Rent observatory
Pays Basque rent observatory 2026
Data-driven analysis of Pays Basque's 2026 rent-control schedule: average reference rents by sector and construction period, furnished/unfurnished gap, ceilings. All figures are taken from the prefectural decree in force.
Key figures
Average reference rent by sector
Average reference rents (unfurnished) across all construction periods and dwelling types, by geographic sector. From the most to the least expensive sector.
Average reference rent by construction period
Average reference rents (unfurnished) across all sectors, by the dwelling's construction period.
Average reference rent by sector and period
Reference rents in €/m² (unfurnished), averaged over dwelling types. Each cell crosses a sector and a construction period.
| Sector | Before 1946 | 1946-1970 | 1971-1990 | After 1990 |
|---|---|---|---|---|
| Zone 1 | 13.88 | 12.63 | 13.43 | 13.18 |
| Zone 2 | 11.68 | 11.70 | 11.90 | 12.40 |
| Zone 3 | 11.18 | 11.20 | 11.30 | 11.95 |
Source : Arrêté n° 64-2025-10-27-00007 (Communauté d'agglomération Pays Basque).
Methodology
The figures in this observatory are computed from Pays Basque's official reference-rent schedule, set by prefectural decree (Arrêté n° 64-2025-10-27-00007 (Communauté d'agglomération Pays Basque)). Averages are on the reference rent excluding charges, expressed in euros per square metre of living area, for unfurnished dwellings — the most representative market indicator.
The reference rent depends on the geographic sector, the number of rooms, the construction period and whether the dwelling is furnished. The increased reference rent (base ceiling, usually +20%) and the reduced reference rent frame the rent of a listed dwelling. These amounts are mandatory mentions in the lease.
These averages are indicative, to compare sectors and track the market. The exact ceiling for a specific dwelling is computed from its address: use our rent-control simulator. Check my dwelling's ceiling in Pays Basque.
FAQ
What is the average reference rent in Pays Basque?
In 2026, the average reference rent (unfurnished) in Pays Basque is €12.20/m², ranging from €8.80/m² to €18.70/m² depending on the sector, construction period and dwelling type.
Which is the most expensive sector in Pays Basque?
The most expensive sector is "Zone 1" with an average reference rent of €13.28/m², versus €11.41/m² for the cheapest sector ("Zone 3").
Is furnished more expensive than unfurnished?
Yes: in Pays Basque, the reference rent of a furnished dwelling is on average 11.0% higher than an equivalent unfurnished one.
Are these figures official?
Yes. They are computed from the reference-rent schedule set by prefectural decree (Arrêté n° 64-2025-10-27-00007 (Communauté d'agglomération Pays Basque)). They are indicative averages: the exact ceiling of a dwelling depends on its address.