Property prices in Saint-Jean-de-Luz in 2026

The historic centre and the port concentrate the shipowners’ houses and the apartments within walking distance of the bay: scarce, sought after, almost always transferred privately. Sainte-Barbe carries the top of the Luz market, on the hill that closes the bay to the west: very few properties come out there each year. Acotz and Lafitenia offer the greenery above the surf spots, Ciboure and Socoa the other bank of the Nivelle, slightly more affordable, and Ascain, Urrugne and the Labourd the Basque farmhouses of the hinterland, fifteen minutes from the sea.

The series of apartment medians shows a fall of about a tenth since June 2022, after the high years, then a first rebound of 2% over the last twelve months: €5,700 per m² at end June 2025, €5,800 per m² at end June 2026. On a market where quality supply is absorbed at once, that fall reopens real negotiating margins, without taking anything from the scarcity: the sheltered bay keeps some of the firmest values on the coast.

On a market of private transfers, monitoring is worth the price: the hunters of Home Select work the network before the portals, with 1,700 listing sites watched and more than 100 off-market properties received every day. Each offer is prepared with the comparable sales of the micro-area, the technical condition of the property and the seller’s situation; the price is checked against recorded sales, and the surveys, paid by the seller, are completed by an audit of the old fabric: have the works priced before the offer.

Home Select steers that search remotely, for the buyer alone: brief by video call or telephone, video pre-viewings with the seller’s agent, a single trip for the decisive viewings, then negotiation, securing and coordination of the notaire to completion. Home Select, founded in 2011, has assisted more than 1,200 buyers, 30% of them expatriates or international clients; its fees are due 100% on success, nothing before completion.