As of June 2026, houses in Biarritz are among the most expensive residential properties on the French Atlantic coast, and a normal livable house in Biarritz usually costs about €850,000 to €1.6 million, or about $980,000 to $1.85 million.
Get all the data you need about the real estate market in Biarritz
This blog post is constantly updated, so the Biarritz house prices below are based on the freshest 2026 data we could check.
We focus only on houses in Biarritz, not apartments, because the house market in Biarritz is smaller, rarer and more expensive.
We use simple ranges because a house near the beach in Biarritz is not priced like a house near La Négresse or Parme.
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.
How much do houses cost in Biarritz as of 2026?
What's the median and average house price in Biarritz as of 2026?
As of 2026, the estimated median house price in Biarritz is about €1.05 million, or about $1.21 million, and the estimated average house price in Biarritz is about €1.25 million, or about $1.45 million.
For most house buyers in Biarritz in 2026, the realistic range covering roughly 80% of normal house sales is about €700,000 to €2.2 million, or about $810,000 to $2.55 million.
The average house price in Biarritz is higher than the median because a few large villas near the ocean, the Golf, Saint-Charles or Beaurivage pull the average upward.
At the median price in Biarritz in 2026, a buyer can usually expect a livable 100 to 120 m² house, often inland, with modest outside space and limited sea-side glamour.
What's the cheapest livable house budget in Biarritz as of 2026?
As of 2026, the cheapest realistic livable house budget in Biarritz is about €650,000 to €750,000, or about $750,000 to $870,000.
At this entry price in Biarritz, livable usually means the house can be used now, but it may be small, semi-detached, inland, short on parking, short on garden space or in need of light upgrades.
The cheapest livable houses in Biarritz are usually found around Parme-La Négresse, Iraty, Petricot-Reptou, Saint-Martin-Cité des Fleurs and the less central parts of Aguilera.
How much do 2 and 3-bedroom houses cost in Biarritz as of 2026?
As of 2026, a 2-bedroom house in Biarritz typically costs about €650,000 to €950,000, or about $750,000 to $1.10 million, while a 3-bedroom house typically costs about €850,000 to €1.35 million, or about $980,000 to $1.56 million.
For a 2-bedroom house in Biarritz in 2026, the realistic range is usually €650,000 to €950,000, or about $750,000 to $1.10 million, especially for 75 to 95 m² houses inland or away from the prime beach streets.
For a 3-bedroom house in Biarritz in 2026, the realistic range is usually €850,000 to €1.35 million, or about $980,000 to $1.56 million, especially for 100 to 135 m² family houses with some outdoor space.
Moving from a 2-bedroom house to a 3-bedroom house in Biarritz usually adds about €200,000 to €400,000, or about $230,000 to $460,000, because the third bedroom often means a real family layout.
How much do 4-bedroom houses cost in Biarritz as of 2026?
As of 2026, a 4-bedroom house in Biarritz typically costs about €1.1 million to €1.8 million, or about $1.27 million to $2.08 million.
A 5-bedroom house in Biarritz in 2026 usually costs about €1.4 million to €2.6 million, or about $1.62 million to $3.01 million, with the lower end more likely inland.
A 6-bedroom house in Biarritz in 2026 usually costs about €1.9 million to €3.8 million, or about $2.20 million to $4.40 million, and prime renovated villas can cost much more.
Please note that we give much more detailed data in our pack about the property market in Biarritz.
How much do new-build houses cost in Biarritz as of 2026?
As of 2026, a new-build house in Biarritz usually costs about €1.5 million to €1.9 million, or about $1.73 million to $2.20 million, for a modern 140 m² house when one is available.
New-build houses in Biarritz usually carry a 10% to 25% premium over older resale houses because new detached houses are rare, land is tight and buyers pay extra for energy performance and low maintenance.
How much do houses with land cost in Biarritz as of 2026?
As of 2026, a house with usable land in Biarritz usually costs about €1.2 million to €2.2 million, or about $1.39 million to $2.54 million.
In Biarritz, a house with land usually means at least 400 to 800 m² of plot, because a small patio or narrow city garden is not the same market.
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Where are houses cheapest and most expensive in Biarritz as of 2026?
Which neighborhoods have the lowest house prices in Biarritz as of 2026?
As of 2026, the lowest house prices in Biarritz are usually in Parme-La Négresse, Parc d’Hiver-Marion-Mouriscot, Saint-Martin-Cité des Fleurs, Petricot-Reptou and La Rochefoucauld-Aguilera.
In these cheaper Biarritz neighborhoods, a livable house usually costs about €700,000 to €1.45 million, or about $810,000 to $1.68 million.
These areas are cheaper because they are less tied to the postcard Biarritz lifestyle, with more road access, station access, inland streets and practical daily-life locations than direct beach prestige.
Which neighborhoods have the highest house prices in Biarritz as of 2026?
As of 2026, the three highest-price house areas in Biarritz are Front de Mer, Saint-Charles-Golf and Beaurivage / Côte des Basques, with Labordotte-La Colline also very expensive.
In these premium Biarritz neighborhoods, a serious house usually costs about €1.5 million to €5 million+, or about $1.73 million to $5.78 million+.
These neighborhoods command the highest house prices because they combine walkability, ocean access, calm residential streets, parking scarcity and the kind of address that wealthy buyers cannot easily copy elsewhere.
The typical buyer in these premium Biarritz neighborhoods is often a French or foreign cash-rich family, second-home buyer or semi-retired buyer who wants lifestyle first and accepts a low rental yield.
How much do houses cost near the city center in Biarritz as of 2026?
As of 2026, a house near central Biarritz, especially around Halles, Mairie-Marne, Grande Plage and the city core, usually costs about €1.2 million to €2.5 million, or about $1.39 million to $2.89 million.
Near major transit hubs in Biarritz, especially Biarritz station and La Négresse, houses usually cost about €700,000 to €1.3 million, or about $810,000 to $1.50 million.
Near well-known schools such as Lycée André Malraux, Collège Jean Rostand, Saint Louis de Gonzague and the Saint-Charles area, a family house usually costs about €1.1 million to €2.2 million, or about $1.27 million to $2.54 million.
In expat-popular areas of Biarritz, such as Saint-Charles, Beaurivage, Halles, Parc d’Hiver, Milady and Côte des Basques, a serious house usually costs about €1.3 million to €2.5 million, or about $1.50 million to $2.89 million.
How much do houses cost in the suburbs in Biarritz as of 2026?
As of 2026, suburban-style houses inside Biarritz, especially around La Négresse, Parme, Iraty, Aguilera and Mouriscot, usually cost about €700,000 to €1.4 million, or about $810,000 to $1.62 million.
Compared with central Biarritz houses, these suburban-style houses are often 25% to 45% cheaper, which can mean a saving of about €400,000 to €900,000, or about $460,000 to $1.04 million.
The most popular nearby alternatives for house buyers who can leave Biarritz municipality are Anglet, Bayonne, Arcangues, Bassussarry and Bidart, because the same budget can buy more space or more land.
What areas in Biarritz are improving and still affordable as of 2026?
As of 2026, the most interesting improving yet still more affordable areas in Biarritz are Parme-La Négresse, Iraty / La Négresse, Aguilera, Petricot-Reptou and parts of Saint-Martin.
In these improving Biarritz areas, a realistic house budget is about €800,000 to €1.2 million, or about $930,000 to $1.39 million.
The clearest sign of improvement is not hype, but better practical value around the station, Docks commercial area, Aguilera planning zone and streets that still connect well to central Biarritz.
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What extra costs should I budget for a house in Biarritz right now?
What are typical buyer closing costs for houses in Biarritz right now?
For an existing house in Biarritz in 2026, buyers should usually budget 7.5% to 8.5% of the purchase price for closing costs.
On a €1 million house in Biarritz, or about $1.16 million, this usually means about €75,000 to €85,000 in closing costs, or about $87,000 to $98,000, mostly for transfer taxes, notary fees and administrative costs.
The largest closing cost category for a house buyer in Biarritz is usually transfer tax, because most of the so-called notary fees go to public taxes rather than to the notary personally.
We cover all these costs and what are the strategies to minimize them in our property pack about Biarritz.
How much are property taxes on houses in Biarritz right now?
For a typical house in Biarritz in 2026, annual taxe foncière is usually about €1,500 to €3,500, or about $1,700 to $4,000, while larger or prime houses can be higher.
Property tax in Biarritz is calculated from the cadastral rental value of the house, then local tax rates are applied, so a cheaper-looking old house can still have a surprisingly high bill.
How much is home insurance for a house in Biarritz right now?
For a house in Biarritz in 2026, home insurance usually costs about €350 to €900 per year, or about $400 to $1,040, while large villas can cost €1,000 to €2,000+ per year, or about $1,160 to $2,310+.
The main factors that affect home insurance in Biarritz are the rebuild value, storm exposure, sea air, water damage risk, theft cover, pool, second-home use and the value of contents inside the house.
What are typical utility costs for a house in Biarritz right now?
For a normal 120 to 160 m² house in Biarritz in 2026, total utilities usually cost about €250 to €450 per month, or about $290 to $520 per month.
A simple monthly budget is about €120 to €250 for electricity and heating, €40 to €70 for water, €30 to €50 for internet, and €60 to €100 for garden, waste-related or basic maintenance costs, or about $140 to $290, $45 to $80, $35 to $60 and $70 to $115.
What are common hidden costs when buying a house in Biarritz right now?
House buyers in Biarritz in 2026 should usually keep an extra €10,000 to €40,000, or about $12,000 to $46,000, for hidden early costs after purchase.
Extra inspection or technical review fees in Biarritz usually cost about €500 to €1,500, or about $580 to $1,700, especially for older villas or houses with damp, roof or structure concerns.
Beyond inspections, common hidden costs in Biarritz include roof work, façade repairs, salt-air damage, drainage, termites, asbestos, old electrical systems, DPE energy upgrades, garden walls and parking constraints.
The hidden cost that surprises first-time house buyers in Biarritz most is often the cost of making an older coastal house dry, energy-efficient and easy to maintain through wet Atlantic winters.
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What do locals and expats say about the market in Biarritz as of 2026?
Do people think houses are overpriced in Biarritz as of 2026?
As of 2026, many locals and expats think houses in Biarritz are expensive, but wealthy lifestyle buyers often see the prices as high rather than irrational.
In Biarritz in 2026, houses can take about 86 to 132 days to sell for normal 3 to 6-room houses, while very large houses can take longer if the asking price is too ambitious.
The main reason people call Biarritz house prices too high is that normal family houses often cost more than €1 million in a city with many second homes and limited detached-house supply.
Compared with one or two years ago, sentiment in Biarritz is more selective in 2026, because buyers still pay for the best houses but negotiate harder on renovation-heavy or overpriced villas.
Are prices still rising or cooling in Biarritz as of 2026?
As of 2026, house prices in Biarritz look broadly stable to slightly rising, with prime houses holding firm and weaker houses becoming more negotiable.
The estimated year-over-year change for Biarritz houses in 2026 is roughly 0% to +3%, although individual houses can perform very differently depending on location, condition and outdoor space.
Over the next 6 to 12 months, the most likely outcome for Biarritz house prices is a selective market where rare walkable houses stay expensive, while overpriced renovation projects need discounts.
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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 this source matters | How we used it |
|---|---|---|
| Immobilier.notaires.fr | It is the official public property-price portal of French notaries. | We used it as an institutional benchmark for Biarritz transaction prices. We cross-checked its direction with DVF and private indexes. |
| DVF / DGFiP via immo-dvf.fr | It republishes French tax-office transaction data from DVF. | We used completed house-sale evidence to anchor resale house estimates. We treated it as the strongest base for historic sale prices. |
| Meilleurs Agents | It is a large French residential valuation index. | We used its June 2026 house €/m² estimate. We used it to update older completed-sale evidence to current market conditions. |
| SeLoger | It is a major French property portal with local price data. | We used its June 2026 house €/m² estimate. We used it as a second private-sector check against Meilleurs Agents. |
| Le Figaro Immobilier | It gives neighborhood prices, rents and selling-time data. | We used its Biarritz neighborhood table and house selling-time data. We used it for local texture, not as the only price source. |
| INSEE commune file | INSEE is France’s official statistics agency. | We used it for Biarritz housing and demographic context. We used it to explain second homes and the small house market. |
| Biarritz PLU | It is the city’s official planning source. | We used it to understand zoning, land scarcity and the Aguilera planning area. We used it to explain why large houses with land are rare. |
| Service-Public / ANIL notary-fee simulator | It is the French government purchase-cost calculator. | We used it for buyer acquisition-cost methodology. We translated the result into simple budget percentages for old houses in Biarritz. |
| Notaires de France acquisition costs | It explains French purchase costs from the national notarial body. | We used it to separate taxes, notary fees and disbursements. We used it to keep closing-cost estimates realistic for foreign buyers. |
| impots.gouv.fr fiscal local data | It is the official French tax source for local rates. | We used it for property-tax and second-home-tax methodology. We gave annual ranges because the cadastral base varies by house. |
| Eaufrance / SISPEA | It is the national observatory for water and wastewater prices. | We used it for water-cost methodology in Biarritz. We converted typical m³ prices into a household annual utility budget. |
| Txik Txak / Pays Basque mobility | It is the official Basque Country public transport network. | We used it to identify transport-linked demand around the station and bus network. We used it to price near-transit locations realistically. |
For USD conversions in this article, we used a simple June 2026 working rate of about €1 = $1.16, based on the European Central Bank reference range around mid-June 2026.
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