Pyrénées-Atlantiques, in the south-western corner of France, combines striking mountain scenery with Atlantic beaches and Basque character. As an area where France meets Spain, it offers an inviting mix of cultures with varied landscapes and lifestyles. Whether you dream of a beachside apartment, a rustic countryside retreat or a ski chalet near the Spanish border, buying property in Pyrenees-Atlantiques offers an array of options for all types of buyers.
With continued appeal among international buyers in 2025, particularly from the UK, US and northern Europe, the region now benefits from improved infrastructure, stronger digital connectivity and a well-developed tourism economy. Add to this a strong sense of identity and community, and it’s easy to see the lasting appeal of Pyrénées-Atlantiques.
Read on for a comprehensive guide to the region, including property prices, lifestyle options and the step-by-step buying process.
Contents
- Why you should be buying property in Pyrenees-Atlantiques
- Property types and what to expect
- Typical property prices in 2025
- How to buy property in Pyrénées-Atlantiques
- Expenses and legal costs
Buying property in Pyrenees-Atlantiques puts quaint villages like Saint-Palais on your doorstep
Why you should be buying property in Pyrenees-Atlantiques
Pyrénées-Atlantiques is part of the Nouvelle-Aquitaine region and borders Spain to the south and the Atlantic Ocean to the west. This unique position means that, in a single day, you could hike in the Pyrenees and then enjoy seafood by the ocean.
One of the reasons buyers are drawn here is its rich geographical and cultural identity. The department is divided into two historic regions: Béarn in the east and the French Basque Country (Pays Basque) in the west. Béarn is largely rural with farmland, forests and quiet villages, while the Basque coast includes sophisticated seaside towns and surfing hotspots.
The vibrant city of Pau, the department’s prefecture, is widely considered one of France’s best places to live for its access to nature, mild climate and international community. Meanwhile, towns like Biarritz, Bayonne and Saint-Jean-de-Luz offer a more coastal way of life with museums, golf courses and excellent restaurants.
Outdoor living is a major part of life here. In winter, the Pyrenean ski resorts are popular with both locals and tourists, while in summer the Atlantic coast buzzes with beachgoers and surfers. For buyers seeking a second home, retirement base or remote work relocation, the department offers year-round appeal.
For a closer look at purchasing property abroad, claim your free copy of our France Buying Guide:
Property types and what to expect
Pyrénées-Atlantiques is known for its architectural diversity. The coastal Basque towns feature signature ‘Maison Basques’ – distinctive whitewashed homes with painted timber frames in bold colours such as deep red or green. These properties are characteristic of the region and often passed down within families, which limits their availability on the open market.
In urban centres like Biarritz and Bayonne, you’ll find a mix of traditional townhouses, Art Deco buildings, modern flats and seaside villas. These are popular with both holidaymakers and long-term residents, especially retirees and digital nomads.
Inland, the Béarn region is home to stone farmhouses and country properties. These homes often feature slate or tiled roofs, outbuildings and generous garden space. Many are set in peaceful villages, with local markets, beautiful rivers and rolling countryside on the doorstep.
Restoration properties are also available, particularly in Béarn. If you’re up for a project, you can find renovation opportunities from as little as €70,000 – though be ready to factor in labour and material costs. Recently, there’s been more interest in sustainable upgrades, with many international buyers seeking energy-efficient solutions to make their homes more comfortable and environmentally friendly.
This department is especially suitable if you’re looking for a property with strong rental potential. The proximity to Spain offers additional demand for tourism, music festivals and sporting events, particularly in towns like Hendaye and Saint-Jean-Pied-de-Port.
Typical property prices in 2025
As of early 2025, house prices in Pyrénées-Atlantiques are still more affordable than in parts of Provence or Île-de-France, but coastal hotspots are seeing steady price increases.
According to recent market analysis by MeilleursAgents, the average price per square metre is €3,435 for houses and €3,848 for flats. However, prices vary widely depending on proximity to the coast, tourist infrastructure and transport.
In Biarritz and Saint-Jean-de-Luz, expect to pay over €7,078 per square metre for apartments, particularly those with balconies, beach access or ocean views. In contrast, countryside villages around Oloron-Sainte-Marie or Orthez can offer traditional properties for under €1,409 per square metre.
Bayonne and Anglet currently offer good value as well. These towns sit between the ocean and the countryside, offer access to amenities and have seen rising interest from remote workers based in France and beyond.
If you’re seeking affordability, smaller communes such as Mauléon-Licharre, Lasseube or Monein offer excellent opportunities. Here, you’ll find liveable homes from €150,000 upwards. Seasonal gîte or chambre d’hôte businesses are particularly popular in these areas.
Property taxes and homeowner bills are moderate compared to other French departments, though coastal towns attract higher rates due to holiday home levies and demand.
How to buy property in Pyrénées-Atlantiques
The buying process in Pyrénées-Atlantiques is the same as elsewhere in France, but familiarity with the regional market and legal procedures is essential.
First, define your priorities. Decide whether you’re seeking a holiday home, permanent residence, or investment property. This will determine location, size and budget.
Browse our online portal to get a feel for the market. However, many local estate agents don’t list all properties online, so reach out directly or rely on a bilingual property consultant. They can help you arrange viewings and act quickly when a desired property becomes available.
Once you’ve identified a suitable property, make a formal offer through the estate agent. If accepted, you’ll sign a preliminary contract: either a Compromis de Vente or Promesse de Vente. You’ll pay a deposit (typically 5–10%) and begin the conveyancing process.
A notaire (notary) will handle legal checks, title transfer and registration. Expect this phase to last around three months. It’s recommended to hire your own notaire or legal adviser, particularly if you don’t speak fluent French.
International buyers should also consider the currency conversion risk. Work with a specialist who can offer forward contracts or rate alerts to lock in favourable exchange rates. Speak to Smart Currency Exchange to discuss your options.
Mortgage finance is available through French banks or international brokers. Non-residents usually need a deposit of at least 20–30% and must provide evidence of income, tax returns and creditworthiness.
Expenses and legal costs when buying property in Pyrenees-Atlantiques
When buying a property in Pyrénées-Atlantiques, your budget should include additional fees over and above the purchase price.
The notaire fee is one of the largest costs. For existing homes, this fee is usually 7–8% of the sale price. It’s lower for new-build properties, often around 2–3%. This figure covers legal costs, registration tax and the notaire’s own fees.
Estate agency commissions are generally included in the advertised price unless stated otherwise. They typically range from 4–6%. It’s crucial to understand who pays the agency – you or the vendor – before signing.
You will also need to anticipate annual ownership costs. These include property taxes (taxe foncière and taxe d’habitation), though the latter has been abolished for many main residences. If you rent the property, you may be subject to additional taxes and registration requirements, particularly for furnished or tourist lets.
In apartments or shared buildings, you’ll need to budget for co-ownership charges (charges de copropriété) which can vary widely depending on the size of the property and communal services provided.
Ensure your home is insured from the day you sign the final deed (acte de vente). This is your legal responsibility from that moment onwards.
Public services such as water and electricity are reliable and well-organised. Internet services are improving across the department, particularly due to national investment in rural fibre broadband coverage.
What next?
If Pyrénées-Atlantiques sounds like the right region for your second home or relocation, your next step should be planning a viewing trip – either by travelling in person or attending a virtual property viewing. For more detail on the all-important viewing trip, download your copy of our free Viewing Trip Guide.
At Your Overseas Home, we can guide you through each phase of the process. Our experts include bilingual property consultants, legal advisers and mortgage brokers, ready to help you make informed decisions. So book a free consultation today. We also run regular online events featuring regional specialists.
Whether you’re drawn to the beaches of Biarritz or the foothills of the Pyrenees, with planning and the right support, your property purchase in Pyrénées-Atlantiques can be safe and successful.
