Parc d'Hiver · Braou, the gateway to the Biarritz market
Between the Phare golf course, Lake Marion and the tree-lined avenues leading towards Anglet, the Parc d'Hiver, extended by the Braou, is the Biarritz of gardens: a quiet residential neighbourhood of family houses and human-scale residences, where you hear the seagulls without seeing the sea.
It is the favourite neighbourhood of those who live Biarritz year-round, ten minutes by bike from the beaches, and the first one buyers look at when their budget cannot follow seafront prices.
840 apartment sales analysed in the neighbourhood between 2019 and 2025.
Prices year by year
| Year | Average apartment price |
|---|---|
| 2019 | €4,761/m² |
| 2020 | €4,938/m² |
| 2021 | €5,840/m² |
| 2022 | €6,467/m² |
| 2023 | €6,450/m² |
| 2024 | €6,598/m² |
| 2025 | €5,673/m² |
The neighbourhood market, beyond the figures
€6,132/m² on average for apartments: the Parc d'Hiver remains one of the most affordable neighbourhoods in Biarritz, more than €2,000/m² below the centre. Its +19% rise since 2019 shows it has not stayed out of the movement: the spill-over of budgets priced out of the centre is plain to see.
Together with Bibi-Beaurivage, it is also the city's main house market: around sixty recent sales at an average of €8,334/m², houses with real gardens, a commodity found nowhere else in Biarritz at this price. For families and first-time buyers, this is where value for money plays out; for investors, purchase prices among the most contained in town.
Latest recorded sales
| Address | Type | Size | Price | Date |
|---|---|---|---|---|
| 12 RUE DE L ESTAGNAS | Apt T4 | 70 m² | €5,552/m² | Dec 2025 |
| House | House | 60 m² | €7,788/m² | Dec 2025 |
| House | House | 114 m² | €8,006/m² | Dec 2025 |
| 3 BD MAYOL DE SENILLOSA | Apt T2 | 34 m² | €10,139/m² | Dec 2025 |
| 26 IMP LARRIBAU | Apt T3 | 49 m² | €6,122/m² | Dec 2025 |
| 56 AV DE TAMAMES | House 2 rm | 38 m² | €6,409/m² | Dec 2025 |
| 21 AV LAROCHEFOUCAULD | Apt T2 | 51 m² | €5,784/m² | Dec 2025 |
| 3 BD MAYOL DE SENILLOSA | Apt T2 | 34 m² | €8,824/m² | Dec 2025 |
| RES NATHALIE | Apt T2 | 55 m² | €5,455/m² | Dec 2025 |
| RES PEINTRES D EUROPE | Apt T4 | 105 m² | €5,352/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 neighbourhood is well provided for: 2 primary schools, 8 bakeries, 5 pharmacies and 23 general practitioners, more than any other neighbourhood in town.
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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