How much are the rents in Biarritz right now? (2026)

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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.

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 2026, the average monthly rent for a studio in Biarritz is about €740, which is roughly $800, and this usually means a small furnished flat close to the centre, the beach, or a bus route.

For most studios in Biarritz in 2026, a realistic monthly rent range is €650 to €850, or about $700 to $920, with lower prices for simple older units and higher prices for renovated furnished studios near Les Halles, Saint-Charles, Centre-ville or the seafront.

This range is wide because studio rents in Biarritz change quickly with location, furniture quality, lease length, sea access, summer flexibility and whether the owner is offering a September-to-June student lease instead of a full-year rental.

What's the average monthly rent for a 1-bedroom in Biarritz as of 2026?

As of 2026, the average monthly rent for a 1-bedroom apartment in Biarritz is about €980, or roughly $1,060, for a normal T2 that is usable year-round and not just a summer-focused rental.

For most 1-bedroom apartments in Biarritz in 2026, a realistic monthly rent range is €900 to €1,100, or about $970 to $1,190, with renovated furnished flats often sitting at the top of that range.

Within Biarritz, cheaper 1-bedroom rents are more likely around La Négresse, Parme, La Rochefoucauld-Aguilera and some inland streets, while the highest 1-bedroom rents are usually in Halles-Hurlague, Mairie-Marne, Saint-Charles-Golf, République-Beau Rivage and the seafront.

What's the average monthly rent for a 2-bedroom in Biarritz as of 2026?

As of 2026, the average monthly rent for a 2-bedroom apartment in Biarritz is about €1,400, or roughly $1,510, for a normal 60 to 75 square meter apartment suitable for a family or two sharers.

For most 2-bedroom apartments in Biarritz in 2026, a realistic monthly rent range is €1,250 to €1,650, or about $1,350 to $1,780, while premium furnished homes with a terrace, parking or sea view can move above €2,000, or about $2,160.

For 2-bedroom rentals in Biarritz, the cheaper areas are usually more inland, such as Parme-La Négresse, Labordotte-La Colline and parts of La Rochefoucauld-Aguilera, while the most expensive 2-bedroom rentals are usually near Front de Mer, Saint-Charles-Golf, Halles-Hurlague and Mairie-Marne.

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 2026, the average rent per square meter in Biarritz is about €18 per month, or roughly $19 per square meter, for current apartment asking rents, while older signed leases are closer to €13 per square meter, or about $14.

Across Biarritz neighborhoods in 2026, most normal apartments rent between €18 and €22 per square meter, or about $19 to $24, while older inland flats can sit closer to €13 to €16 per square meter, or about $14 to $17.

Compared with many French regional cities, rent per square meter in Biarritz is high for a town of its size because Biarritz has beach demand, limited housing supply, many second homes and strong interest from French and foreign renters.

In Biarritz, rent per square meter usually rises above average when a property is furnished, renovated, close to Les Halles or the beach, has parking, includes outdoor space, offers a sea view, or works well for a school-year lease.

How much have rents changed year-over-year in Biarritz in 2026?

As of 2026, average new asking rents in Biarritz are estimated to be about 3% to 5% higher than one year earlier, while many existing leases rose much less because the official rent index increased by only about 0.8%.

The main forces pushing Biarritz rents higher in 2026 are low vacancy, few year-round rentals, strong furnished demand, student leases, tourism pressure and the large share of homes used as second residences.

Compared with the previous year, Biarritz rent growth in 2026 looks more controlled on existing leases because rent control and the IRL limit increases, but new listings still feel expensive because available stock remains thin.

What's the outlook for rent growth in Biarritz in 2026?

As of 2026, projected rent growth in Biarritz is about 2% to 4% for new leases over the rest of the year, with slower growth for regulated lease renewals.

Over the coming year, Biarritz rent growth should depend on local job mobility, student demand, tourism pressure, the number of owners returning homes to long-term rental, national inflation and the rent-control framework in Pays Basque.

The strongest rent growth in Biarritz is likely around Halles-Hurlague, Mairie-Marne, Saint-Charles-Golf, République-Beau Rivage and La Négresse station because these areas match either lifestyle demand or practical transport demand.

The main risk is that Biarritz rent growth could be lower if rent control tightens, household budgets weaken, more furnished homes return to long-term rental, or asking rents move too far above what local tenants can pay.

Which neighborhoods rent best in Biarritz as of 2026?

Which neighborhoods have the highest rents in Biarritz as of 2026?

As of 2026, the three highest-rent areas in Biarritz are Front de Mer, Saint-Charles-Golf and Halles-Hurlague, where a good 1-bedroom often rents around €1,050 to €1,300 per month, or roughly $1,130 to $1,400.

These Biarritz neighborhoods command premium rents because tenants pay for beach access, elegant streets, walkability, cafés, shops, good buildings, sea views, outdoor space and the feeling of living in the postcard version of Biarritz.

The usual tenant profile in these high-rent Biarritz neighborhoods is an affluent professional, an expat, a mobile executive, a retiree between homes, or a tenant testing Biarritz before buying property.

By the way, we’ve written a blog article detailing Sources and methodology: we used SeLoger neighborhood data, Logic-Immo listings and Insee. We compared named neighborhoods with live ad quality and tenant demand. Our internal analysis gave extra weight to beach access, walkability and parking scarcity.

Where do young professionals prefer to rent in Biarritz right now?

Young professionals in Biarritz most often prefer Halles-Hurlague, Mairie-Marne and République-Beau Rivage because these areas make daily life easy without needing a car.

In these young-professional areas of Biarritz, the typical monthly rent is about €750 to €1,150, or roughly $810 to $1,240, depending on whether the tenant rents a studio or a 1-bedroom apartment.

Young professionals like these Biarritz neighborhoods because they are close to cafés, gyms, coworking spots, beaches, nightlife, food shops, bus routes and the everyday services that make a small apartment feel practical.

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?

Families in Biarritz tend to prefer Parc d’Hiver-Marion-Mouriscot, Saint-Martin-Cité des Fleurs and La Rochefoucauld-Aguilera because these areas offer more calm, space and everyday practicality than the busiest seafront streets.

For 2-bedroom and 3-bedroom family apartments in these Biarritz neighborhoods, typical monthly rents are about €1,350 to €2,200, or roughly $1,460 to $2,380, depending on size, parking, condition and outdoor space.

These family-friendly Biarritz neighborhoods work well because families care about parking, schools, quieter streets, parks, storage, larger layouts and quick access to Bayonne, Anglet or the station.

Nearby education options include local public primary schools, Collège Jean Rostand, Lycée André Malraux, private Catholic schools in central Biarritz and broader school choices across Anglet and Bayonne.

Which areas near transit or universities rent faster in Biarritz in 2026?

As of 2026, the fastest-renting areas near transit or education demand in Biarritz are La Négresse station, Saint-Martin and the Halles-Hurlague to Mairie-Marne belt.

In these high-demand Biarritz areas, correctly priced studios and 1-bedroom apartments usually stay listed for about 7 to 15 days, while overpriced or awkward lease formats can stay online much longer.

For homes within easy walking distance of Biarritz station, strong bus routes or student-friendly central areas, the rent premium is often about €50 to €150 per month, or roughly $55 to $160, compared with similar but less convenient apartments.

Which neighborhoods are most popular with expats in Biarritz right now?

The Biarritz neighborhoods most popular with expats are Saint-Charles-Golf, Front de Mer and Halles-Hurlague because these areas are walkable, elegant and close to the beach.

Expats renting in these Biarritz neighborhoods usually pay about €950 to €1,600 per month, or roughly $1,030 to $1,730, for a studio or 1-bedroom, and more for a large furnished flat with views or outdoor space.

These areas attract expats because Biarritz feels easy there, with cafés, shops, the ocean, furnished apartments, good buildings, buses, restaurants and less need to understand the wider local geography immediately.

The most visible foreign renters in Biarritz tend to be British, Irish, American, Spanish, German, Swiss, Belgian and other northern European tenants, although exact neighborhood-by-neighborhood nationality data is not published.

And if you are also an expat, you may want to read our Sources and methodology: we used Insee, SeLoger listings and Logic-Immo listings. We used furnished premium supply as a proxy for expat demand. Our own analysis also considers walkability, English-speaking convenience and buyer-testing behavior.

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 students and school-year renters, young professionals and mobile workers, and families or separated local households looking for stable year-round homes.

In our 2026 estimate, students and school-year renters represent about 30% of visible small-unit demand, young professionals and mobile workers about 30%, and families or local households about 25%, with the rest made up of retirees, expats and temporary relocations.

Students and mobile tenants usually seek furnished studios or 1-bedroom apartments in Biarritz, while families and separated local households usually seek unfurnished or lightly furnished 2-bedroom and 3-bedroom homes with parking, storage and calmer streets.

If you want to optimize your cashflow, you can read our Sources and methodology: we used Insee, SeLoger and Logic-Immo. We looked at tenure, unit sizes and lease wording in live ads. Our own tenant segmentation checks Biarritz’s seasonal and school-year rental patterns.

Do tenants prefer furnished or unfurnished in Biarritz?

In Biarritz in 2026, we estimate that about 60% of visible rental demand prefers furnished apartments and about 40% prefers unfurnished homes, although families are much more likely to want unfurnished space.

The furnished rent premium in Biarritz is usually about €80 to €250 per month, or roughly $85 to $270, with the biggest premium for renovated studios and 1-bedroom apartments near Halles, Saint-Charles or the beach.

Furnished rentals in Biarritz are especially popular with students, young professionals, mobile executives, expats, retirees between homes and tenants who want to test the Basque coast before buying.

Which amenities increase rent the most in Biarritz?

The five amenities that increase rent the most in Biarritz are a sea view, a terrace or balcony, private parking, a high-quality renovation and a lift in an older building.

In Biarritz, a sea view can add about €200 to €500 per month, a terrace €100 to €300, parking €80 to €150, a strong renovation €100 to €250, and a lift about €50 to €120, or roughly $55 to $540 across these premiums.

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 five renovations with the best rental ROI in Biarritz are a modern kitchen, a clean bathroom with walk-in shower, better ventilation and humidity control, built-in storage, and a simple furnished-pack redesign.

In Biarritz, these works can cost about €1,000 to €15,000, or roughly $1,080 to $16,200, and can add around €50 to €250 per month, or roughly $55 to $270, when the flat becomes easier to rent and easier to maintain.

Landlords in Biarritz should be careful with luxury holiday-let style renovations, fragile designer furniture, oversized décor budgets and works that ignore DPE, humidity, soundproofing or coastal wear, because tenants pay more for comfort than for show.

How strong is rental demand in Biarritz as of 2026?

What's the vacancy rate for rentals in Biarritz as of 2026?

As of 2026, the overall housing vacancy rate in Biarritz is about 2% to 3%, and the effective long-term rental vacancy rate is likely below 2% for well-priced apartments.

Across Biarritz, vacancy is likely lowest in Halles-Hurlague, Saint-Charles, Mairie-Marne and Front de Mer, while inland and less central areas may be closer to 3% when units are poorly priced, dated or hard to park near.

Compared with a more normal historical vacancy level, the current Biarritz vacancy rate is very low, which confirms that the main issue for landlords is usually not finding demand but offering the right lease, rent and property condition.

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 2026, a correctly priced rental in Biarritz usually stays listed for about 10 to 20 days, with good studios and 1-bedroom apartments often moving faster.

In Biarritz, the realistic range is about 7 to 15 days for well-priced furnished studios and T2s, 15 to 30 days for expensive family-sized flats, and longer for overpriced homes or listings with awkward summer restrictions.

Compared with one year ago, days on market in Biarritz appear broadly stable to slightly shorter for attractive small units, because demand stayed strong while the year-round rental pool remained thin.

Which months have peak tenant demand in Biarritz?

The peak months for tenant demand in Biarritz are August and September, followed by May, June and July, because school-year leases, student moves and summer-adjacent relocations all overlap.

This seasonal pattern is very specific to Biarritz because many landlords rent from September to June, keep summer flexibility, and target students, mobile workers or temporary tenants outside the strongest tourism months.

The lowest tenant demand in Biarritz is usually in November, December and sometimes February, especially for expensive homes, although well-priced small furnished flats can still rent because the local vacancy rate is so low.

What will my monthly costs be in Biarritz as of 2026?

What property taxes should landlords expect in Biarritz as of 2026?

As of 2026, landlords in Biarritz should often expect annual property tax of about €1,000 to €2,200, or roughly $1,080 to $2,380, for a typical apartment, depending on the property and its cadastral value.

The realistic annual property tax range in Biarritz is about €700 to €3,000, or roughly $760 to $3,240, with small older flats at the lower end and larger or high-cadastral-value homes at the upper end.

Property tax in Biarritz is based on the cadastral rental value of the property, then local tax rates are applied, which means two apartments with the same surface area can still have different tax bills.

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 utilities do landlords often pay in Biarritz right now?

In Biarritz, landlords most often pay or advance condominium charges, building maintenance, some water charges, waste-related recoverable charges and sometimes internet for furnished or student leases.

Typical monthly landlord-paid or advanced costs in Biarritz can be about €60 to €180 for condominium charges, €10 to €30 for water when included, €20 to €40 for internet, and variable amounts for recoverable waste-related charges, or roughly $65 to $195, $11 to $32 and $22 to $43.

The common practice in Biarritz is that tenants pay electricity, gas, home insurance and personal use, while landlords pay owner charges first and recover only the tenant-recoverable part through charges when the lease allows it.

How is rental income taxed in Biarritz as of 2026?

As of 2026, rental income in Biarritz is taxed under French rules, with unfurnished rental income usually treated as revenus fonciers and furnished rental income usually treated as BIC.

Landlords in Biarritz can often deduct eligible costs such as loan interest, repairs, insurance, management fees, co-ownership charges and some local taxes, with different rules depending on whether the rental is furnished or unfurnished.

The most specific tax mistakes in Biarritz are mixing up furnished and unfurnished regimes, ignoring student-lease seasonality, assuming summer rental income is taxed like ordinary long-term rent, and forgetting that local rules can affect rental strategy.

We cover these mistakes, among others, in our Sources and methodology: we used impots.gouv.fr, Service-Public rent-control simulator and Pays Basque rent control information. We separated income tax treatment from local rental rules. Our own analysis focuses on the real choices Biarritz landlords face.

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 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 used	Why this source is reliable	How we used it for this Biarritz rent guide
Observatoires des loyers, Biarritz	This is the public local rent observatory for the Pays Basque and Sud Landes rental market.	We used it as the official base rent reference for long-term private rentals in Biarritz. We treated its median rent as older-stock signed-rent data, not as the only rent for new listings.
Communauté d’Agglomération Pays Basque, rent control	This is the local authority applying rent control rules in Biarritz and nearby communes.	We used it to explain why normal lease increases are capped in many cases. We also used it to flag that Biarritz belongs to the regulated Pays Basque rent-control area.
SeLoger, Biarritz rental prices	SeLoger is one of the main French property portals and gives current asking-rent estimates.	We used it to estimate current Biarritz asking rents in June 2026. We cross-checked its apartment rent estimate against official rent data and live rental listings.
Logic-Immo, Biarritz rental listings	Logic-Immo aggregates live rental ads from agencies and landlords across France.	We used it to check real asking rents by apartment size in Biarritz. We used the listings carefully because asking prices are not always the same as signed rents.
SeLoger, Biarritz rental listings	SeLoger has a large live rental marketplace and shows useful details on available stock.	We used it to confirm that ordinary long-term rental stock in Biarritz is thin. We also used it to identify furnished apartments, student leases and premium central listings.
Insee, Biarritz municipal data	Insee is France’s official statistics agency and provides the most reliable local housing data.	We used it for housing stock, vacancy, tenure and the share of second homes in Biarritz. We used the latest detailed municipal dataset available for the 2026 writing period.
Insee, IRL Q1 2026	Insee publishes the official rent reference index used for many French lease revisions.	We used it to separate new asking-rent growth from legal rent-index pressure. We used the 0.78% annual IRL change as a guide for existing leases.
Banque de France, June 2026 projections	Banque de France is France’s central bank and a strong source for macroeconomic context.	We used it to frame the rent-growth outlook in Biarritz. We connected local scarcity with inflation, household budgets and national economic conditions.
Service-Public, rent-control simulator	Service-Public is the official French public-service portal for legal and administrative guidance.	We used it to verify the rent-control framework and legal context. We did not use it as a direct rent-price source.
Service-Public, property tax	Service-Public explains French property tax rules in a clear and official way.	We used it to explain who pays property tax and how the tax is calculated. We combined it with Biarritz apartment sizes to build practical landlord cost ranges.
Data Économie, DGFiP local tax data	This is the official French open-data portal for local tax information.	We used it as a reference point for local tax-rate checks. We avoided giving a fake exact tax bill because each property has its own cadastral rental value.
impots.gouv.fr, rental income declaration	impots.gouv.fr is the official French tax-administration website.	We used it to explain the difference between furnished and unfurnished rental taxation. We used it to show why the chosen rental regime matters for net return.
Data.gouv, LOVAC vacant homes	Data.gouv hosts public datasets, including vacancy data based on official French housing and tax files.	We used it to cross-check vacancy pressure in Biarritz. We treated it as structural vacancy context alongside Insee’s municipal housing vacancy figures.