Cannes has one of the lowest property tax rates among large French cities: 27,12 % after the one-point cut of 2025, eleven years with no rise. Amounts by profile, calculation and impact on the value of your property.
Illustration : Property tax in Cannes in 2026: why it is so low.
In Cannes, the property tax is not going up. While most large French cities have raised their rate in recent years, the town has on the contrary cut its municipal rate of the property tax on built properties in 2025, bringing it down from 28,12 % to 27,12 %, that is one point less. The municipality points to eleven years with no rate rise and one of the lowest rates among large French cities. Here is what this changes concretely for your tax notice, profile by profile, and why Cannes stands out as a tax exception on the French Riviera.
The municipal rate of the property tax on built properties in Cannes is 27,12 % following the one-point cut voted for 2025 (it was 28,12 %). It is one of the lowest rates among large French cities, behind Boulogne-Billancourt. In 2026, with the municipal rate unchanged, the only mechanical change comes from the national revaluation of the cadastral bases (+0,8 %).
Cannes stands out with a tax path that runs against the current. Where many large cities have raised their property tax rate since 2023 to offset inflation and the loss of the residence tax, the town has cut its own. The one-point cut applied in 2025 brought the municipal rate of the property tax on built property down from 28,12 % to 27,12 %, a reduction of about 3,6 % of the rate itself.
| Year | Municipal property tax rate | Change |
|---|---|---|
| Up to 2024 | 28,12 % | stable (11 years with no rise) |
| 2025 | 27,12 % | -1 point |
| 2026 (rate unchanged) | 27,12 % | rate stable, to be confirmed in the initial budget |
The 2026 rate will be formally set in the town's initial budget, voted after the March 2026 municipal elections. The path of the last few years (no rise for more than ten years, a one-point cut in 2025) is the direction stated by the outgoing municipality, with no guaranteed figure committed for the following years.
Your property tax is calculated by multiplying the cadastral rental value of your property, reduced by 50 %, by the voted rates. In Cannes, the municipal share (27,12 %) and the household waste collection tax apply, but the Pays de Lérins urban community levies no inter-municipal share on built property for residents, which lightens the bill compared with other areas.
The formula is national : tax base (cadastral rental value × revaluation coefficient × 50 % flat allowance) × voted rates. The cadastral rental value depends on the floor area, the address, the standing and the condition of your home. The revaluation coefficient is set each year by the state : it is +0,8 % in 2026, against +1,7 % in 2025 and +3,9 % in 2024.
The Cannes particularity lies in the make-up of the notice. On your tax sheet, the "municipal share" line is the only one the town hall can act on, and it is the one that has fallen. In Cannes, the absence of an inter-municipal share on built property (the Pays de Lérins urban community does not levy it for residents) is a structural advantage that few large cities offer : elsewhere, the inter-municipal share can represent several extra points of rate.
The annual revaluation of the bases is decided at national level, independently of the town. Even with a stable or falling municipal rate, your tax base rises mechanically each year (+0,8 % in 2026). A reform of the rental values of residential premises is also planned over the coming years. Source : DGFiP, INSEE (harmonised index of consumer prices).
The amount depends on the cadastral rental value of your property, not directly on its market price. As an order of magnitude, the municipal share of property tax ranges from about 700 € for a studio in Cannes-la-Bocca to more than 3 500 € for a high-standing flat on the Croisette. The low Cannes municipal rate (27,12 %) makes these amounts noticeably lower than in comparable cities.
The price per square metre in Cannes is around 6 850 €/m² on average (DVF data projected to 2026), with wide gaps between districts : on the order of 4 500 to 5 500 €/m² in Cannes-la-Bocca or in the outlying residential areas, up to 10 000 €/m² and well beyond on the Croisette, in Le Suquet or La Californie. Our page property prices per m² in Cannes details these gaps district by district.
| Profile | Area | Municipal property tax share (order of magnitude) |
|---|---|---|
| Studio 28 m² | Cannes-la-Bocca | ~ 700 € |
| Three-room 65 m² | Carnot / Prado | ~ 1 500 € |
| Flat 90 m² | Croisette / Palm Beach | ~ 3 500 € |
| Villa 160 m² | La Californie | ~ 5 000 € |
These amounts are orders of magnitude : the cadastral rental value, set by the tax administration, does not follow the market price mechanically. Two flats of the same size and the same price can show different property taxes depending on their cadastral classification. The exact amount appears on your notice, on the "property tax on built properties" line.
The low Cannes rate is the result of a debt-reduction and spending-control policy pursued since 2014. The municipal debt has been cut by more than 76 million euros, the debt-repayment capacity brought down to 2,44 years (well below the alert threshold), and the one-point cut of 2025 was presented as larger than the rise in the bases decided by the state, that is a real reduction in taxation for Cannes residents.
This is the section that explains the Cannes exception. Since 2014, David Lisnard's municipality has made tax control a central budget line. The stated result : eleven years with no rise in the municipal rate, then a one-point cut in 2025. The town has cut its debt by more than 76 million euros since 2014 and brought its debt-repayment capacity down to about 2,44 years, a level far below the alert threshold of 12 years used for local authorities.
On the 2025 cut, mayor David Lisnard summed up the logic this way : "the cut will be larger than the rise in the bases decided by the state, which means a real reduction in taxation for Cannes residents". Concretely, an owner who paid 1 000 € of property tax on the municipal share in 2024 saw that amount brought down to about 981 € in 2025, despite the national revaluation of the bases of +1,7 % that year. In total, the cut represented about 3,6 million euros returned to Cannes taxpayers, the town keeping its level of investment (on the order of 80 million euros) at the same time.
A model under conditions. This path rests on operating savings and debt management. Its continuation depends on the coming municipal budgets, set after the March 2026 elections, and on the national revaluation of the bases, over which the town has no control. A low rate does not guarantee a fixed amount : the tax base keeps rising (+0,8 % in 2026).
Enter the municipal share of your property tax (first line of your notice). The simulator estimates what the same base would cost in a city applying a municipal rate of 35 % (an order of magnitude seen in several large cities), to measure the advantage of the Cannes rate of 27,12 %.
With a municipal rate of 27,12 % and no inter-municipal share on built property, Cannes is among the least taxed large French cities, behind Boulogne-Billancourt. As a benchmark, Nice brought its municipal rate down to around 30,9 % after the cut voted in 2026, and several large cities exceed 35 %.
A direct comparison between cities is tricky : the final amount depends on the municipal rate, but also on the inter-municipal shares, the household waste collection tax and above all the cadastral rental value, specific to each property. Two benchmarks hold nonetheless : Cannes is regularly cited as one of the large cities with the lowest rate, and its inter-municipal territory (Pays de Lérins) adds no share on built property for residents, which widens the real gap with metropolises where the inter-municipal level weighs several points.
On the French Riviera, the Cannes path contrasts with that of its large neighbour. In Nice, the municipal rate had jumped from 29,62 % to 35,30 % in 2024 before a cut of 4,4 points voted in 2026 : see our analysis of the property tax in Nice in 2026. In Marseille, owners bear one of the highest rates in France, backed by old rental values : see the property tax in Marseille. Cannes sits at the opposite end of this spectrum.
A low local tax burden is an attractiveness argument, especially for a market like Cannes very exposed to second homes and international buyers. The direct effect on prices remains marginal, however : the value of a Cannes property depends first of all on its location, its view, its standing and its DPE (energy performance certificate).
Cannes is a market apart : average price around 6 850 €/m², a strong presence of second homes, French and international buyers drawn by the Festival, the Croisette and the microclimate. In this context, a low property tax plays on three levels.
1. A reduced holding cost. For a second-home buyer, property tax is a recurring annual charge. At equal value, a Cannes property costs less to hold than one in a high-rate city. It is a concrete argument for buyers comparing several Mediterranean towns.
2. A marginal effect on the displayed price. The annual property tax saving stays small next to the purchase price. For a 90 m² flat on the Croisette, a few hundred euros of annual saving weigh little against a sale price counted in hundreds of thousands of euros. Taxation supports demand at the margin, it does not trigger it.
3. Sustained liquidity at the top of the market. On high-standing properties with a large tax amount, the relief slightly improves the buyer's return calculation. Combined with the scarcity of Cannes land, it keeps the premium segment liquid. To situate your property, see our property prices per m² in Cannes district by district.
The municipal rate of the property tax on built properties in Cannes is 27,12 % following the one-point cut applied in 2025 (it was 28,12 %). It is one of the lowest rates among large French cities, behind Boulogne-Billancourt. In 2026, with the municipal rate unchanged, the only mechanical change comes from the national revaluation of the cadastral bases (+0,8 %). The 2026 rate will be formally set in the town's initial budget.
Yes. The city council voted a one-point cut in the municipal rate of the property tax on built property for 2025, bringing it down from 28,12 % to 27,12 %. This cut, presented as larger than the national rise in the bases, represented about 3,6 million euros returned to Cannes owners. The municipality also points to eleven years with no rise in the municipal rate.
An owner who paid 1 000 € of property tax on the municipal share in 2024 saw that amount brought down to about 981 € in 2025, despite the national revaluation of the bases of +1,7 % that year. The net saving depends on the cadastral rental value of your property. The one-point rate cut represents a reduction of about 3,6 % in the municipal share, partly offset each year by the rise in the bases.
The low Cannes rate results from a debt-reduction and spending-control policy pursued since 2014. The municipal debt has been cut by more than 76 million euros and the debt-repayment capacity brought down to about 2,44 years, well below the alert threshold. Cannes shows eleven years with no rise in the municipal rate, then a one-point cut in 2025.
No, the Pays de Lérins urban community does not levy an inter-municipal share on built properties for residents. It is a structural advantage: in many large cities, the inter-municipal share adds several points of rate to the municipal share. In Cannes, only the municipal share (27,12 %) and the household waste collection tax apply to built property.
The 2026 property tax notice is sent by the Direction générale des finances publiques (the French public finances directorate) between late August and early October 2026. No step is needed, the calculation is automatic. The payment deadline is generally set at 15 October (for those paying monthly) or 20 October (direct payment), depending on your payment method.
The direct effect on prices remains marginal. A low tax burden reduces the holding cost and supports the appeal of Cannes, especially for second-home buyers and international clients. But the value of a Cannes property depends first of all on its location, its view, its standing and its DPE (energy performance certificate). The average price in Cannes is about 6 850 €/m² in 2026.
No. The 2026 rate and those of the following years will be set in the initial budgets voted after the March 2026 municipal elections. The recent path (no rise for more than ten years, a one-point cut in 2025) is the direction stated by the outgoing municipality, with no guaranteed figure committed. In addition, the national revaluation of the bases (+0,8 % in 2026) keeps mechanically increasing the calculation base, over which the town has no control.
Estimation gratuite et précise en quelques minutes, quartier par quartier.
Estimer mon bien