Urrugne, at the gateway to Saint-Jean-de-Luz

With its rocky coastline 6 km long, this large village, home to 9,000 residents, opens out to the ocean. Surrounded by magnificent countryside, some areas in Urrugne offer impressive views of the sea or mountains. In the light of a saturated market in Saint-Jean, specialists advise that a close eye should be kept on this appealing alternative address.

Located between Spain and Saint-Jean-de-Luz, close to Hendaye, Urrugne occupies an area of about 12,350 acres. This peaceful commune has succeeded in preserving its authenticity and traditions rooted in the Basque country’s heritage. At the heart of the town centre, the imposing Church of Saint-Vincent overlooks the village comprised of typical houses with timberwork painted in red, blue or green.

Urrugne’s property market can be split into three distinct zones. The town centre, the countryside where generous high-end villas stand in extensive grounds, and the shoreline, where some residences offer panoramic views of the Atlantic Ocean. “The latter, priced from 6,000 to 7,000 € per sq. metre, are extremely rare on the market,” explains Pierre Deglaire, manager of the Coldwell Banker agency, the specialist for high-end and prestige properties. “On the other hand, we offer a good number of high-quality properties in the country, enjoying pleasant views of the Pyrenees and the Rhune mountain. Villas from 230 to 280 m2 offering attractive appointments in grounds from 1,500 to 2,500 m2 cost 3,500 to 4,500 € per sqm. Prices which correspond perfectly to the budgets most frequently presented by a clientele ready to invest outside Saint-Jean-de-Luz in order to acquire - very quickly - a more substantial residence than their budget would allow in Saint-Jean intra-muros.”

“Together with Ascain, Urrugne is one of the communes we recommend highly to our clients,” adds our specialist. “On average, prices here are 30% lower than those in Saint-Jean-de-Luz, where they are often justified by a “snobbish” address, as the atmosphere, scenery, climate and living conditions are similar on communes such as Urrugne. Over time, we think that prices in Urrugne will inevitably rise, as we are obliged to work with existing properties : this is a market that cannot be extended. And since there is very little building land available, the market will necessarily be­come tight. Our clients are aware of this, and today Urrugne is becoming an alternative, almost obligatory, if they are in a hurry to acquire a property of quality in this area.”

“Urrugne is, in fact, seen as a fall-back market for Saint-Jean-de-Luz where offerings are extremely limited, though it should not be reduced to that, as it offers many assets” adds David Plumeau of Louis 14 Immobilier. “The Hameau d’Olhette neighbourhood at the foot of the mountains is highly sought-after by a well-off clientele. In an elevated position about 5 km from Ciboure, Olhette is comprised of lovely villas priced from 700,000 to 1.3 M €.” By way of example, he mentions a recent house of 300 m2 in Basque style, set in grounds of 2,500 m2. Facing due south and benefiting from a pool and a lounge/living-room of 100 m2, this high-end property offering beautiful views of the Rhune is up for sale at 1,150,000 €. “Urrugne offers a heterogeneous market. Among our clients, retirees in particular appreciate pleasant houses of about 120 m2 on estates, with gardens from 400 to 500 m2, as year-round homes.” This type of property is available for around 350,000 €, a very attractive price for this area.