Above the Atlantic: A Once-in-a-Generation Villa Ten Minutes from center of San Sebastián
A 626 m² Basque stone residence on 2.3 hectares of private land, with a 180° view of the ocean, the coastline, and the Pyrenees. Just over the border from Biarritz.
There are listings, and there are addresses. This one is an address.
Ten minutes from the center of San Sebastián — from the curve of La Concha, the Michelin-starred restaurants of the old town, the surf at Zurriola — a renovated stone villa sits on 2.3 hectares of private land, west-facing, with a panoramic view of the Atlantic, the Basque coastline, and the peaks of the Pyrenees. The kind of view that doesn't repeat itself: the ocean is never the same color twice, the light at six in the evening in March has nothing in common with the light at six in July, and on the clear winter mornings when the foehn drops down from the mountains, the horizon line goes on forever.
It is also, by any reasonable measure, one of the most compelling properties to come to market on the Spanish Basque coast this year.
The setting
San Sebastián — Donostia, to the locals — is a city of roughly 190,000 people that consistently punches several weight classes above its size. One of the highest densities of Michelin stars per capita on earth. A beach inside the city center that ranks among Europe's best. The Quincena Musical in August, the jazz festival in July, the international film festival in September. The city is gastronomically obsessed, architecturally elegant — the Belle Époque Boulevard, the Buen Pastor cathedral, Moneo's Kursaal cubes against the sea — and famously safe, walkable, and discreet.
It is the kind of city where you can land at the small Hondarribia airport mid-morning, be eating pintxos at Bar Néstor by lunch, and watching the sun set from your own terrace by evening. It is the type of living and city the late Chef Anthony Bourdain raved about.
The villa stands above all of that. Close enough to be part of it. Far enough to forget about it when you want to.
The house
The renovation is the first thing you notice — and the more you look, the better it gets. Original Basque stone walls, preserved and pointed; black steel beams left exposed in the double-height living spaces; honey-toned stone floors running room to room; warm wood joinery; wide skylights pulling light deep into the heart of the building.
The 68.65 m² living room opens onto the sea terrace. The kitchen is fully fitted and equipped, with full-height cabinetry, integrated appliances, and nature shines through in every view from the windows. Five bedrooms are arranged across three levels, with bathrooms finished in glazed Basque tile, stone surrounds, and freestanding vanities. An independent annex completes the property — a guest house, complete with its own kitchen, living room, bedroom and bathroom.
The villa is equipped with an efficient heat pump for heating and air conditioning. There is also a wine cellar. Five parking spaces plus a garage. A wide stone-paved courtyard at the entrance. Long timber deck terraces wrapping the building toward the sea.
The work is finished. There is nothing left to do, except to make it yours.
The land
2.3 hectares is a substantial piece of land anywhere in coastal Europe. On the Spanish Basque coast, where buildable plots with sea views above half a hectare are genuinely scarce, it is exceptional. The property is fenced, with mature meadow, dry-stone walls, and the kind of slope that creates the panorama rather than fighting it.
There is ample room to let your imagination go wild. Perhaps to plant an orchard, plenty of room for horses — or for none of the above. The privacy is real. From the terrace, you don't see neighbors. You see the Atlantic and acreage.
The investment case
San Sebastián prime real estate has been one of the quieter success stories of European luxury markets over the past decade. Less volatile than the Côte d'Azur, less seasonal than Marbella, less exposed than Mallorca to short-term rental regulation. The tax regime in Gipuzkoa remains competitive within Spain, the city's economic base is diversified (biotech, gastronomy, services, tourism), and the supply of prime stock with genuine sea views and meaningful land above €3M is structurally constrained by geography.
For a buyer building a long-term European footprint — a primary residence, a family seat, an heritable asset — this is the kind of property that holds its value across cycles. The view will not be replicated.
At a glance
Habitable surface: 626,61 m² Land: 23 000 m² (2,3 ha) Living room: 68,65 m² Bedrooms: 5, across 3 levels Guesthouse: Kitchen, living room, 1 bedroom and 1 bathroom Parking: 5 + 1 garage Exposure: West, panoramic — ocean, coast, pyrenees
To arrange a private viewing
Visits on appointment only, by qualified introduction. Full discretion guaranteed.
Price : 4 700 000 €*
*The fees of agency will be entirely at the charge of the seller.
For more information:
Contact Alex Gaines
alex.gaines@prestant.com or +33 (0)778100486
