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Everything you need to know before buying real estate is included in our France Property Pack
Biarritz is a coastal gem on France's Basque coast, and its real estate market in 2026 reflects that unique appeal.
In this article, we break down the current housing prices in Biarritz, what foreigners should know before buying, and where the market is heading.
We constantly update this blog post to give you the freshest data available.
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.
How's the real estate market going in Biarritz in 2026?
What's the average days-on-market in Biarritz in 2026?
As of early 2026, the average days-on-market for residential properties in Biarritz ranges from about 70 to 120 days depending on whether you are looking at apartments or houses.
For apartments in Biarritz, smaller units like two-bedroom places tend to sit around 100 days, while larger four-bedroom apartments move faster at roughly 70 days, and houses generally take longer, often exceeding 110 to 125 days on the market.
Compared to one or two years ago, properties in Biarritz are taking slightly longer to sell because mortgage rates tightened in 2023 and 2024, though the market has stabilized and is no longer slowing down as sharply.
Are properties selling above or below asking in Biarritz in 2026?
As of early 2026, most residential properties in Biarritz sell at around 94% to 96% of their asking price, meaning buyers typically negotiate a discount of 4% to 6% off the listed price.
Roughly 70% to 80% of properties in Biarritz sell at or below asking, while only about 10% to 15% of sales happen above asking, and we are fairly confident in these estimates because Biarritz is a tight market where scarcity can occasionally spark competition.
The properties most likely to see bidding wars and above-asking sales in Biarritz are prime apartments with sea views in neighborhoods like Front de Mer or Labordotte-La Colline, especially when they are well-maintained and correctly priced from the start.
By the way, you will find much more detailed data in our property pack covering the real estate market in Biarritz.
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What kinds of residential properties can I realistically buy in Biarritz?
What property types dominate in Biarritz right now?
In Biarritz, the residential market breaks down to roughly 78% apartments and 22% houses, so if you are searching for property here, you will encounter far more apartment listings than detached homes.
Apartments represent the largest share of the Biarritz housing market by a wide margin, making them the dominant property type for both buyers and renters in 2026.
Apartments became so prevalent in Biarritz because the city developed as a compact coastal resort town in the 19th and 20th centuries, where dense construction made sense given the limited land between the Atlantic Ocean and the surrounding hills.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Biarritz?
- How much should you pay for an apartment in Biarritz?
Are new builds widely available in Biarritz right now?
New-build properties represent only a small fraction of listings in Biarritz, likely under 10% of available inventory, because the city is largely built out and new construction is limited to small infill projects or redevelopments.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Biarritz tend to be on the edges of the city, such as areas near La Negresse and parts of Parc d'Hiver-Marion-Mouriscot, where there is slightly more room for modern construction projects.
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Which neighborhoods are improving fastest in Biarritz in 2026?
Which areas in Biarritz are gentrifying in 2026?
As of early 2026, the neighborhoods in Biarritz showing the clearest signs of gentrification are Parme-La Negresse, Saint Martin-Cite des Fleurs, and parts of Parc d'Hiver-Marion-Mouriscot, where younger buyers and investors are increasingly active.
In these areas, you can see new specialty coffee shops, surf-lifestyle boutiques, and renovated apartment buildings replacing older storefronts, along with a noticeable shift toward younger professionals and remote workers moving in.
Over the past two to three years, these gentrifying neighborhoods in Biarritz have seen estimated price appreciation of roughly 8% to 15%, though the exact figure depends on the specific street and property condition.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Biarritz.
Where are infrastructure projects boosting demand in Biarritz in 2026?
As of early 2026, the top area in Biarritz where infrastructure projects are boosting housing demand is the La Negresse district around the Biarritz train station, where a major multimodal transport hub is being developed.
The specific project driving demand is the Pole d'Echanges Multimodal (PEM) at Gare de Biarritz, which will improve connections between trains, buses, and the Tram'bus network serving Bayonne, Anglet, and Biarritz.
The multimodal hub project at La Negresse is expected to be completed within the next two to four years, with various phases rolling out progressively through 2028.
In Biarritz, properties near announced infrastructure projects typically see a price bump of 5% to 10% upon announcement, with an additional 5% to 10% gain once the project is completed and operational.
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What do locals and insiders say the market feels like in Biarritz?
Do people think homes are overpriced in Biarritz in 2026?
As of early 2026, the general sentiment among locals and market insiders in Biarritz is that homes are expensive relative to local incomes, but not irrational given the scarcity of coastal property and strong lifestyle demand.
When locals argue that Biarritz homes are overpriced, they typically point to the fact that about 41% of the housing stock consists of second homes, which pushes prices beyond what year-round residents can comfortably afford.
Those who believe prices are fair in Biarritz often counter that the city has limited buildable land, exceptional beach access, and enduring appeal to both French and international buyers, which justifies premium pricing.
The price-to-income ratio in Biarritz is significantly stretched compared to the national French average, with local workers often needing 15 to 20 years of income to buy an average property versus around 10 years nationally.
What are common buyer mistakes people regret in Biarritz right now?
The most frequently cited buyer mistake in Biarritz is underestimating the costs and complications of apartment co-ownership (copropriete), where unexpected charges for building repairs or poor management can drain budgets quickly in these older seaside buildings.
The second most common mistake buyers regret in Biarritz is assuming they can freely rent their property on Airbnb, only to discover that the city and the Pays Basque agglomeration have strict rules requiring registration, change-of-use permits, and limits on short-term rentals.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Biarritz.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Biarritz.
Don't buy the wrong property, in the wrong area of Biarritz
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How easy is it for foreigners to buy in Biarritz in 2026?
Do foreigners face extra challenges in Biarritz right now?
Foreigners buying property in Biarritz face a moderate level of difficulty compared to local buyers, mainly due to paperwork requirements and banking logistics rather than legal restrictions on ownership.
France does not impose specific legal restrictions on foreign buyers purchasing residential property in Biarritz, but non-residents must go through thorough anti-money-laundering checks and provide detailed proof of funds to the notary handling the sale.
The practical challenges foreigners most commonly encounter in Biarritz include navigating the French notary system (which differs from Anglo-Saxon closing processes), dealing with banks that are slow to open accounts for non-residents, and competing against local buyers who can move faster on desirable properties.
We will tell you more in our blog article about foreigner property ownership in Biarritz.
Do banks lend to foreigners in Biarritz in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Biarritz, but French banks are more selective with non-residents and typically require stronger applications than they do from local borrowers.
Foreign buyers in Biarritz can generally expect loan-to-value ratios of 50% to 70% (meaning larger down payments of 30% to 50%), with interest rates in the low-to-mid 3% range based on late 2025 conditions.
Banks in France typically require foreign applicants to provide at least two years of tax returns, proof of stable income, a French bank account, and sometimes a larger reserve of liquid assets to compensate for the cross-border complexity.
You can also read our latest update about mortgage and interest rates in France.
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 risky is buying in Biarritz compared to other nearby markets?
Is Biarritz more volatile than nearby places in 2026?
As of early 2026, Biarritz tends to be slightly more volatile than nearby markets like Bayonne and Anglet because its high share of second homes and lifestyle buyers makes it more sensitive to changes in financing conditions and economic sentiment.
Over the past decade, Biarritz has experienced sharper price swings than Bayonne or Anglet during both boom periods (when prices surged faster) and tightening phases (when activity slowed more abruptly), reflecting its premium coastal positioning.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Biarritz.
Is Biarritz resilient during downturns historically?
Biarritz has shown moderate resilience during past economic downturns, with prices typically declining less than the national average thanks to sustained lifestyle demand and limited supply of coastal property.
During the most recent major downturn (the 2008-2012 period and the 2023-2024 rate tightening), Biarritz property prices dropped by roughly 5% to 10% from peak levels, and recovery took about two to three years to return to previous highs.
The property types and neighborhoods in Biarritz that have historically held value best during downturns are well-located apartments near the beaches (such as Front de Mer and Mairie-Marne) and quality family homes in quiet residential areas like Parc d'Hiver-Mouriscot.
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How strong is rental demand behind the scenes in Biarritz in 2026?
Is long-term rental demand growing in Biarritz in 2026?
As of early 2026, long-term rental demand in Biarritz is growing steadily and remains structurally strong, which is why the Pays Basque region introduced rent caps across 24 communes to address affordability pressures.
The tenant demographics driving long-term rental demand in Biarritz include young professionals working in the Bayonne-Anglet-Biarritz area, seasonal hospitality workers who need stable housing, and remote workers attracted to the coastal lifestyle.
The neighborhoods in Biarritz with the strongest long-term rental demand right now are Saint Martin-Cite des Fleurs, Republique-Beau Rivage, and areas near the train station (La Negresse), where rents are somewhat more accessible than in beachfront zones.
You might want to check our latest analysis about rental yields in Biarritz.
Is short-term rental demand growing in Biarritz in 2026?
Biarritz and the Pays Basque agglomeration have implemented strict regulations on short-term rentals, requiring owners to register their properties, obtain change-of-use permits for frequent rentals, and comply with caps that limit how many days per year a property can be rented to tourists.
As of early 2026, short-term rental demand in Biarritz remains solid due to the city's appeal to summer tourists and surf enthusiasts, but supply growth is constrained by these regulations, making it harder for new investors to enter the market legally.
The guest demographics driving short-term rental demand in Biarritz are primarily French and European tourists visiting during summer, surf travelers year-round, and visitors attending events or exploring the Basque Country for long weekends.
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 are the realistic short-term and long-term projections for Biarritz in 2026?
What's the 12-month outlook for demand in Biarritz in 2026?
As of early 2026, the 12-month demand outlook for residential property in Biarritz is cautiously positive, with steady interest from lifestyle buyers and second-home seekers, though the pace depends heavily on whether mortgage rates stabilize or rise.
The key factors most likely to influence demand in Biarritz over the next 12 months are European Central Bank interest rate decisions, French household confidence, and the continued appeal of remote work which supports coastal living.
For the next 12 months, Biarritz property prices are forecasted to move between flat and up 2% to 4%, with prime locations potentially seeing slightly stronger gains while less desirable properties may stagnate.
By the way, we also have an update regarding price forecasts in France.
What's the 3-5 year outlook for housing in Biarritz in 2026?
As of early 2026, the 3-5 year outlook for housing prices in Biarritz is moderately positive, with prices likely to trend sideways to upward in prime micro-locations, supported by persistent scarcity and lifestyle demand.
The major development projects expected to shape Biarritz over the next 3-5 years include the multimodal transport hub at La Negresse, continued Tram'bus network improvements across the Bayonne-Anglet-Biarritz area, and gradual urban renewal in transitional neighborhoods.
The single biggest uncertainty that could alter the 3-5 year outlook for Biarritz is a significant rise in mortgage rates, which would reduce purchasing power and could slow transaction volumes sharply in this already expensive market.
Are demographics or other trends pushing prices up in Biarritz in 2026?
As of early 2026, demographic and lifestyle trends are putting upward pressure on Biarritz housing prices, though the effect comes more from migration and second-home demand than from local population growth.
The specific demographic shifts affecting Biarritz prices include an influx of retirees from northern France seeking coastal living, remote workers from Paris and other cities relocating to the Basque coast, and continued international interest from British, Spanish, and other European buyers.
Beyond demographics, the trends pushing prices in Biarritz include the normalization of remote work (which makes coastal living viable for more professionals), the city's strong surf and wellness tourism identity, and investment flows seeking tangible assets in a scarce coastal market.
These demographic and trend-driven price pressures are expected to continue in Biarritz for at least the next five to ten years, as the fundamental appeal of limited coastal land and strong lifestyle demand shows no signs of fading.
What scenario would cause a downturn in Biarritz in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Biarritz is a sharp increase in mortgage rates combined with a broader European economic slowdown, which would cut purchasing power and reduce second-home demand.
Early warning signs that such a downturn is beginning in Biarritz would include a noticeable jump in days-on-market (beyond 150 days for typical properties), a rise in price reductions on listings, and a drop in transaction volumes reported by local notaries.
Based on historical patterns, a potential downturn in Biarritz could realistically see prices decline by 10% to 15% from peak levels, though prime beachfront properties would likely hold up better than secondary locations or properties needing renovation.
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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 | INSEE is France's official statistics agency, so it provides the most reliable baseline for housing stock and demographic data. | We used it to quantify Biarritz's mix of apartments versus houses and the share of second homes. We then linked those structural facts to what that means for supply and pricing. |
| DVF (data.gouv.fr) | This is the French tax authority's open dataset of recorded property transactions, making it the ground truth for actual sale prices. | We used it to verify real sale prices rather than relying solely on asking prices. We then triangulated it with portal estimates to produce confident price benchmarks. |
| Banque de France | Banque de France is the central bank, so its mortgage rate and credit flow data is a top-tier reference for financing conditions. | We used it to anchor realistic financing conditions going into 2026. We then mapped that to affordability pressure in a high-price market like Biarritz. |
| Notaires de France | Notaires de France publishes market analysis based on the notarized transaction pipeline, giving insight into actual completed sales. | We used it to frame transaction volumes and market turning points. We then translated that into buyer leverage signals for 2026. |
| Figaro Immobilier | It's a major national outlet with a published methodology and consistent city-level indicators for prices and days-on-market. | We used it for concrete Biarritz indicators like days-on-market and neighborhood price examples. We then cross-checked the direction with other sources. |
| MeilleursAgents | It's a widely used national index with an explicit methodology and links to public sources for price estimates. | We used it as a high-frequency market pulse for early 2026 pricing. We then triangulated it against Figaro and DVF data to keep estimates realistic. |
| Observatoires des Loyers | This is the official-style local rent observatory network used for policy and benchmarking rental prices. | We used it to anchor long-term rental reality in Biarritz. We then used it to test whether purchase prices imply reasonable rental yields. |
| Communaute Pays Basque | It's the official policy page for rent caps and housing regulations in the local zone tendue. | We used it to flag key constraints on rental upside for investors. We then linked it to buy-to-rent assumptions for 2026. |
| City of Biarritz | It's the municipality's own rules, so it's the definitive reference for what's allowed in short-term rentals. | We used it to explain short-term rental friction and requirements. We then assessed whether STR growth is likely to be constrained in 2026. |
| Nouvelle-Aquitaine Region | It's an official regional transport source about planned infrastructure around the Biarritz train station. | We used it to identify infrastructure-led demand pockets near La Negresse. We then tied it to neighborhood examples and where demand may shift. |
| Notaires.fr (non-resident guide) | Notaires.fr is the official notary network site, and notaries execute the legal transfer of property in France. | We used it to outline foreign-buyer practicalities and process requirements. We then connected it to financing realities and common mistakes for non-residents. |
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