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
Biarritz remains one of France's most desirable coastal property markets, where high prices meet stubborn owners who rarely rush to sell.
In this article, we break down the current housing prices in Biarritz, explain what is driving them, and share our forecasts for 2026 and beyond.
We constantly update this blog post to give you the freshest data possible.
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, around 41% of housing units are secondary homes, which keeps a strong "lifestyle bid" in the market even when primary residence demand softens.
- Property prices in Biarritz dropped about 2% to 3% over the past year, underperforming the national French market which turned slightly positive in 2025.
- Houses in Biarritz sell at roughly 9,600 euros per square meter, while apartments average around 7,500 euros per square meter, creating a 28% price gap between the two types.
- Smaller apartments in Biarritz are currently outperforming larger villas because mortgage constraints push buyers toward more affordable entry points.
- The Tram'bus network expansion around Bayonne, Anglet, and Biarritz is expected to boost property values in well-connected neighborhoods like Parme and La Negresse over the next five years.
- France's strict credit rules cap debt-to-income ratios at 35% and loan terms at 25 years, which directly limits how much buyers can afford in expensive markets like Biarritz.
- Neighborhoods like Parc d'Hiver and Marion-Mouriscot show the strongest catch-up potential because they sit 20% to 30% below seafront prices while offering good connectivity.
- New tourist rental regulations in Biarritz, including mandatory change-of-use permits, are reducing investor appetite for small apartments previously used for short-term rentals.
What are the current property price trends in Biarritz as of 2026?
What is the average house price in Biarritz as of 2026?
As of early 2026, the typical property sale in Biarritz lands around 570,000 euros (approximately 590,000 USD), though this blended figure reflects a market that is heavily weighted toward apartments rather than houses.
The average price per square meter for properties in Biarritz sits at roughly 8,000 euros (around 8,300 USD), with apartments averaging about 7,550 euros per square meter and houses reaching closer to 9,600 euros per square meter.
For context, about 80% of property purchases in Biarritz fall within a range of 280,000 to 950,000 euros (roughly 290,000 to 985,000 USD), which reflects the gap between smaller apartments in residential neighborhoods and larger houses or villas near the seafront.
How much have property prices increased in Biarritz over the past 12 months?
Property prices in Biarritz declined by approximately 2% to 3% over the past 12 months, marking a mild correction after years of strong growth.
This decline was fairly consistent across property types, though larger houses and villas saw slightly sharper drops of around 3% to 4%, while smaller apartments held up better with declines closer to 1% to 2%.
The single most significant factor behind this price softness in Biarritz was the squeeze on mortgage affordability, as interest rates around 3% combined with strict French lending rules made it harder for buyers to qualify at these premium price levels.
Which neighborhoods have the fastest rising property prices in Biarritz as of 2026?
As of early 2026, the neighborhoods showing the strongest price momentum in Biarritz are Parme-La Negresse, La Rochefoucauld-Aguilera, and Saint-Martin-Cite des Fleurs, all of which benefit from being more affordable entry points compared to the seafront.
These three neighborhoods are seeing annual price growth of roughly 1% to 3%, which stands out in a market where many areas are flat or slightly negative.
The main demand driver is straightforward: when mortgage constraints bite, buyers trade down from premium zones to neighborhoods that offer better value while still providing good access to the city center and beaches.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Biarritz.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Biarritz as of 2026?
As of early 2026, smaller apartments (studios and two-room units) are appreciating fastest in Biarritz, followed by well-located three-room apartments, then townhouses, with large villas and houses trailing behind.
The top-performing segment, small apartments, is showing flat to slightly positive movement of around 0% to 2%, which counts as outperformance in a market where overall prices are down.
The main reason smaller apartments are leading is simple math: with mortgage rates around 3% and strict debt-to-income limits, the buyer pool is deepest for properties with lower total price tags, making these units more liquid and price-resilient.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Biarritz?
- How much should you pay for a house in Biarritz?
- How much should you pay for an apartment in Biarritz?
- How much should you pay for a studio in Biarritz?
What is driving property prices up or down in Biarritz as of 2026?
As of early 2026, the three main factors shaping property prices in Biarritz are mortgage affordability constraints, limited housing supply due to coastal geography, and tightening regulations on short-term tourist rentals.
The strongest upward pressure on Biarritz property prices comes from structural scarcity: the city is essentially built out, with the ocean on one side and established neighborhoods filling the rest, which means new supply simply cannot keep pace with demand from lifestyle buyers and second-home seekers.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Biarritz here.
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What is the property price forecast for Biarritz in 2026?
How much are property prices expected to increase in Biarritz in 2026?
As of early 2026, property prices in Biarritz are expected to grow by roughly 1% to 4% over the full year, reflecting a market that is stabilizing rather than booming.
Forecasts from different analysts range from flat (0%) in more conservative scenarios to around 5% in optimistic ones, with most estimates clustering in the 2% to 3% range for the Biarritz market.
The main assumption behind most price increase forecasts is that mortgage rates will stay stable or edge slightly lower, which would gradually improve buyer purchasing power without triggering a rush of new demand.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Biarritz.
Which neighborhoods will see the highest price growth in Biarritz in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Biarritz are Parme-La Negresse, Parc d'Hiver-Marion-Mouriscot, Saint-Martin-Cite des Fleurs, and La Rochefoucauld-Aguilera.
These neighborhoods could see price growth of 2% to 5% in 2026, outpacing the city average, because they offer more accessible price points while still delivering strong "daily life" appeal for primary residents.
The primary catalyst is the combination of constrained buyer budgets (which push demand away from premium zones) and ongoing transport improvements in the Bayonne-Anglet-Biarritz area that make these neighborhoods more attractive.
One emerging neighborhood that could surprise with higher-than-expected growth is parts of Mouriscot, where prices remain among the lowest in Biarritz but connectivity is improving with the Tram'bus expansion.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Biarritz.
What property types will appreciate the most in Biarritz in 2026?
As of early 2026, studios and two-room apartments are expected to appreciate the most in Biarritz, driven by strong demand from budget-conscious buyers and investors seeking liquid assets.
This segment could see appreciation of 2% to 4% in 2026, outperforming the broader market average.
The main demand trend is affordability: with Biarritz's average prices so high, smaller units represent the only realistic entry point for many buyers, which keeps demand concentrated in this segment.
On the other hand, large villas and high-end houses are expected to underperform in Biarritz in 2026 because the buyer pool shrinks dramatically when monthly mortgage payments climb into the thousands of euros, and these properties are most sensitive to interest rate levels.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How will interest rates affect property prices in Biarritz in 2026?
As of early 2026, interest rates are exerting significant downward pressure on Biarritz property prices because even small rate changes have outsized effects when homes cost 500,000 euros or more on average.
The current average mortgage rate for new housing loans in France sits around 3.1%, and most forecasters expect rates to stay in the 2.8% to 3.3% range through 2026, offering modest relief but no dramatic improvement.
In a market like Biarritz, a 1% change in interest rates typically shifts buyer purchasing power by 8% to 10%, which can translate into price movements of 5% or more over time as buyers adjust what they can afford.
You can also read our latest update about mortgage and interest rates in France.
What are the biggest risks for property prices in Biarritz in 2026?
As of early 2026, the three biggest risks for property prices in Biarritz are a renewed rise in interest rates, further tightening of tourist rental regulations, and a broader economic slowdown that would reduce discretionary second-home purchases.
The risk with the highest probability of materializing is regulatory pressure on short-term rentals, as Biarritz already has strict rules and the national framework continues to tighten, which could push some investor-owned properties back onto the resale market and soften prices in certain segments.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Biarritz.
Is it a good time to buy a rental property in Biarritz in 2026?
As of early 2026, buying a rental property in Biarritz can be a good decision, but only if you plan for long-term traditional rentals rather than relying on short-term tourist income, given the regulatory environment.
The strongest argument in favor of buying now is that prices have softened 2% to 3% from their peak while long-term rental demand remains solid, meaning you can enter at a more reasonable price point than a year ago.
The strongest argument for waiting is that interest rates may decline further in late 2026 or 2027, which would improve your purchasing power and potentially let you negotiate better deals as some investor-owned properties come to market.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Biarritz.
You'll also find a dedicated document about this specific question in our pack about real estate in Biarritz.
Buying real estate in Biarritz can be risky
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Where will property prices be in 5 years in Biarritz?
What is the 5-year property price forecast for Biarritz as of 2026?
As of early 2026, property prices in Biarritz are expected to grow by a cumulative 10% to 25% over the next five years, with the wide range reflecting uncertainty about interest rates and economic conditions.
The optimistic scenario sees cumulative growth of 25% or more if rates fall and economic confidence returns, while the conservative scenario projects just 10% total growth if affordability constraints persist.
This translates to an average annual appreciation rate of roughly 2% to 5% per year over the 2026-2031 period in Biarritz.
The key assumption most forecasters rely on is that Biarritz's structural scarcity and lifestyle appeal will continue to support demand even through economic cycles, preventing any significant price crashes.
Which areas in Biarritz will have the best price growth over the next 5 years?
The areas expected to deliver the best price growth in Biarritz over the next five years are Parme-La Negresse, Aguilera, Saint-Martin-Cite des Fleurs, and parts of Marion-Mouriscot, all of which combine relative affordability with improving connectivity.
These neighborhoods could see cumulative growth of 15% to 30% over five years, outpacing the seafront areas which are already priced to perfection.
This aligns closely with our shorter-term 2026 forecast, but the five-year view adds more weight to infrastructure projects like Tram'bus that will take time to fully impact property values.
The currently undervalued area with the best potential for outperformance is Mouriscot, where prices sit among the lowest in Biarritz but proximity to nature and improving transport links could drive catch-up appreciation.
What property type will give the best return in Biarritz over 5 years as of 2026?
As of early 2026, two-room and three-room apartments in practical neighborhoods are expected to give the best total return over the next five years in Biarritz, combining price appreciation with solid rental income potential.
The projected five-year total return for this segment is roughly 25% to 40% when you add appreciation of 15% to 25% plus cumulative net rental yields of around 10% to 15%.
The main structural trend favoring smaller apartments is France's strict credit rules: with debt-to-income capped at 35% and loan terms at 25 years, the buyer pool remains deepest for properties with lower total prices, ensuring strong liquidity and resale demand.
For investors seeking the best balance of return and lower risk over five years in Biarritz, two-room apartments in established residential areas like Aguilera or Saint-Martin offer the most reliable combination of steady appreciation and rental demand.
How will new infrastructure projects affect property prices in Biarritz over 5 years?
The top three infrastructure projects expected to impact Biarritz property prices over the next five years are the Tram'bus network expansion, ongoing improvements to the TGV rail connections, and continued upgrades to the Biarritz-Anglet-Bayonne airport.
Properties near completed transport infrastructure in the Biarritz area typically command a price premium of 5% to 15% compared to similar properties with weaker connectivity.
The neighborhoods most likely to benefit from these infrastructure developments in Biarritz are Parme-La Negresse (which sits along key Tram'bus routes), Aguilera, and parts of Saint-Martin that gain better access to Bayonne and beyond.
How will population growth and other factors impact property values in Biarritz in 5 years?
Biarritz's population growth is modest at under 1% per year, but property values will be more influenced by who wants to live there than by raw population numbers, particularly the continued appeal to affluent retirees, remote workers, and second-home buyers.
The demographic shift with the strongest influence on Biarritz property demand is the aging of baby boomers seeking coastal retirement homes, combined with younger professionals who can now work remotely and choose lifestyle locations over major cities.
Migration patterns will support Biarritz property values, as domestic migration from Paris and other expensive cities continues, while international buyers from the UK, Spain, and elsewhere maintain steady interest in this stretch of the Basque coast.
Smaller, efficient apartments in well-connected neighborhoods will benefit most from these demographic trends in Biarritz, as they suit both downsizing retirees and remote workers seeking a coastal pied-a-terre.
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 is the 10 year property price outlook in Biarritz?
What is the 10-year property price prediction for Biarritz as of 2026?
As of early 2026, property prices in Biarritz are projected to grow by a cumulative 20% to 55% over the next ten years, reflecting the city's enduring appeal as a premium coastal destination.
The optimistic scenario sees growth of 55% or more if interest rates normalize lower and economic conditions stay favorable, while the conservative scenario projects around 20% if affordability constraints and periodic downturns limit gains.
This translates to an average annual appreciation rate of roughly 2% to 4.5% per year for Biarritz property over the 2026-2036 period.
The biggest uncertainty factor in making 10-year predictions for Biarritz is whether European interest rates will return to structurally lower levels or remain elevated, as this single variable could swing outcomes by 20 percentage points or more.
What long-term economic factors will shape property prices in Biarritz?
The top three long-term economic factors that will shape property prices in Biarritz over the next decade are the trajectory of European interest rates, the evolution of housing and rental regulations, and France's broader economic growth and employment picture.
The factor with the most positive long-term impact on Biarritz property values will be structural scarcity: as a fully developed coastal city with no room to expand, Biarritz will continue to benefit from supply constraints that support prices even through economic cycles.
The greatest structural risk to Biarritz property values is a potential tightening of regulations that restrict second-home ownership or further limit short-term rentals, which could reduce investor demand and soften prices in certain segments.
You'll also find a much more detailed analysis in our pack about real estate 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 |
|---|---|---|
| INSEE House Price Index | France's official statistics office and the reference series for existing home prices. | We used it to anchor national price direction. We compared Biarritz signals against this baseline to avoid local-only bias. |
| Notaires de France | Notaires compile notarized transaction data and co-produce key indicators with INSEE. | We used it to frame the national cycle and turning points. We cross-checked our Biarritz story against these national benchmarks. |
| DVF Dataset (DGFiP) | Official government dataset of notarized transactions from the French tax authority. | We used it as the hard-data backbone for local reality. We triangulated with portal estimates to build confident local price levels. |
| Service-Public DVF Explainer | Official French public service site explaining what DVF covers and its limitations. | We used it to interpret DVF correctly. We also kept our methodology transparent for non-professional readers. |
| SeLoger Biarritz | Major French property portal with a longstanding pricing model and neighborhood data. | We used it for current price-per-square-meter snapshots. We cross-checked these levels against DVF-based medians. |
| PAP Biarritz | Major platform that explicitly blends DVF official transactions with its own market data. | We used it to get DVF-tethered medians by property size and neighborhood. We used it as a key cross-check against SeLoger estimates. |
| INSEE Dossier Complet Biarritz | Official local socio-demographic profile from France's statistics office. | We used it to ground demand drivers like population and housing stock. We kept the narrative specific to Biarritz's structure. |
| Banque de France Credit Data | Central bank's official statistics on credit production and mortgage rates. | We used it to anchor where mortgage rates sit going into 2026. We translated rates into what buyers can actually afford in Biarritz. |
| Observatoire Credit Logement | Widely cited industry observatory with clear methodology on mortgage conditions. | We used it to cross-check mortgage rate levels and trends. We avoided relying on a single source for credit conditions. |
| HCSF Credit Rules Portal | Official page describing binding macroprudential rules for French mortgage underwriting. | We used it to explain why even good buyers can be constrained. We showed how this matters in high-price markets like Biarritz. |
| Legifrance HCSF Decision | Official legal publication platform of the French state. | We used it to cite exact legal thresholds for credit access. We treated it as our source of truth for credit constraints. |
| City of Biarritz Rental Rules | Municipality's official rules page for tourist rentals in Biarritz. | We used it to explain how regulation shifts investor demand. We showed its relevance in a second-home market like Biarritz. |
| Legifrance Loi Le Meur | Official publication of the law strengthening local tools against short-term rental pressure. | We used it to connect local enforcement to the national framework. We explained why some investor strategies became less attractive. |
| Service-Public Rental Changes 2025 | Official plain-French summary of new tourist rental rules for citizens. | We used it to keep our explanation simple and low cognitive load. We treated it as our reader-friendly companion to legal texts. |
| Communaute Pays Basque Tram'bus | Official local authority update on major mobility investment around Biarritz. | We used it to discuss how connectivity upgrades support demand. We treated infrastructure as a medium-term tailwind. |
| Banque de France Projections | Central bank's forward-looking view of France's macroeconomic path. | We used it to frame 2026-2028 scenarios for housing demand. We combined it with credit constraints to build our forecast ranges. |
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If you want to go deeper, you can read the following: