Property tax in Limoges in 2026: low prices, one of the heaviest bills
In Limoges, a paradox: one of the cheapest large cities in France (~1 570 €/m²) applies a high municipal property tax rate (42,13 %, raised by 10 % in 2023). Measured against the value of the property, the cost of holding it is heavy. Amounts by district, a national comparison and a simulator.
Par Antony Barbier
Réglementation · Publié le 2 septembre 2026 · 10 min de lecture
Illustration : Property tax in Limoges in 2026: low prices, one of the heaviest bills.
In Limoges, an owner lives a situation that at first sight looks contradictory. They hold a property in one of the cheapest large cities in France, at around 1 570 €/m², and receive every autumn one of the heaviest property tax notices in the country measured against that value. The municipal rate, raised by 10 % in 2023, reaches 42,13 %, and the overall rate on the notice exceeds 44 %. That gap between a cheap market and heavy taxation is the real key to reading property tax in Limoges. Here is what you pay in 2026, where that bill comes from, and what the new town council can do with it.
Key points
The municipal rate of property tax on built property in Limoges is 42,13 % in 2026, stable since the 2023 rise (DGFiP data as published by tax aggregators).
In 2023, the municipal council raised the rate from 38,30 % to 42,13 % (around +10 %) ; combined with the revaluation of the bases, the bill then jumped by around +16 %.
The real Limoges lesson : low prices (~1 570 €/m²) and a high rate (overall ~44,6 %) make the cost of holding a property heavy measured against its value.
A new team has run the city since March 2026 (Guillaume Guérin, mayor) : the vote on the 2026 rates falls to them.
1. What is the property tax rate in Limoges in 2026 ?
Quick answer
The municipal rate of property tax on built property in Limoges is 42,13 %, unchanged since 2023. Added to it are the share of Limoges Métropole (around 2,20 %) and the additional taxes, for an overall rate of around 44,6 % on the property tax part, to which the household waste collection tax is added. Source : local direct tax rates, DGFiP, the French public finances directorate, 2025 financial year.
Your property tax notice adds up several lines voted by different authorities. In Limoges, the municipal line is by far the heaviest, and it is the one that made the city's tax news in 2023.
Tax line
2026 rate
Who votes it
Property tax on built property, municipal share
42,13 %
Municipal council of Limoges
Property tax on built property, inter-municipal share
The 2021 jump was not a rise. If you compare a notice from before 2021 with a recent one, the municipal rate looks to have jumped by some fifteen points. It did not : in 2021, the former departmental share of property tax was transferred to the communes everywhere in France, in compensation for the abolition of the residence tax on main residences. The current municipal rate of 42,13 % includes that former departmental share. The real rise specific to Limoges dates from 2023 (see below).
2. Why your bill jumped : the 2023 rise
Quick answer
The municipal council of 21 March 2023 raised the municipal rate from 38,30 % to 42,13 %, that is a rise of around +10 %. That same year, the national revaluation of the bases reached +7,1 %. The two effects combined pushed up the bill for Limoges owners by around +16 % in one year. The municipal rate has been frozen since. Source : rates voted, DGFiP, and INSEE coefficient for the revaluation of the bases.
Property tax is the product of two factors : the tax base, set by the state, and the rate, voted by the local authorities. In 2023, both went up at the same time in Limoges. The state applied the largest revaluation of the bases in a long while (+7,1 %, indexed on inflation), and the city raised its own rate by around 10 %.
Since then, the city has held its municipal rate. But the national revaluation of the bases has continued : +3,9 % in 2024, +1,7 % in 2025 and +0,8 % in 2026. That last one is the smallest for several years, but it is added to a base that has already been raised.
Tax year
Limoges municipal rate
National revaluation of the bases
2022
38,30 %
+3,4 %
2023
42,13 % (+10 %)
+7,1 %
2024
42,13 % (unchanged)
+3,9 %
2025
42,13 % (unchanged)
+1,7 %
2026
42,13 % (unchanged)
+0,8 %
In Limoges, the double blow of 2023 raised the base for good : the higher rate does not come back down, and the revaluation of the bases is added to it every year.
3. The Limoges paradox : low prices, heavy tax
Quick answer
Yes, property tax weighs heavily in Limoges measured against the value of the properties. At 42,13 % of municipal rate, the city ranks in the upper part of the range of large French cities, above Lyon (31,89 %) or Brest (39,44 %). Yet prices there are among the lowest in France (~1 570 €/m²). The cost of holding a property measured against what it is worth is therefore high. Source : DGFiP municipal rates 2025 and DVF data, the French notarised sales database, processed by Immover.
A rate cannot be judged in the absolute, but against the market it applies to. The table below compares the municipal rates alone (the line the city votes) of several large cities.
Large city
2025 municipal rate
Lyon
31,89 %
Brest
39,44 %
Limoges
42,13 %
Tours
43,44 %
Marseille
44,54 %
Clermont-Ferrand
46,60 %
Limoges is not an extreme case in the manner of Grenoble or Montpellier, but it clearly belongs to the group of large cities with a high rate. The difference is the price of the properties. An owner in Marseille or Tours bears a comparable rate on a market that is markedly more expensive : measured against the value, their property tax weighs less. In Limoges, the high rate applies to cheap properties, which makes the annual cost of holding heavier against the capital tied up.
Our reading
For an investor, that paradox is decisive. The gross rental yield shown in Limoges is flattering, precisely because purchase prices are low. But property tax, calculated on rental values and not on the purchase price, eats into the net yield all the more when the rate is high. Before buying to let in Limoges, the real calculation is not the gross yield, it is the net yield after property tax and charges. That is where the rate of 42,13 % makes itself felt.
4. How much do you pay depending on your district ?
Quick answer
In orders of magnitude, from around 550 € for a town-centre studio to around 2 000 € a year for a family house, property tax part included. These amounts depend on the cadastral rental value specific to each property, not on its market price. They are indicative and do not replace your tax notice, which alone is authoritative.
The amounts below are order-of-magnitude reconstructions, anchored on real districts of Limoges. Two homes of identical floor area can have appreciably different rental values depending on their condition and their amenities.
Profile
District
Annual property tax (order of magnitude)
Studio 30 m²
Town centre, Halles-Carnot
~ 550 €
3-room flat 65 m²
Carnot-Marceau, Les Ponts
~ 1 050 €
House 100 m² with garden
Landouge, La Bastide
~ 1 650 €
House 130 m²
Outer residential areas
~ 2 000 €
The average price of an apartment in Limoges stands at 1 572 €/m² in 2026 (DVF data processed by Immover, 2024-2025 transactions projected forward), with gaps between the well-off districts such as Landouge and the priority neighbourhoods of the north of the city. The cadastral rental value, for its part, does not follow those market gaps : it is one of the great oddities of French property tax, and it plays out in full in a city where prices are low but the rate is high.
5. Simulator : what you pay more than in 2022
Quick answer
Enter the amount of your 2022 property tax, the year before the rise. The simulator estimates your 2026 bill by combining the two effects : the 2023 rise in the municipal rate (+10 %) and the national revaluations of the bases (2023 to 2026). It gives an order of magnitude of the accumulated extra cost.
Your extra cost since 2022, rate rise and bases combined
The amount of your 2022 property tax (the property tax part shown on your notice).
2026 estimate- €
Extra cost accumulated since 2022- €
Estimate combining the 2023 rise in the municipal rate (38,30 % to 42,13 %, that is a ratio of around 1,097) and the compounded national coefficients for the revaluation of the bases 2023-2026 (+7,1 %, +3,9 %, +1,7 %, +0,8 %, that is around +14 %). The combined effect is close to +25 % on the property tax part. An illustrative comparison : it does not include any changes in the inter-municipal share or in the household waste collection tax. For a definitive amount, refer to your official notice, sent between late August and early October 2026.
6. A new town council, a decision to come
Quick answer
Guillaume Guérin (centre-right independent) was elected mayor of Limoges in the second round of the municipal elections, on 22 March 2026, with 51,25 % of the vote, in a three-way contest against the left and the Rassemblement national. The outgoing mayor, Émile-Roger Lombertie, the architect of the 2023 rise, came only fifth in the first round. The vote on the 2026 rates falls to this new team. Source : official results, French Ministry of the Interior.
The 2023 rise had left political traces : it went against campaign commitments of the outgoing mayor, and local taxation has remained a live subject in a city that has just changed hands. The budget prepared for 2026 did not provide for a further tax rise, but the final decision on the rates belongs to the council elected in March 2026.
One point is worth noting to understand the town council's room for manoeuvre : the high rate in Limoges does not fund excessive borrowing. The city's outstanding debt, of the order of 840 € per inhabitant (public accounts data, 2024), is below the average for comparable communes and has fallen in recent years. The level of property tax therefore reflects a choice on the tax burden, more than a debt-reduction constraint. That is also what makes it a political lever : a cut would be technically conceivable, holding the rate remains the most likely scenario.
7. What impact on the value of your property ?
Quick answer
Real on the cost of holding, limited on the price. The Limoges market sits at 1 572 €/m² on average for an apartment in 2026, one of the most affordable among large French cities. Property tax does not mechanically lower the price of a property, but its high level weighs on an investor's net yield and on an owner-occupier's budget.
Three observations to place the real effect of taxation on your property.
1. The net yield counts more than the gross yield. Limoges attracts investors through its low prices and its high gross yields. But a property tax at a high rate, on a market where rents remain moderate, appreciably reduces the net yield. That is the calculation to make before any buy-to-let purchase.
2. The annual cost enters into the owner-occupier's trade-off. In a city where 39 % of households are owners and close to 59 % tenants (INSEE 2023), the weight of property tax is a real issue for the small third who own their home, especially when the value of the property is modest.
3. The gaps between districts outweigh the tax effect. Between residential sectors such as Landouge and the priority neighbourhoods of the north, the gap in price per m² runs into hundreds of euros. No municipal tax decision produces an effect of that order. The district weighs more than the rate.
To place your home precisely, see our page devoted to prices per m² in Limoges, set out district by district from real transactions.
Sources and references
Direction générale des finances publiques, local direct tax rates, commune of Limoges (municipal rate 42,13 % since 2023), as published by tax aggregators, impots.gouv.frOfficial source
Municipal council of Limoges, resolution of 21 March 2023 raising the municipal rate from 38,30 % to 42,13 %Official source
INSEE, coefficient for the revaluation of cadastral rental values indexed on the harmonised index of consumer prices (+0,8 % for 2026, around +14 % compounded since 2022)Public data
INSEE, population census, commune of Limoges (129 937 inhabitants, 39 % owner-occupiers, 3,4 % second homes), 2023 editionPublic data
Local authority accounts, outstanding debt of the commune of Limoges (around 840 € per inhabitant in 2024), DGFiP dataPublic data
Demandes de valeurs foncières (DVF, Etalab and DGFiP), 2021-2025 transactions in the Haute-Vienne, processed by ImmoverPublic data
Results of the March 2026 municipal elections in Limoges, election of Guillaume Guérin in the second round (51,25 %), French Ministry of the InteriorOfficial source
L'auteur
Antony Barbier
Founder of Immover
A consultant specialising in real estate data, Antony Barbier follows the markets of provincial France, including the Limousin, as well as local taxation. He publishes sourced analyses to help owners estimate and decide on the sale of their property.
Frequently asked questions
The municipal rate of property tax on built property in Limoges is 42,13 % in 2026, unchanged since the 2023 rise. Added to it are the share of Limoges Métropole (around 2,20 %) and additional taxes, for an overall rate of around 44,6 % on the property tax part, to which the household waste collection tax is added, calculated on the same tax base. Source: DGFiP, local direct tax rates, 2025 edition.
The municipal rate did not go up in 2026, but the amount did. The city held its rate at 42,13 %, as it has since 2023. The national revaluation of the cadastral bases of +0,8 % for 2026, however, applies automatically: your 2026 notice will therefore be around 0,8 % higher than that of 2025, for an unchanged property. The real rise specific to Limoges remains that of 2023, when the rate was raised from 38,30 % to 42,13 %.
Because two effects combined. The municipal council of 21 March 2023 raised the municipal rate by around 10 % (from 38,30 % to 42,13 %), and the state applied that same year a revaluation of the bases of +7,1 %, the largest for a long time. Combined, those two effects pushed up owners' bills by around +16 % in one year. Since then the municipal rate has been frozen, but the revaluation of the bases continues every year.
Yes, measured against the value of the properties. At a municipal rate of 42,13 %, Limoges sits in the upper part of the range of large cities, above Lyon (31,89 %) and Brest (39,44 %), level with Tours (43,44 %) and Marseille (44,54 %). The distinctive point is that this high rate applies to a market among the cheapest in France (~1 570 €/m²), which makes the cost of holding a property heavy measured against what it is worth.
No. The city's outstanding debt, of the order of 840 € per inhabitant in 2024 (public accounts data), is below the average for comparable communes and has fallen in recent years. The high level of property tax therefore reflects a choice on the tax burden, not a catching-up tied to debt reduction. That is also what makes it a political lever for the new town council.
Guillaume Guérin (centre-right independent) was elected mayor of Limoges in the second round of the municipal elections, on 22 March 2026, with 51,25 % of the vote, in a three-way contest against the left and the Rassemblement national. The outgoing mayor Émile-Roger Lombertie, behind the 2023 rise, came only fifth in the first round. The vote on the 2026 rates falls to this new team.
The 2026 property tax notices are sent by the Direction générale des finances publiques between late August and early October 2026, by post and in your personal account on impots.gouv.fr. No action is required. The payment deadline is generally set at 15 October for taxpayers paying monthly and 20 October for a direct payment. In the event of an error, a claim can still be made until 31 December of the following year.
Its direct effect on prices is limited, but it weighs on the yield. The Limoges market sits at around 1 572 €/m² for an apartment in 2026 (DVF data processed by Immover), one of the most affordable among large cities. Property tax does not mechanically lower the price, but its high level reduces an investor's net yield and adds to an owner-occupier's budget, on a market where rents remain moderate.
Immover utilise des cookies pour mesurer l'audience et améliorer votre expérience. Vous pouvez accepter ou refuser leur utilisation.
Fonctionnel
Toujours activé
L’accès ou le stockage technique est strictement nécessaire dans la finalité d’intérêt légitime de permettre l’utilisation d’un service spécifique explicitement demandé par l’abonné ou l’utilisateur, ou dans le seul but d’effectuer la transmission d’une communication sur un réseau de communications électroniques.
Préférences
L’accès ou le stockage technique est nécessaire dans la finalité d’intérêt légitime de stocker des préférences qui ne sont pas demandées par l’abonné ou l’internaute.
Statistiques
Le stockage ou l’accès technique qui est utilisé exclusivement à des fins statistiques.Le stockage ou l’accès technique qui est utilisé exclusivement dans des finalités statistiques anonymes. En l’absence d’une assignation à comparaître, d’une conformité volontaire de la part de votre fournisseur d’accès à internet ou d’enregistrements supplémentaires provenant d’une tierce partie, les informations stockées ou extraites à cette seule fin ne peuvent généralement pas être utilisées pour vous identifier.
Marketing
L’accès ou le stockage technique est nécessaire pour créer des profils d’internautes afin d’envoyer des publicités, ou pour suivre l’utilisateur sur un site web ou sur plusieurs sites web ayant des finalités marketing similaires.
