Get all the data you need about the real estate market in Biarritz
This article is regularly updated to reflect the latest market conditions, so what you read here is always current.
House prices in Biarritz in 2026 vary enormously depending on the neighborhood, ranging from around 5,800 euros per square meter in the most affordable districts to over 11,500 euros per square meter along the seafront.
Whether you are looking for a budget-friendly entry point or a luxury property with ocean views, this guide breaks down the Biarritz house market clearly and honestly.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Biarritz.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Biarritz neighborhood for houses | Front de Mer / Centre (around 11,500 euros per m²) |
| Most affordable Biarritz neighborhood for houses | Pétricot / Ranquine (around 5,800 euros per m²) |
| Average price per square meter across all Biarritz neighborhoods | Around 8,100 euros per m² |
| Median house price across Biarritz | Around 1,050,000 euros |
| Lowest realistic starting budget to buy a house in Biarritz | Around 480,000 euros (Pétricot / Ranquine) |
| Most expensive house type in Biarritz by bedroom count | Four-bedroom houses (up to 2,600,000 euros in Front de Mer) |
| Most affordable house type in Biarritz by bedroom count | Two-bedroom houses (from 480,000 euros in Pétricot / Ranquine) |
| Average price for a two-bedroom house in Biarritz | Around 770,000 euros |
| Average price for a three-bedroom house in Biarritz | Around 1,140,000 euros |
| Average price for a four-bedroom house in Biarritz | Around 1,690,000 euros |
| Price gap between the most and least expensive Biarritz neighborhood | Around 5,700 euros per m² (roughly double from cheapest to most expensive) |
| Price dispersion across Biarritz neighborhoods | High: coastal areas cost nearly twice as much as inland districts |
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Biarritz neighborhoods in 2026 ranked by house purchase price
This table ranks the main neighborhoods in Biarritz by house purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Biarritz.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Front de Mer / Centre | 11,500 euros/m² | 1,850,000 euros | 1,200,000 euros | 1,200,000 euros | 1,800,000 euros | 2,600,000 euros | International luxury buyers | Prime oceanfront location, a truly walkable lifestyle, iconic Biarritz prestige, and very strong long-term value retention | Houses here are extremely scarce, entry prices are very high, and noise from tourism can be significant in peak season | Luxury |
| 2 | Beaurivage | 10,200 euros/m² | 1,600,000 euros | 1,050,000 euros | 1,050,000 euros | 1,550,000 euros | 2,200,000 euros | Second-home buyers | Close to Biarritz beaches and surf spots, a lively atmosphere year-round, strong rental appeal, and an authentic local feel | Limited parking options, high demand keeps prices persistently elevated, and some older homes require renovation | Luxury |
| 3 | Saint-Charles | 9,800 euros/m² | 1,450,000 euros | 950,000 euros | 950,000 euros | 1,450,000 euros | 2,100,000 euros | Affluent families | A quiet, upscale village atmosphere, excellent local shops, and a walkable lifestyle without heavy tourist pressure | Very limited supply of houses, high competition among buyers, and premium pricing despite the quieter setting | Premium |
| 4 | Milady / Ilbarritz | 9,200 euros/m² | 1,350,000 euros | 900,000 euros | 900,000 euros | 1,350,000 euros | 1,950,000 euros | Coastal lifestyle buyers | Near Biarritz beaches and golf courses, more space per euro, modern houses, and a less dense environment than central areas | Slightly removed from the city center, a car is often necessary for daily life, and activity fluctuates with the seasons | Premium |
| 5 | Parc d'Hiver | 8,800 euros/m² | 1,300,000 euros | 850,000 euros | 850,000 euros | 1,300,000 euros | 1,900,000 euros | Upscale owner-occupiers | Large plots, quiet residential streets, beautiful historic villas, and a strong family appeal in central Biarritz | Further from the beaches, maintenance costs on older homes can be high, and entry-level options are very limited | Premium |
| 6 | La Négresse | 7,200 euros/m² | 950,000 euros | 650,000 euros | 650,000 euros | 950,000 euros | 1,400,000 euros | Local family buyers | Good transport connections, larger houses than coastal areas, more affordable pricing, and a practical day-to-day environment | Less charm than central Biarritz, proximity to roads and infrastructure creates some noise, and lower prestige overall | Mid-Market |
| 7 | Aguiléra | 7,000 euros/m² | 900,000 euros | 620,000 euros | 620,000 euros | 900,000 euros | 1,350,000 euros | Family upgraders | Sports facilities and good schools nearby, balanced pricing for Biarritz, and a calm residential atmosphere | Limited coastal proximity, fewer lifestyle amenities, and lower long-term prestige compared to the premium areas | Mid-Market |
| 8 | Saint-Martin | 6,800 euros/m² | 850,000 euros | 600,000 euros | 600,000 euros | 850,000 euros | 1,300,000 euros | Local households | Central access within Biarritz, relatively affordable pricing, and good convenience for daily services | Mixed urban quality, some traffic issues, and fewer high-end houses compared to premium neighborhoods | Mid-Market |
| 9 | Braou | 6,500 euros/m² | 800,000 euros | 580,000 euros | 580,000 euros | 800,000 euros | 1,200,000 euros | Value-seeking buyers | Quiet suburban feel, better value per square meter than central Biarritz, and more space for budget-conscious buyers | Less central, limited local amenities, and weaker resale appeal compared to more established Biarritz neighborhoods | Affordable |
| 10 | Kléber / Lahouze | 6,300 euros/m² | 780,000 euros | 550,000 euros | 550,000 euros | 780,000 euros | 1,150,000 euros | First-time buyers | Entry-level access to Biarritz house ownership, relatively central location, and acceptable pricing for the city | Limited character, smaller plots on average, and less prestige than the more established Biarritz districts | Affordable |
| 11 | Marion / Larochefoucauld | 6,100 euros/m² | 750,000 euros | 520,000 euros | 520,000 euros | 750,000 euros | 1,100,000 euros | Budget-conscious locals | Lower entry prices for Biarritz, practical everyday living, and accessible for first-time house buyers in the city | Further from the beaches, lower desirability, and a more functional than lifestyle-oriented neighborhood | Budget |
| 12 | Pétricot / Ranquine | 5,800 euros/m² | 700,000 euros | 480,000 euros | 480,000 euros | 700,000 euros | 1,050,000 euros | Entry-level buyers | The most affordable Biarritz houses available, a quieter environment, and more space per euro than anywhere else in the city | Limited prestige, some distance from Biarritz's core attractions, and weaker long-term appreciation compared to central areas | Budget |
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Key insights about house purchase prices in Biarritz
Insights
- Ocean proximity is by far the strongest price driver in Biarritz: coastal neighborhoods cost roughly 5,000 to 6,000 euros per square meter more than inland districts, which is an enormous gap for a city of this size.
- Even the cheapest Biarritz neighborhood for houses, Pétricot / Ranquine, starts at around 5,800 euros per square meter. That is higher than the average for most French cities, which shows how expensive Biarritz is as a baseline.
- Buying a house in central Biarritz below 1 million euros in 2026 is essentially unrealistic. The Front de Mer / Centre area starts at 1.2 million euros, and even the mid-market areas rarely fall below 600,000 euros.
- The price gap between a two-bedroom and a four-bedroom house in the luxury zone (Front de Mer) exceeds 1.4 million euros. In the budget zone (Pétricot / Ranquine), the same gap is around 570,000 euros. Bedroom count matters much more in premium areas.
- La Négresse offers the best balance between house size and price in Biarritz. At around 7,200 euros per square meter, it gives buyers more space than coastal neighborhoods while remaining within the city limits.
- The Biarritz house market has very limited supply in central and coastal districts, which is a key reason why prices have remained high and resilient. Scarcity is structural, not cyclical.
- Premium Biarritz neighborhoods (Saint-Charles, Milady / Ilbarritz, Parc d'Hiver) cluster tightly between 8,800 and 9,800 euros per square meter. The price difference between these three areas is relatively small given their different characters and locations.
- International buyers concentrate heavily in the two most expensive Biarritz neighborhoods (Front de Mer and Beaurivage), which partly explains why prices there are less sensitive to French domestic market fluctuations.
- Mid-market Biarritz neighborhoods like Aguiléra and Saint-Martin offer a 25 to 35 percent discount compared to coastal zones. For buyers who do not need beach access daily, that discount is significant.
- The budget districts of Biarritz (Marion / Larochefoucauld and Pétricot / Ranquine) are affordable relative to Biarritz itself, but they would still be considered expensive compared to the national French average, which underlines how premium this city is overall.
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About our methodology
Understanding how we arrived at these Biarritz house price estimates is important, especially if you are making a significant financial decision based on this data.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Biarritz.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Biarritz neighborhood, we aggregated the freshest house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in Biarritz.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard house purchase in Biarritz.
For each house category, we estimated an average purchase price based on local market conventions. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across Biarritz neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels in Biarritz.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Biarritz, we rely on verifiable sources and a transparent methodology.
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 is authoritative | How we used it |
|---|---|---|
| Notaires de France | This is the official notary data platform for real estate transactions across France, making it the most legally grounded source available. | We used it to benchmark median house prices and transaction volumes in Biarritz. We cross-checked price ranges across the Nouvelle-Aquitaine region to validate our neighborhood estimates. |
| Meilleurs Agents | This is France's leading property price index and is widely cited by both the press and real estate professionals for its transparent methodology. | We used it for neighborhood-level price per square meter estimates specific to Biarritz. We triangulated price gradients across the different Biarritz districts to identify where the clearest price boundaries fall. |
| SeLoger | SeLoger is one of France's largest real estate listing platforms, offering a very broad and current database of active house listings. | We used it to estimate starting budgets and gauge house availability in each Biarritz neighborhood. We also analyzed listing distributions by bedroom count to inform our average price estimates. |
| FNAIM | FNAIM is the largest real estate federation in France and publishes regular price trend reports covering the national and regional market. | We used it to confirm broader price trends in Biarritz for 2025 and 2026. We validated the overall market stability and the degree of price dispersion observed across neighborhoods. |
| Barnes International Realty | Barnes is a high-end real estate brokerage specializing in luxury coastal and urban markets in France and internationally. | We used it for luxury neighborhood pricing benchmarks in Biarritz, particularly for Front de Mer and Beaurivage. We confirmed top-end house values and validated the international buyer demand in those areas. |
| Knight Frank France | Knight Frank is a global real estate consultancy that publishes detailed research reports on luxury coastal markets in France. | We used it to contextualize Biarritz within the broader luxury coastal market in France. We validated the sustained demand from international buyers and its effect on price levels in the premium areas. |
| PAP (Particulier à Particulier) | PAP is a major direct-sale platform in France where private owners list properties without going through an agency, offering a more transparent view of real asking prices. | We used it to cross-check real asking prices for houses across Biarritz neighborhoods. We validated the entry-level budgets we estimated, particularly for the more affordable districts. |
| Ouest-France Immobilier | This regional property platform has strong local coverage across the Basque Country and Biarritz specifically. | We used it for local pricing nuances that national platforms sometimes miss. We validated the distinction between mid-market and affordable zones within Biarritz. |
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