What are the rental yields for apartments in Biarritz? (2026)

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Neighborhoods and apartment rental yields in the 2026 Biarritz apartment market

This table compares apartment rental yields in Biarritz by neighborhood and apartment type.

For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.

Finally, please note you'll find much more detailed data in our real estate pack about Biarritz.

We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

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 La Négresse, Saint-Martin, Lac Marion, Verdun, and Larochefoucauld.

La Négresse is the strongest yield case in the dataset. Its studio apartment is modeled at €160 000 with €480 monthly rent, giving 3.6% gross yield and 2.5% net yield.

Saint-Martin and Lac Marion are the next practical yield areas. Saint-Martin studios show 3.3% gross yield and 2.3% net yield, while Lac Marion studios show the same 3.3% gross yield and 2.3% net yield.

Verdun and Larochefoucauld sit slightly lower, but they are still more rational than the most expensive coastal addresses. Verdun studios show 2.1% net yield, while Larochefoucauld studios also show 2.1% net yield.

The real signal is that the strongest Biarritz yields are not in the postcard areas. They are in more practical residential locations where purchase prices are lower, but renters still have a reason to live in Biarritz.

For a foreign individual buyer, the trade-off is image versus income. La Négresse and Saint-Martin may feel less iconic than Port Vieux or Les Halles, but the rent-to-price relationship is much healthier.

Where can I find apartments with above-average yields and below-average entry prices in Biarritz?

The clearest Biarritz areas with above-average yields and below-average entry prices are La Négresse, Saint-Martin, Lac Marion, and Les Rocailles.

La Négresse has the lowest modeled entry point in the dataset. A studio apartment is estimated at €160 000, while a 1-bedroom apartment is estimated at €249 000 and a 2-bedroom apartment at €356 000.

Saint-Martin is also below the most expensive Biarritz areas. Its studio is modeled at €179 000, compared with €314 000 in Port Vieux and €294 000 in Le Phare / Regina.

Lac Marion gives similar value logic. A 1-bedroom apartment is modeled at €284 000 with €750 monthly rent, producing 3.2% gross yield and 2.2% net yield.

Les Rocailles is not the highest-yield area, but it remains more accessible than central or ocean-facing Biarritz. Its modeled studio price is €199 000, with €500 monthly rent and 2.1% net yield.

The practical takeaway is that below-average entry prices in Biarritz usually mean less prestige, not necessarily weak rent. A buyer should check micro-location carefully, but these areas give more room for the rental math to work.

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, Saint-Martin, Lac Marion, and Verdun.

La Négresse is the cleanest rent-to-price example. A studio at €160 000 and €480 monthly rent produces 3.6% gross yield, which is the highest gross yield in the dataset.

Saint-Martin is also rational for rental income. A studio at €179 000 and €490 monthly rent gives 3.3% gross yield, while a 1-bedroom at €280 000 and €740 rent gives 3.2% gross yield.

Lac Marion shows a balanced residential profile. The modeled 2-bedroom costs €406 000 and rents for €1 040 per month, giving 3.1% gross yield and 2.2% net yield.

Verdun is useful because it is not the cheapest area, but rents hold up reasonably well. A 1-bedroom apartment is modeled at €332 000 with €800 monthly rent, producing 2.9% gross yield and 2.0% net yield.

The honest interpretation is that Biarritz tenants do not pay enough extra rent to fully offset prestige prices. The rent level supports inland and practical areas better than the most famous coastal micro-locations.

We have actually built the our real estate pack about Biarritz to make sure you won’t buy in the wrong area. Check it out.

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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 Biarritz neighborhoods for stable rental income rather than maximum yield are Centre-ville / Les Halles, Saint-Charles, Mairie-Marne, Verdun, Parc d’Hiver, and Beaurivage / Côte des Basques.

Centre-ville / Les Halles has high modeled rents, even though yields are modest. A 1-bedroom apartment rents for about €960 per month, while a 2-bedroom apartment rents for about €1 330 per month.

Saint-Charles and Mairie-Marne are more residential stability plays. Their 1-bedroom net yields are only 1.8%, but tenant depth can be stronger because renters value shops, services, walkability, and everyday practicality.

Verdun is one of the better compromise areas. It does not reach La Négresse yields, but it combines practical central access with a modeled studio net yield of 2.1%.

Beaurivage / Côte des Basques has strong lifestyle demand. Its studio apartment is modeled at €249 000 and €610 monthly rent, but the 2.0% net yield shows that the beach premium is paid mostly by the buyer, not the tenant.

For a beginner buyer, stable rental income in Biarritz usually means accepting a lower net yield in exchange for tenant depth, resale visibility, and easier everyday desirability.

Which apartment type gives the best return for the lowest total investment in Biarritz?

The apartment type that gives the best return for the lowest total investment in Biarritz is usually the studio apartment.

The numbers are clear. La Négresse studios show 2.5% net yield, Saint-Martin studios show 2.3% net yield, Lac Marion studios show 2.3% net yield, and Verdun studios show 2.1% net yield.

Studios also require the lowest capital outlay. In La Négresse, the modeled studio costs €160 000, compared with €249 000 for a 1-bedroom apartment and €356 000 for a 2-bedroom apartment.

One-bedroom apartments are the safer compromise. They cost more, but they suit singles, couples, remote workers, and long-stay renters better than very small studios.

Two-bedroom apartments can be stable in the right family-friendly area, but the yield often compresses. In Port Vieux, a 2-bedroom apartment is modeled at €699 000 and only 1.5% net yield.

The practical rule is simple: if the goal is rental income in Biarritz, start by testing studios and compact 1-bedroom apartments. Larger apartments need a stronger lifestyle or resale reason to justify the lower yield.

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 Biarritz neighborhoods that offer strong rental income with lower vacancy risk are Centre-ville / Les Halles, Saint-Charles, Mairie-Marne, Verdun, and Beaurivage / Côte des Basques.

Centre-ville / Les Halles has the strongest central-rent profile in the dataset. The modeled rent is €630 for a studio, €960 for a 1-bedroom apartment, and €1 330 for a 2-bedroom apartment.

Port Vieux has even higher rents in some formats, with €650 for a studio and €1 370 for a 2-bedroom apartment. But the purchase prices are so high that net yields fall to around 1.5% to 1.6%.

Saint-Charles and Mairie-Marne have lower modeled rents than the hyper-centre, but they are easier to understand for everyday tenants. A Saint-Charles 1-bedroom apartment is modeled at €850 per month, while Mairie-Marne is modeled at €860.

Verdun is useful because the numbers are balanced. A 2-bedroom apartment rents for about €1 110 per month, with a modeled purchase price of €474 000 and 1.9% net yield.

The honest interpretation is that vacancy risk and yield often move in opposite directions in Biarritz. The most reliable locations attract enough buyers that prices rise, which reduces the income return.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

Which areas look overpriced relative to their rental income in Biarritz?

The Biarritz areas that look most overpriced relative to rental income are Port Vieux, Le Phare / Regina, Centre-ville / Les Halles, and parts of Beaurivage / Côte des Basques.

Port Vieux is the clearest example. A 1-bedroom apartment is modeled at €489 000 and €990 monthly rent, which gives only 2.4% gross yield and 1.5% net yield.

Le Phare / Regina is similar. A 2-bedroom apartment is modeled at €655 000 and €1 250 monthly rent, producing 2.3% gross yield and 1.5% net yield.

Centre-ville / Les Halles has strong rent, but prices absorb most of that advantage. A 2-bedroom apartment rents for about €1 330 per month, yet the modeled purchase price is €612 000 and the net yield is only 1.7%.

Beaurivage / Côte des Basques remains desirable, but the same income compression appears. The modeled 2-bedroom costs €555 000 and rents for €1 280 per month, giving 1.9% net yield.

The practical takeaway is that these are not bad places to own. They are weak places to maximize rental income because lifestyle buyers and second-home demand push prices beyond what ordinary long-term rent can support.

Which neighborhoods should I avoid even if the rental yield looks attractive in Biarritz?

Beginner buyers should be careful with La Négresse, Les Rocailles, and some outer parts of Saint-Martin when the only reason to buy is the headline yield.

La Négresse has the best modeled yield in Biarritz, with 2.5% net yield for studios and 2.4% net yield for both 1-bedroom and 2-bedroom apartments. That does not make every apartment there safe.

The risk is quality spread. A clean, bright, well-located apartment can rent well, while a tired unit with poor energy performance, weak light, awkward access, or high building charges can lose the yield advantage quickly.

Les Rocailles looks reasonable on entry price, with a modeled studio at €199 000 and €500 monthly rent. But the net yield is still only 2.1%, so there is not enough margin to ignore building quality.

Outer Saint-Martin can work, but the buyer pool is more practical and local. If resale liquidity matters, the apartment must be bought at a disciplined price.

The avoid rule is not to reject these neighborhoods. The avoid rule is to reject mediocre apartments in these neighborhoods when the price already assumes a good rental outcome.

Which neighborhoods look risky even though the rental yield is high in Biarritz?

The Biarritz neighborhoods that can look risky despite higher yields are La Négresse, Saint-Martin, Lac Marion, and Les Rocailles.

These areas show better yield because purchase prices are lower, not because they are risk-free. La Négresse reaches 3.6% gross yield for studios, but it also requires much more careful unit selection than Port Vieux or Les Halles.

Saint-Martin and Lac Marion are more balanced, but still depend on practical livability. Their studio net yields are both 2.3%, which is good for Biarritz, but not high enough to cover a bad building choice.

Les Rocailles is a directional yield area rather than a safe automatic pick. Its studio and 1-bedroom net yields are about 2.1% and 2.0%, which gives only modest room for vacancy, repairs, or negotiation mistakes.

The local reason is that Biarritz has a two-speed apartment market. Iconic areas have stronger lifestyle liquidity, while practical inland locations need better pricing and better property quality to attract both tenants and future buyers.

For a beginner buyer, Verdun or Larochefoucauld can sometimes be safer compromises. They do not beat La Négresse on headline yield, but they can balance rentability, everyday location, and resale logic more smoothly.

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What neighborhoods should I avoid when buying a rental apartment in Biarritz?

For beginner rental investors in Biarritz, the avoid list is Port Vieux for pure yield, Le Phare / Regina for income return, and poor-quality apartments in La Négresse, Les Rocailles, or outer Saint-Martin.

Port Vieux should be avoided if the goal is rental yield. The modeled studio net yield is 1.6%, while both 1-bedroom and 2-bedroom apartments show only 1.5% net yield.

Le Phare / Regina has the same problem. A 1-bedroom apartment is modeled at €459 000 and €900 monthly rent, producing only 1.5% net yield.

Centre-ville / Les Halles is not an automatic avoid, but it is hard to justify for income alone. A studio costs around €274 000 and rents for €630 per month, leaving only 1.8% net yield.

La Négresse, Les Rocailles, and Saint-Martin are different. They should not be avoided as areas, but beginners should avoid weak units there because the resale and tenant pool can be more selective.

The simple Biarritz rule is this: avoid expensive prestige areas when you need income yield, and avoid cheaper inland apartments unless the apartment quality, rentability, and resale logic are obvious.

Which neighborhoods are seeing rental demand weaken, and why, in Biarritz?

The Biarritz neighborhoods where rental demand looks more fragile for investors are Port Vieux, parts of Centre-ville / Les Halles, and tourist-heavy coastal micro-locations when rents are priced too high for long-term tenants.

The issue is not that tenants dislike these areas. The issue is that purchase prices are high, and long-term rents do not rise enough to protect the yield.

Port Vieux shows the problem clearly. Its 2-bedroom rent is modeled at €1 370 per month, which sounds strong, but the purchase price is €699 000 and the net yield is only 1.5%.

Centre-ville / Les Halles also has strong demand, but prices are heavy. The modeled 1-bedroom costs €428 000, rents for €960 per month, and produces only 1.8% net yield.

Tourist-heavy locations face another problem. If an investor underwrites the apartment with short-term-rental logic, but the realistic or regulated long-term rent is lower, the purchase price can look too expensive.

The practical recommendation is to separate tenant demand from investor demand. A location can be easy to rent and still be weak as a rental-income investment if the buyer overpays.

Which neighborhoods are seeing new developments that could create stronger rental demand in Biarritz?

The Biarritz neighborhoods where practical improvements could create stronger rental demand are La Négresse, Lac Marion, Saint-Martin, and Verdun.

The key point is that demand-creating development is not just new apartment supply. What helps landlords is better access, services, schools, medical facilities, employment links, daily retail, and easier year-round living.

La Négresse is important because it is a practical gateway area. Its modeled 1-bedroom apartment at €249 000 and €720 monthly rent gives 3.5% gross yield and 2.4% net yield, which is strong by Biarritz standards.

Lac Marion and Saint-Martin benefit from residential calm and lower entry prices. Lac Marion 1-bedroom apartments are modeled at €284 000, while Saint-Martin 1-bedroom apartments are modeled at €280 000.

Verdun works because it stays closer to central Biarritz while still feeling more practical than the most tourist-heavy streets. That supports both renter demand and resale visibility.

The caution is that development stories can be overpriced before they become real. A beginner should not pay for a future improvement unless today’s rent already supports today’s purchase price.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

Which neighborhoods have become less attractive for apartment investors over the last 12 months in Biarritz?

The Biarritz neighborhoods that have become less attractive for rental-income investors over the last 12 months are Port Vieux, Le Phare / Regina, Centre-ville / Les Halles, and parts of Beaurivage / Côte des Basques.

The problem is not desirability. These areas remain desirable, but the rental-income case is weaker when prices rise faster than realistic long-term rent.

Port Vieux is the clearest income warning. A studio is modeled at €314 000 and €650 monthly rent, which leaves only 2.5% gross yield and 1.6% net yield.

Le Phare / Regina is even more compressed in larger formats. Its 2-bedroom apartment is modeled at €655 000, rents for €1 250 per month, and produces only 1.5% net yield.

Centre-ville / Les Halles still has tenant depth, but the purchase ticket is heavy. A 2-bedroom apartment costs about €612 000 and rents for €1 330 per month, which gives only 1.7% net yield.

Beaurivage / Côte des Basques remains appealing for lifestyle buyers, but the modeled 1-bedroom net yield is only 1.9%. That makes it more convincing as a lifestyle-liquidity purchase than a pure income purchase.

The practical conclusion is not to avoid these neighborhoods blindly. It is to avoid paying lifestyle prices when your investment plan depends on income yield.

Which apartment types are becoming harder to rent in Biarritz, and in which neighborhoods?

The apartment types becoming harder to rent in Biarritz are expensive 2-bedroom apartments in prestige coastal areas and poor-quality studios in weaker inland buildings.

Expensive 2-bedroom apartments are the clearest yield problem. In Port Vieux, a 2-bedroom apartment is modeled at €699 000 and €1 370 monthly rent, producing only 1.5% net yield.

Le Phare / Regina also shows weak large-unit efficiency. Its modeled 2-bedroom apartment costs €655 000, rents for €1 250 per month, and produces 2.3% gross yield and 1.5% net yield.

Centre-ville / Les Halles 2-bedroom apartments can rent, but the tenant pool narrows at higher monthly budgets. A modeled rent of €1 330 per month is strong, yet the net yield is still only 1.7%.

Studios remain easier when the location and building quality are good. La Négresse studios show 2.5% net yield, while Saint-Martin and Lac Marion studios show 2.3% net yield.

But weak studios in La Négresse, Les Rocailles, or outer Saint-Martin need excellent pricing. Tenants may accept a practical location, but they will not pay premium rent for poor light, poor insulation, awkward access, or a tired building.

The best beginner format is usually a well-renovated 1-bedroom apartment in Verdun, Saint-Martin, Lac Marion, Larochefoucauld, or Saint-Charles. It may not have the highest headline yield, but it balances rentability, vacancy risk, and resale more cleanly.

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Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Biarritz. If you’d like to learn more about us, you can check our presentation page.