As of June 2026, apartments in Biarritz are expensive because buyers are paying for a scarce coastal city, not just for square meters: a realistic city average is about €7,500 per m², or about $8,700 per m², with prime ocean-side apartments often far above that level.
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We constantly update this Biarritz apartment price guide so foreign buyers can read it with fresh 2026 data, not old market averages.
The main point is simple: Biarritz apartments in 2026 are not cheap, but the price changes a lot between La Négresse, Saint-Martin, Halles, Saint-Charles, Miramar and the Côte des Basques.
This guide focuses only on residential apartments in Biarritz, because apartments are the property type most foreign individual buyers can realistically compare and buy.
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
- Biarritz apartments in June 2026 sit around €7,500 per m², but this city average hides a wide gap between practical inland areas and rare ocean-side streets.
- A normal 50 m² apartment in Biarritz in 2026 often costs about €360,000 to €390,000, or about $418,000 to $452,000.
- Studios in Biarritz look accessible on paper, but the best small units near the beach can cost more per m² than larger family apartments.
- La Négresse, Lac Marion, Parme and Pétricot are usually the cheapest realistic entry points for a Biarritz apartment buyer in 2026.
- Miramar, Imperial, Front de Mer, Grande Plage and Côte des Basques are the areas where buyers should expect the strongest lifestyle premium.
- New-build apartments in Biarritz can cost 30% to 50% more than normal resale apartments because new supply is rare and land is constrained.
- A foreign buyer should usually budget 11% to 15% above the purchase price for resale closing costs, financing costs and first-year reserves.
- Biarritz is a weak-yield market compared with cheaper French cities, so the investment case depends on quality, resale liquidity and careful buying.
- Short-term rentals in Biarritz are regulated, so buyers should not assume that Airbnb-style income will automatically justify a high purchase price.
- Old coastal buildings in Biarritz can hide large future costs, especially façades, balconies, roofs, lifts and energy upgrades.
How much do apartments really cost in Biarritz in 2026?
What's the average and median apartment price in Biarritz in 2026?
As of June 2026, the average apartment price in Biarritz is about €410,000 locally, about $476,000, or €410,000 in EUR, while the median apartment price is closer to €365,000 to €380,000 locally, about $423,000 to $441,000, or €365,000 to €380,000 in EUR.
That means the average apartment price per square meter in Biarritz in 2026 is about €7,500, about $8,700, or €7,500 in EUR, and the average price per square foot is about €697, about $809, or €697 in EUR.
For most standard apartments in Biarritz in 2026, a realistic purchase range is €250,000 to €650,000 locally, about $290,000 to $754,000, or €250,000 to €650,000 in EUR, depending mainly on size, street, sea access, lift, parking and building condition.
How much is a studio apartment in Biarritz in 2026?
As of June 2026, a typical studio apartment in Biarritz costs about €220,000 locally, about $255,000, or €220,000 in EUR.
More specifically, entry-level to mid-range studios in Biarritz in 2026 usually cost €165,000 to €260,000 locally, about $191,000 to $302,000, or €165,000 to €260,000 in EUR, while high-end beach or renovated studios can reach €260,000 to €340,000 locally, about $302,000 to $394,000, or €260,000 to €340,000 in EUR.
Most studio apartments in Biarritz are small, usually about 22 to 32 m², so a buyer should focus on layout, natural light, building charges and noise as much as the headline price.
How much is a one-bedroom apartment in Biarritz in 2026?
As of June 2026, a typical one-bedroom apartment in Biarritz costs about €360,000 locally, about $418,000, or €360,000 in EUR.
Entry-level to mid-range one-bedroom apartments in Biarritz in 2026 usually cost €255,000 to €430,000 locally, about $296,000 to $499,000, or €255,000 to €430,000 in EUR, while high-end or near-beach one-bedroom apartments can cost €430,000 to €575,000 locally, about $499,000 to $667,000, or €430,000 to €575,000 in EUR.
A typical one-bedroom apartment in Biarritz is about 38 to 55 m², with the safest buyer zone often around 42 to 48 m² because it stays useful for both personal stays and long-term resale.
How much is a two-bedroom apartment in Biarritz in 2026?
As of June 2026, a typical two-bedroom apartment in Biarritz costs about €540,000 locally, about $626,000, or €540,000 in EUR.
Entry-level to mid-range two-bedroom apartments in Biarritz in 2026 usually cost €380,000 to €650,000 locally, about $441,000 to $754,000, or €380,000 to €650,000 in EUR, while high-end two-bedroom apartments near Miramar, Côte des Basques, Grande Plage or strong sea-view streets can cost €650,000 to €950,000 or more locally, about $754,000 to $1.10 million or more, or €650,000 to €950,000 or more in EUR.
Two-bedroom apartments in Biarritz are often the most balanced format because they are large enough for family use but still easier to resell than a very large apartment.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Biarritz.
How much is a three-bedroom apartment in Biarritz in 2026?
As of June 2026, a typical three-bedroom apartment in Biarritz costs about €800,000 locally, about $925,000, or €800,000 in EUR.
Entry-level to mid-range three-bedroom apartments in Biarritz in 2026 usually cost €520,000 to €950,000 locally, about $603,000 to $1.10 million, or €520,000 to €950,000 in EUR, while high-end or luxury three-bedroom apartments with sea-side addresses, terraces, lift and parking can cost €950,000 to €1.5 million or more locally, about $1.10 million to $1.74 million or more, or €950,000 to €1.5 million or more in EUR.
A typical three-bedroom apartment in Biarritz is about 80 to 120 m², and price depends strongly on whether the apartment feels like a rare lifestyle home or just a large flat in an ageing building.
What's the price gap between new and resale apartments in Biarritz in 2026?
As of June 2026, new-build apartments in Biarritz are usually about 30% to 50% more expensive than normal resale apartments, because new supply is scarce and often located in already desirable areas.
A realistic new-build apartment price in Biarritz in 2026 is about €10,500 to €12,500 per m² locally, about $12,200 to $14,500 per m², or €10,500 to €12,500 per m² in EUR.
By comparison, a normal resale apartment price in Biarritz in 2026 is closer to €7,400 to €7,600 per m² locally, about $8,600 to $8,800 per m², or €7,400 to €7,600 per m² in EUR, before premiums for rare sea-side stock.
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Can I afford to buy in Biarritz in 2026?
What's the typical total budget (all-in) to buy an apartment in Biarritz in 2026?
As of June 2026, a standard apartment buyer in Biarritz should expect an all-in budget of about €400,000 to €645,000 locally, about $464,000 to $748,000, or €400,000 to €645,000 in EUR for a normal one-bedroom to two-bedroom resale apartment.
This all-in Biarritz apartment budget usually includes the purchase price, acquisition costs, notary fees, possible agency fees, loan guarantee costs, bank fees, first insurance costs, first-year copropriété reserves and a small works reserve.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Biarritz property pack.
What down payment is typical to buy in Biarritz in 2026?
As of June 2026, a foreign buyer should often expect a down payment of 30% to 40% of the apartment price in Biarritz, which means about €160,000 to €260,000 locally, about $186,000 to $302,000, or €160,000 to €260,000 in EUR for a typical €540,000 two-bedroom apartment once costs are included.
The minimum down payment for a strong resident borrower can sometimes be closer to 10% to 20% plus costs in France, but non-resident buyers in Biarritz are often asked for more cash because lenders see foreign income as harder to assess.
The recommended down payment for better mortgage terms in Biarritz is usually 30% plus costs for a non-resident buyer, because this gives the bank more comfort and reduces the risk of a weak financing file.
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Which neighborhoods are cheapest or priciest in Biarritz in 2026?
How much does the price per m² for apartments vary by neighborhood in Biarritz in 2026?
As of June 2026, apartment prices across Biarritz neighborhoods usually range from about €4,900 to €12,500 per m² locally, about $5,700 to $14,500 per m², or €4,900 to €12,500 per m² in EUR.
The most affordable Biarritz neighborhoods in 2026 are usually La Négresse, Lac Marion, Parme, Braou, Pétricot, Kléber, Saint-Martin, Rocailles and Lahouze, where typical apartments often sit around €4,900 to €7,600 per m² locally, about $5,700 to $8,800 per m², or €4,900 to €7,600 per m² in EUR.
The most expensive Biarritz neighborhoods in 2026 are usually Front de Mer, Grande Plage, Miramar, Imperial, Port-Vieux, Côte des Basques, Beaurivage and Saint-Charles, where strong apartments often sit around €8,500 to €12,500 per m² locally, about $9,900 to $14,500 per m², or €8,500 to €12,500 per m² in EUR.
What neighborhoods are best for first-time buyers on a budget in Biarritz in 2026?
As of June 2026, the top three budget-friendly areas for first-time apartment buyers in Biarritz are La Négresse and Lac Marion, Braou and Pétricot, and Rocailles and Lahouze.
In these budget-friendly Biarritz neighborhoods, a realistic apartment price range is about €180,000 to €430,000 locally, about $209,000 to $499,000, or €180,000 to €430,000 in EUR for many studios, one-bedroom apartments and compact two-bedroom apartments.
These areas can work well because buyers still get a Biarritz address, access to services, better entry prices and more year-round practicality than the most tourist-heavy beach streets.
The trade-off is that these neighborhoods usually have less postcard appeal than Miramar, Grande Plage or Côte des Basques, so resale depends more on the exact apartment quality.
Which neighborhoods have the fastest-rising apartment prices in Biarritz in 2026?
As of June 2026, the strongest recent buyer interest in Biarritz is around Beaurivage and Côte des Basques, Saint-Charles, and the Mairie-Marne and Reine-Victoria area.
A realistic year-over-year price increase for these fast-appreciating Biarritz apartment areas is about 2% to 5%, but the best individual apartments can outperform because supply is thin and buyers compete for lifestyle locations.
The main driver is not only beach access, but the mix of walkability, shops, year-round use, resale confidence and the limited number of good apartments in well-managed buildings.
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What extra costs will I pay on top of the apartment price in Biarritz in 2026?
What are all the buyer closing costs when you buy an apartment in Biarritz?
For a typical resale apartment purchase in Biarritz, buyer closing costs are often about €45,000 to €80,000 locally, about $52,000 to $93,000, or €45,000 to €80,000 in EUR on a €540,000 apartment before any major renovation.
The main closing-cost categories in Biarritz are notary and acquisition costs, agency fees if buyer-paid, mortgage guarantee costs, bank fees, broker or file costs, insurance setup and small first-year reserves.
The largest closing cost in Biarritz is usually the notary and acquisition-cost package, especially in the resale market where French transfer taxes are much higher than in new-build purchases.
Some costs can vary or be negotiated, especially agency fees, broker fees, mortgage setup terms and furniture allocation in the deed, but taxes and notary tariffs are much less flexible.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Biarritz?
For a resale apartment in Biarritz, buyers should usually budget about 9% to 11% of the purchase price for closing and financing costs if agency fees are already included.
A realistic low-to-high range for standard Biarritz apartment transactions is about 7.5% to 15%, with the low end closer to a cash resale purchase and the high end more likely when agency, finance costs and first-year reserves are added.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Biarritz.
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What are the ongoing monthly and yearly costs of an apartment in Biarritz in 2026?
What are typical HOA fees in Biarritz right now?
In Biarritz, HOA fees are called charges de copropriété, and a typical apartment owner should budget about €120 to €280 per month locally, about $139 to $325, or €120 to €280 in EUR for a normal one-bedroom or two-bedroom apartment.
The realistic range of copropriété charges in Biarritz runs from about €50 per month locally, about $58, or €50 in EUR for a simple studio to more than €600 per month locally, about $696, or €600 in EUR for a premium building with lift, services, heating or major coastal maintenance exposure.
What utilities should I budget monthly in Biarritz right now?
For a typical 50 to 70 m² apartment in Biarritz in 2026, monthly utilities usually cost about €120 to €230 locally, about $139 to $267, or €120 to €230 in EUR.
A small studio used part-time may cost about €70 to €120 per month locally, about $81 to $139, or €70 to €120 in EUR, while a poorly insulated electrically heated apartment can exceed €250 per month locally, about $290, or €250 in EUR during colder months.
This typical Biarritz utility budget includes electricity, possible gas, water, internet and basic day-to-day services not already included in the copropriété charges.
Electricity is usually the utility that can become the most expensive for Biarritz apartment owners, especially when the apartment has electric heating, weak insulation or regular short-stay use.
How much is property tax on apartments in Biarritz?
For an apartment in Biarritz, a realistic annual taxe foncière budget is about €900 to €1,800 locally, about $1,044 to $2,088, or €900 to €1,800 in EUR for many standard apartments.
Property tax in Biarritz is calculated from the cadastral rental value of the property, then local tax rates are applied, so the bill does not move in a simple straight line with the purchase price.
The realistic annual range is about €500 to €900 locally, about $580 to $1,044, or €500 to €900 in EUR for many small studios and about €1,500 to €2,800 locally, about $1,740 to $3,248, or €1,500 to €2,800 in EUR for larger or better-located apartments.
What's the yearly building maintenance cost in Biarritz?
For a normal apartment owner in Biarritz, yearly building maintenance and reserve costs often come to about €1,000 to €3,000 locally, about $1,160 to $3,480, or €1,000 to €3,000 in EUR beyond ordinary monthly charges.
The realistic maintenance range is about €500 to €1,500 per year locally, about $580 to $1,740, or €500 to €1,500 in EUR for light inside-apartment upkeep, but older coastal buildings can need €3,000 to €8,000 per year locally, about $3,480 to $9,280, or €3,000 to €8,000 in EUR if major works are likely.
Typical maintenance costs in Biarritz include roof work, façade work, balcony repairs, lift upkeep, common-area repairs, energy upgrades, repainting, plumbing issues and routine private-apartment repairs.
Some building maintenance is included in the copropriété charges, but major works are often voted separately, so buyers should not assume the monthly charge covers every future cost.
How much does home insurance cost in Biarritz?
For an apartment in Biarritz in 2026, typical home insurance costs about €150 to €280 per year locally, about $174 to $325, or €150 to €280 in EUR for many owner-occupiers.
The realistic range is about €120 to €180 per year locally, about $139 to $209, or €120 to €180 in EUR for a studio and about €230 to €450 or more locally, about $267 to $522 or more, or €230 to €450 or more in EUR for a larger apartment, stronger coverage or non-occupant-owner insurance.
Home insurance is not always mandatory in the same way for every owner, but apartment co-owners in France must at least carry civil liability insurance, and lenders or rental use often make broader cover practically necessary.
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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 |
|---|---|---|
| Meilleurs Agents Biarritz price index | It is a widely used French property valuation index. | We used it as a June 2026 live-market anchor for Biarritz apartment prices. We also used its city data to avoid relying only on listings. |
| SeLoger Biarritz sale prices | It is a major French listing platform with local asking-price data. | We used it to cross-check apartment price levels in Biarritz. We also used its neighborhood and street signals for micro-location ranges. |
| DVF property transactions on data.gouv.fr | It is France’s official transaction database from public records. | We used DVF as the completed-sales base for Biarritz. We treated it as backward-looking because transaction data updates after sales happen. |
| Immo-DVF Biarritz summary | It republishes official DVF data in a readable local format. | We used it to read Biarritz apartment averages and medians more clearly. We then compared those values with live market indexes. |
| Immobilier.notaires.fr Biarritz | It is the official real estate portal of French notaries. | We used it to validate the role of notarial transaction data. We also used it to support the purchase-cost logic. |
| Service-Public notary-fee simulator | It is the official French public-service portal. | We used it to estimate acquisition costs for old and new apartments. We separated statutory costs from agency and mortgage costs. |
| Notaires de France acquisition-cost calculator | It is the official notarial calculator for purchase costs. | We used it to check typical French acquisition-cost levels. We used the results to shape the closing-cost sections. |
| INSEE Biarritz commune file | INSEE is France’s national statistics institute. | We used it to understand Biarritz housing stock and second-home pressure. We used this to explain why supply feels tight. |
| Observatoire des loyers Biarritz | It is the public reference network for observed private rents. | We used it to cross-check long-term rent levels in Biarritz. We did not use asking rents alone because they can overstate real rents. |
| Figaro Immobilier Biarritz | It gives current price and rent estimates by local area. | We used it to cross-check neighborhood price differences in Biarritz. We also used its rent data as a live-market comparison. |
| Orpi Biarritz price page | Orpi is a large French real estate agency network. | We used it as a private-market cross-check for 2026 apartment prices. We treated it as a market signal, not as the only source. |
| Biarritz tourist-rental rules | It is the city’s own page for tourist-rental regulation. | We used it to flag the risk of relying on short-term rental income. We treated Biarritz as a regulated rental market. |
| Service-Public secondary-residence tax guidance | It is the official French explanation of housing tax rules. | We used it to explain second-home tax risk for foreign buyers. We separated this from taxe foncière paid by owners. |
| French local-tax data tools | It explains official local-tax data published by public authorities. | We used it to support the property-tax methodology. We still recommend checking the seller’s actual tax notice. |
| Selectra France electricity tariff guide | It tracks French energy tariffs in an accessible format. | We used it to estimate electricity costs for Biarritz apartments. We adjusted the range by size, heating and insulation. |
| LeComparateurAssurance home-insurance prices | It publishes current French home-insurance price benchmarks. | We used it to estimate apartment insurance by size. We adjusted the result for owner profile and coastal conditions. |
| European Central Bank EUR/USD reference rate | It is the official euro reference-rate publisher. | We used it to convert euro values into approximate US dollars. We rounded dollars to keep the article easy to read. |
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