Authored by the expert who managed and guided the team behind the France Property Pack
.
Get all the data you need about the real estate market in Biarritz
We keep this blog post constantly updated so you can follow the current housing prices in Biarritz with fresh 2026 data.
We will look at past price growth, current property prices in Biarritz, and realistic forecasts for the next few years.
The goal is simple: help you understand whether buying a residential property in Biarritz in 2026 makes sense for you.
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.
What are the current property price trends in Biarritz as of 2026?
Biarritz property prices in 2026 are high, stable and still supported by a very simple local problem: many people want to buy in Biarritz, but there are not many good homes for sale.
The Biarritz real estate market is not in another post-Covid boom, but the best homes are still holding their value because sea views, walkability, gardens and parking are rare.
For a buyer, the most important point is that Biarritz in 2026 is a selective market, where a good property can still sell quickly, while an average flat with defects can stay on the market longer.
What is the average house price in Biarritz as of 2026?
As of 2026, the estimated average residential property price in Biarritz is about €600,000, which is about $645,000 in USD and still €600,000 in euros.
For price per square meter, the average residential property price in Biarritz in 2026 is about €7,900 per m², or about $8,500 per m², with apartments usually below houses.
In practical terms, roughly 80% of normal residential purchases in Biarritz in 2026 fall between €250,000 and €1.8 million, which is about $270,000 to $1.9 million.
How much have property prices increased in Biarritz over the past 12 months?
Biarritz residential property prices increased by about 1% to 2% over the past 12 months, so the market is slightly rising rather than booming.
This average hides a split market, with good houses and villas up about 2% to 4%, strong apartments up about 0% to 2%, and ordinary apartments close to flat.
The most important reason is that scarce Biarritz homes still attract buyers with money, while higher borrowing costs make average buyers more careful.
Which neighborhoods have the fastest rising property prices in Biarritz as of 2026?
As of 2026, the three Biarritz neighborhoods with the fastest rising property prices are Beaurivage, Côte des Basques and La Négresse near the station.
Beaurivage and Côte des Basques are likely growing by about 3% to 5% a year, while La Négresse is closer to 2% to 4% because it starts from lower prices.
The main demand driver is different in each area, because Beaurivage and Côte des Basques sell a beach lifestyle, while La Négresse sells better relative value and transport access.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Biarritz.
Get fresh and reliable information about the market in Biarritz
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Which property types are increasing faster in value in Biarritz as of 2026?
As of 2026, the estimated ranking by value appreciation in Biarritz is villas first, townhouses second, apartments third, and condos treated as standard apartments in copropriété.
The top-performing property type in Biarritz in 2026 is the villa or house with garden, with likely annual appreciation of about 2% to 4%.
This property type is outperforming because Biarritz has many apartments, but far fewer good houses with gardens, parking or quiet residential locations.
Finally, if you’re interested in a specific property type, you will find our latest analyses here:
- How much should you pay for a house in Biarritz?
- How much should you pay for an apartment in Biarritz?
What is driving property prices up or down in Biarritz as of 2026?
As of 2026, the three biggest drivers of property prices in Biarritz are limited housing supply, strong second-home demand and mortgage rates around the low 3% range.
The strongest upward pressure is limited supply, because Biarritz is small, coastal, already built up and hard to expand without changing the city.
At the same time, high mortgage rates and stricter rules for furnished tourist rentals make buyers more selective, especially for small apartments bought mainly for Airbnb income.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Biarritz here.
Don't buy the wrong property, in the wrong area of Biarritz
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the property price forecast for Biarritz in 2026?
For the rest of 2026, the Biarritz property price forecast is positive but moderate, because demand is strong but affordability is weaker than in 2021.
The most likely result is a two-speed market, with premium homes rising and average apartments staying almost flat.
How much are property prices expected to increase in Biarritz in 2026?
As of 2026, our central forecast is that residential property prices in Biarritz will increase by about 2% for the full year 2026.
A realistic forecast range for Biarritz property prices in 2026 is 0% to 4%, depending on the property type, location, energy rating and seller flexibility.
The main assumption behind this forecast is that mortgage conditions remain stable while Biarritz keeps its strong scarcity premium.
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 2026, the Biarritz neighborhoods expected to see the highest price growth are Beaurivage, Côte des Basques, Saint-Charles, Golf and La Négresse.
Projected 2026 price growth is about 3% to 5% in Beaurivage and Côte des Basques, 2% to 4% in Saint-Charles and Golf, and 2% to 4% in La Négresse.
The main catalyst is that buyers want either a rare lifestyle location near the ocean or a more affordable area with better daily transport.
La Négresse could surprise on the upside because the neighborhood is still cheaper than central Biarritz, while the station area remains useful for residents and commuters.
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 2026, villas and houses are expected to appreciate the most in Biarritz, followed by townhouses, premium apartments and then ordinary apartments.
The projected appreciation for villas and houses in Biarritz in 2026 is about 3%, with the best homes near gardens, parking or the sea doing better.
The main demand trend is the search for space and privacy, especially among buyers who already have strong savings or equity from a previous home.
Ordinary older apartments without lift, outdoor space, parking or a good energy rating are expected to underperform because buyers have more room to negotiate.
Make a profitable investment in Biarritz
Better information leads to better decisions. Save time and money. Download our data.
How will interest rates affect property prices in Biarritz in 2026?
As of 2026, interest rates are likely to cap Biarritz property price growth rather than cause a sharp fall, because many local buyers still have large deposits.
The current French housing loan rate is around 3.2% to 3.3% in early 2026, and mortgage rates look more stable than during the 2022 to 2024 shock.
A 1% rise in mortgage rates can reduce a buyer’s borrowing power by roughly 8% to 10%, which matters in Biarritz because the entry ticket is already high.
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 2026, the three biggest risks for Biarritz property prices are weaker mortgage affordability, stricter rental regulation and sellers asking unrealistic prices.
The risk most likely to happen is slower liquidity, because many sellers still remember peak prices while buyers now calculate every euro more carefully.
This means Biarritz prices may not fall much, but some homes may take longer to sell unless the price is realistic from the start.
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 2026, it can be a good time to buy a rental property in Biarritz, but only if the numbers work without depending on easy short-term rental income.
The strongest argument for buying now is that good Biarritz apartments remain scarce, liquid and attractive to tenants, seasonal workers and lifestyle buyers.
The strongest argument for waiting is that rental yields are modest, while furnished tourist rental rules make Airbnb-style returns much less automatic than before.
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.
Get to know the market before buying a property in Biarritz
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
Where will property prices be in 5 years in Biarritz?
The 5-year outlook for Biarritz property prices is still positive, but the growth path should be calmer than the very strong years before and after Covid.
What is the 5-year property price forecast for Biarritz as of 2026?
As of 2026, our central 5-year forecast is that residential property prices in Biarritz will rise by about 18% to 25% by 2031.
A conservative scenario is about 10% to 15% growth over 5 years, while an optimistic scenario is about 25% to 30% if rates fall and demand strengthens.
This means the projected average annual appreciation rate for Biarritz property is about 3% to 4% over the next 5 years.
The key assumption is that Biarritz remains a scarce coastal market where limited supply offsets weaker affordability.
Which areas in Biarritz will have the best price growth over the next 5 years?
The top three Biarritz areas expected to have the best price growth over the next 5 years are Beaurivage, Côte des Basques and La Négresse.
Projected 5-year cumulative growth is about 22% to 30% for Beaurivage and Côte des Basques, and about 20% to 28% for La Négresse.
This is close to the short-term forecast, but La Négresse becomes more interesting over 5 years because catch-up growth needs time.
The currently undervalued Biarritz area with the best outperformance potential is La Négresse, especially around practical locations near transport and daily services.
What property type will give the best return in Biarritz over 5 years as of 2026?
As of 2026, the property type expected to give the best total return in Biarritz over 5 years is a well-located apartment with outdoor space, good energy rating and low charges.
The projected 5-year total return for this type of Biarritz apartment is about 35% to 45% when combining price appreciation and rental income before tax.
The main structural trend is that buyers and tenants want practical homes they can use year-round, not only holiday flats with weak everyday comfort.
The best balance of return and lower risk is usually a one-bedroom or two-bedroom apartment in a walkable area such as Les Halles, Mairie, Saint-Charles or Beaurivage.
How will new infrastructure projects affect property prices in Biarritz over 5 years?
The three infrastructure themes most likely to affect Biarritz prices over 5 years are station-area improvements, better Txik Txak links and public-space upgrades.
In Biarritz, completed infrastructure improvements usually create a modest local premium of about 3% to 8%, not a dramatic metro-style uplift.
The neighborhoods most likely to benefit are La Négresse, Gare, Parme, Saint-Martin and parts of the city center where daily mobility becomes easier.
How will population growth and other factors impact property values in Biarritz in 5 years?
Biarritz is unlikely to see strong permanent population growth over the next 5 years, but property values can still rise because housing supply stays tight.
The demographic shift with the strongest influence is the arrival of older, wealthier and lifestyle-focused buyers who can pay more than many local households.
Domestic migration from larger French cities and some international demand should keep supporting Biarritz property values, especially for homes that work as primary or second homes.
The property types and areas most likely to benefit are quality apartments, townhouses and villas in Beaurivage, Saint-Charles, Parc d’Hiver, Mairie and La Négresse.
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?
The 10-year outlook for Biarritz property prices is positive, but it depends heavily on regulation, climate perception and mortgage cycles.
What is the 10-year property price prediction for Biarritz as of 2026?
As of 2026, our central 10-year forecast is that residential property prices in Biarritz will rise by about 35% to 50% by 2036.
A conservative 10-year scenario is about 20% to 30% growth, while an optimistic scenario is about 50% to 60% if rates ease and coastal demand stays strong.
This means the projected average annual appreciation rate for Biarritz property is about 3% to 4% over the next decade.
The biggest uncertainty is regulation, because tighter rules on second homes and tourist rentals could change investor demand without creating much new supply.
What long-term economic factors will shape property prices in Biarritz?
The three long-term economic factors that will shape Biarritz property prices are coastal scarcity, mortgage-rate cycles and local rules on second homes or tourist rentals.
The most positive factor is coastal scarcity, because Biarritz cannot easily create many new homes in the exact places buyers want most.
The greatest structural risk is political and regulatory pressure, because Biarritz must protect housing for residents while still attracting outside buyers.
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 we trust it | How we used it |
|---|---|---|
| Notaires de France | It is based on notarized French property transactions. | We used it to anchor Biarritz prices in actual sales. We treated it as the main reality check against listing indexes. |
| DVF by Etalab | It is the official French database of declared property sale values. | We used it to understand real transaction prices. We cross-checked house and apartment trends against private estimates. |
| Meilleurs Agents Biarritz | It gives current city-level price estimates by property type. | We used it to update the Biarritz market view to June 2026. We treated it as a modelled market estimate. |
| SeLoger Biarritz price index | It is one of France’s main property portals. | We used it to compare apartment and house asking-price signals. We gave it less weight than transaction data. |
| Le Figaro Immobilier Biarritz | It provides useful neighborhood price and rent estimates. | We used it to compare areas such as Front de Mer, Mairie, Saint-Charles and La Négresse. We treated neighborhood data cautiously. |
| INSEE Biarritz local file | It is France’s official source for population and housing data. | We used it to understand housing scarcity and second homes. We used those figures to explain why Biarritz prices stay high. |
| Banque de France housing loan panorama | It is the official central-bank source for French mortgage conditions. | We used it to assess credit recovery and borrowing costs. We applied the national trend carefully to Biarritz buyers. |
| European Central Bank key rates | ECB policy strongly influences euro-area mortgage conditions. | We used it to understand the direction of interest rates. We used this context for the 2026 forecast. |
| Communauté Pays Basque furnished rental rules | It is the local authority source for tourist rental rules. | We used it to assess Airbnb-style rental risk in Biarritz. We adjusted rental investment conclusions for local regulation. |
| Biarritz PLU and planning documents | It is the city’s official planning source. | We used it to understand supply limits and redevelopment constraints. We used it for long-term neighborhood forecasts. |
Get the full checklist for your due diligence in Biarritz
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
If you want to go deeper, you can read the following: