Biarritz, Pays basque
Basque Country · Pyrénées-Atlantiques
From the Côte des Basques to the Impératrice quarter, Biarritz has become one of the tightest residential markets in France: neo-Basque villas, Art deco apartments, ocean views that national and international demand absorbs within days. Quality properties first sell off-list.
A first confidential conversation, with no commitment
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (130+ reviews) · Paid 100% on success
Carte T professional licence · Professional liability insurance · FCI member · Featured in 20 Minutes and Le Petit Journal
The essentials
Home Select has been a property finder in Biarritz since 2011, searching for villas and apartments exclusively on behalf of the buyer, from the avenue de l’Impératrice to the Côte des Basques. The firm opens access to off-market properties, which in Biarritz often sell before any listing, with fees 100% on success.
Biarritz at a glance
On the ground
In 2025, 781 sales were recorded in Biarritz: enough to choose from, never enough for the finest addresses.
After +1% since 2021, the past year pauses (-2%): room to negotiate, no reason to worry.
Sales range from €4,700/m² to €11,200/m²: address and condition make the price.
Biarritz has become one of the tightest markets in France: national and international demand, driven by Paris and Northern Europe, absorbs a structurally limited supply between the ocean and the Basque countryside. Quality properties first sell off-list, between professionals and families.
Value reads in concentric belts: the Impératrice-Saint-Charles triangle for prestige stone, the Côte des Basques for ocean views, Le Braou and Aguiléra for family villas, then the ring (Anglet, Bidart, Guéthary) for space. Each belt has its rules and its traps.
Technical expertise is decisive: neo-Basque villas whose roofs and extensions only reveal themselves at audit, seafront buildings exposed to spray, coastal planning rules. Speed of decision does the rest: on this market, the window is counted in days.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €7,000/m² | 773 |
| 2022 | €7,800/m² | 675 |
| 2023 | €7,900/m² | 533 |
| 2024 | €7,200/m² | 509 |
| 2025 | €7,000/m² | 639 |
Median for apartments, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | houses | Avenue Maurice Trubert | 84 m² | €895,000 | €10,700/m² |
| Dec 2025 | apartments | Rue De L Estagnas | 70 m² | €389,000 | €5,600/m² |
| Dec 2025 | apartments | Impasse Maxime | 94 m² | €500,000 | €5,300/m² |
| Dec 2025 | apartments | Résidence Chateau D Arcadie | 55 m² | €395,000 | €7,200/m² |
| Dec 2025 | apartments | Avenue De La Reine Victoria | 68 m² | €804,000 | €11,800/m² |
| Dec 2025 | apartments | Boulevard General De Gaulle | 64 m² | €732,000 | €11,400/m² |
| Dec 2025 | houses | Avenue De Bidart | 106 m² | €1,970,000 | €18,600/m² |
| Dec 2025 | apartments | Rue De Gascogne | 178 m² | €1,500,000 | €8,400/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices. Source: DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property.
Micro-markets
In Biarritz, every address is defined by its relationship to the ocean: facing the swell from the cliff, or set back among the gardens.
The golden triangle around the avenue de l’Impératrice and the Saint-Charles square: prestige villas and apartments, the Hôtel du Palais and its imperial beach, the Halles on foot. The historic heart of Biarritz prestige, where addresses are handed down more than sold.
The cliff above the Côte des Basques beach: clinging villas with open ocean views, the town’s surf spirit, the casino and the Viera rock. The first line is extremely rare and contests every property that comes out.
The residential heights around the golf du Phare and the Aguiléra complex: 1930s and contemporary family villas, tree-lined gardens, calm ten minutes from the beaches. The deep family market of Biarritz, in strong demand from Parisians.
The northern continuation of the town: Anglet and its beaches, the Chiberta domain between golf, pine forest and ocean. Villas in the greenery with the ocean on foot, a younger and more family market than central Biarritz.
The Basque corniche southwards: Bidart and its ocean-view villas, Guéthary the jewel village and its character houses. A confidential and highly sought market, where fine addresses circulate between insiders, often without a listing.
Targeting precisely
Côte des Basques and Beaurivage: a flat with a terrace and an Atlantic view, closest to the surf beaches. The most sought-after and the narrowest segment.
Impératrice, Saint-Charles and the market halls: a characterful flat, walking distance from the shops, the restaurants and the Grande Plage. For a regularly used year-round base.
Le Braou and Aguiléra, Anglet and Chiberta, Bidart and Guéthary: a Basque villa with a garden, quiet, close to schools and golf courses. The choice of families who settle.
Three buying profiles to place your own in Biarritz. Orientation pointers, which your property finder refines with you at the brief.
Art de vivre
The Biarritz day begins at Les Halles: fish landed at nearby Saint-Jean-de-Luz, ewe’s-milk cheeses from the valleys, a glass at the counter of Bar Jean while the market hums. Then tea at Miremont above the Grande Plage, chocolate rochers from Maison Henriet, dinner in a crampotte at the Port des Pêcheurs. In September, Le Temps d’Aimer la Danse fills the Gare du Midi; in winter, evenings belong to the Bellevue and the Royal cinema.
The ocean sets the tempo. Since 1957 and the first boards at the Côte des Basques, Biarritz has lived by the tide: evening longboards beneath the cliff, winter swells watched from the Rocher de la Vierge, the golf du Phare playing out towards the open sea. Locals keep the late season for themselves, warm water and low light. Paris stays about 3.5 hours away by TGV, Spain at the end of the corniche, the Rhune on the horizon.
Non-resident buyers
Biarritz is remarkably accessible from abroad for a town of its size. Biarritz Pays Basque airport, 10 minutes from the centre, serves around twenty direct destinations, including London, Dublin, Brussels, Amsterdam, Geneva and Paris, plus seasonal links to the UK and Northern Europe. The TGV reaches Paris in about 4 h. The Spanish border and San Sebastián are 30 minutes away, which also opens Bilbao airport, 2 h away, for long-haul flights.
Biarritz hosts a long-established international community, drawn by the quality of life and the closeness of Spain. Schools, services and shops are cut for a demanding clientele, and English is widely spoken. The difficulty is scarcity: on the ocean front, supply is narrow and international competition constant, which leaves little time between a property appearing and being sold.
The Biarritz market has two peaks: spring, April to June, and the September return, when fine homes change hands quickly. The summer high season slows viewings without easing pressure on supply. For a remote buyer, the ideal falls in May-June and then September-October: mild climate, the ocean still workable, easier logistics. The quieter, wetter winter sometimes opens room to negotiate on homes that have sat for several months.
Going further: Property glossary Our method for buying remotely Buying from abroad Concierge services
Three projects, three markets
The same market does not read the same way depending on what you have come for. Here is what each of the three projects means on the ground.
Biarritz is one of the tightest markets in France, with year-round demand carried by the appeal of the Basque coast and a long tourist season. Short-term furnished letting is strictly framed: registration, building regulations, change-of-use authorisation depending on the commune. To be investigated before the offer, without exception.
A neo-Basque villa, an Art Deco flat, an ocean view: Biarritz sells light first, and walking distance to the beach. Quality property leaves off-market within days. To investigate: exposure to sea spray and its effect on joinery, damp, and real access to the Côte des Basques in season.
The Basque coast lives all year, and that is what sets it apart from most coastlines: schools, hospitals, an airport at Anglet and a solid local economy. Families look at Anglet, Chiberta, Bidart and Guéthary for gardens and quiet, Biarritz itself to do everything on foot. Bayonne completes the schooling and medical offer.
Off-market
A share of the finest sales in Biarritz completes without ever being listed. The Home Select network of 15,000 professional partners surfaces more than 100 properties every day before publication, and Home Select also approaches owners directly when the setting calls for it.
Going further: buying an off-market property
What Home Select changes
Plus a negotiation led for you: 6% obtained on average on the asking price.
Going further: Luxury property finders compared
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Price up my search in BiarritzThe method
Six precise movements, the same for every search, from the brief to the handover of the keys:
Everything starts with a thorough conversation: the use of the property, the real budget, the non-negotiable criteria, the calendar. This written framing becomes the roadmap of the hunt, and avoids the months lost viewing beside the point.
A written brief, and a search launched within the week.
We cover the whole market: published listings, and above all what is never displayed anywhere. Our network of 15,000 professional partners surfaces more than 100 properties for us every day before they go on sale, and we approach owners directly when the setting calls for it.
More than 100 off-market properties surfaced every day by the network.
Every lead is verified, visited or analysed for you: commented video, technical sheet, first figures. You only travel for properties that truly match the brief.
3 viewings on average, instead of 40.
The offer is drafted and defended by Home Select, complete file in hand. The negotiation covers the price, but also the conditions, the timelines and the works revealed.
6% obtained on average off the asking price.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. Local points of vigilance, from the coast to the mountains, are in our checklists.
Every document checked before you commit.
We stay by your side through to the signing before the notaire, and after: contractors, formalities, moving. Our work ends when you are settled in, not when the deed is signed.
45 days on average from the brief to the authentic deed.
Going further: buying remotely, without needless trips the search mandate, your legal framework how to choose your property finder buying an off-market property
Advice from Home Select
Before an ocean-front purchase, read the coastal risk prevention plan and the history of cliff reinforcement works, notably along the Côte des Basques. Inspect joinery, ironwork and waterproofing exposed to salt spray: maintenance cycles run shorter here and should be priced into the offer.
The Pyrénées-Atlantiques are a designated termite zone: demand a recent parasite report and have roof frames, half-timbering and floors probed. On villas extended over the decades, match every extension against its planning permission before signing, as regularisation can prove impossible under coastal law.
In Biarritz, a fairly priced property sells within days, sometimes without a listing. Assemble the file before the hunt: financing validated, notary chosen, criteria settled as a family. Winter and the late season, while owners prepare for summer, open the calmest windows.
Our offers
Exclusive search mandate
2.5% of the net purchase price Minimum €10,000 incl. VAT · every budget
The full service: framing, hunting the whole market including off-list, qualified viewings, negotiation, guidance through to the notaire.
Full fee detail
Simple search mandate
1.5% of the net purchase price Reserved for projects of €2m and above
The same full service, entirely dedicated to off-market properties: only confidential opportunities are presented to you.
Full fee detailPublished fees, no surprises: rare on this market, and deliberate.
Client reviews
Nous à été très très satisfaits des services de Sophie. Elle a été efficace, disponible, et très fine pour sentir précisément nos besoins et envies. Grâce à elle, nous avons réalisé un achat qui nous va, et nous avons trouvé en 3 mois alors que nous cherchions depuis 1 an et demi. Un très très grand merci et nous vous la recommandons chaleureusement !
Basé en province, l’accompagnement pour ma recherche d’un appartement a été à la hauteur de mes attentes : écoute, réactivité, disponibilité et tout cela sans pression. Merci Catherine..
Super expérience avec Home Select. Le professionnalisme, la disponibilité et l’écoute client de Gwenaelle nous ont permis de trouver un appartement en 2 mois. Son accompagnement et ses conseils ont été clés et parfaitement adaptés pour une recherche à l’international depuis Chicago. Nous recommandons vivement ses services.
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided.
Frequently asked questions
Because the local market has its own rules. A structural supply deficit: daily monitoring and speed of decision make the difference. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales around Impératrice, Saint-Charles and Les Halles and Côte des Basques and Beaurivage, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025), the median price in Biarritz stands at €7,000/m² for an apartment and €7,900/m² for a house. The highest-priced sector in our survey: Bidart et Guéthary, €6,200/m² median. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
In 2025, 2 rooms traded at a median of €6,900/m² per sqm, on a median surface of 45 sqm (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025). A median home of the bracket changes hands around €311,000; condition, floor and address then make the rest of the price.
Notaire fees first: around 7 to 8% of the price on an existing home, 2 to 3% on a new build, paid on the day of signing. Then the finder’s fee, due on success only, and depending on the property the taxe foncière, service charges and a works budget. Home Select prices the whole picture before the offer: the asking price hides nothing. Our notary fees calculator gives the order of magnitude in one line.
Yes, but rarely in a listing. These properties circulate between professionals and through direct approach: that is where we hunt.
Yes, the hunt naturally covers the whole coast, from Chiberta to Guéthary, and the nearby back country such as Arcangues or Ahetze. Saint-Jean-de-Luz has its own page.
In 2025, 781 sales were recorded in Biarritz: enough to choose from, never enough for the finest addresses. After +1% since 2021, the past year pauses (-2%): room to negotiate, no reason to worry.
Our searches complete in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Biarritz, the monitoring covers Impératrice, Saint-Charles and Les Halles and Côte des Basques and Beaurivage from day one, and the calendar, framed at the brief, is held.
Yes, it is Home Select’s daily routine: 30% of its clients are expatriates or international buyers. Video brief, remote shortlisting and commented pre-visits, viewings grouped into a single trip to Biarritz, and the team works in French and in English.
Through the network and direct approach: Home Select’s 15,000 professional partners surface more than 100 properties every day before they go on sale, and Home Select also contacts owners when the setting calls for it. In Biarritz, the monitoring covers Impératrice, Saint-Charles and Les Halles and Côte des Basques and Beaurivage first: that is often where the unfindable property is.
It depends on use. For a life on foot, without a car, the Impératrice-Saint-Charles triangle and the streets around Les Halles remain the most liquid value. For family summers, the villas of Le Braou and Aguiléra offer gardens and calm near the golf du Phare. Ocean purists will aim for the Côte des Basques, accepting how rare the first line is.
The heart of prestige lies between the Impératrice quarter, Saint-Charles and Les Halles; the côte des Basques and Beaurivage carry the ocean views and the surf spirit; Le Braou and Aguiléra, the family villas around golf and tennis. Anglet and the Chiberta pinewood, Bidart and Guéthary extend the hunt along the corniche, with more confidential markets as you move out.
On the front line, the cliff: the state of the corniche and the ground is audited like the property itself. On neo-Basque villas, the wood: roofs, extensions and compliance are probed before the offer. And everywhere, speed: the market lives a structural supply deficit, the perfect property is fought over within days, and the offer is prepared before the hunt, not at the moment of falling for a house.
Parisian families buying second homes, joined by Bordeaux and Toulouse buyers who want the ocean next door, and northern European demand, Belgian, Dutch, British, faithful to the basin. The airport and the direct train put Paris hours away: many stretch their weeks, then move for good.
The surf summer and the late season stretch strong demand, April to November, and year-round letting rides a town that lives all twelve months. Short lets stay regulated, and co-ownership rules often restrict them in buildings: that line is read before the offer. The letting project draws the list of properties: terrace and view change everything.
Two hours of TGV to Bayonne, an airport ten minutes away: Biarritz is viewed in a day from Paris. One walk links Impératrice, the côte des Basques and the Port-Vieux; a car covers Anglet and the corniche. We group the useful viewings, video filters, and the offer can follow the trip: the market does not wait.
Neo-Basque villas age through wood and roof: frames, shutters and floor joists are probed, and past extensions verified at the town hall. On the front line, the cliff and the ground belong to the survey. The cost is priced before the offer: in Biarritz, a seductive villa sometimes hides a whole backdrop of works.
To hunt in Biarritz, check four points: a search mandate on the buyer’s side only, published fees due on success, a written method, proof that lasts. Home Select answers all four: founded in 2011, 1,200+ buyers guided, 4.8/5 on Google (130+ reviews), fees displayed, 100% on success.
Home Select charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above. Home Select is paid on success only: nothing is due until you have bought.
What happens next
A first confidential conversation, with no commitment. A property finder answers within one working day.
Takes 1 minute, free and no commitment.
Or call us directly on 01 78 76 78 10
Basque Country
Gironde Cap Ferret €7,500/m² The tip of Cap Ferret · Le Canon and L’Herbe Découvrir 
Gironde Arcachon €7,400/m² La Ville d’Hiver · The seafront and the centre Découvrir Property finder in Saint-Jean-de-Luz Property finder on the Cap Ferret Property finder in Arcachon
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Home Select is opening Biarritz. A fifteen-year-old brand, 1,200 buyers guided, mandates brought in by the brand, the method and the tools: what is missing is your knowledge of the ground.
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