What is the price per m² of a house in the Basque Country in 2026?
In the first half of 2026, houses in the Basque Country sold for a median €5,465 per m², −6.0% compared with the first half of 2025 (actual sales, DVF data released on 12 October 2026). Sales signed from January to June 2026 have just been published (DVF data released on 12 October 2026). Compared with the first half of 2025, they give the area's most recent trend. For information, flats sold for a median €4,828 per m² (−3.4%). Town-by-town detail in our price barometer. Next data update around April 2027.
House prices town by town in 2026
Houses sold in the first half of 2026 (deeds of sale, DVF data released on 12 October 2026): median price, median price per m² and change per m² versus the first half of 2025, given as a figure from 40 sales in each half-year.
| Town | Median price | Price per m² | Change per m² | Sales |
|---|---|---|---|---|
| Anglet | €666,700 | €6,162 | −4.6% | 106 |
| Bayonne | €451,000 | €4,429 | ↘ Downward trend¹ | 53 |
| Biarritz | €685,500 | €8,000 | −4.7% | 47 |
| Urrugne | €690,210 | €5,245 | ↘ Downward trend¹ | 29 |
| Saint-Jean-de-Luz | €602,600 | €5,435 | ↘ Downward trend¹ | 28 |
| Ustaritz | €457,850 | €4,237 | ↗ Upward trend¹ | 26 |
| Hendaye | €400,000 | €4,423 | ↘ Downward trend¹ | 23 |
| Bidart | €715,300 | €7,466 | ↘ Downward trend¹ | 18 |
| Saint-Pée-sur-Nivelle | €467,500 | €4,661 | ↘ Downward trend¹ | 18 |
| Cambo-les-Bains | €373,000 | €3,700 | ↗ Upward trend¹ | 15 |
| Ciboure | €861,790 | €7,797 | ↗ Upward trend¹ | 11 |
| Arcangues | €987,800 | €6,128 | ↗ Upward trend¹ | 11 |
| Espelette | €404,880 | €4,149 | ↗ Upward trend¹ | 8 |
| Guéthary | €687,500 | €6,645 | ↘ Downward trend¹ | 6 |
| Saint-Jean-Pied-de-Port | €212,000 | €2,556 | – | 5 |
¹ Fewer than 40 sales in one of the two half-years: too few sales to draw conclusions, only the trend is shown.
House prices on the coast and inland
Notaries publish resale house prices for the coastal and inland Basque Country. The latest figures cover 1 July 2025 to 30 June 2026.
After years of increases, coastal prices are easing: buyers negotiate, and a house listed above the market stays online.
What makes the Basque market different
The Basque coast attracts buyers from all over France and abroad; in Biarritz, 40.1% of homes are second homes (Insee, 2023). Local authorities are trying to protect year-round housing: since 25 November 2024, rents have been capped in 24 towns of the agglomeration, from Bayonne to Hendaye. For a seller, this changes the maths of investor buyers, who can no longer count on any rent level.
Inland, old Basque houses, farms and their land raise other questions: large volumes to heat, barns, agricultural or non-agricultural land, access. They are often family properties handed down for generations, which heirs hesitate to sell.
Situations we often see in the Basque Country
Several heirs, a high value and different views on the price or the timing.
A large old house, often with a barn: the buyer must be able to measure works and heating costs.
Sell everything, or separate the house and the land? Planning rules and local demand decide.
A price based on the records of two or three years ago, in a falling market: the sale stalls.
What we do for you
We compare your house with real sales in your town, check planning rules and the legal situation (estate, joint ownership, land), identify the most likely buyers, then tell you which sales strategy is most likely to succeed. The first opinion is free and with no commitment.
Read also: Heirs disagreeing on the sale: 4 solutions · Selling from abroad · Land in a high-demand area: capital gains allowance
Describe your property to Léa, our online assistant: a few simple questions, and our team replies to you personally.
Frequently asked questions
What is the price per m² of a house in the Basque Country in 2026?
In the first half of 2026, houses in the Basque Country sold for a median €5,465 per m², −6.0% compared with the first half of 2025 (actual sales, DVF data released on 12 October 2026).
What does a house cost in Biarritz in 2026?
According to deeds of sale (DVF), the median price of a house sold in Biarritz in the first half of 2026 was €685,500, across 47 sales, or €8,000 per m².
Are prices falling on the Basque coast?
Yes: according to notaries, the median resale house price on the Basque coast was €580,700 between July 2025 and June 2026, down 5.4% over one year. Building plots fell by 10.6%.
What does a house cost inland in the Basque Country?
The median resale house price is €263,000 in the inland Basque Country (notaries, July 2025 to June 2026), for 118 m² and a median plot of 1,210 m².
Does rent control change anything for a seller?
Indirectly: since 25 November 2024, 24 towns on the coast and in the agglomeration cap rents. Investor buyers calculate their returns with these caps, which weighs on the price they offer.
Can a farm be sold with the house and the land separately?
Often yes, but it depends on the local plan, access and any rights over agricultural land. Check with the notary before listing.
Is your property in this area?
House, estate, building, unusual property or building land: tell us about it. We review the case with you, free and with no commitment, answer within 48 hours.
Get my property reviewedSources : Resale house and land prices: Notaires de France / ADNOV, Pyrénées-Atlantiques, 1 July 2025 to 30 June 2026. Towns: Vendez Votre Immo calculation from DVF data for the first halves of 2025 and 2026 (DGFiP). Second homes: Insee, 2023 census. Rent control: Communauté d'agglomération Pays Basque, in force since 25 November 2024.