Lac Marion, family Biarritz
Around the lake and its park, between Saint-Martin, the Fleurs racecourse and the Domaine de Migron, Lac Marion is the Biarritz that lives year-round: quiet lanes, schools, gardens, and residences set in greenery, away from the tourist flows of the seafront.
The figures confirm it: second homes account for only 17% of the housing stock here, against 41% on average in Biarritz (INSEE, 2022 census). It is the neighbourhood of young Biarritz households, and the first one people look at when they want a house without leaving town.
273 apartment sales analysed in the neighbourhood between 2019 and 2025.
Prices year by year
| Year | Average apartment price |
|---|---|
| 2019 | €4,208/m² |
| 2020 | €4,600/m² |
| 2021 | €5,842/m² |
| 2022 | €6,372/m² |
| 2023 | €6,321/m² |
| 2024 | €5,821/m² |
| 2025 | €5,152/m² |
The neighbourhood market, beyond the figures
€5,407/m² on average for apartments in 2024–2025: Lac Marion is the least expensive neighbourhood in Biarritz, nearly €3,000/m² below the City Centre. Yet it followed the same wave as the rest of town, peaking at €6,372/m² in 2022 before a marked pull-back: €5,152/m² in 2025, 19% below the peak. For a buyer, this is the neighbourhood where negotiation has regained the most room.
The other singularity is the house: 209 sales since 2019, 43% of the neighbourhood's transactions, a share no other part of Biarritz comes close to. At a recent average of €7,132/m², a house at Lac Marion remains more affordable than an apartment in the seafront neighbourhoods.
Latest recorded sales
| Address | Type | Size | Price | Date |
|---|---|---|---|---|
| 95 LOT DOMAINE DE MIGRON | Apt T1 | 24 m² | €4,800/m² | Dec 2025 |
| 19 RUE SULLY | Apt T2 | 47 m² | €4,474/m² | Dec 2025 |
| 15 AV GRAMMONT | Apt T4 | 81 m² | €5,442/m² | Dec 2025 |
| 30 AV DU SABAOU | Apt T1 | 22 m² | €6,109/m² | Dec 2025 |
| 56 AV DE TAMAMES | House 2 rm | 38 m² | €6,409/m² | Dec 2025 |
| 3 ALL DES FLEURS | House 4 rm | 119 m² | €7,773/m² | Dec 2025 |
| 97 LOT DOMAINE DE MIGRON | Apt T4 | 74 m² | €4,686/m² | Nov 2025 |
| 30 AV DU SABAOU | Apt T3 | 54 m² | €3,889/m² | Nov 2025 |
| 7 AV DU LAC MARION | Apt T4 | 81 m² | €5,333/m² | Nov 2025 |
| 13 IMP MUTHIL | Apt T3 | 58 m² | €6,109/m² | Nov 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
The family neighbourhood is also the best equipped for schools: 3 primary schools, along with 4 bakeries, 2 pharmacies and 15 restaurants.
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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