Property tax in Aulnay-sous-Bois in 2026: 9,18 points of increase after eleven years of freeze

1. What is the property tax rate in Aulnay-sous-Bois in 2026?

It is the first change in the Aulnay municipal rate since 2014, and it is of an unusual scale.

Two useful points for reading your notice. First, the inter-municipal line is at zero: like all the municipalities of the Métropole du Grand Paris, Aulnay carries no inter-municipal share on built property. The Paris Terres d'Envol territory, which it belongs to along with seven other towns, draws its household revenue from the household waste collection tax.

Second, that waste tax is billed on top, on a separate line of your notice, and its rate is voted by the territory, not by the town. It stood at 9,62 % in Aulnay in 2022, one of the highest in the territory.

2. Why is the rate rising after eleven years of freeze?

The timeline of the decision is public, and it is worth setting out as it stands, because it explains the sharpness of the local debate.

On 15 March 2026, Bruno Beschizza (Les Républicains), mayor since 2014, was re-elected in the first round with 63,33 % of the votes cast, on a record highlighting eleven years without a rise in local taxes.

On 16 March 2026, the following day, the town received notification of the central government financial support. On 24 April 2026, the town council voted the move to 39,87 %.

The municipal case rests on the end of the DCRTP, the grant that compensated municipalities for the 2010 reform of the business tax, and on the contribution asked of local authorities towards putting public accounts in order. The mayor summed up his position by saying he had held out for twelve years before having no other option.

The opposition and several local observers challenge the timing more than the substance, arguing that the budget path was known before the election. We will not settle that debate, which belongs to the democratic life of Aulnay.

3. How much does the rise cost you depending on your profile?

A reminder before the figures: property tax is not calculated on the price of your property. It rests on its cadastral rental value, an administrative value set on the criteria of 1970 and revalued every year. Two apartments sold at the same price may carry different taxes.

Four typical profiles in Aulnay-sous-Bois

These orders of magnitude concern the municipal share alone, excluding special levies and household waste. They place real profiles in real districts, from the most affordable (Gros Saule, 1 897 €/m²) to the most sought after (Nonneville, 4 604 €/m²), in an Aulnay market whose apartment average stands at 3 301 €/m² in 2026. The detail district by district is on our page on property prices per m² in Aulnay-sous-Bois.

4. Simulator: what the rise changes on your notice

5. Is Aulnay still a lightly taxed town in the Seine-Saint-Denis?

This is the point that deserves the most attention, because it changes an argument that had become familiar to Aulnay residents.

The comparison has a limit that must be stated honestly: it sets the 2026 rate of Aulnay against the 2025 rates of its neighbours, since the 2026 rates for the department have not yet been published by the DGFiP. Several municipalities of the Seine-Saint-Denis voted increases this year, and the final ranking will only be readable in the autumn.

The established fact, though, does not depend on what the neighbours have done: Aulnay has gone from a gap of close to 9 points below the departmental average to a gap of 0,25 point. The relative position of the town has changed in nature.

6. Why does the headline rate not tell the whole story?

An Aulnay owner comparing a 2022 notice with a 2026 one will therefore see two effects overlap, and only one of them comes from the town council.

The 2021 change, often forgotten

One point needs clarifying about the historical reading of the rate. The 30,69 % shown since 2021 is not the rate voted by Aulnay before that date. In 2021, the departmental share of property tax was transferred to the municipalities everywhere in France, to offset the abolition of the residence tax on main homes.

The "municipality" line of your notice therefore mechanically absorbed the departmental rate, without your bill rising as a result: the "department" line disappeared the same day. The municipal communication about eleven years of stability is accurate in terms of the council vote, but the headline figure did change scope along the way.

What will not appear on your 2026 notice

Another change was expected and has been suspended. The tax administration had launched a campaign to bring comfort features into the rental values: running water, electricity, sanitary facilities, a shower or a bath, heating, never declared since the 1970s on part of the housing stock. Around 7,4 million homes were concerned, for an effect estimated by the finance ministry at around 63 € a year per home.

The Prime Minister Sébastien Lecornu announced its suspension on 26 November 2025, in favour of a consultation opened in the spring of 2026 with a progress report expected in May or June. No adjustment on that account is due to appear on the notices of autumn 2026.

7. What impact on the value of your property?

Three effects deserve to be distinguished.

1. A heavier relative weight than elsewhere. It is the counter-intuitive effect of affordable markets. Since property tax rests on a cadastral value and not on the market price, it does not fall in proportion when prices are low. Measured against the capital invested, it weighs more in Aulnay than in a town where the same property would be worth twice as much.

2. An immediate point to watch for a landlord. Property tax cannot be recovered from the tenant, apart from the household waste share. An extra cost of 210 to 420 € a year therefore comes straight off the net yield. On a T3 let at around 800 € a month, that represents the equivalent of two to five days of rent a year.

3. A secondary factor for a resident buyer. Set against the purchase price and the cost of the loan, a few hundred euros a year are rarely decisive, all the more so since the town enjoys long-term momentum carried by the Grand Paris Express, whose Aulnay - Val Francilia station on line 16 is scheduled for around 2028.

Before any decision, the useful figure is not the town average but the value of your property at its address. Our valuation draws on the transactions actually recorded in Aulnay-sous-Bois.

To compare with other tax paths, you can read our analysis of property tax in Asnières-sur-Seine (a rate frozen since 2021 in the Hauts-de-Seine) and that of property tax in Paris. Three municipalities of the Métropole du Grand Paris, three distinct tax paths.