Properties with ocean views on the Basque Coast

Rocky and rugged, the French Basque Coast is dotted with lively and prestigious seaside resorts which appeal to a well-off clientele. Relatively limited, its offerings of properties enjoying sea views are thus particularly highly-prized

Renowned for its many sandy beaches, surfing activities, quality life-style, and prestigious seaside resorts such as Biarritz and Saint-Jean-de-Luz, the Basque Coast extends on the French side from the mouth of the Adour in Anglet to that of La Bidassoa, marking the frontier. Offering lots of charm, it is also pretty flat.

“Properties offering a view of the ocean are therefore relatively scarce. 90 % of them are, in fact, right on the oceanfront. Given this rarity, prices are inevitably high : in Biarritz, Saint-Jean-de-Luz and Anglet, on average close on 10,000 € per sq. metre for apartments, or even more depending on the level of their appointments and renovation,” explains Philippe Thomine-Desmazures, associate director of Barnes Côte Basque, an agency specializing in high-end real estate, founded in Biarritz in 2010 and covering the entire Basque coast and the southern part of Les Landes (sales and seasonal rentals). An apartment of 100 m2 in Biarritz, for example, recently found a taker at 1.1 M €, while another of 150 m2 sold for 1.8 M €. “For houses, even rarer, one can expect to pay from 2 to 5 million euros. Proposing living space of 200 to 400 m2, the most highly coveted often boast period architecture of remarkable stylishness.” A micro-market for houses of about 300 m2 with sea views priced from 3 to 4 million euros can in fact be found in the popular villages of Bidart and Guéthary. “Limited in number and in very high demand, properties with views of the ocean now show real stability in terms of prices. Mostly looking for holiday homes, the buyers are mainly French, either retired or with reduced professional activities.”

Anaïs Guérin is a negotiator for Portes Immobilier, an agency opened in Biarritz in 2004, also covering Anglet, Bidart, Arbonne and Arcangues (handling sales and specializing in co-owned property management). “Despite high levels of prices, 70 % of the enquiries received by our agency are for properties with sea views. Clients are even prepared to sacrifice living space in order to obtain a beautiful view. It is seen as a blue-chip investment and a considerable asset should the property be put back on the market or rented out.” Also referring to the limited supply of offerings, Anaïs Guérin confirms low turnover and very steady prices : “Apartments range from 7,000 € per sqm. if they require renovation or only have a partial view, to 15,000 € for the most prestigious examples. They are often in period residences or former hotels on the coast like the Carlton, Résidence d’Angleterre or Palais Continental, which have been split up. Otherwise, more recent developments such as the Résidence Bellevue-Clémenceau are also highly-prized”. An exemple of a property currently on offer in one of the most luxurious residences in the centre of Biarritz, facing the ocean, is an apartment of 30 m2 (1+ main room) in perfect condition, with an adjoining room of 20 m2, priced at 405,000 €. “Beautiful houses in traditional Basque style also occasionally come up for sale, especially in the Ilbarritz area. Living space of 200 m2 will then cost at least 1.7 M €.” The clientele of Portes Immobilier is mainly comprised of French or ex-pat buyers, followed by a few foreigners (Russian, Spanish and British).

“Already highly sought-after, the market for oceanfront properties has really perked up since the beginning of this year : there are many more requests for visits, and more offers are being made,” comments David Plumeau, manager of Louis 14 Immobilier, an agency based in Urrugne since 2005 (with a name change in 2012), specializing in the sale of old properties and also covering Ciboure, Saint-Jean-de-Luz, Ascain and Saint-Pée-sur-Nivelle. “The time it takes to sell is, on the other hand, generally quiet long : buyers looking for good deals take their time, while many sellers have not yet fully realised that the market has seen a setback in prices. However, if they follow our estimates and propose a property in line with market prices, the sale can go though in 3 or 4 months.” Among his most recent sales, David Plumeau mentions a house of 200 m2 with sea view to renovate, in Saint-Jean-de-Luz, in flat grounds of 1,200 m2, priced at 1 million euros. “Again by way of example, our portfolio also contains a 2-bedroomed apartment of 110 m2 in Ciboure, offering a magnificent view from the Bay of Saint-Jean to Biarritz, up for sale at 795,000 €.” Facing north, Ciboure proposes more affordable prices, at around 6,500-7,000 € per sqm, “a far cry from the 10,000-12,000 € per sqm. posted in Saint-Jean”. Clients of the Louis 14 Immobilier agency are French : “Mostly retired, or about to be, our buyers are mainly from Paris, Toulouse and Bordeaux, in search of second residences. Though some also invest with the aim of moving here permanently in the future.”

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