The average price per m² in Mouguerre is 3 926 €/m² for an apartment, based on actual notarised (DVF) sales. About 13 transactions are recorded each year.
Atmospheric illustration of Mouguerre, a municipality of the Labourd hills above Bayonne, in the Basque Country.
The average price recorded in Mouguerre stands at 3 926 €/m². This average covers a housing stock made up largely of detached homes: the municipality grew through single-family houses, often in the neo-Basque style, on the hills overlooking the Bayonne conurbation. The supply of apartments remains a minority and a recent one, a large share of the built stock having gone up after 1990. Price differences stem above all from plot size, from the open view towards the inland Basque Country or the ocean, and from the year of construction. The figure rests on a limited number of transactions registered in 2025: it gives an order of magnitude for the market rather than a precise value for any one property. The data come from DVF, the French notarised sales database, which records the sales actually registered with notaries.
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.
The Mouguerre market is driven by the appeal of the conurbation of Bayonne, Anglet and Biarritz rather than by holiday tourism. The municipality plays the role of a residential ring: working households look here for a house with land, within reasonable distance of the coast and of the employment hubs. This year-round resident demand gives the market a steadier base than that of strictly seaside municipalities, but it comes up against limited supply, the municipality being made up mainly of detached housing and of hills where buildable land is becoming scarce.
Two factors will frame the coming years. On one side, the small number of annual transactions makes the municipal average sensitive to the mix of sales: a few high-end properties with a view can shift the figure from one year to the next, which invites reading prices as an order of magnitude. On the other, the land pressure across the whole coastal Basque Country, the scarcity of plots and the controls on building on the slopes limit new supply and support values, while the energy retrofit of the houses of the 1990-2000 period is becoming a bargaining point.
A residential municipality of the Labourd hills, turned towards the Bayonne conurbation rather than towards the seafront, Mouguerre sits back from the most expensive coastal centres. It compares above all with its immediate neighbour Bayonne and with the inland Basque municipalities such as Ustaritz and Cambo-les-Bains.
Mouguerre is a village of the Labourd, the coastal Basque province, set on a group of hills rising to 146 metres, about ten kilometres east of Bayonne. Its balcony position above the Adour valley gave it very early on the role of a lookout over the passage between the coast and the interior. The name and the settlement are old, the parish having historically belonged to the bailiwick of Labourd, and the municipality keeps the landmarks of the traditional Basque village: the church, the pelota frontons and scattered housing spread across its quarters.
The municipality is best known for the croix de Mouguerre, an obelisk raised in 1917 on a height that offers a wide panorama over Bayonne, Anglet and Biarritz. The monument commemorates the fighting of December 1813, when the troops of Marshal Soult faced Wellington's army at the battle of the Nive, at the end of the Napoleonic wars. In the twentieth century, Mouguerre moved from a rural village to a residential municipality of the Bayonne area, while hosting on its territory the Centre européen de fret, a vast logistics platform sometimes described as the dry port of Bayonne, connected to the rail network and to the A63 and A64 motorways.
According to INSEE, the French statistics institute, Mouguerre has 5 428 inhabitants and around 2 000 homes, of which more than 90 % are main residences, with a low vacancy rate of around 4 %. More than half of the stock was built after 1990, the mark of a municipality that grew with the residential spread of the Bayonne conurbation. Housing here is overwhelmingly the single-family house, often of neo-Basque design. Buyers are mainly households from the living area of Bayonne, Anglet and Biarritz: working people from the conurbation, families looking for a plot and the quiet of the hills without moving away from the coast, and a share of employees of the nearby business parks and logistics platform. Rental demand exists but remains secondary in a municipality of owner-occupiers.
The average price recorded is 3 926 €/m², calculated from the transactions registered by notaries and published in DVF data, the French notarised sales database. It is a municipal average established on a small number of sales, which makes it sensitive to the characteristics of the properties sold in a given year. A recent neo-Basque house with a plot and a view, an older villa in need of renovation or an apartment in a recent development do not sit at the same level. Plot size, aspect and the condition of the property explain most of the differences.
The market is first and foremost a house market. The municipality was built up in detached homes on the hills, and the supply of apartments remains limited, concentrated in recent developments. Looking for a house therefore means comparing mainly properties with land, whose value depends heavily on the view, on the orientation and on how far the plot can be built on. For an apartment, the choice is narrower and the points of comparison fewer, which often lengthens the search.
Mouguerre is part of the living area of Bayonne, Anglet and Biarritz, about ten kilometres from the coastline. This position supports steady demand from households who work in the conurbation and want a greener residential setting, with land, while staying within reach of the coast and of urban services. The municipality offers an alternative to seafront prices, which explains part of its appeal for families.
The Centre européen de fret, the large business and logistics zone located in the municipality, is an employment hub connected to the rail network and to the A63 and A64 motorways. It mainly concerns commercial property and industrial land, which are distinct from the housing market. For housing, its effect is indirect: it brings local jobs and part of the demand, but the residential areas on the hills remain away from the business zones.
On a sloping plot, the nature of the ground, the access and local planning rules govern what can be built and the cost of the works: the local development plan is to be consulted before any project. The view and the orientation, highly valued on the hills, deserve to be checked on site at different times of the day. Finally, on a stock where many houses date from the last few decades, the energy performance certificate and the condition of the roof and the insulation are items to examine.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).