In 2025, 356 flats sold in Dax at a median price of €2,552/m², and 146 houses at €2,466/m². Dax is the only one of the four towns I cover where flat sales outnumber house sales. Here is what these figures tell you about buying in 2026, what they don't, and three checks specific to Dax before you make an offer.
The starting point: €2,552/m² for a flat, €2,466/m² for a house
These figures are medians: half of the sales closed above them, half below. They come from the French land registry sales database (DVF, Demandes de valeurs foncières), published by the tax authority (DGFiP) from deeds signed before a notary. They are prices actually paid, not asking prices.
In Dax, the 2025 DVF median stands at €2,552/m² for flats, across 356 sales, and €2,466/m² for houses, across 146 sales.
In August 2026, the latest complete annual DVF dataset available is for 2025. The median prices above cover transactions recorded from 1 January to 31 December 2025; they describe completed sales, not an instantaneous market price in 2026.
As a guide, on 1 July 2026 MeilleursAgents estimated the average price across all property types at €2,446/m², and PAP at €2,531/m². These values notably include asking prices rather than agreed prices: they complement DVF sales without replacing them. Detailed benchmarks are gathered on the page dedicated to the Dax property market.
Why a flat shows a higher price per m² than a house
The price per m² rises as the floor area falls: a flat can show a higher median than a house without costing more to buy. The two Dax medians can therefore only be compared for similar floor areas.
The same gap appears in Mont-de-Marsan, where the median for flats (€2,141/m²) is above that for houses (€2,012/m²). I explain why in the article on valuing a flat from actual sales.
Dax, a market of flats
Dax is the only one of the four towns I cover where more flats than houses were sold in 2025.
| Town | Flats | Houses |
|---|---|---|
| Dax | 356 | 146 |
| Mont-de-Marsan | 213 | 277 |
| Saint-Pierre-du-Mont | 51 | 83 |
| Saint-Sever | 22 | 66 |
For a buyer, this volume has a practical benefit. With 356 sales, the median for flats in Dax rests on the largest sample of the four towns: it is a steadier benchmark than a median calculated from a few dozen sales.
DVF does not say who buys, or why. These figures therefore do not show that these flats were bought to let, nor by which kind of buyer.
What a median doesn't tell you
A town-wide median mixes every neighbourhood, every floor and every condition. It takes no account of the energy rating (DPE), a lift or outdoor space. For an electrically heated house, the rating may change on 1 January 2027: see what the 2027 DPE change means for an E, F or G rated house.
I don't publish medians by neighbourhood: at that scale, the number of sales becomes too small to produce a reliable figure. To place a specific property, nothing replaces a comparison with nearby sales and a viewing.
Before you sign: three checks specific to Dax
1. Flood risk
Dax is covered by the flood risk prevention plan (PPRi) for the Dax area, approved on 15 June 2005, which covers overflows of the Adour and Luy rivers. Its revision has been ordered: the rules that apply to a given plot may therefore change.
Le Sablar, the neighbourhood near the railway station, is protected by embankments. According to a presentation by the local authority at an Action cœur de ville meeting in December 2024, some of its land lies 4 metres below the PPRi reference flood level.
Since 1 January 2023, the risk report (état des risques) must be handed to you at the first viewing, then attached to the preliminary contract and the deed of sale (article L125-5 of the French Environment Code). Read it before making an offer and check the plot on Géorisques.
2. The energy rating, especially if you plan to let
Since 1 January 2025, a home rated G can no longer be let in mainland France. Homes rated F will follow on 1 January 2028, and those rated E on 1 January 2034. Rents for homes rated F and G have been frozen since 24 August 2022.
The DPE calculation changed on 1 January 2026; the Ministry for Ecological Transition estimates that around 850,000 homes stopped being classed as energy-inefficient without any work. Before comparing two properties, check the date of their assessment: a DPE drawn up before 2026 does not reflect the new calculation unless it comes with an updated-rating certificate issued by Ademe.
3. Letting to spa visitors: a factor to watch
Dax is a spa town; some investors consider furnished lets to people taking thermal cures there. On 8 October 2026, the government presented to the board of the national health insurance fund (CNAM) a plan to reduce reimbursement for thermal cures, currently covered at 65% outside long-term conditions. The board voted against it in a consultative vote. The measure would be adopted by decree; a comparable measure did not go through in 2025. For a project whose return depends on spa visitors, this is an uncertainty to factor in, not a certainty.
Another factor: Dax is one of the towns in the Action cœur de ville programme, one of the conditions for the Denormandie scheme. This scheme grants an income tax reduction for buying an older home to let, with works amounting to at least 25% of the total cost of the operation. It is open until 31 December 2027; whether the town is covered can be checked on the official Service-Public simulator. The other conditions of the project still need to be checked.
Buying in Dax in English or Spanish
I support buyers in French, Spanish and English, from the search to the signing at the notary's office. The deed of sale is drawn up in French: I explain its content in your language, as I do for the preliminary contract, the risk report and the energy rating. Only the notary is competent to draft and authenticate the deed.
How I support a purchase in Dax
Under a property search mandate, I define your criteria and budget with you, look for properties, including off-market ones, and accompany you on viewings with a technical eye: volumes, partition walls, layout potential.
If you would like to visualise a renovation project in plans or 3D, this is a separate service, quoted on request: Home design & plans. I am a building draughtswoman; I am not registered with the French Order of Architects and I do not carry out structural calculations or project management.
Sources
- DVF land registry sales data, DGFiP — Dax town file, 2025 data.
- Géorisques — Dax area PPRi, revision.
- Dax local authority — "Flood-prone neighbourhood strategy" presentation, Action cœur de ville meeting, 10 December 2024 (in French).
- Service-Public — timetable banning lets of energy-inefficient homes and rent freeze for F and G homes (in French).
- Ministry for Ecological Transition — changes to the DPE calculation (in French).
- Service-Public — Action cœur de ville and Denormandie simulator (in French).
- Public Sénat, 9 October 2026 — plan to reduce reimbursement for thermal cures.
- MeilleursAgents and PAP — estimates recorded on 1 July 2026.
