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In this article, we break down the current housing prices in Biarritz and what has been happening in the local property market recently.
We keep this blog post constantly updated so the data you read here reflects the latest available figures.
If you want a full picture of what is driving prices, what the risks are, and where things might go next, this is the right place to start.
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
- As of early 2026, the average price per square meter in Biarritz is around €8,000, making it one of the most expensive coastal markets in France outside of the Riviera.
- Property prices in Biarritz fell by roughly 2% to 3% over the past 12 months, a mild correction after years of strong gains, largely driven by tighter mortgage conditions.
- About 41% of housing in Biarritz is classified as secondary homes, which keeps a lifestyle-driven demand floor under prices even when primary-residence buyers pull back.
- Small apartments (studios and 2-room units) are outperforming larger properties in Biarritz in 2026 because they are the only format most buyers can actually finance under current credit rules.
- Neighborhoods like Parme, La Negresse, and Saint-Martin sit well below the beachfront average and show the most potential for catch-up growth as affordability-constrained buyers shift their search.
- The Tram'bus mobility project connecting Bayonne, Anglet, and Biarritz is the most significant infrastructure development affecting long-term property demand in the area.
- Mortgage rates in France sat around 3.1% in late 2025, which remains a meaningful constraint compared to the ultra-low rate environment of 2019 to 2021.
- Biarritz has its own local regulation on short-term tourist rentals, and new national legislation from late 2024 has made the Airbnb-style investor strategy considerably less attractive here.
- Over a 10-year horizon from 2026, Biarritz property prices are forecast to grow between 20% and 55% in nominal terms, consistent with a supply-constrained premium coastal market.
- The front de mer and Saint-Charles Golf districts are already priced for perfection, which means they may underperform catch-up neighborhoods on a percentage-growth basis over the next few years.
- France's official transaction database DVF, managed by the tax authority DGFiP, shows that actual sale prices in Biarritz consistently support the high asking prices seen on listing portals.
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 estimated average property sale price in Biarritz, blending all residential types, sits around €570,000 (roughly $590,000).
When measured by surface area, the average price per square meter across all property types in Biarritz is approximately €8,000 per m² (about $8,300 per m²).
To get a more practical sense of the market, roughly 80% of property purchases in Biarritz fall somewhere between €200,000 for a compact studio and €1,200,000 for a larger house or villa, with most transactions clustering between €280,000 and €950,000.
Keep in mind that Biarritz is an apartment-dominant market, where apartments make up around 78% of the housing stock, so the "average" is heavily shaped by smaller urban units rather than the large villas that often come to mind when people picture this coastal city.
How much have property prices increased in Biarritz over the past 12 months?
Over the past 12 months leading into early 2026, property prices in Biarritz have declined by roughly 2% to 3% overall, a mild but real softening compared to the broader French market.
The picture is not uniform across property types: small apartments have held up the best, while large houses and villas have seen slightly larger corrections, with some segments down closer to 4% to 5% from their recent peaks.
The single biggest driver of this price movement is the sharp increase in mortgage rates since 2022, which reduced buying power and pushed many would-be buyers to the sidelines, particularly in a high-price market like Biarritz where monthly payments are already very stretched.
It is worth noting that nationally, French existing-home prices were up about 0.7% year-on-year in Q3 2025, which means Biarritz is lagging the national recovery, likely because luxury coastal markets are more sensitive to affordability constraints and to changes in investor appetite around short-term rental regulation.
Which neighborhoods have the fastest rising property prices in Biarritz as of 2026?
As of early 2026, the neighborhoods showing the strongest upward price momentum in Biarritz are Parme and La Negresse, Saint-Martin and Cite des Fleurs, and La Rochefoucauld and Aguilera, all of which offer a more affordable entry point than the seafront.
These districts are broadly tracking annual price movements in the range of flat to +2% to +3%, which may not sound dramatic, but compares favorably to the mild declines seen in the premium beachfront zones.
The main demand driver is a classic affordability-driven spillover: buyers who cannot stretch to the front de mer or the hyper-centre are reorienting their search toward neighborhoods where they can actually get mortgage approval under France's strict credit rules, and that redirected demand is supporting prices in these mid-range areas.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Biarritz.
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Which property types are increasing faster in value in Biarritz as of 2026?
As of early 2026, the ranking of property types by appreciation in Biarritz goes: small apartments (studios and 2-room units) at the top, followed by mid-size apartments and townhouses, with large houses and villas at the bottom.
The top-performing segment, small apartments, is seeing annual appreciation of roughly +1% to +3%, while larger properties are experiencing mild declines in the range of -1% to -3%.
The reason small apartments are outperforming is straightforward: they are the only format that a large share of buyers can actually afford under the current mortgage rules in France, where debt-to-income caps and maturity limits mean that a €7,500 to €8,000 per m² property only works financially if the total purchase price stays manageable.
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 early 2026, the three main forces shaping property prices in Biarritz are mortgage affordability constraints, the structural scarcity of coastal supply, and the tightening regulatory environment around short-term tourist rentals.
Of all of these, the strongest single upward pressure remains the structural scarcity of the market: Biarritz is a mature, geographically constrained coastal city where meaningful new supply simply cannot be built at scale, which keeps a natural floor under prices even during periods of softer demand.
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% in nominal terms over the course of the year, putting the market in a flat-to-moderate recovery phase.
Across different analysts and data sources, the range of forecasts sits between a flat scenario (roughly 0%) at the cautious end and around +5% at the optimistic end, with most projections clustering in the +1% to +3% band.
The main assumption underlying most of these forecasts is that mortgage rates in France will remain broadly stable or decline slightly in 2026, which would gradually restore some buying power without triggering a demand surge at Biarritz's elevated price levels.
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 most likely to lead on price growth in Biarritz are Parme and La Negresse, Parc d'Hiver and Marion, and Saint-Martin and Cite des Fleurs, all of which combine relative affordability with solid everyday liveability.
These neighborhoods are projected to see annual price growth in the range of +2% to +4%, modestly ahead of the city-wide average, driven by buyers trading down from the more expensive coastal districts.
The primary catalyst is the affordability crunch: France's strict mortgage underwriting rules mean buyers are being pushed toward the lower end of the Biarritz price ladder, and these neighborhoods sit in exactly the right position to capture that redirected demand.
An emerging area that could surprise on the upside is Mouriscot, a quieter residential pocket that sits at one of the lower price points in Biarritz and could benefit disproportionately if the Tram'bus network improves its connectivity to the city centre.
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, small apartments, particularly studios and 2-room units in well-connected neighborhoods, are the property type expected to appreciate the most in Biarritz over the course of the year.
This segment is projected to see appreciation of roughly +2% to +4%, making it the standout performer in a market where most other categories are growing more slowly or still correcting slightly.
The main demand trend driving this is the combination of a very large pool of potential buyers for small units (primary residents, second-home buyers, and careful investors all compete for them) and the fact that these properties are the only ones that comfortably fit within the borrowing limits imposed by France's HCSF mortgage rules at Biarritz price levels.
On the other end of the spectrum, large villas and high-ticket detached houses are expected to underperform in 2026 because the pool of buyers who can finance a €900,000+ purchase at current rates is genuinely thin, making these properties slower to sell and more prone to price negotiation.
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How will interest rates affect property prices in Biarritz in 2026?
As of early 2026, interest rates are acting as the primary constraint on property price growth in Biarritz, keeping demand below what it would be in a lower-rate environment and preventing prices from accelerating meaningfully even though supply remains tight.
New home loan rates in France were running at approximately 3.1% in late 2025, and while that is below the peak of late 2023, it remains well above the 1% to 1.5% range that prevailed in 2020 and 2021 and still weighs heavily on monthly payment calculations in a market where prices average €8,000 per m².
In a city like Biarritz where the typical apartment transaction is already around €350,000, a 1% upward move in mortgage rates reduces buying power by roughly €30,000 to €50,000 for a standard borrower, which is meaningful enough to push some buyers out of the market entirely or force them down to a smaller property.
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 re-acceleration of mortgage rates, a further tightening of the regulatory environment around short-term rentals and investor taxation, and a weaker-than-expected French macroeconomic backdrop that reduces demand for discretionary second-home purchases.
Of these, the most likely to materialize in some form is the regulatory risk, since the national and local frameworks around tourist rentals have already been tightening steadily, and further changes to tax treatment or usage rules could meaningfully reduce investor demand for small apartments in a city where that investor segment has historically been active.
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 make sense, but only if you approach it as a long-term investment with realistic rental income assumptions rather than relying on the short-term rental model that worked better a few years ago.
The strongest argument in favor of buying now is that prices have softened slightly from their recent peaks, supply remains structurally constrained, and the lifestyle appeal of Biarritz means there is consistent demand for long-term rentals from working residents and seasonal professionals who are not looking for a short-term stay.
The strongest argument for waiting is that the short-term rental environment has become significantly more complex following the Loi Le Meur and the city's own local regulations, which means the income ceiling for many investment properties is lower than it was, and yields in a market averaging €8,000 per m² can be thin unless you buy at a genuinely good price.
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.
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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 total of roughly +10% to +25% in nominal terms by 2031, representing a meaningful but not dramatic appreciation from today's already-elevated base.
The range of scenarios is fairly wide: a conservative path assumes persistent credit constraints and moderate macro growth, leading to about +10% to +12% cumulative, while an optimistic scenario involving a more meaningful rate decline and stronger lifestyle-driven demand could push the total closer to +25%.
On an annualised basis, that works out to roughly +2% to +5% per year compounded, with likely some years of stronger growth and at least one period of softness within the five-year window.
Most analysts making these projections anchor their assumptions to the idea that coastal supply in Biarritz will remain structurally tight and that French mortgage rates will gradually ease from their current levels without returning to the ultra-low environment of the early 2020s.
Which areas in Biarritz will have the best price growth over the next 5 years?
Over the next five years, the areas in Biarritz most likely to deliver the best price growth are Parme and La Negresse, Aguilera, and Saint-Martin and Cite des Fleurs, all of which currently sit at a discount to the beachfront and have room to close that gap progressively.
These neighborhoods are projected to see cumulative growth of roughly +15% to +30% over five years, which would put them meaningfully ahead of the city-wide average if the catch-up dynamic materialises as expected.
This is broadly consistent with the shorter-term forecast we made for 2026: the same neighborhoods that are leading in the near term are also best positioned for the medium term, because their relative affordability advantage persists as long as mortgage conditions remain restrictive.
Of all the currently undervalued pockets in Biarritz, Mouriscot and the Marion district stand out as the area with the most potential to surprise on the upside over a five-year horizon, particularly if the Tram'bus network reaches full operational capacity and improves connectivity for residents who commute to Bayonne or Anglet.
What property type will give the best return in Biarritz over 5 years as of 2026?
As of early 2026, small-to-mid apartments in the 2-to-3-room range, located in liquid neighborhoods like Aguilera, Saint-Martin, and La Negresse, are the property type expected to give the best total return in Biarritz over a five-year horizon.
When combining projected price appreciation of roughly +15% to +25% with realistic long-term rental income, the total five-year return for this segment could reach approximately +25% to +40%, depending on purchase price and management costs.
The main structural trend favoring this type is the persistent mismatch between what buyers can finance under France's HCSF rules and the price levels that prevail in premium Biarritz districts: small apartments are the only format that stays within reach for a broad pool of buyers, which keeps demand deep and resale liquidity high.
For buyers who prioritize lower volatility over maximum upside, the best balance of return and risk over five years comes from efficient 3-room apartments in established residential neighborhoods, which combine steady rental demand from primary-residence tenants with a broad resale market.
How will new infrastructure projects affect property prices in Biarritz over 5 years?
Over the next five years, the three most significant infrastructure developments expected to influence property prices in Biarritz are the continued rollout of the Tram'bus network, ongoing road and urban mobility upgrades within the BAB agglomeration, and broader public space and coastal management investments by the City of Biarritz.
Properties within easy reach of Tram'bus stops or in neighborhoods that gain meaningfully improved access to Bayonne and Anglet through these projects typically see a price premium of around 3% to 8% compared to equivalent properties further from the network, based on how similar connectivity upgrades have played out in French mid-size coastal cities.
The neighborhoods that stand to benefit most from these infrastructure developments in Biarritz are Mouriscot, Marion, and the southern parts of La Negresse, which are currently less accessible by public transport and would see their "daily liveability" score rise materially if Tram'bus coverage expands as planned.
How will population growth and other factors impact property values in Biarritz in 5 years?
Biarritz is not expected to see strong raw population growth over the next five years, but the quality and profile of incoming residents matters more than headcount here: the continued influx of higher-income remote workers, retirees, and lifestyle-motivated buyers from Paris and other major French cities will sustain demand well above what pure demographic growth would suggest.
The demographic shift with the strongest influence on property demand in Biarritz is the growing segment of 40-to-60-year-old buyers who are combining their primary and second-home budgets into a single high-quality coastal residence, a trend that favors mid-size apartments and townhouses over large villas or tiny studios.
On migration patterns, domestic in-migration from large French cities remains the most important driver for Biarritz property values, and this is likely to continue over the next five years as remote and hybrid working arrangements make "living in Paris and working anywhere" less necessary than "living beautifully and working remotely from Biarritz."
The property types and areas that benefit most from these demographic trends are 3-to-4-room apartments and townhouses in well-connected mid-priced neighborhoods like Aguilera, Saint-Martin, and La Negresse, which offer the space and lifestyle quality that this buyer profile values without requiring the trophy-level budget of the front de mer.
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 expected to grow by a cumulative total of roughly +20% to +55% in nominal terms by 2036, an annualised rate of approximately +2% to +4.5% per year compounded, with at least one full correction cycle expected to occur somewhere within that decade.
The range is intentionally wide because 10-year forecasts carry genuine uncertainty: a conservative scenario (low growth, persistent credit constraints, regulatory headwinds) points toward roughly +20% to +25% cumulative, while an optimistic scenario (meaningful rate decline, strong lifestyle demand, stable regulation) could push the total toward +50% to +55%.
On an annualised basis, the central case sits around +3% per year, which would be consistent with Biarritz slightly outpacing French inflation over the decade due to its supply-constrained coastal premium.
The biggest uncertainty factor in making a 10-year forecast for Biarritz is the long-run interest rate regime in Europe: whether the ECB and French mortgage market settle at structurally higher rates (3% or above) or return toward historical lows would have a more decisive impact on property prices here than any local factor, simply because Biarritz prices are so high that financing costs dominate the affordability equation.
What long-term economic factors will shape property prices in Biarritz?
Over the next decade, the three most important long-term economic factors shaping property prices in Biarritz are the European interest rate regime, the evolution of housing regulation (particularly around energy performance, tourist rentals, and planning), and France's overall growth and household income trajectory.
Of these, the single factor with the most positive long-run impact on Biarritz property values is the structural scarcity of quality coastal supply: the physical limits of the coastline, the mature built-up fabric of the city, and the planning environment all mean that new supply cannot respond to demand at scale, which tends to sustain a persistent premium in well-located coastal markets across economic cycles.
The greatest structural risk to property values in Biarritz over the long term is a permanent shift toward a higher European interest rate regime, which would compress affordability durably, reduce the pool of qualifying buyers, and potentially trigger a reassessment of the price levels that currently prevail in premium second-home markets.
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 reliable | How we used it |
|---|---|---|
| INSEE – House Price Index | France's official statistics office, the reference series for existing-home price changes nationally. | We used it to anchor the national direction of prices and the apartments vs. houses growth split. We then compared Biarritz signals to this baseline to avoid local-only bias. |
| Notaires de France | Notaires compile official notarized transaction data and co-produce key price indicators with INSEE. | We used it to frame the national market cycle, including sales volumes and turning points. We cross-checked the Biarritz story against these national reference points. |
| DVF dataset (DGFiP / data.gouv.fr) | Official government dataset of notarized transactions published on France's open data portal. | We used it as the hard-data backbone for local price reality. We triangulated it with portal estimates to build confident local price levels based on what actually sold. |
| Service-Public – DVF explainer | The official French public-service site explaining what DVF covers and its methodological limits. | We used it to make sure we interpreted DVF correctly in terms of coverage and exclusions. We also used it to keep the methodology transparent for non-professional readers. |
| SeLoger – Biarritz price page | One of France's largest property portals with a well-established pricing model and neighborhood-level splits. | We used it for January 2026 price-per-m² snapshots and neighborhood price contrasts. We cross-checked these levels against DVF-based medians from PAP. |
| PAP – Biarritz prices (DVF + PAP) | Major French platform that explicitly blends DVF official transactions with its own market data. | We used it to obtain DVF-tethered medians by property size and by neighborhood. This served as our primary cross-check against SeLoger's modelled estimates. |
| INSEE – Dossier complet Biarritz | Official local socio-demographic profile for the commune of Biarritz from INSEE. | We used it to ground demand driver analysis in real population and housing stock data. We kept the narrative specific to Biarritz's actual housing structure rather than guessing. |
| Banque de France – household credit rates | The French central bank's official statistics on credit production and average mortgage rates. | We used it to anchor where mortgage rates sit going into 2026 and to understand the direct driver of buying power. We then translated that into what buyers can realistically afford in Biarritz. |
| Observatoire Credit Logement / CSA | Widely cited industry observatory with a clear methodology and frequent updates on mortgage market conditions. | We used it to cross-check the level and trend of mortgage rates and borrower solvency. This helped us avoid relying on a single source for rate conditions. |
| HCSF credit rules (Ministry / HCSF portal) | The official page describing the binding macroprudential rules for mortgage underwriting in France. | We used it to explain why even well-qualified buyers face constraints at Biarritz price levels. This is essential context for understanding who can and cannot participate in the market. |
| Legifrance – HCSF decision text | Legifrance is the official legal publication platform of the French state. | We used it to cite the exact legal thresholds behind credit access rules. It is our source of truth when we discuss the hard limits on mortgage underwriting. |
| City of Biarritz – short-term rental rules | The municipality's own official rules page for tourist rentals, directly relevant to this major local market driver. | We used it to explain how local regulation affects investor demand for short-term rental units. This is especially important in a second-home and tourist market like Biarritz. |
| Legifrance – Loi Le Meur | Official publication of the national law strengthening local tools against short-term rental pressure. | We used it to connect Biarritz's local enforcement to the national legal framework. This explains why certain investor strategies became less attractive after 2024 and 2025. |
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