Top 5 Mistakes to Avoid When Buying Property in & Around Biarritz

Biarritz, nestled on the French Basque coast, has a unique mix of beach-town charm, surf culture, and refined living. From retirees to entrepreneurs, the appeal is undeniable. But for many buyers—especially those unfamiliar with French real estate—there are pitfalls that can turn a dream purchase into a financial headache.

Whether you’re planning to move, invest, or simply enjoy summer holidays in your own pied-à-terre, here are the top 5 mistakes to avoid when buying property in Biarritz.

1. Underestimating the Total Buying Costs

Many first-time buyers in France are caught off-guard by the true cost of purchasing a property. The listing price is just the beginning.

In Biarritz, buyers typically need to budget an additional 7–8% of the purchase price to cover:

• Notaire fees (which include registration taxes)

• Agency commissions (if not included in the sale price)

• Legal fees

• Renovation costs if the property isn’t turnkey

Another potential cost can be incurred by not exploring your options regarding financing. There can be some very advantageous offers for buyers purchasing a home at or above 1 million euros and if you do not explore those options, it could be a costly mistake.

💡 Tip: Ask your notaire or agent for a “simulation des frais” early in the process. It breaks down all the costs so you’re not surprised later.

2. Ignoring the Importance of Location Within Biarritz

Biarritz is small, but its neighborhoods (quartiers) vary dramatically in price, vibe, and lifestyle.

• Quartier Impérial/Saint Charles: Elegant, near the Hôtel du Palais and Grand Plage.

• Les Halles: Lively, in the heart of town, with a strong community feel and great food scene.

• Milady-Mouriscot/Beaurivage: Calm, residential, close to the beach and other natural parks. Many restaurants and cafes.

• Brau/Aguilera: Quiet, suburban, and functional for those wanting more space and affordability.

• L’Allégresse (formerly La Negresse): Convenient, residential, and well-connected. Not touristy, with many cafes, markets and boutiques. Easy access to the train, bus, and airport.

Choosing the right area is about more than aesthetics—it can impact your daily life, your rental potential, and resale value.

💡 Tip: Visit neighborhoods at different times (weekdays, evenings, off-season) before deciding. What feels peaceful at noon in October might be noisy come Summer.

3. Not Understanding Local Market Dynamics

Biarritz is not a typical market. It’s small, highly seasonal, and demand often outpaces supply—especially for properties with ocean views or walkable beach access.

This means:

• The best properties are never seen—Most exceptional properties don’t make it to advertisement before they are sold.

• Fast-moving deals—if they do make it to advertisement, good properties priced correctly, sell within weeks.

• High price per square meter, especially compared to nearby towns like Bayonne or Anglet.

💡 Tip: Work with a trusted local agent who has access to off-market listings and knows how to move quickly when opportunities arise.

4. Skipping Proper Legal and Technical Due Diligence

France is a country of paperwork, and Biarritz is no exception. Some buyers rush into a deal without seeking advice, not listening to the counsel of their own agent, or assuming the process is simple.

You should:

• Hire an independent property surveyor, especially for older buildings.

• Check for planning permissions if renovations are planned.

• Review the DPE (Diagnostic de Performance Énergétique), which is required by law and affects future resale or renovation options.

• Ensure the title is clear, especially in shared buildings or inherited family homes (not uncommon in the region).

💡 Tip: Choose an English-speaking notaire or bring a bilingual translator.

5. Assuming You Can Easily Rent It Out on Airbnb

Many buyers plan to offset costs with seasonal rentals. However, Biarritz has strict short-term rental rules designed to combat housing shortages for locals.

If the property is not your primary residence, you may need to:

• Register the rental with the town hall (Mairie), which is a limited option and not a given.

• Request authorization to convert the use from residential to commercial, which is also not the easiest.

These rules vary by zone and are subject to change.

💡 Tip: If rental income is important to you, check our local rental laws before you buy. Some areas are no longer issuing new permits.

Conclusion

Buying property in Biarritz can be an amazing investment—both financially and emotionally. But it’s a unique market with its own set of rules, quirks, and costs. To avoid costly surprises, budget carefully, do your neighborhood homework, understand local market and legal dynamics and be realistic about rental potential.

With the right planning and local guidance, you can find your ideal spot in this stunning corner of France.