Dream apartments on the Basque Coast

Views bathed in azure-blue, top-quality appointments, prestigious addresses in old palaces of character… The Basque Coast boasts apartments offering high-end luxury.

“So-called prestige apartments on the Basque Coast are mostly to be found in Biarritz and Saint-Jean-de-Luz,” explains Philippe Thomine Desmazures of the Barnes agency. “In Saint-Jean-de-Luz, these desirable properties sell relatively quickly, often in private transactions via networks of friends.” Here, as in Biarritz, the apartments most highly sought-after by a wealthy clientele must offer a view of the sea and the possibility of doing everything on foot, and thus be in the centre. Biarritz offers a varied choice of architectural styles. Fans of the Second Empire style and the Napoleon III era set their sights on bourgeois apartments in former “palaces”, ie. palatial hotels, such as the Palais Continental or Résidence Carlton. Flaunting real stylishness and sumptuous communal premises testifying to the hour of glory enjoyed by this seaside resort in the early 20th cent­ury, they contain luxury apartments with high ceilings and well-preserved noble features. Depending on their cond­ition and views (sea or street), they range from 8,000 to 10,000 € per sq. metre. The only fly in the ointment is that these highly-prized addresses do not have outdoor areas, and the few parking places (in the former stables) do not equate in numbers to those of the apartments. However, there is always an exception to the rule. By way of example, our expert mentions a truly outstanding apartment in a former private mansion, situated between the Hôtel Miramar and Biarritz’s famous lighthouse. Offering very extensive living space and “Belle Époque” character, it enjoys not only a sea view but also spacious outdoor areas ! “A real odd-ball, whose price, kept confidential, is certainly over 5 million euros !” Fans of more modern comfort are more interested in recent residences, built in the 1970’s and 1980’s, offering generous volumes, good-sized terraces, secure parking facilities, and often a pool. “This type of property, esthetically less prestigious, is better suited to meet many of today’s requirements, especially for clients looking for holiday homes,” comments our specialist.

Another type of property offers an unusual array of facilities. For instance, Le Miramar and Le Regina are hotels, but their upper floors play host to private apartments whose occupants can take advantage of amenities such as admission to the spa, pool or restaurant. A luxury lifestyle, costing from 10,000 to 12,000 € per sqm. Also in Le Miramar, one of the most highly sought-after addresses in Biarritz, Patricia Biondi of Sotheby’s International Realty cites an apartment on a high floor, offering a terrace of 55 m2 facing the ocean. The ideal pied-à-terre, with living space of 43 m2, it is up for sale at 895,000 €. Our expert has noticed increasing demand for enviable properties in the town centre. “Our clients, French, English, Russian… are looking for a convenient lifestyle in which restaurants, the beach and other amenities are in immediate proximity, so that each member of the family gains in autonomy. Some clients are prepared to wait for as long as two years until their ideal property comes onto the market.” For these clients with a taste for esthetics, often well-versed in history, prestigious addresses mean exceptional properties, like a sumptuous apartment of 286 m2, renovated throughout, in L’Impérial, one of the renowned Napoleon III buildings in Biarritz. On offer at 2,300,000 €, it benefits from two cellars and a parking place - an immense luxury in the town centre. “This type of property always keeps its value,” says Patricia Biondi. “It is seen as a sound long-term investment.”

“Whatever the commune, if an apartment meets the three magic criteria, ie. a sea view, a terrace, and a high floor, it will be pegged at around 10,000 € per sq. metre,” says Pierre Deglaire of the Coldwell Banker agency, which has over 250 high-class properties in its portfolio all over the Basque Coast. “Even on one of the least known communes such as Bidart, a select new development recently came onto the market at prices around 10,000 € per sq. metre. Often consisting of seniors, our current clients appreciate the environment around a high-quality residence and locations enabling them to do everything on foot. Set further back, in Ciboure, you can also find very smart residences offering elevated views. These apartments tend to be priced from 6,000 to 7,000 € per sqm.” In Biarritz, some contemporary properties meet today’s expectations for luxury seaside living. One such apartment of 180 m2 with a terrace of 280 m2 in a desirable residence in a wooded park, about a 10-minute walk to the town and beaches, is up for sale at 1.8 million euros.

With prices competing directly with those of houses, these apartments mostly appeal to retirees who no longer want to bother with the upkeep required by a villa. They prefer a lifestyle which is both pleasant and practical. For clients in search of year-round homes, sea views and being on the front row are less important, especially as they do not necessarily want to expose themselves in the off-season to the caprices of the ocean. For much the same price, they set their sights on apartments with more generous living space.

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