The average price per m² in Biarritz is 7 673 €/m² for an apartment, based on actual notarised (DVF) sales. About 546 transactions are recorded each year.
Illustration of Biarritz, on the Basque coast.
The average price of apartments in Biarritz stands at 7 673 €/m², based on DVF transactions (DVF being the French database of notarised property sales) actually recorded at the notary. This average covers a highly contrasted stock: Belle Époque buildings in the centre and along the seafront, seaside residences from the 1960s and 1970s around the Côte des Basques, and more recent developments towards La Négresse and Aguilera. The ocean view, the floor and the distance to the beach make the value of a property vary strongly within the same neighbourhood. The municipal area is narrow, wedged between Anglet, Bidart and the ocean, and already largely built up, which limits new supply.
Prices from the DVF file (Demandes de valeurs foncières, published by the DGFiP), transactions actually recorded at the notary at municipality level. Cross-referenced with the Notaires de France - INSEE indices. Learn more about our methodology.
After 7 478 €/m² in 2021, the average price in Biarritz reaches 7 673 €/m² in 2026, an increase of roughly +3 % over the period.
The Biarritz market remains active for a municipality of this size, with on the order of 550 apartment sales recorded per year in the DVF data. This liquidity comes from the structure of the stock, very largely in apartment blocks, and from the twofold demand that bears on the municipality: that of households of the Bayonne, Anglet, Biarritz agglomeration, and that of second-home buyers. The land constraint does the rest: the municipal area is small, almost entirely urbanised, and new operations are limited to redevelopments of already-built plots.
Several drivers sustain this price level. Tourism, the surf industry born in the late 1950s and the convention centre keep a year-round services economy alive. The proximity of Spain, the airport and the rail line towards Bordeaux and Paris have widened the pool of buyers since remote work became widespread. On the other side, local taxation on second homes and the regulation of the change of use of tourist rentals seek to put dwellings back on the permanent-housing market.
Biarritz shows the highest price level in the northern Basque Country, above Anglet, its immediate neighbour, and clearly above Bayonne. The gap becomes considerable with Pau, about a hundred kilometres inland.
Biarritz, Miarritze in Basque, was born from the union of two old cores: an agricultural village turned towards the interior, around the Saint-Martin parish, and a maritime quarter set facing the ocean. The town long depended on Bayonne before becoming an autonomous parish at the turn of the 16th and 17th centuries. Its inhabitants then lived from fishing and whaling, an activity that left the whale on the town's coat of arms. The lighthouse on the pointe Saint-Martin, inaugurated on 1 February 1834, opened another history, that of sea bathing, which first drew a Bayonne clientele and then a Spanish one.
The turning point came with the Second Empire. For the Empress Eugénie, Napoleon III had the villa Eugénie built, raised in 1854 facing the Grande Plage; converted into a hotel in 1893, it took the name Hôtel du Palais in 1903. The court and the European aristocracy followed, and the town filled with villas, hotels and holiday amenities. The statue of the Virgin was installed on its rock in 1865, linked to the coast by a metal footbridge laid in 1887. The railway reached the Biarritz-La Négresse station in 1862, then the centre in 1911. The first covered market opened in 1885, and Alfred Laulhé's Art Deco municipal casino in 1929.
The 1929 crisis and then the war interrupted the seaside golden age. Biarritz reinvented itself in 1956 and 1957: having come to film the adaptation of a Hemingway novel, the Americans Peter Viertel and Dick Zanuck introduced the surfboard on the Côte des Basques. The first French club, the Waïkiki Surf Club, was founded on 16 September 1959 and launched a sector that weighs on the local economy today. From this dual history the town keeps a compact form: a dense centre inherited from the Belle Époque, an ocean frontage almost entirely built up, and more residential districts towards the interior, on the La Négresse and Saint-Charles side. Since 2017, the municipality has belonged to the Pays Basque agglomeration community.
Biarritz has 26 206 inhabitants. According to INSEE (the French national statistics institute), the municipality counts about 26 500 dwellings, of which nearly 58 % are main residences and 40 % second homes: four dwellings in ten are not occupied year-round, which weighs directly on the market. Still according to INSEE, apartments make up nearly 78 % of the stock and 54 % of main residences are occupied by their owners. Buyers divide between working people of the Basque agglomeration, retirees drawn by the climate and the setting, and second-home buyers coming from Bordeaux, Paris or Spain. Small units near the beaches remain the most sought after.
The average price of apartments in Biarritz is 7 673 €/m², based on DVF transactions actually recorded at the notary. This average covers significant gaps depending on proximity to the ocean, the view, the floor, the presence of outdoor space and the condition of the property. A seafront apartment and a home in the inner districts do not trade at the same level.
The ocean frontage concentrates the highest values: the Grande Plage and Port-Vieux area, the surroundings of the Hôtel du Palais and the Côte des Basques, where buildings with a frontal view are rare and seldom put back on the market. The inner districts, around Saint-Charles, Aguilera or La Négresse, remain more affordable, with a stock of residences from the 1960s to the 1990s.
The Biarritz-La Négresse station, opened in 1862, is served by connections towards Bordeaux, Paris and Spain. The Biarritz-Pays Basque airport lies a few minutes from the centre, and the A63 motorway links Bordeaux to the south of the border. The agglomeration's bus and bus rapid transit network connects Biarritz to Anglet and Bayonne, which form a continuous urban area with it.
Since 2021 the municipality has applied the maximum 60 % surcharge on the municipal share of the taxe d'habitation (the local residence tax) due on second homes. It also falls within the scope of the change-of-use regulation adopted by the Pays Basque agglomeration community on 9 July 2022, which governs the conversion of dwellings into tourist rentals. These rules change and should be checked at the town hall before any project.
The market is very largely in apartment blocks: according to INSEE, nearly 78 % of the municipality's dwellings are apartments, and the reference price of 7 673 €/m² applies to this segment. Houses and villas, concentrated in the inner areas and on a few streets along the coast, are rare and trade above this level. The choice depends mainly on the budget and the intended use of the property.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).