Basque Country · Pyrénées-Atlantiques
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 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
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The essentials
Home Select, a property finder 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.
Saint-Jean-de-Luz at a glance
On the ground
In 2025, 328 sales were recorded in Saint-Jean-de-Luz: enough to choose from, never enough for the finest addresses.
The median for apartments is down -2% since 2021 and +3% over one year: a market correcting, address by address.
Sales range from €4,000/m² to €9,200/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.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €6,000/m² | 351 |
| 2022 | €6,700/m² | 310 |
| 2023 | €6,100/m² | 272 |
| 2024 | €5,800/m² | 260 |
| 2025 | €5,900/m² | 269 |
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 | apartments | Rue Des Marronniers | 46 m² | €270,000 | €5,900/m² |
| Dec 2025 | apartments | Rue Saint Jacques | 63 m² | €736,000 | €11,700/m² |
| Dec 2025 | apartments | Rue Philippe Veyrin | 31 m² | €150,000 | €4,800/m² |
| Dec 2025 | apartments | Rue Gambetta | 37 m² | €200,000 | €5,400/m² |
| Dec 2025 | houses | Allée Karzingo Borda | 80 m² | €264,000 | €3,300/m² |
| Dec 2025 | apartments | Rue De La Rhune | 76 m² | €360,000 | €4,700/m² |
| Dec 2025 | apartments | Avenue Karsinenea | 660 m² | €1,240,000 | €1,900/m² |
| Dec 2025 | apartments | Avenue Andre Ithurralde | 58 m² | €222,000 | €3,800/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
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 west: 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.
Targeting precisely
The historic centre and the harbour: a Basque house or a flat walking distance from the main beach and the shops. The coast’s firmest segment, rarely available for long.
Sainte-Barbe, Acotz and Lafitenia: a villa with an ocean view or a house near the surf spots, quieter. Check wind exposure and the state of any extensions.
Ciboure and Socoa, Ascain, Urrugne and the Labourd: a Basque house with a garden in the inland villages, more affordable and lived in year round. Survey the roof frames and compliance before the offer.
Three buying profiles to place your own in Saint-Jean-de-Luz. Orientation pointers, which your property finder refines with you at the brief.
Art de vivre
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.
Non-resident buyers
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 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.
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.
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.
Saint-Jean-de-Luz is a family market, held by owners who sell rarely: supply is structurally scarce. Rental demand exists, seasonal on the bay and year-round towards Ciboure and the hinterland, within a communal and building framework to be investigated before the offer. Here the difficulty is not letting, it 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.
Off-market
A share of the finest sales in Saint-Jean-de-Luz 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 Saint-Jean-de-LuzThe 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
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.
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. The sheltered bay produces some of the most resilient values on the coast: quality supply is absorbed immediately. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales around The historic centre and the port and Sainte-Barbe, 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 Saint-Jean-de-Luz stands at €5,900/m² for an apartment and €5,400/m² for a house. The highest-priced sector in our survey: Ciboure, €5,300/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 €6,000/m² per sqm, on a median surface of 44 sqm (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025). A median home of the bracket changes hands around €264,000; 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.
Saint-Jean-de-Luz is more family-oriented, more walkable, with a calm, swimmable bay; Biarritz more urban and worldly. Many of our clients hesitate: we hunt both in parallel and make 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.
In 2025, 328 sales were recorded in Saint-Jean-de-Luz: enough to choose from, never enough for the finest addresses. The median for apartments is down -2% since 2021 and +3% over one year: a market correcting, address by address.
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 Saint-Jean-de-Luz, the monitoring covers The historic centre and the port and Sainte-Barbe 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 Saint-Jean-de-Luz, 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 Saint-Jean-de-Luz, the monitoring covers The historic centre and the port and Sainte-Barbe first: 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. We hunt both, without preconception.
The bay lets effortlessly in summer, and year-round letting finds tenants in a town that lives all year, schools and shops included. Short lets stay regulated, and centre-old houses sometimes depend on old rules. The letting line of the file is checked before the offer: it makes the yield and sometimes the use.
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. We group 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.
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 (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
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Basque Country
Pyrénées-Atlantiques Biarritz €7,000/m² Impératrice, Saint-Charles and Les Halles · Côte des Basques and Beaurivage Découvrir 
Gironde Arcachon €7,400/m² La Ville d’Hiver · The seafront and the centre Découvrir 
Gironde Bordeaux €4,100/m² Triangle d’Or and Jardin Public · Les Chartrons Découvrir Property finder in Biarritz Property finder in Arcachon Property finder in Bordeaux
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Home Select is opening Saint-Jean-de-Luz. 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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