Bibi-Beaurivage, the village within the city
Its lanes tumbling down to the fishermen's harbour, its Basque houses packed tight together, Place Sainte-Eugénie a stone's throw away: Bibi-Beaurivage is the neighbourhood that looks least like a seaside resort and most like a village. People live here year-round, greet each other in the street, and the Côte des Basques, temple of European surfing, is at the end of the road.
That village soul has become its property argument: those who buy in Bibi are looking for genuine neighbourhood life with the ocean as a soundtrack, not a serviced luxury residence.
1,346 apartment sales analysed in the neighbourhood between 2019 and 2025.
Prices year by year
| Year | Average apartment price |
|---|---|
| 2019 | €6,165/m² |
| 2020 | €6,792/m² |
| 2021 | €7,476/m² |
| 2022 | €8,555/m² |
| 2023 | €8,490/m² |
| 2024 | €7,896/m² |
| 2025 | €7,156/m² |
The neighbourhood market, beyond the figures
At €7,489/m² on average for apartments, Bibi-Beaurivage offers an entry ticket noticeably below the centre for a location that concedes nothing on the ocean side. Its +16% rise since 2019, the most moderate of the six neighbourhoods, also makes it the most reasonable market on the Biarritz coast, with smaller swings and a recent plateau.
Its real singularity is the house market: around sixty recent sales, the largest volume in town together with Parc d'Hiver, at an average of €9,695/m². The terraced Basque houses, often without a garden but with the spirit of the neighbourhood, attract families and surf lovers. It is the neighbourhood where the gap between a property to refresh and a renovated one is the most profitable to work on.
Latest recorded sales
| Address | Type | Size | Price | Date |
|---|---|---|---|---|
| RES CHATEAU D ARCADIE | Apt T2 | 55 m² | €7,182/m² | Dec 2025 |
| 11 IMP MAXIME | Apt T4 | 94 m² | €5,319/m² | Dec 2025 |
| 42 AV MARECHAL JOFFRE | Apt T4 | 81 m² | €6,790/m² | Dec 2025 |
| 21 RUE VICTOR HUGO | Apt T3 | 69 m² | €9,905/m² | Dec 2025 |
| 50 AV DU MAL FOCH | Apt T2 | 58 m² | €7,605/m² | Dec 2025 |
| RES HAUTS DE BIARRITZ | Apt T3 | 61 m² | €11,036/m² | Dec 2025 |
| 19 RUE SULLY | Apt T2 | 47 m² | €4,474/m² | Dec 2025 |
| 40 AV CARNOT | Apt T2 | 40 m² | €4,646/m² | Dec 2025 |
| 15 AV DE LA REPUBLIQUE | Apt T4 | 68 m² | €6,324/m² | Dec 2025 |
| 35 AV DU MAL FOCH | Apt T3 | 42 m² | €5,238/m² | Dec 2025 |
Sale prices recorded by French notaires, published by the French State (DVF database, DGFiP/Cerema, April 2026 release, Open Licence 2.0). Sales below 50% of the neighbourhood average are hidden: sales between relatives, highly atypical properties or data-entry errors.
Everyday life in the neighbourhood
On the services side: 2 primary schools, 12 restaurants and a pharmacy, in a neighbourhood that keeps its village scale.
Source: INSEE, Base permanente des équipements 2025, INSEE perimeter of the neighbourhood (grouped IRIS units). Full details and method: Living in Biarritz: what the figures say.
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