Property tax in Hyères in 2026: the real cost of holding a second home

1. What your property tax covers in Hyères in 2026

As everywhere, the Hyères property tax is not voted by a single body. The town sets its share, the Toulon Provence Méditerranée metropolitan authority sets its own, and the household waste collection tax is added on top. The municipal share remains by far the heaviest. In 2025, TPM voted its rates on 27 March without raising them, continuing its investment programme at constant taxation ; Hyères is classified there in Zone 1.

2. The real issue in Hyères: the second home

The tax peculiarity of Hyères lies less in its property tax rate than in its status as a coastal town with a high share of second homes. Since the residence tax on main homes was abolished, that tax survives only for second homes and furnished dwellings not used as a main home. In municipalities classified as under housing pressure, it can be surcharged by 5 to 60 %. Hyères has settled on a surcharge rate of 30 %, applied to more than 12 000 dwellings.

The calculation therefore has two levels for a second home in Hyères : on one side the property tax on built property, due from every owner ; on the other the residence tax on second homes, surcharged by 30 %, due from whoever occupies the property on 1 January, who is often the owner. The same apartment on the Giens peninsula thus carries an annual charge clearly higher than that of an identical home lived in all year round.

3. End of the Giran era: the political context of 2026

Jean-Pierre Giran will have shaped municipal life in Hyères for close to two decades. The municipal elections of March 2026 nevertheless reshuffled the cards : in the second round, the list led by Véronique Bernardini came first with nearly 48,8 % of the votes cast, well ahead of the outgoing mayor, at around 20 %. The new town council then elects the mayor.

For your 2026 notice, this change has no direct effect : the tax rates applying this year were voted before the elections and apply as they stand. It is from the 2027 budget, the first of the new majority, that local taxation will be able to move, either upwards or by staying put. No decision in that direction has been taken at this stage.

4. How much do you pay depending on your profile?

The cadastral rental value depends on the floor area, the address, the standing and the condition of the home. The orders of magnitude below are indicative ; your exact amount appears on your notice. The last column is a reminder of the combination specific to second homes, property tax plus surcharged residence tax.

The lesson of this table is clear : in Hyères, the real dividing line is not the district, but the status of the home. Two identical apartments, one lived in all year round and the other kept as a pied-à-terre, do not cost the same to hold. The second carries, on top of the property tax, a residence tax surcharge that the town has set at 30 %.

5. Calculator: your 2026 property tax

6. The revaluation of the bases, the quiet driver of the increase

The property tax is worked out by multiplying a rate (voted locally) by a base (the cadastral rental value, set by the tax authorities). The town and the metropolitan authority control only the rates. The base is revalued every 1 January by the State, in line with the change in the harmonised index of consumer prices (HICP) recorded in November of the previous year.

The cumulative effect speaks for itself : between 2023 and 2026, an owner in Hyères saw the base climb by close to 14 % through the national revaluation alone, whatever the local rates. The good news for 2026 is that the coefficient of +0,8 % is the lowest since 2021, inflation having slowed markedly.

7. Taxation and the value of your property in Hyères

On a coastal market where second homes weigh heavily, taxation enters the calculation of the annual cost of holding a property, without being the main driver. A buyer of a pied-à-terre factors the property tax and the surcharged residence tax into their budget, but it is location and scarcity that make the price : the Giens peninsula, the seafront and the old centre change hands well above the areas further from the coast.

Before any decision to sell or to buy, the starting point remains the real value of your property, calibrated on the transactions signed in your area. You can estimate it free of charge below, from the market data of Hyères.