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Biarritz property prices are surging significantly, with apartment values increasing by 15% over the past year alone. As we reach mid-2025, the Basque coastal resort market shows remarkable strength, driven by limited supply, strong international demand, and the city's enduring appeal as a luxury destination.
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Biarritz residential property prices have increased dramatically, with apartments rising 15% in the past year and the overall market showing 69% growth over five years. Current average prices reach €10,099 per square meter, making Biarritz one of France's most expensive coastal markets.
Market forecasts indicate continued growth of 2-4% annually through 2025-2030, supported by robust demand from both domestic and international buyers, particularly for luxury and seafront properties.
| Property Type | Current Average Price | Annual Growth | 5-Year Growth |
|---|---|---|---|
| Apartments | €8,267/m² | +15% | +69% |
| Houses | €8,312/m² | +7% | +65% |
| Luxury Properties | €15,000-22,000/m² | +18% | +75% |
| Studios | €9,950/m² | +12% | +68% |
| Overall Market | €10,099/m² | +11% | +69% |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current average property prices in Biarritz as of June 2025?
As of mid-2025, the Biarritz residential property market shows remarkable price levels with the average cost reaching €10,099 per square meter.
Property prices vary significantly by type and location within the city. Apartments currently average €8,267 per square meter (approximately €768 per square foot), while houses command slightly higher prices at €8,312 per square meter (€772 per square foot). Studios demonstrate the highest price per square meter at €9,950, reflecting strong demand for compact, centrally located units.
The price range extends dramatically across different market segments. Entry-level properties start around €5,345 per square meter in outlying neighborhoods, while premium seafront and central locations can reach €22,375 per square meter. Typical three-bedroom apartments are listed between €800,000 and €1,600,000, with luxury villas and oceanfront properties commanding substantially higher prices.
Coastal and central neighborhoods such as Saint Charles, Beaurivage, and the city center command the highest premiums, with some areas reaching price levels comparable to Paris.
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How much have Biarritz property prices increased over the past 12 months?
Biarritz has experienced substantial property price growth over the past year, with different property types showing varying levels of appreciation.
Apartments have led the surge with a remarkable 15% increase over the past 12 months, significantly outpacing the broader French real estate market. Houses have shown more moderate but still substantial growth at 7% annually. The overall market has averaged an 11% increase year-over-year.
This growth continues a longer trend of significant appreciation in the Biarritz market. Between 2020 and 2022, the market recorded an estimated 8% increase, and over the past five years, property values have surged by an impressive 69%. This places Biarritz among the fastest-appreciating real estate markets in France.
The price increases reflect continued strong demand, limited supply, and Biarritz's enduring appeal as both a lifestyle destination and investment location. Properties closest to the ocean and in prestigious neighborhoods have seen the sharpest appreciation rates.
These increases align with broader trends in the Nouvelle-Aquitaine region, which has experienced at least 3% year-over-year price growth in 2025.
Which neighborhoods in Biarritz are experiencing the fastest price growth?
Coastal and central Biarritz neighborhoods are experiencing significantly faster price appreciation than outlying districts.
The most premium areas showing exceptional growth include Saint Charles, Beaurivage, and the city center, where properties command the highest prices and have seen the sharpest appreciation. These neighborhoods benefit from proximity to beaches, shops, restaurants, and cultural attractions. The Côte des Basques area, Le Phare, and Parc d'Hiver districts are particularly sought after by international buyers and luxury property investors.
Properties with direct sea views or located within walking distance of the ocean have experienced price increases that sometimes reach levels comparable to prestigious Parisian neighborhoods. The Imperial Quarter and areas near the Grande Plage continue to attract premium pricing due to their historical significance and prime locations.
In contrast, outlying neighborhoods further from the coast, such as Larochefoucauld and La Négresse, generally have lower prices and more stable appreciation rates. These areas offer more affordable entry points into the Biarritz market while still providing access to the city's amenities.
The price differential between coastal and inland areas continues to widen, with beachfront properties commanding premiums of 40-60% over similar properties located just a few blocks inland.
What property types are seeing the biggest price increases in Biarritz?
Different property types in Biarritz are experiencing varying levels of price appreciation, with apartments leading the surge.
| Property Type | Annual Growth Rate | Key Growth Drivers |
|---|---|---|
| Apartments | +15% | High demand for central locations, limited supply, strong rental yields |
| Luxury Villas | +18% | International buyer demand, unique properties, sea views |
| Studios | +12% | Investment demand, short-term rental potential, compact urban living |
| Traditional Basque Houses | +10% | Cultural appeal, character properties, lifestyle buyers |
| Standard Houses | +7% | Family market demand, residential neighborhood appeal |
| Seafront Properties | +20% | Extreme scarcity, premium location, international luxury market |
Luxury villas and seafront properties represent the highest-performing segment, with some unique properties experiencing appreciation rates exceeding 20% annually. These properties benefit from their irreplaceable locations and appeal to high-net-worth international buyers seeking exclusive Biarritz addresses.
Contemporary villas and traditional Basque houses with distinctive character features, particularly those with sea views or in prestigious neighborhoods, are appreciating faster than standard residential properties.
How do current Biarritz prices compare to five years ago?
The five-year comparison reveals extraordinary price appreciation in the Biarritz real estate market, with values increasing by 69% since 2020.
In 2020, average residential property prices ranged from €8,473 to €9,896 per square meter for new construction properties. By mid-2025, the average price has surpassed €10,000 per square meter, representing a dramatic shift in market valuation. This translates to properties that cost €500,000 in 2020 now being valued at approximately €845,000.
The luxury segment has experienced even more dramatic appreciation, with some premium coastal properties seeing increases of 75% or more over the five-year period. Traditional Basque villas and seafront properties have particularly benefited from this surge.
This level of appreciation significantly outpaces both national French real estate trends and most other European coastal markets. The growth places Biarritz among the top-performing luxury real estate markets globally, rivaling destinations like the French Riviera and premium Swiss resort towns.
The sustained appreciation reflects fundamental market changes, including increased remote work flexibility, growing international recognition of Biarritz as a lifestyle destination, and the city's limited developable land supply constraining new inventory.
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What are the property price forecasts for Biarritz through 2030?
Real estate experts forecast continued moderate growth for Biarritz property prices through 2030, with annual increases of 2-4% expected.
Short-term projections for 2025-2030 indicate sustained upward momentum driven by ongoing demand, limited supply, and the region's enduring appeal. Market analysts expect the luxury and seafront segments to continue outperforming the broader market, with premium properties potentially seeing annual increases of 3-5%.
Medium-term forecasts (10 years) suggest prices could rise by 20-40% over the next decade if current trends persist. This projection assumes continued economic stability, maintained appeal to international buyers, and no significant changes to building regulations or supply constraints.
Several factors support these optimistic projections: Biarritz's unique geographic position, strict building regulations limiting new supply, growing international recognition as a lifestyle destination, and the continued trend toward remote work enabling location-independent professionals to choose premium coastal locations.
However, experts caution that cyclical corrections remain possible, and factors such as economic downturns, changes in tax policy, or shifts in buyer preferences could moderate these projections.
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What economic factors are currently driving Biarritz property prices?
Multiple economic indicators are converging to support continued property price growth in the Biarritz market.
Interest rate policy has become increasingly favorable for property investment. The European Central Bank lowered key rates to 2.00% for the deposit facility as of June 2025, making mortgages more affordable and stimulating property demand. This monetary policy shift has encouraged both domestic and international buyers to enter the market.
Inflation projections for 2025 remain moderate at 2.0-2.3% for the euro area, with controlled wage growth and easing cost pressures. This stable macroeconomic environment supports sustained investment in real estate as a hedge against inflation and currency devaluation.
Regional employment indicators show stability, with growth in tourism and remote work sectors supporting the local economy. The region benefits from a diversified economic base that includes technology, tourism, agriculture, and services.
Exchange rate dynamics have particularly benefited international buyers, especially Americans, who find favorable conversion rates making Biarritz properties more accessible than in previous years. This international demand provides additional upward pressure on pricing.
The combination of lower borrowing costs, stable economic growth, and favorable exchange rates creates a supportive environment for continued property appreciation.
How has demand evolved in the Biarritz market during 2025?
Demand for Biarritz properties has remained robust and shows signs of acceleration in 2025, particularly for high-quality and well-located properties.
Foreign buyer activity has intensified significantly, with American buyers particularly active due to favorable exchange rates and increased awareness of Biarritz as a lifestyle destination. European buyers from countries like Germany, Belgium, and the United Kingdom continue to represent substantial market segments.
The character of demand has evolved, with properties staying on the market slightly longer than during the intense post-pandemic period of 2021-2022. However, competition for premium properties remains fierce, with well-located homes often receiving multiple offers within weeks of listing.
Remote work trends continue to support demand, as location-independent professionals seek high-quality coastal lifestyle destinations. This demographic typically has higher purchasing power and seeks properties with home office capabilities and high-speed internet connectivity.
Seasonal rental demand has also strengthened, with investors attracted by strong yields from short-term vacation rentals. Properties suitable for vacation rental investments are seeing particularly strong interest from domestic and international investors.
The luxury segment shows exceptional resilience, with high-net-worth buyers continuing to compete for unique properties, seafront locations, and prestigious addresses regardless of price levels.
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.
How do recent French tax policy changes affect Biarritz property investment?
The 2025 French Budget Act introduced significant changes to capital gains taxation that directly impact property investment strategies in Biarritz.
The most substantial change affects non-professional furnished rental properties (LMNP status). Previously deducted depreciation must now be reintegrated into the taxable base when selling LMNP properties, effectively increasing the tax burden for investors who have been claiming depreciation allowances.
This change primarily impacts speculative investment in short-term rental properties, which could moderate some investor demand for properties purchased specifically for vacation rental purposes. However, the impact on demand for primary residences and luxury second homes appears minimal, as these represent the dominant market segments in Biarritz.
For international buyers, the changes may influence the choice of ownership structure, with some opting for direct ownership rather than corporate structures to avoid additional complexity. Tax planning has become more critical for investors considering rental property strategies.
The modifications are unlikely to significantly dampen demand for high-end properties sought by lifestyle buyers, as these purchasers typically prioritize location and quality over tax optimization strategies.
Professional tax advice has become essential for serious property investors in Biarritz, particularly those considering rental income strategies or multiple property acquisitions.
How does Biarritz compare to other premium French coastal cities in 2025?
Biarritz has emerged as one of France's most expensive coastal property markets, surpassing many traditional luxury destinations.
| City | Avg. Price per m² | Annual Growth | Market Characteristics |
|---|---|---|---|
| Biarritz | €10,099 | +11% | Luxury segment dominant, limited supply |
| Nice | €4,250-5,000 | +6% | Established Riviera market, high volume |
| Bordeaux | €4,000-4,500 | +5% | Strong growth, urban center appeal |
| Arcachon | €6,000-8,000 | +7% | Atlantic coast premium, below Biarritz |
| Cannes | €6,500-9,000 | +8% | Event-driven market, luxury focus |
| Saint-Tropez | €12,000-15,000 | +9% | Ultra-luxury, seasonal premium |
Biarritz now commands premium pricing comparable to or exceeding Nice, Bordeaux, and Arcachon for similar property types. The city's unique blend of oceanfront lifestyle, cultural appeal, and limited supply has created a distinct market position within the French coastal property landscape.
Compared to Riviera destinations like Nice and Cannes, Biarritz offers a different character with its Basque culture, surfing appeal, and slightly more accessible luxury market. While Saint-Tropez maintains higher absolute prices, Biarritz shows stronger growth momentum and broader market appeal.
The Atlantic coast location provides weather patterns and lifestyle characteristics distinct from Mediterranean destinations, attracting buyers seeking a different coastal experience while maintaining luxury amenities and investment potential.
What role does international buyer demand play in Biarritz price trends?
International buyers represent a crucial driver of Biarritz property price appreciation, contributing significantly to market demand and pricing power.
American buyers have become particularly active in 2025, attracted by favorable exchange rates, lifestyle appeal, and the perceived value compared to equivalent coastal properties in the United States. The dollar's strength against the euro has made Biarritz properties more accessible to US buyers seeking European coastal residences.
European Union buyers, particularly from Germany, Belgium, and the Netherlands, continue to represent substantial market segments. These buyers benefit from EU freedom of movement, favorable financing options, and proximity to their home countries for both vacation use and potential relocation.
Post-Brexit British buyers remain active despite additional administrative requirements, drawn by Biarritz's cultural appeal and established expatriate community. Many seek properties suitable for extended seasonal residence or permanent relocation.
The international buyer profile typically focuses on higher-end properties, driving particular strength in the luxury segment. These buyers often prioritize unique character properties, sea views, and prestigious addresses over price sensitivity, contributing to premium pricing in desirable neighborhoods.
Currency fluctuations, international tax policy changes, and geopolitical factors continue to influence international buyer activity, creating both opportunities and uncertainties in market demand patterns.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes, property prices in Biarritz are going up significantly. The market shows exceptional strength with apartment prices rising 15% in the past year and overall values increasing 69% over five years, positioning Biarritz as one of France's fastest-appreciating coastal markets.
Multiple factors support continued growth: limited supply due to geographic constraints, strong international demand, favorable financing conditions, and Biarritz's unique appeal as a luxury lifestyle destination. Expert forecasts indicate sustained appreciation of 2-4% annually through 2030.
Sources
- Résidences Immobilier - Biarritz Real Estate Prices
- Properstar - Biarritz House Prices
- Rightmove - Biarritz Property for Sale
- Biarritz Sotheby's Realty - Market News
- Michaël Zingraf Real Estate - Biarritz Market Focus
- INVESTROPA - Nouvelle-Aquitaine Real Estate Market
- INVESTROPA - South West France Real Estate Market
- Carmen Immobilier - Biarritz Real Estate
- INVESTROPA - South West France Price Forecasts
- French Property - Biarritz Property Guide