higher price per square meter than larger homes because investors and first-time buyers compete heavily for entry-level units near the beach.
- Front de Mer and Labordotte-La Colline are the priciest neighborhoods in Biarritz, with prices exceeding €9,000 per square meter due to ocean proximity and limited inventory.
- Buyers in Biarritz typically negotiate about 5% off the listing price, with homes spending an average of 92 days on the market before selling.
- The Biarritz property market rose roughly 8% over the past year in nominal terms, driven by stabilizing financing conditions and persistent demand for coastal living.
- Entry-level properties in Biarritz start around €150,000 to €230,000, typically for small studios in inland neighborhoods like Parme-La Negresse.
- Acquisition fees in Biarritz add 7% to 8% to the purchase price for existing homes, meaning a €500,000 apartment will cost around €537,500 before any renovation work.
What is the average housing price in Biarritz in 2026?
The median housing price is more useful than the average because it represents the middle of the market and is not skewed upward by a handful of expensive sea-view properties that can distort the true picture.
We are writing this as of the first half of 2026, using the latest data collected from authoritative French sources that we manually verified for accuracy.
The median housing price in Biarritz in 2026 is approximately €449,000 (around $529,000 or €449,000) for a typical 55 square meter property. The average housing price in Biarritz is higher at roughly €520,000 ($613,000 or €520,000) because luxury homes and sea-view apartments pull the mean upward.
In Biarritz in 2026, about 80% of residential properties sell in a range from €220,000 to €930,000 ($260,000 to $1.1 million).
A realistic entry range in Biarritz is €150,000 to €230,000 ($177,000 to $271,000), which typically gets you a studio of 25 to 30 square meters in an existing building in an inland area like Parme-La Negresse.
For luxury properties in Biarritz in 2026, expect to pay €1.2 million to €3 million or more ($1.4 million to $3.5 million), which would get you a premium apartment of 150 to 200 square meters near Front de Mer with high-end renovation, terrace, and parking.
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, final sale prices are estimated to be about 5% below listing prices on average.
This gap exists because negotiation is standard practice in the French property market, and buyers gain leverage when homes sit on the market for extended periods. In Biarritz, the average time to sell is around 92 days, which gives buyers room to negotiate, especially for apartments competing with similar listings in the same building or neighborhood.
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What is the price per sq m or per sq ft for properties in Biarritz in 2026?
As of early 2026, the median housing price in Biarritz is €8,166 per square meter (about €759 per square foot), which converts to approximately $9,625 per square meter or $895 per square foot. The average price per square meter in Biarritz is slightly higher at around €8,500 per square meter ($10,030 per square meter) because expensive properties pull the mean upward.
In Biarritz in 2026, small apartments like studios and one-bedrooms in central or sea-adjacent zones have the highest price per square meter because they attract both first-time buyers seeking affordability and investors chasing rental income, while larger homes farther inland have the lowest price per square meter due to renovation risks and distance from the beach.
The highest prices per square meter in Biarritz are found in Labordotte-La Colline (around €9,366 per square meter) and Front de Mer (around €9,008 per square meter) because of ocean views and proximity to the beach. The lowest prices are in Parme-La Negresse (around €5,879 per square meter), which offers more value but is farther from the waterfront.
How have property prices evolved in Biarritz?
Compared to one year ago, property prices in Biarritz have increased by about 8% in nominal terms (roughly 6% to 7% after adjusting for inflation). This rise is largely due to stabilizing financing conditions after the tight credit period of 2023-2024, combined with persistent demand for coastal lifestyle living in Biarritz.
Looking back ten years, Biarritz property prices have risen an estimated 60% to 80% in nominal terms, or about 35% to 55% in real terms after accounting for inflation. This long-term growth reflects the scarcity of buildable land in Biarritz, strong second-home demand, and a significant boost during the 2020-2022 period when remote work made coastal cities more attractive.
By the way, we've written a blog article detailing the latest updates on property price variations in Biarritz.
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.
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What types of properties dominate the Biarritz market and what do they cost in 2026?
In Biarritz in 2026, apartments make up about 75% of the market, followed by townhouses and small houses at 15%, villas and large houses at 7%, and premium penthouses or trophy sea-view units at 3%, because Biarritz is a dense coastal city where land is scarce and vertical living dominates.
Here are the average price ranges for each property type in Biarritz as of the first half of 2026: studios (25 square meters) cost around €190,000 ($224,000); one to two bedroom apartments (55 square meters) cost around €450,000 ($529,000); three bedroom apartments (80 square meters) cost around €680,000 ($801,000); family houses (120 square meters) cost around €890,000 ($1.05 million); large houses (150 square meters) cost around €1.05 million ($1.24 million); and villas or luxury properties (200 square meters in premium areas) start at around €2 million ($2.36 million).
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 construction costs approximately 36% more per square meter than existing homes, with new properties averaging €9,745 per square meter compared to €7,179 per square meter for older buildings.
This premium exists because new homes in Biarritz come with modern energy performance standards, elevators, and parking, and because new construction is extremely scarce in this tightly regulated coastal city where buildable land is limited.
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How do property prices vary by neighborhood in Biarritz in 2026?
Front de Mer is Biarritz's most sought-after neighborhood for oceanfront living, where apartments typically range from €446,000 to €545,000 ($525,000 to $643,000) for a 55 square meter unit. The premium here comes from direct beach access, sea views, and the walkable lifestyle that attracts both French and international buyers.
Saint Charles-Golf offers a calmer, more residential feel while still being close to central Biarritz, with prices ranging from €374,000 to €457,000 ($441,000 to $539,000) for a typical apartment. This neighborhood appeals to families and expats who want quality of life without the bustle of the beachfront.
Parme-La Negresse is Biarritz's most affordable neighborhood, where a 55 square meter apartment costs between €291,000 and €359,000 ($343,000 to $423,000). It's farther from the beach and offers more of a working-class, practical atmosphere, making it the go-to area for budget-conscious buyers.
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:
| Neighborhood | Character | Avg Price Range (€ / $) | Price per sqm (€ / $) | Price per sqft (€ / $) |
|---|---|---|---|---|
| Labordotte-La Colline | Premium / views | €463k-€566k / $546k-$667k | €8,429-€10,303 / $9,933-$12,145 | €783-€957 / $923-$1,128 |
| Front de Mer | Expat / lifestyle | €446k-€545k / $525k-$643k | €8,107-€9,909 / $9,556-$11,681 | €753-€921 / $888-$1,085 |
| Mairie-Marne | Central / family | €441k-€539k / $519k-$635k | €8,028-€9,812 / $9,463-$11,568 | €746-€911 / $879-$1,074 |
| Republique-Beau Rivage | Central / value | €399k-€488k / $471k-$575k | €7,267-€8,881 / $8,565-$10,466 | €675-€825 / $796-$971 |
| Saint Charles-Golf | Calm / expat | €374k-€457k / $441k-$539k | €6,797-€8,307 / $8,013-$9,791 | €631-€772 / $744-$910 |
| Halles-Hurlague | Walkable / popular | €366k-€447k / $432k-$527k | €6,662-€8,142 / $7,852-$9,600 | €619-€757 / $730-$894 |
| Petricot-Reptou | Residential | €347k-€424k / $409k-$500k | €6,314-€7,717 / $7,441-$9,096 | €587-€717 / $692-$845 |
| Saint Martin-Cite des Fleurs | Quiet / family | €345k-€425k / $407k-$501k | €6,276-€7,670 / $7,397-$9,040 | €583-€712 / $688-$839 |
| Les Rocailles-Lahouze | Residential / value | €328k-€400k / $386k-$472k | €5,968-€7,294 / $7,034-$8,596 | €554-€678 / $653-$799 |
| La Rochefoucauld-Aguilera | Commute / mixed | €324k-€396k / $382k-$467k | €5,890-€7,198 / $6,942-$8,484 | €547-€669 / $645-$789 |
| Parc d'Hiver-Marion-Mouriscot | Family / space | €314k-€387k / $370k-$456k | €5,706-€6,974 / $6,726-$8,221 | €530-€648 / $624-$761 |
| Parme-La Negresse | Entry / value | €291k-€359k / $343k-$423k | €5,291-€6,467 / $6,236-$7,623 | €492-€601 / $580-$708 |
How much more do you pay for properties in Biarritz when you include renovation work, taxes, and fees?
In Biarritz in 2026, buyers should expect to pay roughly 10% to 20% more than the purchase price when factoring in acquisition fees, taxes, and potential renovation costs.
For a property purchased at $200,000 (approximately €170,000) in Biarritz, you would pay around €12,750 in acquisition fees (7.5% of price) and potentially €10,000 to €20,000 for a light refresh, bringing your total cost to approximately €193,000 to €203,000 ($228,000 to $239,000). That is roughly 13% to 19% more than the headline price.
For a $500,000 property (approximately €424,000) in Biarritz, acquisition fees would add around €32,000, and a moderate renovation might cost €30,000 to €50,000, meaning your all-in cost could reach €486,000 to €506,000 ($573,000 to $597,000). That represents about 15% to 19% above the purchase price.
For a $1,000,000 property (approximately €848,000) in Biarritz, expect acquisition fees of around €64,000 and renovation costs of €50,000 to €100,000 depending on scope, putting your total investment at €962,000 to €1,012,000 ($1.13 million to $1.19 million). That is roughly 13% to 19% above the initial purchase price.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Biarritz
| Expense | Category | Estimated Cost Range (€ / $) |
|---|---|---|
| Acquisition fees (existing home) | Taxes / notary | About 7% to 8% of the purchase price. For example, on a €500,000 apartment in Biarritz, expect to pay €35,000 to €40,000 ($41,000 to $47,000). This covers notary fees, registration taxes, and administrative costs. |
| Acquisition fees (new construction) | Taxes / notary | About 2% to 3% of the purchase price for new builds. On a €500,000 new apartment, that would be €10,000 to €15,000 ($12,000 to $18,000). The lower rate applies because registration taxes are reduced for new construction. |
| Light refresh | Renovation | Around €200 to €400 per square meter ($236 to $472 per square meter). For a 55 square meter apartment, budget €11,000 to €22,000 ($13,000 to $26,000). This covers painting, flooring, and minor cosmetic updates. |
| Full renovation | Renovation | Around €700 to €1,500 per square meter ($825 to $1,768 per square meter). For a 70 square meter apartment needing complete overhaul, expect €49,000 to €105,000 ($58,000 to $124,000). This includes kitchen, bathrooms, electrical, and plumbing. |
| Energy upgrade | Renovation | Typically €10,000 to €40,000 ($12,000 to $47,000) depending on the building and scope of work. This covers insulation, heating systems, and window replacement. In co-owned buildings, costs may be shared with other owners. |
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 (approximately €85,000), your options in Biarritz itself are extremely limited because this budget falls below the entry point for standard ownership. You might find a very small storage unit converted to a micro-studio, a shared ownership arrangement, or you would need to look at nearby communes outside Biarritz proper.
With $200,000 (approximately €170,000), you could purchase a studio of 25 to 30 square meters in an existing building in Parme-La Negresse, a small one-bedroom of similar size in the same area needing some refresh, or an older studio of 20 to 25 square meters in other inland pockets depending on condition.
With $300,000 (approximately €255,000), you could buy a one-bedroom apartment of about 35 square meters in Parme-La Negresse in decent condition, a compact two-room apartment of 35 to 40 square meters in Parc d'Hiver-Marion-Mouriscot, or a studio with sleeping corner of about 35 square meters in Les Rocailles-Lahouze.
With $500,000 (approximately €424,000), you could purchase a two-bedroom apartment of about 55 square meters in Halles-Hurlague with good walkability to shops and restaurants, a similar two-bedroom in the calmer Saint Charles-Golf neighborhood, or a renovated one to two bedroom of 45 to 55 square meters in Republique-Beau Rivage.
With $1,000,000 (approximately €848,000), you could buy a family apartment of 85 to 95 square meters in the central Mairie-Marne neighborhood fully renovated, a small house of 110 to 130 square meters in Parc d'Hiver-Marion-Mouriscot needing some work, or a premium apartment of 90 to 110 square meters near Front de Mer with partial sea views.
With $2,000,000 (approximately €1.7 million), you enter the luxury segment and could purchase a high-end apartment of 140 to 180 square meters at Front de Mer with terrace and parking, a villa-style home of 180 to 220 square meters in a premium zone near the coast, or a true trophy property on the best streets with outdoor space and top finishes if you find one available.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Biarritz.
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 |
|---|---|---|
| Le Figaro Immobilier | It is one of France's largest property data publishers with transparent methodology and market representativity scores. | We used it as our main pricing backbone for Biarritz, extracting median price per square meter, neighborhood breakdowns, and new versus existing home data. We also used their time-on-market statistics. |
| European Central Bank | The ECB provides official euro reference exchange rates used by financial institutions across Europe. | We used the ECB's December 2025 USD/EUR reference rate of approximately $1.18 per euro to convert all prices. We kept conversions consistent throughout the article. |
| Service-Public.fr | This is the French government's official citizen portal explaining property transaction records from notarized deeds. | We used it to understand how actual sale prices are recorded in France through the DVF database. We also referenced it to explain why listing prices differ from final sale prices. |
| economie.gouv.fr | This is the French Ministry of Economy's public guidance site providing official information on property purchase fees. | We used it to describe what acquisition fees exist and why buyers pay more than the headline price. We combined it with standard fee ranges to produce practical all-in estimates. |
| INSEE via data.gouv.fr | INSEE is France's official statistics agency distributing consumer price index data as open, downloadable series. | We used CPI data to calculate inflation-adjusted price changes over time. We kept explanations simple by showing both nominal and real percentage changes. |
| UFC-Que Choisir | This is France's leading consumer advocacy organization with rigorous reporting on financial matters. | We used their reporting to verify current notary fee ranges for existing properties. We cross-referenced this with government sources for accuracy. |
| Le Monde | Le Monde is one of France's most respected newspapers with detailed coverage of property and renovation issues. | We used their reporting on energy renovation costs in co-owned buildings. We incorporated their cost estimates into our renovation expense table. |
| INSEE | The National Institute of Statistics and Economic Studies is France's official source for demographic and economic data. | We used INSEE data to understand broader market context and verify regional economic indicators. We also referenced their methodology for calculating price indices. |
| Notaires de France | The official organization of French notaries publishes verified transaction data from actual property sales. | We used their data to cross-check price trends and understand how notarized transactions are recorded. We verified our estimates against their regional statistics. |
| SeLoger | SeLoger is one of France's largest property listing platforms with extensive market data. | We used their listings to verify typical property sizes and features in different Biarritz neighborhoods. We cross-referenced asking prices with transaction data. |
| Meilleurs Agents | This platform combines listing data with transaction records to provide price estimates across France. | We used their neighborhood-level data to verify price variations within Biarritz. We compared their estimates with Le Figaro Immobilier for consistency. |
| impots.gouv.fr | The French tax authority's official site provides definitive information on property taxes and registration fees. | We used it to verify tax rates for property transactions. We incorporated their guidance into our acquisition fee calculations. |
| Legifrance | This is France's official database of laws and regulations including property transaction rules. | We used it to verify legal frameworks around property purchases. We referenced specific regulations when calculating fee structures. |
| ANIL | The National Agency for Housing Information provides expert guidance on property purchases in France. | We used their documentation to understand typical purchase processes. We verified fee structures and buyer obligations against their guides. |
| Banque de France | France's central bank provides data on mortgage rates and credit conditions affecting property markets. | We used their data to understand financing conditions affecting the Biarritz market. We referenced their reports when discussing price trends. |
| FNAIM | The National Federation of Real Estate is France's largest professional organization for property agents. | We used their market reports to verify price trends in coastal areas. We cross-referenced their regional data with local Biarritz statistics. |
| City of Biarritz | The official municipal website provides local planning and development information. | We used it to understand local building regulations and development patterns. We referenced their data on neighborhood characteristics. |
| cadastre.gouv.fr | France's official cadastral database contains property boundary and ownership information. | We used it to verify property size data and understand how surface areas are officially measured. We cross-referenced cadastral data with listing information. |
| ADEME | The French Agency for Ecological Transition provides official data on energy performance in buildings. | We used their data to understand energy renovation requirements affecting property values. We incorporated their cost estimates for energy upgrades. |
| PAP.fr | Particulier a Particulier is France's leading platform for private property sales between individuals. | We used their listings to understand the private sale market in Biarritz. We compared their prices with agency listings to verify market ranges. |
| Bien'ici | This aggregator platform collects listings from multiple French real estate networks. | We used their comprehensive listings to verify property availability by type and neighborhood. We analyzed their data to understand market composition. |
| Clameur | This observatory tracks rental markets and provides data on investment property performance. | We used their data to understand rental yields affecting investor demand in Biarritz. We referenced their regional statistics for market context. |
| Geoportail | France's national geographic portal provides official mapping and location data. | We used it to verify neighborhood boundaries and geographic features in Biarritz. We referenced their maps when describing property locations. |
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