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Create my bookAirbnb regulations in Biarritz: what the Le Meur Law changes from 2025
An iconic seaside resort in the Basque Country, Biarritz faces a housing crisis exacerbated by the proliferation of vacation rentals. From the Grande Plage to the lighthouse, passing by the Rocher de la Vierge and the Halles quarter, the city applies rigorous regulations to protect its residential housing stock. With only 25,000 permanent residents but millions of annual visitors attracted by surfing, thalassotherapy, and Basque gastronomy, balancing tourist activity and local life is a central challenge for the municipality.
90 days
Annual limit
50 000 €
Maximum fine
Mandatory
Compensation
Rental day limit in Biarritz
In Biarritz, primary residences can only be rented as vacation accommodation for 90 days per year. Biarritz limits primary residence vacation rental to 90 days per year. This reduced cap compared to the legal maximum reflects the extreme tension in the Biarritz housing market, where prices per square meter have risen considerably due to short-term rentals. Night counting is done via the registration service and platforms are required to block bookings once the quota is reached.
Booking platforms (Airbnb, Booking, Vrbo) must block listings in Biarritz beyond 90 days. Any excess exposes the owner to a fine of up to 50 000 €.
Usage change and compensation in Biarritz
To convert a property into a vacation rental in Biarritz, a usage change authorization is required. Compensation: Mandatory.
Compensation is mandatory in Biarritz for any change of use to a vacation rental. The owner must convert an equivalent commercial space into housing in the same geographic area. This requirement is particularly constraining in the city center between the Grande Plage and Port-Vieux, where available commercial premises are extremely scarce. The measure was adopted to stem the hemorrhage of permanent housing in a city where some neighborhoods have up to 40% secondary residences.
Quotas and restrictions in Biarritz
City center and coastline restrictions
Biarritz applies restrictions in the city center and along the coastline to limit the concentration of vacation rentals. The affected perimeter extends from the Côte des Basques to the Milady beach, including the historic center around the Halles, the Saint-Charles quarter, and the Grande Plage area. Residential neighborhoods set back from the coastline, like Aguiléra or La Négresse, are subject to less strict monitoring but remain subject to mandatory registration.
Fines and enforcement in Biarritz
In Biarritz, property owners in violation face fines of up to 50 000 €.
Violators of Biarritz regulations face fines of up to €50,000. The city has strengthened its enforcement capabilities in response to the scale of undeclared short-term rentals. Sworn officers conduct field inspections in the most affected neighborhoods, particularly around the Côte des Basques and Port-Vieux. Reports from permanent residents also serve as an important source for detecting violations.
Specific rules in Biarritz
- Registration and compensation are mandatory in Biarritz, with reinforced enforcement in the perimeter from the Grande Plage to the Côte des Basques.
- The 90-day cap for primary residences is strictly monitored, particularly during the summer season and international surfing competitions held on Biarritz beaches.
- The city center and coastline neighborhoods are subject to quantitative restrictions on the number of authorized vacation rentals, to preserve neighborhood life around the Halles and the covered market.
- The tourist tax is due for each night and its amount varies based on the property classification, with a surcharge applicable to properties in the most touristic areas.
- Listed or registered historic villas and buildings, numerous along the ocean-facing cliff and in the imperial quarter, are subject to enhanced obligations regarding works and development.
Energy rating (DPE): An energy performance certificate is required for all vacation rentals in Biarritz. The Belle Époque villas and Art Deco buildings characteristic of Biarritz architecture often display poor energy performance due to their age. Renovations must balance the requirements of the Architecte des Bâtiments de France in protected zones with thermal performance objectives, particularly within the perimeter of historic monuments like the Hôtel du Palais.
Le Meur Law: the complete guide for property owners
Discover all measures of the Le Meur Law 2025: taxation, energy ratings, national registration, co-ownership, and mayoral powers.
See also: regulations in nearby cities
Frequently asked questions
Registration is done with the Biarritz city hall via the national online service. A registration number is assigned and must appear on all listings. For secondary residences, a change-of-use authorization with compensation is required. The procedure is particularly regulated for properties in the city center and along the seafront.
The city center around the Halles, the Grande Plage area, Port-Vieux, and the entire coastline up to the Côte des Basques face the strongest restrictions. These zones concentrate most of the tourist appeal and are most affected by the scarcity of permanent housing. Neighborhoods like La Négresse or Mouriscot benefit from a less restrictive framework.
Yes, the cost of compensation can be very high in Biarritz, especially in central and coastal neighborhoods. The scarcity of commercial premises convertible to housing in the city center and the price per square meter, among the highest in the Basque Country, make this obligation financially significant. It is a deliberate brake on the proliferation of vacation rentals.
In addition to mandatory registration and compensation, an Art Deco villa in the Port-Vieux area is likely located within the protected perimeter of historic monuments. Any exterior modification requires the opinion of the Architecte des Bâtiments de France. The energy performance certificate must account for the specificities of the old building. Coastline area quota restrictions also apply.
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