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SUMMARY
We analyzed residential property rental yields in Biarritz, as of 2026, for foreign individual buyers considering residential income properties, using the raw Biarritz dataset provided as the factual base.
The article is built around current May 2026 estimates for purchase prices, monthly rents, gross rental yields, and net rental yields across the Biarritz neighborhoods and apartment formats covered in the dataset.
We update this type of research regularly, so the numbers should be read as a current Biarritz residential property rental yield snapshot rather than a permanent forecast.
The main finding is simple: Biarritz is not a high-yield city. It is a scarce, expensive Atlantic resort market where rental demand is real, but purchase prices are very high.
The strongest modeled net yields are usually found in La Négresse, Trois-Fontaines / Braou, Aguilera, Hippodrome / Lac Marion, Lahouze, and Saint-Martin. These areas work because entry prices are lower than in the premium coastal districts.
The weakest pure rental-yield areas are Phare / Impératrice, premium Centre-Ville / Grande Plage, and prime ocean-view Côte des Basques stock. These places are desirable, but buyers pay heavily for scarcity, status, beach access, and resale psychology.
Studios usually produce the strongest net yields in Biarritz. Across the table, studios often sit around 2.8% to 3.3% net, while 2-bedroom apartments often fall closer to 2.0% to 2.8% net.
The most useful beginner format is usually a well-priced 1-bedroom apartment, locally a T2. It gives a better balance between entry price, tenant depth, comfort, and resale liquidity than a very small studio or an expensive 2-bedroom apartment.
Operating costs matter in Biarritz. Old copropriété buildings, lift maintenance, façade works, coastal exposure, vacancy, letting fees, management fees, repairs, and furniture refresh can turn a decent gross yield into a much more modest net yield.
For a foreign buyer, the practical takeaway is to buy rental logic, not just Biarritz emotion. The safest strategy is to compare net yield, rent-control rules, short-term rental restrictions, building quality, tenant depth, and resale liquidity together.
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Residential property rental yields in Biarritz in 2026
This table compares residential property rental yields in Biarritz by neighborhood and apartment type.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom properties, and 2-bedroom properties.
Finally, please note you'll find much more detailed data in our real estate pack about Biarritz.
| Neighborhood | Studio property average purchase price | Studio property average monthly rent | Studio property gross rental yield | Studio property net rental yield | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Aguilera | €180 000 | €650/mo | 4.3% | 3.1% | €302 000 | €1 010/mo | 4.0% | 2.9% | €468 000 | €1 420/mo | 3.6% | 2.6% |
| Beaurivage | €205 000 | €730/mo | 4.3% | 3.0% | €344 000 | €1 130/mo | 3.9% | 2.8% | €533 000 | €1 600/mo | 3.6% | 2.5% |
| Centre-Ville / Grande Plage | €245 000 | €840/mo | 4.1% | 2.8% | €412 000 | €1 300/mo | 3.8% | 2.6% | €637 000 | €1 830/mo | 3.4% | 2.3% |
| Côte des Basques | €232 000 | €810/mo | 4.2% | 2.8% | €391 000 | €1 260/mo | 3.9% | 2.6% | €604 000 | €1 770/mo | 3.5% | 2.4% |
| Hippodrome / Lac Marion | €165 000 | €590/mo | 4.3% | 3.1% | €277 000 | €920/mo | 4.0% | 2.9% | €429 000 | €1 300/mo | 3.6% | 2.7% |
| La Négresse | €152 000 | €570/mo | 4.5% | 3.3% | €256 000 | €880/mo | 4.1% | 3.1% | €396 000 | €1 240/mo | 3.8% | 2.8% |
| Lahouze | €172 000 | €620/mo | 4.3% | 3.1% | €290 000 | €970/mo | 4.0% | 2.9% | €448 000 | €1 360/mo | 3.6% | 2.6% |
| Les Halles / Port-Vieux | €235 000 | €860/mo | 4.4% | 2.9% | €395 000 | €1 340/mo | 4.1% | 2.7% | €611 000 | €1 890/mo | 3.7% | 2.5% |
| Milady | €212 000 | €730/mo | 4.1% | 2.8% | €357 000 | €1 130/mo | 3.8% | 2.6% | €552 000 | €1 600/mo | 3.5% | 2.4% |
| Parc d’Hiver | €190 000 | €650/mo | 4.1% | 2.9% | €319 000 | €1 010/mo | 3.8% | 2.7% | €494 000 | €1 420/mo | 3.4% | 2.4% |
| Phare / Impératrice | €265 000 | €810/mo | 3.7% | 2.4% | €445 000 | €1 260/mo | 3.4% | 2.2% | €689 000 | €1 770/mo | 3.1% | 2.0% |
| Saint-Charles | €222 000 | €780/mo | 4.2% | 2.9% | €374 000 | €1 220/mo | 3.9% | 2.7% | €578 000 | €1 720/mo | 3.6% | 2.5% |
| Saint-Martin | €175 000 | €620/mo | 4.3% | 3.1% | €294 000 | €970/mo | 4.0% | 2.9% | €455 000 | €1 360/mo | 3.6% | 2.6% |
| Trois-Fontaines / Braou | €160 000 | €570/mo | 4.3% | 3.2% | €269 000 | €880/mo | 3.9% | 2.9% | €416 000 | €1 240/mo | 3.6% | 2.6% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Biarritz?
The best net-yield neighborhoods among areas people actually want to live in Biarritz are Aguilera, Beaurivage, Hippodrome / Lac Marion, Lahouze, Saint-Martin, and La Négresse.
These areas combine modeled net yields around 2.8% to 3.3% with enough tenant depth to make the yield credible.
La Négresse has the highest modeled net yields in this table, at about 3.3% for studios, 3.1% for 1-bedroom properties, and 2.8% for 2-bedroom properties.
The reason is simple: entry prices are lower than in the beachfront and historic-core neighborhoods, while rents remain supported by Biarritz’s general housing shortage and commuter access.
Aguilera and Hippodrome / Lac Marion are slightly more balanced. Their modeled studio net yields are around 3.1%, and their 1-bedroom net yields are around 2.9%.
For a foreign individual buyer, the trade-off is liquidity versus yield. La Négresse and Braou give better numbers, while Beaurivage, Saint-Charles, and Aguilera can feel easier to rent and resell because they have stronger everyday appeal.
Where can I find residential properties with above-average yields and below-average entry prices in Biarritz?
The clearest above-average yield and below-average entry-price areas in Biarritz are La Négresse, Trois-Fontaines / Braou, Hippodrome / Lac Marion, Lahouze, Saint-Martin, and Aguilera.
These areas sit below Biarritz’s premium coastal pricing while still benefiting from citywide rental pressure.
La Négresse is the strongest example. A studio is modeled at €152 000 and €570 per month, giving 4.5% gross yield and 3.3% net yield.
Trois-Fontaines / Braou also screens well, with a studio modeled at €160 000, €570 per month, 4.3% gross yield, and 3.2% net yield.
Hippodrome / Lac Marion offers a more practical residential profile. A 1-bedroom property is modeled at €277 000 and €920 per month, giving 4.0% gross yield and 2.9% net yield.
The honest interpretation is that these areas are cheaper because they are less beach-led and less prestige-driven. The discount is partly about image, not only rental weakness.
Where does the rent level justify the purchase price most clearly in Biarritz?
The rent level justifies the purchase price most clearly in La Négresse, Aguilera, Hippodrome / Lac Marion, Lahouze, and Les Halles / Port-Vieux.
These areas produce the best rent-to-price relationship without relying entirely on speculative capital appreciation.
La Négresse is the cleanest rent-to-price case. A modeled 1-bedroom property costs about €256 000 and rents for about €880 per month, producing about 4.1% gross yield and 3.1% net yield.
Les Halles / Port-Vieux is different. It is expensive, with modeled 1-bedroom pricing around €395 000, but rents are also high at about €1 340 per month.
The Les Halles / Port-Vieux gross yield of 4.1% looks strong, although net yield falls to 2.7% because old central buildings and tenant turnover can raise operating costs.
Aguilera and Hippodrome / Lac Marion look rational because they avoid the most expensive coastal premium. The practical takeaway is that Biarritz rental income works best where buyers are not overpaying for ocean-view scarcity.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Biarritz?
The best places for stable rental income in Biarritz are Saint-Charles, Beaurivage, Aguilera, Parc d’Hiver, and Hippodrome / Lac Marion.
These areas may not always deliver the highest yield, but they have broader tenant appeal and less dependence on one narrow rental segment.
Saint-Charles is a strong stability choice because it combines local shops, daily services, central access, and proximity to Grande Plage.
Beaurivage also works for stability because it is a real residential neighborhood, not only a seasonal postcard. Its modeled 1-bedroom net yield is 2.8%, below La Négresse’s 3.1%, but the renter pool is often broader.
Aguilera and Hippodrome / Lac Marion are less glamorous, but that can help income stability. Tenants choosing these areas often pay for practicality, space, parking, or family convenience.
For a beginner buyer, a slightly lower net yield can be acceptable if vacancy risk, building risk, and resale risk are lower.
What type of residential property should a beginner investor buy to maximize rental profitability in Biarritz?
A beginner investor in Biarritz should usually buy a well-located studio or 1-bedroom apartment, not a villa or large family property.
The best profitability comes from lower entry cost, deeper tenant demand, and more manageable recurring costs.
The table is clear. Average modeled net yield is about 3.0% for studios, 2.7% for 1-bedroom properties, and 2.5% for 2-bedroom properties.
Larger units earn higher absolute rent, but the purchase price rises faster than rent. A Phare / Impératrice 2-bedroom is modeled at €689 000 and only 2.0% net yield.
Studios work best in practical and central locations such as Les Halles, Saint-Charles, Aguilera, Lahouze, and La Négresse.
A 1-bedroom apartment is often the safest beginner compromise because it attracts singles, couples, mobile workers, and some longer-stay tenants while remaining more liquid than a larger apartment.
We give you more details in the our real estate pack about Biarritz.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Biarritz?
The neighborhoods combining strong rental income with lower vacancy risk are Saint-Charles, Beaurivage, Les Halles / Port-Vieux, Centre-Ville / Grande Plage, and Aguilera.
These areas are not always the highest-yielding, but they have strong renter recognition and clearer everyday appeal.
Les Halles / Port-Vieux has the highest modeled rents in the table: about €860 per month for a studio, €1 340 per month for a 1-bedroom, and €1 890 per month for a 2-bedroom.
Saint-Charles gives slightly lower rent, but stronger everyday livability. A modeled 1-bedroom rents for €1 220 per month and nets around 2.7%.
Centre-Ville / Grande Plage has very high tenant visibility, but the purchase price is heavy. A 2-bedroom is modeled at €637 000 and 2.3% net yield.
The honest interpretation is that low vacancy risk in Biarritz often requires paying for centrality or lifestyle appeal. Investors must avoid paying so much for location that the stable income becomes financially weak.
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Which areas look overpriced relative to their rental income in Biarritz?
The areas that look most overpriced relative to rental income are Phare / Impératrice, premium Centre-Ville / Grande Plage, and prime Côte des Basques ocean-view stock.
These are excellent lifestyle areas, but weak pure rental-yield areas.
Phare / Impératrice is the clearest example. A modeled 1-bedroom costs around €445 000 and rents for about €1 260 per month, producing only 3.4% gross yield and 2.2% net yield.
The 2-bedroom figure is even weaker. At €689 000 and €1 770 per month, the modeled net yield falls to about 2.0%.
Premium Côte des Basques behaves similarly. Surf appeal and ocean proximity support rents, but purchase prices are so high that the rent-to-price ratio compresses.
The trade-off is not bad neighborhood versus good neighborhood. These are some of Biarritz’s best places to live, but they are weaker choices if the primary goal is rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Biarritz?
A beginner should be careful with La Négresse, Trois-Fontaines / Braou, and some older Lahouze or peripheral apartment blocks even when the rental yield looks attractive.
The headline yield may be real, but the risk is higher if resale liquidity, building quality, or tenant depth is weak.
La Négresse has the best modeled net yield in the table, at up to 3.3% net for studios. But it is not a beach-lifestyle district.
Trois-Fontaines / Braou also screens well, with modeled studio net yield around 3.2%. The risk is that lower prices may reflect weaker prestige and a thinner resale pool.
Lahouze can work well, but only with careful building selection. Older copropriété properties can face façade, roof, lift, and energy-renovation costs.
The practical takeaway is that these are not automatic avoid areas. They are buy-carefully areas, where the entry price must be genuinely attractive and the building must be simple to own.
Which neighborhoods look risky even though the rental yield is high in Biarritz?
The higher-yield but riskier Biarritz neighborhoods are La Négresse, Trois-Fontaines / Braou, Lahouze, and parts of Hippodrome / Lac Marion.
Their yields are stronger because prices are lower, not because rents are unlimited.
La Négresse’s modeled 1-bedroom net yield is 3.1%, compared with 2.2% in Phare / Impératrice. That spread is attractive, but it comes with a different risk profile.
Trois-Fontaines / Braou has a modeled 2-bedroom purchase price of about €416 000, far below the €689 000 modeled for Phare / Impératrice.
But lower price does not automatically mean better risk-adjusted return if resale liquidity is thin or the property has a poor layout, weak energy performance, or expensive copropriété works.
The safer alternative is to accept slightly lower yields in Beaurivage, Saint-Charles, or Aguilera. Those areas offer a better mix of livability, tenant appeal, and resale confidence.
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What neighborhoods should I avoid when buying a rental property in Biarritz?
A beginner rental investor should avoid Phare / Impératrice for yield, premium Grande Plage for income-only investing, overpriced ocean-view Côte des Basques units, and weak peripheral stock in La Négresse or Braou if the building quality is poor.
Phare / Impératrice should be avoided only for yield-focused investing. It is a prestige lifestyle area, but the modeled 2-bedroom net yield is only 2.0%.
Premium Grande Plage should be avoided when the seller prices the property like a trophy asset. A modeled 1-bedroom at €412 000 and 2.6% net can work for liquidity, but not for strong cash return.
Côte des Basques should not be rejected as a neighborhood. The avoid point is specific: do not overpay for a view or surf-location emotion if the rent does not support the price.
La Négresse and Braou are different. They should not be avoided completely, but beginners should avoid weak buildings, awkward layouts, poor DPE ratings, and properties where the discount is not large enough.
The simple beginner rule is this: in Biarritz, avoid properties where the only attractive argument is lifestyle, or where the only attractive argument is a cheap price.
Which neighborhoods are seeing rental demand weaken, and why, in Biarritz?
Rental demand risk is most visible in tourist-dependent and high-priced segments, especially premium Côte des Basques, Centre-Ville / Grande Plage, and Phare / Impératrice.
The issue is not that nobody wants these areas. The issue is that rent may not keep rising fast enough to justify the purchase price.
Biarritz’s short-term rental model has become less simple. In the Pays Basque tense zone, second-home tourist rentals generally face change-of-use authorization and compensation rules.
This matters because some buyers previously underwrote Biarritz apartments using short-term rental assumptions. As regulation tightens, more properties must be valued on long-term or mobility-bail rent instead.
Demand is not structurally weak in central Biarritz, but the investment case can weaken. If purchase prices stay high while legal rental flexibility falls, yields compress.
The recommendation is to monitor premium short-term-rental-dependent stock carefully. Buy only if the long-term rent alone makes the numbers acceptable.
Which neighborhoods are seeing new developments that could create stronger rental demand in Biarritz?
The most development-sensitive areas for stronger rental demand are La Négresse, Hippodrome / Lac Marion, Aguilera, Saint-Martin, and the Biarritz-Anglet edge.
These areas benefit more from practical access, residential services, and year-round living than from pure beach prestige.
La Négresse is important because it is one of Biarritz’s practical access points. For renters who work across Biarritz, Anglet, Bayonne, or the wider Pays Basque, convenience can matter more than a sea view.
Hippodrome / Lac Marion and Aguilera benefit from family-oriented and everyday residential logic. Schools, parks, supermarkets, sports facilities, and parking are more important here than nightlife or tourist footfall.
The risk is supply. If new or renovated apartments are added without equivalent tenant growth, similar units can compete with each other.
For a beginner, the best strategy is to buy near practical amenities, not just near future promises. In Biarritz, confirmed everyday livability beats speculative development stories.
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Which neighborhoods have become more attractive to renters because of recent infrastructure or transport changes in Biarritz?
The neighborhoods becoming more attractive because of practical access are La Négresse, Hippodrome / Lac Marion, Aguilera, Saint-Martin, and Lahouze.
In Biarritz, the transport premium is less about metro-style infrastructure and more about avoiding congestion, parking problems, and seasonal access stress.
Central and beachfront neighborhoods already have strong lifestyle appeal. The bigger rental-demand improvement is in areas where tenants can live year-round with easier car access, services, and connections toward Anglet and Bayonne.
La Négresse benefits from its practical role in the city’s movement pattern. It is less romantic than Les Halles or Côte des Basques, but it can suit working tenants who need mobility more than a postcard address.
Aguilera and Saint-Martin benefit from residential convenience. Their modeled 1-bedroom net yields of around 2.9% are supported by lower prices and a broader tenant base than ultra-premium coastal stock.
The trade-off is that better access does not automatically create prestige. These areas can become more useful to renters without becoming as liquid or emotionally desirable as the beach districts.
Which neighborhoods have become less attractive for property investors over the last 12 months in Biarritz?
The neighborhoods that have become less attractive for yield-focused investors are Phare / Impératrice, premium Centre-Ville / Grande Plage, and prime Côte des Basques.
Their desirability remains high, but their rental-income case has weakened relative to price.
In May 2026, Biarritz apartment pricing sits at a high level in the dataset’s market context, while the modeled yields remain compressed in premium locations.
The table shows the compression clearly. Phare / Impératrice produces only 2.4% net yield for studios, 2.2% for 1-bedroom properties, and 2.0% for 2-bedroom properties.
Long-term rents are also constrained by the Pays Basque rent-control framework, so regulated residential rent cannot simply rise without limit.
The practical conclusion is that premium Biarritz still works for lifestyle or capital preservation, but it has become less attractive for a beginner who mainly wants rental income.
Which property types are becoming harder to rent in Biarritz, and in which neighborhoods?
The property types becoming harder to rent profitably in Biarritz are overpriced short-term-rental-style studios, large expensive 2-bedroom apartments in premium zones, and older energy-inefficient apartments with high copropriété costs.
Short-term-rental-style studios are harder because regulation has changed the economics. In the Pays Basque tense zone, second-home tourist rentals face more friction than a simple long-term lease.
Large 2-bedroom apartments are harder to rent at yields that justify the price in Phare / Impératrice, Grande Plage, and Côte des Basques.
In the table, 2-bedroom net yields fall to 2.0% in Phare / Impératrice, 2.3% in Centre-Ville / Grande Plage, and 2.4% in Côte des Basques.
Older apartments can be difficult if recurring costs are high. Charming buildings can still rent well, but façade, roof, lift, insulation, repair, and maintenance bills matter a lot for net yield.
The practical rule is to avoid overpaying for charm while ignoring operating costs. A well-renovated, correctly priced T2 in Saint-Charles, Beaurivage, or Les Halles can still be a strong rental asset.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Biarritz?
The best bedroom count for a beginner investor in Biarritz is usually the 1-bedroom property, locally a T2.
It gives a better balance than a studio or 2-bedroom apartment.
Studios have the highest modeled yields, averaging about 3.0% net across the table. They also have the lowest entry price.
But studios can have higher tenant turnover, more furniture wear, and greater exposure to mobility-bail or seasonal tenant patterns.
2-bedroom properties offer higher absolute rent, but the yield is weaker. The table average is about 2.5% net for 2-bedroom properties, and premium areas can fall near 2.0% to 2.4% net.
A 1-bedroom property is the compromise. It averages about 2.7% net, attracts singles and couples, is more comfortable for longer stays than a studio, and remains more liquid than a large apartment.
The practical recommendation is clear: in Biarritz, a beginner should first test a well-priced T2 in Aguilera, Saint-Charles, Beaurivage, Lahouze, Hippodrome / Lac Marion, or La Négresse against local rent-control rules before making an offer.
INSIGHTS
These insights are drawn from the Biarritz residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Biarritz.
- La Négresse gives Biarritz’s best modeled net yield, but it is not the easiest lifestyle resale story. The 3.3% studio net yield is strong for Biarritz, but the buyer must be comfortable with practical rental demand rather than beach-led prestige.
- Phare / Impératrice is Biarritz’s weakest yield area because prestige prices outrun rents. The 2-bedroom net yield is only 2.0%, which makes the area stronger for lifestyle ownership than income investing.
- Biarritz studios usually beat 2-bedroom apartments on net yield. The gap matters because a 0.5 percentage point spread is meaningful in a city where most net yields are already compressed.
- Les Halles / Port-Vieux rents strongly, but old-building costs reduce net yield. This is a classic Biarritz problem: high rent does not automatically mean high investor return.
- Aguilera offers a good balance of moderate prices, family demand, and simple rental logic. It is less emotional than the beachfront, but often more rational for beginner income buyers.
- Centre-Ville / Grande Plage rents are high, but purchase prices absorb much of the income advantage. This area can work for liquidity and tenant visibility, but it is not the easiest place to create strong net yield.
- Côte des Basques is better for lifestyle resale than pure Biarritz rental yield. Surf appeal supports rents, but buyers often pay too much for the emotional value of the location.
- Hippodrome / Lac Marion looks more rational for beginners than trophy coastal stock. It benefits from practical residential appeal, lower pricing, and less dependence on seasonal beach demand.
- Milady 2-bedroom apartments face higher seasonality and family-budget limits. They can be attractive places to own, but the modeled 2.4% net yield is not compelling for pure income.
- Saint-Charles works best for furnished 1-bedroom apartments, not oversized expensive apartments. The neighborhood has renter appeal, but the investor still needs to control entry price.
- Biarritz net yields above 3% mostly require smaller units or non-premium locations. A buyer who insists on a famous ocean-view address should expect weaker income efficiency.
- A cheap Biarritz price is not enough. In La Négresse and Braou, resale liquidity, building condition, energy performance, and everyday tenant appeal matter as much as the yield figure.
- Biarritz short-term rental upside is constrained by compensation rules, especially for second homes. A foreign buyer should underwrite the property on long-term or mobility-bail logic first.
- Older Biarritz copropriété buildings can turn a good gross yield into an average net yield. Façade works, roof repairs, lifts, insurance, and energy upgrades should be treated as investment variables, not minor details.
- The beginner sweet spot is usually a Biarritz T2 near daily services, not an ocean-view trophy unit. A well-priced 1-bedroom property gives a better balance between rentability, comfort, turnover, and resale liquidity.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Biarritz neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and apartment type.
For each neighborhood and property type, we collected comparable sale listings from recognized French property platforms such as SeLoger, Bien’ici, and Logic-Immo. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized in euros, and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then adjusted the interpretation for liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected rental listings, cleaned the sample for outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and apartment type to estimate gross rental yield.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in copropriété charges, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, insurance, furniture refresh, building works, and property-level operating costs.
For Biarritz residential property, we also paid attention to property-level factors when available. These include building condition, age, access, layout, coastal exposure, rental restrictions, tenant depth, long-term rent-control rules, short-term rental friction, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Biarritz.
