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If you're looking for a rental in Biarritz, you're entering a market shaped by year-round locals and lifestyle movers drawn to this iconic Basque Coast city.
In this article, we break down the current rental prices in Biarritz, neighborhood by neighborhood, so you know what to expect in 2026.
We constantly update this blog post to reflect the latest data in the Biarritz rental market.
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
- The official median rent in Biarritz sits at €12.80 per square meter, but new renters typically face asking prices closer to €17, meaning market rents are about 30% higher than observed lease medians.
- Rent caps are now in force across the Pays Basque region, limiting how much landlords can charge above the official reference rent and keeping annual increases modest.
- Studios in Biarritz command a higher price per square meter than larger apartments, with typical rents reaching €600 per month for just 25 square meters.
- Prime neighborhoods like Centre-ville, Port-Vieux, and Côte des Basques can push 2-bedroom rents above €1,300 per month due to beach proximity and walkability.
- Furnished rentals are unusually popular in Biarritz because many tenants are mobile professionals or lifestyle movers who want plug-and-play living.
- The rental vacancy rate in Biarritz hovers between 2% and 4%, making it one of the tighter markets on the French Atlantic coast.
- Well-priced apartments in Biarritz typically rent within 10 to 25 days, while overpriced or energy-inefficient units can sit for over 40 days.
- Outdoor space like a terrace, especially with any ocean view, is one of the top rent boosters in the Biarritz rental market.
- Energy-efficient properties with strong DPE ratings command higher rents and attract tenants faster due to lower utility costs.
- Peak tenant demand in Biarritz occurs from May through September and late August through October, driven by seasonal workers and job relocations.
What are typical rents in Biarritz as of 2026?
What's the average monthly rent for a studio in Biarritz as of 2026?
As of early 2026, the average monthly rent for a studio in Biarritz is around €600 (roughly $650 USD).
Most studios in Biarritz fall within €520 to €750 per month ($560 to $810 USD), depending on location and whether the unit is furnished.
The main factors causing studio rents to vary in Biarritz are beach proximity, outdoor space, energy rating, and whether it's in a premium area like Centre-ville or Côte des Basques.
What's the average monthly rent for a 1-bedroom in Biarritz as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Biarritz is approximately €780 ($840 USD).
Most 1-bedroom apartments in Biarritz rent between €680 and €950 per month ($735 to $1,025 USD), with furnished units and sea-adjacent locations at the higher end.
In Biarritz, La Négresse and Aguiléra offer more affordable 1-bedroom rents, while Centre-ville, Port-Vieux, and Saint-Charles command highest prices due to central location and lifestyle appeal.
What's the average monthly rent for a 2-bedroom in Biarritz as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Biarritz is around €1,050 ($1,135 USD).
Most 2-bedroom apartments in Biarritz rent between €900 and €1,300 per month ($970 to $1,400 USD), with variation driven by location and premium features like terrace or parking.
For 2-bedrooms in Biarritz, Parc d'Hiver and Saint-Martin tend to be more affordable, while Centre-ville, Côte des Basques, and Impératrice near Grande Plage are most expensive.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Biarritz.
What's the average rent per square meter in Biarritz as of 2026?
As of early 2026, the average rent per square meter in Biarritz for a new renter is approximately €16.50 ($17.80 USD).
Across Biarritz neighborhoods, rents per square meter range from €12.80 (the official median) up to €18+ in prime areas ($13.80 to $19.50 USD).
Compared to other French cities, Biarritz rents are higher than most mid-sized cities but below Paris, roughly on par with Nice and other premium coastal destinations.
Properties pushing rent above average in Biarritz typically feature outdoor space with ocean views, top-floor positioning, strong energy ratings, or walk-to-beach locations.
How much have rents changed year-over-year in Biarritz in 2026?
As of early 2026, rents in Biarritz have increased by approximately 1% to 3% compared to last year, depending on whether you're looking at sitting tenants or new leases.
The main factors driving rent changes in Biarritz include the legal rent index (IRL) governing lease renewals, rent cap regulations across the Pays Basque, and continued demand from lifestyle movers.
This year's rent increase in Biarritz is similar to last year's trend, with rent caps preventing sharper spikes seen in other coastal markets.
What's the outlook for rent growth in Biarritz in 2026?
As of early 2026, projected rent growth in Biarritz is expected to remain modest at 1% to 2.5%, with larger increases limited to exceptional properties.
Key factors influencing Biarritz rent growth include national inflation around 1.4%, continued enforcement of local rent caps, and sustained demand from remote workers drawn to the Basque Coast.
In Biarritz, Centre-ville, Côte des Basques, and Port-Vieux are expected to see the strongest rent growth because scarce premium features like terraces and ocean views remain in high demand.
Risks that could affect projections include changes to short-term rental regulations shifting supply, economic slowdowns, or stricter rent cap enforcement.
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Which neighborhoods rent best in Biarritz as of 2026?
Which neighborhoods have the highest rents in Biarritz as of 2026?
As of early 2026, the three neighborhoods with highest rents in Biarritz are Centre-ville/Les Halles, Port-Vieux, and Côte des Basques/Beaurivage, where 2-bedrooms reach €1,200 to €1,400 per month ($1,300 to $1,510 USD).
These neighborhoods command premium rents because they offer walk-everywhere convenience, direct beach access, ocean views, and the classic "postcard Biarritz" atmosphere.
Typical tenants in these high-rent areas include well-paid remote workers, international expats, and lifestyle movers prioritizing walkability and beach culture over square footage.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Biarritz.
Where do young professionals prefer to rent in Biarritz right now?
The top neighborhoods where young professionals rent in Biarritz are Centre-ville/Les Halles for cafe culture and walkability, Saint-Charles for its quiet-but-central feel, and Côte des Basques for surf lifestyle.
Young professionals in these Biarritz neighborhoods typically pay €650 to €950 per month ($700 to $1,025 USD) for a studio or 1-bedroom.
Features attracting young professionals include coworking-friendly cafes, no need for a car, proximity to surf spots, and a vibrant social scene around Les Halles market.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Biarritz.
Where do families prefer to rent in Biarritz right now?
The top neighborhoods where families rent in Biarritz are Parc d'Hiver for residential calm, La Négresse for practical access and space, and Saint-Martin near Lac Marion for greenery.
Families renting 2 to 3 bedroom apartments in these Biarritz neighborhoods pay €900 to €1,200 per month ($970 to $1,300 USD), often more affordable than beachfront areas.
Features making these neighborhoods attractive to families include quieter streets, easier parking, larger layouts, and proximity to parks.
Top schools near these family-friendly areas include well-regarded public primary schools in Parc d'Hiver and Saint-Martin, plus Collège Villa Fal and the broader BAB educational network.
Which areas near transit or universities rent faster in Biarritz in 2026?
As of early 2026, the areas near transit that rent fastest in Biarritz are La Négresse for rail/road access, Centre-ville for bus connectivity, and Aguiléra for practical logistics.
Properties in these high-demand areas typically stay listed for 10 to 20 days, compared to 25 to 30 days for less accessible locations or 40+ days for overpriced units.
The typical rent premium for properties near transit hubs in Biarritz is €50 to €100 per month ($55 to $110 USD), reflecting the value of mobility where parking is difficult.
Which neighborhoods are most popular with expats in Biarritz right now?
The top neighborhoods popular with expats in Biarritz are Centre-ville/Grande Plage for classic Biarritz lifestyle, Saint-Charles for upmarket residential feel, and Côte des Basques for surf culture.
Expats in these neighborhoods typically pay €800 to €1,300 per month ($865 to $1,400 USD) for furnished apartments.
Features attracting expats include English-friendly services, walkable beach access, cosmopolitan atmosphere, and furnished "plug-and-play" rentals suited to international mobility.
Expat communities most represented include British, American, and Northern European residents, plus Spanish nationals from nearby Basque Country.
And if you are also an expat, you may want to read our exhaustive guide for expats in Biarritz.
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Who rents, and what do tenants want in Biarritz right now?
What tenant profiles dominate rentals in Biarritz?
The top tenant profiles in Biarritz are local workers in hospitality, retail, and services; mobile professionals including remote workers; and lifestyle movers from larger French cities.
In Biarritz, local workers represent roughly 40% to 50% of rentals, mobile professionals about 25% to 35%, and lifestyle movers approximately 15% to 25%, shifting seasonally.
Local workers typically seek unfurnished 1-2 bedroom apartments in practical neighborhoods, mobile professionals prefer furnished studios in central areas, and lifestyle movers look for quality 2-bedrooms with outdoor space.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Biarritz.
Do tenants prefer furnished or unfurnished in Biarritz?
In Biarritz, furnished rentals are disproportionately popular, with roughly 40% to 50% of demand coming from tenants preferring move-in-ready apartments, versus 25% to 30% in typical French cities.
The rent premium for furnished apartments in Biarritz is typically €100 to €200 per month ($110 to $215 USD), reflecting convenience and shorter lease lengths.
Tenants preferring furnished rentals include mobile professionals on 3 to 12 month assignments, expats, lifestyle movers testing the city, and seasonal workers needing immediate housing.
Which amenities increase rent the most in Biarritz?
The top five amenities increasing rent most in Biarritz are outdoor space (terrace/balcony), private parking, ocean views, strong DPE rating, and walk-to-beach location.
In Biarritz, a terrace adds €100 to €200/month ($110 to $215 USD), parking adds €80 to €150, ocean views add €150 to €300, good DPE adds €50 to €100, and prime beach location adds €100 to €200.
In our property pack covering the real estate market in Biarritz, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Biarritz?
The top renovations for ROI in Biarritz are energy upgrades (insulation, heating), kitchen modernization, bathroom refresh, window replacement, and space optimization for small units.
In Biarritz, energy upgrades cost €5,000 to €15,000 for €50 to €100 extra monthly rent; kitchen updates cost €3,000 to €8,000 for €30 to €80 extra; bathroom refreshes cost €2,000 to €6,000 for €20 to €50 extra.
Renovations with poor ROI to avoid include luxury finishes exceeding market expectations, over-customized layouts, and purely cosmetic changes not addressing energy or comfort.
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How strong is rental demand in Biarritz as of 2026?
What's the vacancy rate for rentals in Biarritz as of 2026?
As of early 2026, the rental vacancy rate in Biarritz is estimated at 2% to 4%, a tight market where well-priced properties find tenants quickly.
Across Biarritz neighborhoods, vacancy rates range from under 2% in high-demand areas like Centre-ville and Côte des Basques to 4% to 5% in less central areas like La Négresse.
The current vacancy rate is below Biarritz's historical average and significantly tighter than typical French markets, reflecting sustained demand and limited rental supply.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Biarritz.
How many days do rentals stay listed in Biarritz as of 2026?
As of early 2026, the average rental in Biarritz stays listed for 15 to 20 days, assuming reasonable pricing and decent condition.
Days on market range from under 10 days for well-priced units in prime locations to 40+ days for overpriced properties or units with poor energy ratings.
Current days-on-market in Biarritz is similar to one year ago, reflecting a consistently tight market where demand remains strong despite rent caps.
Which months have peak tenant demand in Biarritz?
Peak months for tenant demand in Biarritz are May through September (seasonal workers, lifestyle movers) with a secondary peak in late August through October (job relocations, back-to-school).
Factors driving seasonality include the coastal tourism economy bringing seasonal workers, French academic calendar triggering September moves, and lifestyle movers timing arrivals for summer.
Lowest demand months in Biarritz are December through February, though the market remains active due to year-round lifestyle appeal.
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What will my monthly costs be in Biarritz as of 2026?
What property taxes should landlords expect in Biarritz as of 2026?
As of early 2026, landlords in Biarritz should expect €1,200 to €2,500 per year in taxe foncière ($1,300 to $2,700 USD) for a typical apartment.
The range stretches from €800 for smaller apartments in less central areas to over €3,500 for larger properties in prime locations like Centre-ville or Grande Plage.
Property taxes in Biarritz are calculated based on cadastral rental value multiplied by local rates set by municipality and department, so amounts depend on both valuation and current rates.
Please note that, in our property pack covering the real estate market in Biarritz, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Biarritz right now?
A realistic annual maintenance budget for a rental in Biarritz is €1,500 to €3,000 ($1,620 to $3,240 USD), or roughly €20 to €35 per square meter.
The range stretches from €1,000 for newer apartments in good condition to €4,000+ for older buildings requiring ongoing repairs.
Landlords in Biarritz typically set aside 8% to 12% of annual rental income for maintenance, covering repairs, appliance replacements, and building upkeep.
What utilities do landlords often pay in Biarritz right now?
Utilities landlords commonly pay in Biarritz are building charges (charges de copropriété) and, for furnished rentals, sometimes internet and a utilities provision reconciled later.
In Biarritz, building charges run €50 to €150/month ($55 to $160 USD), internet €30 to €40 if included, and bundled utilities provisions €50 to €100 monthly.
Common practice: unfurnished long-lease tenants pay their own utilities directly, while furnished rentals more often include internet and sometimes a bundle the landlord reconciles.
How is rental income taxed in Biarritz as of 2026?
As of early 2026, rental income from unfurnished properties in Biarritz is taxed under "revenus fonciers," with choice between micro-foncier (30% standard deduction) or régime réel (actual expenses deducted).
Main deductions under régime réel include property taxes, loan interest, insurance, management fees, maintenance costs, and building charges paid by landlord.
A common mistake: failing to account for Pays Basque rent cap regulations when projecting income, leading to unexpected tax liabilities from over-optimistic rent assumptions.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Biarritz.
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.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses in our property pack about Biarritz, we always rely on the strongest methodology we can.
We aim to be fully transparent, so below we've listed the authoritative sources we used and how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Observatoires des Loyers | Official rent-observatory network based on observed private-rental leases. | We used it as ground-truth for median rent per square meter in Biarritz, then compared with listing indicators for 2026 estimates. |
| French Ministry (Ecologie) | French government explaining OLL methodology. | We validated that OLL figures reflect observed leases, not just asking rents, and explained why medians differ from asking prices. |
| SeLoger | One of France's largest property portals with transparent pricing data. | We approximated current market asking rents before January 2026, blending with OLL medians for confident rent ranges. |
| Communauté d'Agglomération Pays Basque | Official local authority page on rent cap rules. | We confirmed rent caps apply to Biarritz and used it to temper rent-growth projections for 2026. |
| APGL64 | Official publication for prefectural acts setting reference rents. | We anchored the most recent legal update for rent caps just before January 2026. |
| INSEE (IRL) | France's official statistics office; IRL is the legal rent revision benchmark. | We estimated renewal dynamics for sitting tenants and sanity-checked year-over-year assumptions. |
| ANIL | National housing information agency with public-facing tools. | We presented the IRL in renter-friendly terms and kept year-over-year sections legally grounded. |
| INSEE (Dossier complet Biarritz) | Official local profile for Biarritz with comparable indicators. | We described who rents in Biarritz and contextualized rental pressure and demand drivers. |
| INSEE (Logement RP 2021) | Official housing stock and vacancy indicator framework. | We defined vacancy properly and built conservative rental vacancy estimates for 2026. |
| Ville de Biarritz | Municipality's official stamped act setting local tax rates. | We anchored property-tax expectations and translated into practical landlord planning ranges. |
| impots.gouv.fr | French tax administration's page on rental income taxation. | We explained micro-foncier vs régime réel and listed key deductible costs. |
| service-public.fr | Official French public-service information site. | We cross-checked thresholds and kept tax section aligned with official wording. |
| Banque de France | Central bank's forecast for inflation and growth. | We framed 2026 inflation dynamics and built realistic rent-growth outlook under caps. |
| CRE | National energy regulator's reference for electricity pricing. | We estimated utilities line items in furnished rentals or charges bundles. |
| ADEME | France's energy-transition agency with widely used indicators. | We explained why DPE class matters financially and which renovations justify higher rents. |
| Le Monde | Leading French newspaper with reliable housing policy reporting. | We explained how short-term rental regulations affect the Biarritz market. |
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