Guéthary, Basque Country
Basque Country · Pyrénées-Atlantiques
Between Biarritz and Saint-Jean-de-Luz, perched on its cliff, Guéthary is the smallest seaside resort of the Basque coast: a former whaling village turned fishing harbour, a few hundred Basque houses in white and red, artists’ studios, and at the foot of the cliff a port and its historic breakwater. The Parlementia surf spot and the coastal path complete the picture. This is the most confidential market on the coast: sales are extremely rare and almost always arranged between insiders.
A property finder answers within one working day. 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
The essentials
Home Select is a property finder in Guéthary, founded in 2011, searching for village houses and villas exclusively on behalf of the buyer, from the borough on the cliff to the heights of the Basque coast. The firm opens access to off-market properties in the smallest resort of the Basque country, where rare sales are arranged between insiders. Fees 100% on success: nothing is due before the purchase completes.
Guéthary at a glance
01The market
In 2025, 35 sales were recorded in Guéthary: enough to choose from, never enough for the finest addresses.
From Ustaritz et Larressore to Bidart et Arbonne, the median gap reaches +49 %: the neighbourhood prices the property as much as its floor area.
Guéthary counts a few hundred houses, and that is the whole point of the market: there is almost nothing to buy, and that nothing never reaches the listings. Sales are extremely rare, arranged between insiders through notaries and local networks, while the platforms play no part. When a house of the village comes up, it finds its buyers before the first public viewing: monitoring is everything.
Value turns on three lines: the position on the cliff and the real ocean view; the condition of the old fabric, stone, marine damp, floors to be levelled; and ease of access, between the lanes of the village and the steps down to the port. Coastal planning rules protect the site and close the supply: no new scheme will unlock this market, which also protects, in time, the value of what already exists.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €6,100/m² | 23 |
| 2022 | €7,900/m² | 23 |
| 2024 | €8,300/m² | 20 |
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 | Apartment | Chemin du Port | 28 m² | €220,000 | €7,900/m² |
| Dec 2025 | House | Allée Aztigarra | 412 m² | €2,090,000 | €5,100/m² |
| Dec 2025 | House | Chemin Mendi Alde | 320 m² | €1,000,000 | €3,100/m² |
| Dec 2025 | Apartment | Avenue du Général de Gaulle | 55 m² | €485,000 | €8,800/m² |
| Dec 2025 | Apartment | Avenue Getaria | 37 m² | €279,000 | €7,500/m² |
| Dec 2025 | Apartment | Avenue du Général de Gaulle | 43 m² | €220,000 | €5,100/m² |
| Dec 2025 | Apartment | Chemin d’Haispoure | 81 m² | €605,000 | €7,500/m² |
| Dec 2025 | Apartment | Avenue du Général de Gaulle | 54 m² | €159,000 | €2,900/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, April 2026 release, 2025 sales. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property. Updated: October 2026. The full survey, as open data
These prices are the registry’s. What your budget really buys in Guéthary, address by address and condition included, is the first thing we tell you at the first conversation.
A property finder answers within one working day. A first confidential conversation, with no commitment.
02The neighbourhoods
A perched village, a port below the cliff, a surf spot and the heights: four rare addresses in one commune.
The borough perched above the ocean: white and red Basque houses, artists’ studios, lanes leading to the cliff edge. The stock is tiny and trades between insiders; houses often need heavy refurbishment, but the setting has no equivalent on this coast.
At the foot of the village, the former whaling then fishing port and its historic breakwater: a few addresses look at the ocean barely above the water. The rarest version of the market, which almost never changes hands and whose properties are viewed before any listing.
Around the Parlementia spot, on the ocean side: houses sought after by surf lovers, steps from the waves and the coastal path. Levels reach those of the best of the Basque coast, and sales depend on local networks as much as on listings.
Set back from the borough, the heights line up roomier villas, with gardens and open views over the ocean and the Basque countryside. The most family-friendly part of the market, minutes from the village and the coastal path, more accessible without ever being ordinary.
White and red Basque houses, studios and lanes on foot: the rarest address of the Basque coast, often to refurbish and always to keep for long.
A few addresses at the foot of the cliff, the ocean at the rocks: the most confidential version of the market, which almost never surfaces publicly.
Roomy villas with gardens and open views, minutes from the village and the coast path: the family side of the market, more accessible without being ordinary.
Three buying profiles to place your own in Guéthary. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Guéthary, or between an apartment and a house? A property finder visits for you and compares on the spot, before having you travel.
A property finder answers within one working day. A first confidential conversation, with no commitment.
03Living and buying
Guéthary is lived on foot and facing the ocean: the lanes of the village between white and red houses, the artists’ studios, the steps down to the port and its breakwater, the table by the harbour when the boats come in. The coastal path runs to Bidart one way and Saint-Jean-de-Luz the other: the shore is walked, to the sound of the waves.
Parlementia sets the village’s other rhythm: boards in the water at dawn, the cliff as a grandstand, a surf culture that replaced the whale without changing the port. In summer the coastal crowd spills over the borough; in winter Guéthary becomes a Basque village of 1,400 souls again, with its feasts and its community life. That double life is its character.
Three projects, three markets
In Guéthary, investment plays on rarity rather than yield: a few hundred houses, worldwide demand for a frozen stock. Holiday letting is the dominant use, framed by the life of the village; the old fabric requires heavy works, energy included, and delegated management is close to essential for a house lived in from afar.
It is the primary use of this market: a house for the Basque summer, surfing at Parlementia, the coastal paths, Biarritz airport twenty minutes away. Running it from a distance is easily delegated, the village lives all year and the neighbours keep watch. The late season, mild and empty, remains the owners’ secret.
Guéthary lives all year, and that is rare on this coast: about 1,400 residents, shops, a working port, schools and services in the neighbouring communes, Saint-Jean-de-Luz and its TGV ten minutes away. People settle here for the ocean and for the village, accepting a narrow stock: houses come free only rarely.
04From abroad
Biarritz airport is twenty minutes away, the station of Saint-Jean-de-Luz and its TGV ten. The village’s TER station links Bayonne and Hendaye, and the coast road passes Biarritz then Bidart before reaching the borough: Guéthary sits at the end of a small road, which is also what protects it from the crowds of the coast.
The international community holds here through surf and the artists’ studios: Anglo-Saxons, Brazilians and Northern Europeans cross in the village in every language, in summer as in February. Biarritz and its services, minutes away, complete the everyday, and Saint-Jean-de-Luz provides practical life ten minutes down the road.
The market does not follow summer: the rare sales are decided in the late season and in winter, when the village returns to its residents. Summer serves to show the house to passing families, but serious offers are built out of season, in the quiet of the cliff, around properties nobody fought over on a listing.
Property finder in Guéthary
Everything above, we read for you. Everything below, we do for you.
A property finder in Guéthary works for the buyer, and the buyer alone: searching, viewing, checking and negotiating on your behalf. The six steps of the search, access to properties that never appear in listings, and our two offers are detailed below.
05The service
A buyer-side search mandate, a written method, fees due on success. Here is what you entrust to Home Select in Guéthary.
They search on your behalf and for you alone, from the written brief to the checking of every document up to the final deed: the six steps are detailed below. Home Select works for the buyer, never for the seller.
A main home, a second home, a pied-à-terre or a buy-to-let investment in Guéthary, whether you are on site or abroad: the search is run remotely, video viewings included, up to the decisive viewing.
Two offers, the same full service: the Exclusive offer, an exclusive mandate, 2.5% of the net purchase price, minimum €10,000 incl. VAT, at every budget; the Confidential offer, a simple mandate reserved for projects of €2m and above, 1.5% of the net purchase price, dedicated to off-market properties. In both cases, nothing is due until you have bought.
45 days of search on average, 3 viewings on average instead of more than 40, and a first answer within one working day.
The six steps of your hunt
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.
Discover the method in detail Every step of buying in France
| Searching alone | With Home Select | |
|---|---|---|
| Viewings | 40+ viewings | 3 viewings on average |
| Search duration | 6 months | 45 days on average |
| Your time invested | 150 hours | 15 hours |
Plus a negotiation led for you: 6% obtained on average on the asking price.
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
The houses of the village are old, exposed to the salt spray and set on an abrupt site: walls, roofs, drainage and the stability of the ground are checked by experts, not by standard surveys alone. Supply being so rare, taking the technical time is the only way not to lose the house.
Between full ocean and a side view, between an open cliff and rooflines opposite, the gap is wide from one lane to the next and no listing shows it. Check also what the protected site allows in works: extensions are tightly framed.
The village is perched and alive: narrow lanes, counted parking in summer, access to the port by the cliff steps. A house without a parking solution or an easy approach changes daily use, and with it the real value of the property.
A property finder answers within one working day. A first confidential conversation, with no commitment.
06Off-market properties
A share of the finest sales in Guéthary 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.
These properties are not online: they are shown against a written brief, never a listing. Yours begins with a conversation.
Describe your project in Guéthary07Fees
Home Select is paid 100% on success: nothing is due until you have bought.
Which offer fits your project?
08Client 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 !
Mélanie B. Trouvé en 3 mois après 18 mois seuls
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..
François D. Acheteur basé en province
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.
Stéphanie et Nicolas P. Recherche depuis l’étranger
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided. Client reviews
09Your project
The questions common to all our cities (purchase costs, remote search, choosing your finder) are gathered on one page: all our frequently asked questions.
Because the local market has its own rules. A few hundred houses and extremely rare sales: the market is arranged between insiders, before any listing. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Yes, but rarely through a listing: the village counts a few hundred houses, and sales are arranged between insiders. The right approach is monitoring: declare your search to the local networks, the notaries and a finder, then be patient. Publicly listed properties go within days.
Yes: the village, the port, Parlementia and the heights form the core of the perimeter, and the watch extends to Bidart and Saint-Jean-de-Luz, whose markets naturally complete Guéthary’s. Biarritz has its own page and its own networks.
In 2025, 35 sales were recorded in Guéthary: enough to choose from, never enough for the finest addresses. From Ustaritz et Larressore to Bidart et Arbonne, the median gap reaches +49 %: the neighbourhood prices the property as much as its floor area.
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 Guéthary, the exact calendar depends on how rare the target property is: it is framed at the brief, then held.
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 Guéthary, the monitoring starts with two sectors: the village on the cliff, then the port and the breakwater. That is often where the unfindable property is.
Because the commune is tiny and its housing stock cannot grow: a former whaling village of a few hundred houses, tucked on its cliff between Biarritz and Saint-Jean-de-Luz, protected by coastal planning rules. Every house sold is a house that is not rebuilt anywhere else. Owners know it, often hand over from one hand to the next, and the market settles within networks, far from the listings.
The village on the cliff for Basque houses and life on foot, the port and the breakwater for the ocean at its closest, Parlementia for surf lovers, the heights for villas with garden and view: four rare markets, in a commune crossed on foot.
The condition of the old fabric exposed to salt spray, the stability and the access of cliffside grounds, parking in summer, and coastal rules that limit works. On so narrow a market, technical patience avoids losing the house or overvaluing it.
Yes: about 1,400 residents live in the village in every season, with its shops, its tables and a working port. Summer brings the coastal crowd, but the year-round base is real, which changes both the use of a house and its upkeep.
Basque families attached to the place, international surfers settled between Biarritz and the spots, Parisians in family houses, a few artists. A market of insiders, where one rarely buys at first attempt and never in a hurry.
Home Select, a property finder in Guéthary, 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.
It takes 1 minute.
Or call us directly on 01 78 76 78 10
Basque Country
One maison, one method, the same fees: the search does not stop at the limits of Guéthary. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Landes Hossegor €7,400/m² The borough and the marine lake · La Gravière and the seafront 
Pyrénées-Atlantiques Biarritz €7,000/m² Impératrice, Saint-Charles and Les Halles · Côte des Basques and Beaurivage 
Pyrénées-Atlantiques Saint-Jean-de-Luz €5,900/m² The historic centre and the port · Sainte-Barbe Property finder in Hossegor Property finder in Biarritz Property finder in Saint-Jean-de-Luz
Every city where we hunt in the Basque Country: Property finder in Biarritz Property finder in Saint-Jean-de-Luz Property finder in Anglet Property finder in Bayonne Property finder in Hossegor
Whole area: property finder in the Basque Country
Your search covers Guéthary and Hossegor? One mandate, one brief, and both markets compared on the spot.
Describe your project across both townsNot yet chosen your town in the Basque Country? The brief starts from the area and narrows down with you, viewing after viewing.
Describe your project across the whole areaPrefer another channel? Call us on 01 78 76 78 10, write to us on WhatsApp or choose the time of our first conversation.
Cannot find your city?
Type it in: we hunt wherever your project takes you, and we answer within one working day.
Your project in Guéthary
Tell us what you are looking for
A first confidential conversation, with no commitment: how the property will be used, the real budget, the non-negotiable criteria, the timing. The search starts there.
Or call us on 01 78 76 78 10
A property finder answers within one working day. A first confidential conversation, with no commitment.
