Basque Country - Saint-Jean-de-Luz - The beach and the Basque villas
Basque Country · Pyrénées-Atlantiques
Home Select searches, visits and negotiates for you in Saint-Jean-de-Luz. You only visit the properties shortlisted, and nothing is due before the deed is signed.
Your project
Home Select, a buyer’s agent in Saint-Jean-de-Luz founded in 2011, searches for houses and villas exclusively on behalf of the buyer. Its hunters open access to off-market properties, from the shipowners’ houses of the historic centre to the villas of Sainte-Barbe facing the bay. Fees are 100% on success, with nothing due upfront.
Around its sheltered bay, Saint-Jean-de-Luz cultivates a family market: shipowners’ houses of the historic centre, villas of Sainte-Barbe facing the ocean, surf addresses of Acotz. Supply is structurally scarce, held by owners who sell little, and fine sales often happen directly.
A buyer’s agent works for the buyer, and for the buyer alone. Here is what Home Select changes, concretely, for your purchase in Saint-Jean-de-Luz.
A Home Select finder writes your brief, launches the search within the week and stays with you until the deed is signed. Home Select answers every enquiry within 24 working hours.
Home Select receives more than 100 off-market properties a day from its 15,000 partners, agents, notaries and managing agents, before they go on sale. The finest addresses in Saint-Jean-de-Luz often change hands this way.
Home Select pre-visits every property on commented video and shows only 3 properties on average, instead of 40 when searching alone, grouped into a single trip if you come from afar.
Home Select negotiates 6% on average off the asking price, with the area’s actual sales in hand, and checks every document before you commit. Also paid 10% of the negotiated reduction, Home Select has every reason to bring the price down: you keep 90% of every euro saved. Fees are due on success: nothing before signing.
Basque Country - Saint-Jean-de-Luz - A street of Basque façades
A buyer-side search mandate, a written method, fees due on success. Here is what you entrust to Home Select in Saint-Jean-de-Luz.
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 long-term wealth purchase in Saint-Jean-de-Luz, whether you are on site or abroad: the search is run remotely, video viewings included, up to the decisive viewing.
Home Select runs two offers, with 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, 10% of the negotiated reduction is added to the fees, and nothing is due until you have bought.
The calendar depends on the market in Saint-Jean-de-Luz and on how rare the target property is: Home Select sets it at the first conversation, then holds it, and answers within one working day.
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (139 reviews) · Paid 100% on success
Carte T professional licence · Professional liability insurance · FCI member
In an old Basque house, have the roof frame and stone walls surveyed before you offer, and require the permits for every extension: an undeclared veranda or garage is hard to regularise in a coastal zone and gets paid for at resale.
A fine Luzian sale is often decided before any advertisement. Have your financing certified by the bank, a notaire already appointed and immediate availability to visit: facing a family from the local network, the complete file makes the difference, not the higher bid.
For a villa in Sainte-Barbe or Acotz, read the local planning rules and the shoreline-retreat mapping before signing: a public footpath easement along the shore, frozen buildability near the water, a pool or extension sometimes impossible. The view comes with its rules.
From your brief to the handover of the keys: what Home Select does for you in Saint-Jean-de-Luz, and what you gain from it.
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.
Every property put to you matches your brief: the search hits the mark from the first week.
Home Select covers the whole market: published listings, and above all what is never displayed anywhere. Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and approaches owners directly when the setting calls for it.
You see properties before the market does, and sometimes properties that will never be published.
Every lead is verified and analysed for you, on file then on a video viewing: technical sheet, first figures. You only travel for properties that truly match the brief.
Fewer journeys: your decisive viewings grouped into a single trip, on the shortlisted properties only.
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.
You buy at the right price, every offer defended with the area’s actual sales in hand.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. The points of vigilance specific to each local market are in Home Select’s checklists.
You commit with full knowledge of the facts, with no bad surprise after signing.
Home Select stays by your side through to the signing before the notaire, and after: contractors, formalities, moving. Its work ends when you are settled in, not when the deed is signed.
A timetable framed at the first conversation, then kept: at every stage you know where your purchase stands.
A share of the finest sales in Saint-Jean-de-Luz completes without ever being listed. Home Select receives more than 100 properties every day from its 15,000 professional partners before publication, and also approaches owners directly when the setting calls for it.
Basque Country - Saint-Jean-de-Luz - A wave on the sea wall
Basque Country - Saint-Jean-de-Luz - The bay and its yachts
Two offers, the same full service, paid on success only: the Exclusive offer, 2.5% of the net purchase price (minimum €10,000 incl. VAT), at every budget, and the Confidential offer, 1.5%, for projects of €2m and above, plus 10% of the negotiated reduction in both cases. Nothing is due until you have bought in Saint-Jean-de-Luz.
Exclusive search mandate
2.5% of the net purchase price, minimum €10,000 incl. VAT + 10% of the negotiated reduction
The full service, for every budget: brief, sourcing, off-market, pre-visits, negotiation and follow-through to the notary signing.
The Exclusive offer
Simple search mandate
1.5% of the net purchase price, projects from €2M + 10% of the negotiated reduction
The very same full service, on a selection made exclusively of off-market properties. For buyers who never want to see their search on a portal.
The Confidential offerClient reviews
Thank you Catherine and Home Select for what we call the Extra Mile in the United States: explaining the French system, helping us organise the works... It was great.
A search run from abroad
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. Found in 3 months after 18 alone
Nous a 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 ! A buyer based elsewhere in France
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.. I turned to HOME SELECT because I had tried to find my apartment myself by going round the agencies, which proved impossible.
After eight months alone, one week
Nous avons fait appel à Catherine après plus de 8 mois de recherche infructueuse seuls, et ça a été la meilleure décision que nous aurions pu prendre. En à peine une semaine, elle nous a trouvé l’appartement idéal, et notre offre a été acceptée malgré plusieurs dossiers en concurrence. Catherine a été d’un professionnalisme remarquable, toujours disponible, à l’écoute, réactive et rassurante tout au long du processus d’achat. Nous la recommandons chaleureusement. Care that lasts after the signing
Super expérience avec Anne ! appartement remplissant les critères trouvé rapidement et , surtout, accompagnement et vrai suivi même après la signature de l’acte definitif Nous recommandons vivement The family house, at last
Après de longs mois de recherches, nous avons trouvé LA maison que nous cherchions pour notre famille grâce à Véronique. Sa disponibilité, sa compréhension de nos critères et son travail avec l’agent immobilier en charge de la vente nous ont permis d’aller jusqu’au bout du projet. Nous sommes ravis ! Thanks to Véronique and her knowledge of the area, not only were we able to view properties first, but we bought with complete peace of mind. We were supported at every step.
Reviews are quoted in the language their authors wrote them in.
Basque Country - Saint-Jean-de-Luz - The Basque houses of the centre
Page updated on 20 October 2026, reviewed by Jean Mascla, founder of Home Select
Over the 12 months to end of June 2026, 343 sales were recorded in Saint-Jean-de-Luz: enough to choose from, never enough for the finest addresses.
The median for apartments has moved -10% since June 2022 and +2% over one year: a market correcting, address by address.
Sales range from €3,700/m² to €9,000/m²: address and condition make the price.
Saint-Jean-de-Luz keeps what Biarritz has partly lost: a sheltered, swimmable bay, a pedestrian centre around the port, the soul of a family town. The market is structurally scarce: owners who sell little, shipowners’ houses handed down, and demand growing every year.
Value concentrates in three circles: the historic centre and its shipowners’ houses, Sainte-Barbe and its villas facing the bay, then the ring (Ciboure, Socoa, Acotz, and rural Labourd) for the Basque house with a garden. Quality sales largely happen by private agreement, through the local network.
Expertise bears on old buildings (frames, stone walls, extensions to bring into compliance) and on coastal rules protecting views and water access. The buying window is narrow: permanent monitoring is more useful than any manual search.
| 12 months to end of June | Median | Sales counted (apartments) |
|---|---|---|
| 2022 | €6,500/m² | 332 |
| 2023 | €6,500/m² | 305 |
| 2024 | €6,000/m² | 243 |
| 2025 | €5,700/m² | 276 |
| 2026 | €5,800/m² | 284 |
Median for apartments over 12 months to end of June, year by year. A period without enough sales at the threshold is not published: the curve skips it rather than inventing a point.
The city and its department: Saint-Jean-de-Luz trades 66% above its department median (€3,500/m²), same vintage and same method.
Source: DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property. Updated: October 2026.
Basque Country - Saint-Jean-de-Luz - Pointe Sainte-Barbe
Everything in Saint-Jean-de-Luz answers to the bay: each address is less a neighbourhood than a way of facing it.
The lanes between the Saint-Jean-Baptiste church and the port: seventeenth-century shipowners’ houses, character apartments on foot from the quays and the great beach, the year-round Luzian life within five minutes. Rare, demanded, and almost always traded by private agreement.
The hill closing the bay to the north: the villas of Sainte-Barbe facing ocean and bay, the fort and the sea-side path, absolute calm five minutes from the centre. The top of the Luzian market, where very few properties come out each year.
The southern exit of the town towards Cénitz: villas in the greenery above the surf spots (Lafitenia, Mayarco), the countryside spirit ten minutes from the port. A sought-after family market, where Basque houses with gardens are contested fast.
The other bank of the Nivelle: Ciboure, Ravel’s birthplace, Socoa and its fort by the water, its villas overlooking the whole bay. A character market, slightly more accessible than central Saint-Jean-de-Luz, appealing to the same buyers.
The Labourd back country: Ascain at the foot of the Rhune, Urrugne and its green quarters, renovated Basque farmhouses and estates with land. The Basque countryside choice fifteen minutes from the sea, a confidential and authentic market.
The market, the neighbourhoods, the addresses
We find the property of your dreams in Saint-Jean-de-Luz
Saint-Jean-de-Luz at a glance
Mornings begin under Les Halles: tuna from the fish auction, ewe’s-milk cheese from the valleys, gâteau basque from Pariès or macarons from Maison Adam, the ones served at the royal wedding of 1660. Pedestrian rue Gambetta runs from the Saint-Jean-Baptiste church to the Grande Plage; in the evening you cross the port to Ciboure for grilled fish, or take a table at Kaiku, on rue de la République. In September, the Académie Maurice Ravel fills the town with music.
The bay lends itself to swimming a good part of the year, the Sainte-Barbe headland to an evening walk, and the coastal path runs on to Erromardie and the waves of Lafitenia. Summer belongs to cesta punta at the jai alai and to regattas in the bay; autumn to pelota at the municipal fronton and to climbing the Rhune from Ascain. The town lives year-round: Les Halles do not close, nor does the port.
Saint-Jean-de-Luz is a family market, held by owners who sell rarely: supply is structurally scarce. A shipowner’s house in the historic centre, a villa at Sainte-Barbe facing the ocean: fine sales are often concluded directly, and the property bought is kept, then passed on. Here the whole difficulty is buying.
A shipowner’s house in the historic centre, a villa at Sainte-Barbe facing the ocean, a surf address at Acotz: three uses, three markets. Fine sales are often concluded directly, without a listing. To investigate: exposure to the ocean and facade upkeep, parking in season and the real distance to the bay.
The sheltered bay, the schools and a genuine year-round life make Saint-Jean-de-Luz a family choice more than a holiday one. Bayonne and Biarritz are twenty minutes away, the Spanish border fifteen. Families look at Ciboure, Urrugne and Ascain for a house with a garden, the historic centre to walk everywhere.
Saint-Jean-de-Luz is about twenty minutes from Biarritz Pays Basque airport, which flies direct to London, Dublin, Brussels, Amsterdam, Geneva and Paris, with seasonal links to the UK and Northern Europe. The station is on the Paris-Hendaye line: the capital is about 4 h 30 away by TGV. San Sebastián is half an hour along the motorway, and Bilbao airport, 1 h 30 away, opens up long-haul flights.
The international community in Saint-Jean-de-Luz. The bay has long drawn a Spanish clientele, from Madrid and the Basque Country, alongside a settled British and Northern European presence. Spanish is heard as much as French, and the border is crossed without a thought. The constraint is that of an inherited market: many Basque houses sell within the family, and quality supply on the sheltered bay is absorbed at once, often before any publicity.
When to visit, when to buy? The market has two peaks: spring, April to June, and the September return. Summer concentrates crowds on the bay and the beaches, which slows viewings without easing pressure on supply. For a remote buyer, May-June and then September-October offer a mild climate and easier logistics. The wetter winter is the best moment to judge a house’s orientation and what a neighbourhood is really like off-season.
Basque Country - Saint-Jean-de-Luz - The flysch cliffs
Basque Country - Saint-Jean-de-Luz - The Basque houses of the port
Because the local market has its own rules. The sheltered bay produces some of the most resilient values on the coast: quality supply is absorbed immediately. A buyer’s agent 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.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026), the median price in Saint-Jean-de-Luz stands at €5,800/m² for an apartment and €5,400/m² for a house. The highest-priced sector in the survey: Guéthary et Bidart, €6,500/m² median. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
Over the 12 months to end of June 2026, 3 rooms traded at a median of €5,800/m², on a median surface of 60 sqm (DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026). A median home of the bracket changes hands around €348,000; condition, floor and address then make the rest of the price.
Saint-Jean-de-Luz is more family-oriented, more walkable, with a calm, swimmable bay; Biarritz more urban and worldly. Many of Home Select’s clients hesitate: Home Select hunts both in parallel and makes the trade-off objective.
Yes: Ciboure, Socoa, Ascain, Urrugne, Sare and the Labourd villages are part of the perimeter when the project calls for it.
Over the 12 months to end of June 2026, 343 sales were recorded in Saint-Jean-de-Luz: enough to choose from, never enough for the finest addresses. The median for apartments has moved -10% since June 2022 and +2% over one year: a market correcting, address by address.
The calendar depends on how rare the target property is in Saint-Jean-de-Luz and on your availability: Home Select frames it at the brief, then holds it. Properties are first seen on video, and your decisive viewings are grouped into a single trip.
Through the network and direct approach: Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and also contacts owners when the setting calls for it. In Saint-Jean-de-Luz, the monitoring starts with two sectors: the historic centre and the port, then Sainte-Barbe. That is often where the unfindable property is.
It depends on how you will use it. To live on foot: the historic centre, between Les Halles and the Grande Plage. For calm and views: Sainte-Barbe, whose villas overlook the bay. For surfing families: Acotz and Lafitenia. A house closed all winter ages fast in an oceanic climate: plan for local caretaking from the day you buy.
The historic centre and the port keep the shipowners’ houses and the apartments a walk from the bay; Sainte-Barbe carries the top of the market in bay-facing villas; Acotz and Lafitenia offer greenery above the surf spots; Ciboure and Socoa, the other bank of the Nivelle, with character and views; Ascain, Urrugne and the Labourd inland, the Basque farms of the back-country.
The roof frame and the extensions: old Basque houses are renovated by their own rules, and past unpermitted extensions are hard to regularise. The coastal rules next, which protect the bay and frame what may be done. And the calendar: quality supply is absorbed at once, much of it selling within families or through the local network; arriving ready before the listing is the rule.
Two neighbouring markets, two atmospheres: Biarritz plays the ocean-side society and the prices of the northern Basque coast; Saint-Jean-de-Luz offers the sheltered bay, the port, family life year-round, and some of the firmest values on the coast. Many families, Basque and Parisian alike, choose Luz for the bay rather than for the glitter. Home Select hunts both, without preconception.
The TGV stops in Saint-Jean-de-Luz itself: the bay is viewed car-free from Paris. One morning covers the centre and the port, the afternoon Ciboure, Socoa and the heights. Home Select groups viewings by bank, video filters, and the back country is seen when the project includes it: Ascain and the Labourd belong to the same ground.
Shipowners’ houses and old Basque houses are gauged on the roof frame, the stone and the extensions: many have grown over time, not always by the rules. Coastal rules protect the bay and frame alterations. The cost is priced before the offer, and negotiated: that is where the real price plays.
Yes, though not as a local branch: outside Île-de-France, Home Select runs every search from its head office, with its network of 15,000 professional partners. Each property is vetted on paper, then toured in a video pre-viewing led with the seller’s agent, and you travel only once, for the decisive viewings. The guide “Buying property in France remotely” spells out how it works.
To hunt in Saint-Jean-de-Luz, 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 (139 reviews), fees displayed, 100% on success.
Home Select, a buyer’s agent in Saint-Jean-de-Luz, 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, plus 10% of the negotiated reduction in both cases. Home Select is paid on success only, and also on what you save: nothing is due until you have bought.
The questions common to every city (purchase costs, remote search, choosing your finder) are gathered on one page.
One point of contact, one method, the same fees: the search does not stop at the limits of Saint-Jean-de-Luz. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
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Basque Country - Saint-Jean-de-Luz - The long beach
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.
You arrived through one of Home Select’s ads or campaigns.Ad measurement. Do you agree to Home Select measuring how well it works? Home Select will know which campaign brought you here and, if you get in touch, the ad platform will only learn that its ad worked, without receiving your contact details.Do you agree to Home Select measuring how well its ads work? If you arrive through one of them, Home Select will know which one and, if you get in touch, the ad platform will only learn that its ad worked, without receiving your contact details. Learn more Your current choice: .
