The municipal property tax rate in Toulouse has been frozen for ten years, yet your notice climbs anyway. The revaluation of the tax bases, the 2026 update of the cadastral records, the amounts by profile and the simulator of the extra cost.
Illustration : Property tax in Toulouse in 2026: why your bill rises despite the rate freeze.
In Toulouse, the municipal property tax rate has not moved for ten years. Jean-Luc Moudenc's administration says so at every budget : no rate rise, tax stability. And yet your notice climbs almost every autumn. The reason lies not in the rate voted at the town hall, but in the base it applies to, revalued each year by the state. For 2026, a second mechanism enters the picture : a broad update of the cadastral records, suspended at the end of 2025 but not abandoned, which could weigh above all on the central districts. Here is what is at stake, profile by profile.
The municipal rate of the property tax on built properties in Toulouse is 13,20 % in 2026, unchanged for ten years. The administration led by Jean-Luc Moudenc claims that tax stability, renewed in the 2026 budget voted by Toulouse Métropole. Source : Toulouse Métropole, 2026 budget guidelines.
Unlike Lyon or Bordeaux, which raised their municipal rate at the start of this term, Toulouse has kept its own unchanged. The rate of the property tax on built properties stands at 13,20 % for the share voted by the city, and that on unbuilt properties at 33,75 %. It is the tenth year in a row without a rate rise.
That freeze is a central political argument for the municipal majority, which presents it as protecting purchasing power. It does not mean your bill stays flat : the amount you pay depends on the rate, but also on the cadastral rental value of your property, which does change each year.
The rate of 13,20 % is the municipal share of the City of Toulouse. To it are added, on your notice, the share voted by the other authorities, the special infrastructure taxes and the household waste collection tax. The city decides only its own line.
Even with a frozen municipal rate, the property tax in Toulouse has risen by around 36 % in ten years. The cause is the annual revaluation of cadastral rental values, decided at national level : +7,1 % in 2023, +3,9 % in 2024, +1,7 % in 2025 and +0,8 % in 2026. Source : INSEE and DGFiP.
Cadastral rental values, which serve as the base for the property tax, are revalued each year by the state in line with the harmonised index of consumer prices (HICP). That revaluation applies across France, whatever a municipality decides about its rate.
The effect is cumulative. After an exceptional revaluation of +7,1 % in 2023, at the height of inflation, the bases rose again by +3,9 % in 2024, +1,7 % in 2025 and +0,8 % for 2026. In total, the base has risen by around 14 % over the 2023-2026 period alone, without any Toulouse councillor voting a rate rise.
Over ten years, the property tax in Toulouse has thus risen by a little under 36 %, according to data compiled from DGFiP records. That is slightly below the national average, which approaches 40 % over the same period according to the national union of property owners.
The rate freeze is real, but it acts on only one of the two levers. As long as the bases are revalued at national level, your bill rises mechanically, even without a local decision. That is exactly what makes the « stable rate » argument misleading if it is heard as « stable bill » : the two are not the same thing.
For 2026, the French finance ministry launched an operation to update the cadastral records covering 7,4 million homes in France, in order to take in features never declared. Announced and then suspended at the end of November 2025, it is the subject of consultation ahead of a decision expected by May or June 2026. Source : French finance ministry, November 2025.
The cadastral rental value rests on the floor area of the home, but also on features : running water, electricity, sanitary facilities, a bath or a shower, sometimes heating. Each adds a « notional floor area » to the taxable base. Yet many homes renovated over the decades have never had those details updated in the tax administration's records.
The operation planned for 2026 aims to correct those gaps. Nationally, it would concern 7,4 million households, for an average rise estimated at 63 € per household affected and a gain of around 466 million euros for local authorities.
The effect would not be uniform across the city. According to a study by the Institut des politiques publiques, properties in the central districts of Toulouse could see their rental value rise by around 20 %, while those in the outer districts would rather see their base fall. For a flat with two full bathrooms, the extra cost in 2026 has been estimated at around 70 € in Toulouse.
Faced with opposition, the government suspended this update at the end of November 2025. Consultation with councillors and members of parliament is planned before any final decision, expected by May or June 2026. As of today, whether the measure applies to the 2026 notices is therefore not certain. We will update this article as soon as the official timetable is set.
In Toulouse, the annual property tax runs, as an order of magnitude, from a few hundred euros for a studio to more than 2 000 € for a family house. These amounts do not change through a rate decision, but through the revaluation of the bases, that is around +14 % cumulatively since 2022.
The orders of magnitude below apply to an annual property tax bill, all shares included. They are anchored on real districts of Toulouse and on an average price of 3 460 €/m² across the municipality (DVF data, the French database of notarised property sales, single source Immover, updated June 2026). The last column isolates what the revaluation of the bases has added since 2022.
| Typical profile | Annual property tax (order of magnitude) | Cumulative effect of the bases since 2022 |
|---|---|---|
| Studio 25 m², Saint-Cyprien | ~ 480 € | ~ 59 € |
| 3-room flat 65 m², Les Carmes (centre) | ~ 1 050 € | ~ 130 € |
| Flat 90 m², Côte Pavée | ~ 1 500 € | ~ 185 € |
| House 130 m², Rangueil | ~ 2 100 € | ~ 259 € |
These values are indicative orders of magnitude. The exact amount of your property tax depends on the cadastral rental value specific to your home, which appears on your notice and which no generic calculation replaces.
Enter the amount of your 2026 property tax. The simulator estimates what you would have paid on the 2022 base, and quantifies the part of your bill that comes purely from the revaluation of the bases (+14 % cumulatively over 2023-2026), at an unchanged municipal rate.
The property tax is calculated by multiplying the cadastral rental value, taken after a flat-rate allowance of 50 %, by the rates voted by the authorities. In Toulouse, the municipal rate is 13,20 %, to which the other shares on the notice are added. Source : service-public.fr.
The mechanism rests on three elements. First the cadastral rental value, which is the theoretical annual rent the property would produce. Then an allowance of 50 % applied to that value to obtain the taxable base. Finally the rates voted by the authorities, applied to that base.
Two levers therefore move the amount : the rate, decided locally, and the base, revalued nationally. In Toulouse, the first has been fixed for ten years ; it is the second that explains the rise in your notice. The 2026 update of the records, if applied, would also act on the base, by bringing back in features that had not been counted until now.
The stability of the municipal rate is a campaign argument for the outgoing mayor Jean-Luc Moudenc, standing for re-election in March 2026. Observers have nonetheless pointed out that a stable rate does not stop the bill rising through the bases, a point regularly debated in the Toulouse campaign.
As the March 2026 vote approaches, local taxation is entering the municipal debate. The outgoing majority puts forward ten years of frozen rates as proof of its management. Local analyses, notably that of the investigative outlet Mediacités, have qualified that presentation by underlining that the amount paid by the people of Toulouse has indeed risen over the period, because of the revaluation of the bases.
The question of the 2026 update of the cadastral records, suspended but not abandoned, could weigh on that debate. Any implementation would, however, be a national decision, not a choice for the town hall : a municipality has no say in how rental values are calculated.
The effect of the property tax on prices per m² in Toulouse remains limited. At 3 460 €/m² on average, the Toulouse market is carried by its demography and its employment base far more than by local taxation, which only enters the purchase decision at the margin.
Toulouse remains one of the most dynamic metropolitan areas in France in demographic terms, carried by aerospace, the university and a positive migration balance. That appeal supports demand for housing, and therefore prices, regardless of the level of property tax.
For an owner considering a sale, the level of property tax is almost never the trigger. The value of a property in Toulouse depends first on its location, its floor area, its condition and its energy rating. A moderate property tax, as is the case in Toulouse thanks to the frozen municipal rate, can at most serve as a secondary selling point with an investor buyer comparing several cities.
If you want to place the value of your property in this market, the simplest approach is to start from actual transactions in your district. That is the method we use to value a property in Toulouse.
The municipal rate of the property tax on built properties in Toulouse is 13,20 % in 2026, and that on unbuilt properties 33,75 %. That municipal rate has been unchanged for ten years. To this municipal share are added, on your notice, the other shares voted by the authorities, the special infrastructure taxes and the household waste collection tax, along with the annual revaluation of the cadastral bases (+0,8 % nationally in 2026).
Because the amount depends on two levers, not on the rate alone. The municipal rate has been frozen for ten years in Toulouse, but the cadastral rental value that serves as the base is revalued each year by the state: +7,1 % in 2023, +3,9 % in 2024, +1,7 % in 2025 and +0,8 % in 2026, that is about +14 % cumulatively. Over ten years, the property tax in Toulouse has thus risen by around 36 %, without any rate increase voted at the town hall.
It is an operation by the French finance ministry aimed at updating 7,4 million housing records in France, in order to take in features (sanitary facilities, shower, heating) never declared, which raise the rental value. The average rise is estimated at 63 € per household concerned. Announced for 2026, the measure was suspended at the end of November 2025 and is the subject of consultation: whether it will apply is not yet certain.
According to a study by the Institut des politiques publiques, properties in the central districts of Toulouse could see their rental value rise by around 20 % with the update of the records, while those in the outer districts would rather see their base fall. For a flat with two full bathrooms, the extra cost in 2026 has been estimated at around 70 € in Toulouse. This measure remained suspended at the date of publication.
As an order of magnitude, all shares included: about 480 € for a studio in Saint-Cyprien, 1 050 € for a 3-room flat in Les Carmes, 1 500 € for a flat in Côte Pavée, 2 100 € for a house in Rangueil. On those amounts, the revaluation of the bases has added in the order of 60 to 260 € since 2022. The exact amount depends on the cadastral rental value specific to your home, which appears on your notice.
The 2026 property tax notice is sent by the French public finances directorate between the end of August and the beginning of October 2026, and made available at impots.gouv.fr. The payment deadline is generally set at 15 October for taxpayers paying monthly and 20 October for direct payment.
The direct impact is limited. At 3 460 €/m² on average, the Toulouse market is carried by its demography and its employment base far more than by local taxation. The value of a property depends first on its location, its floor area, its condition and its energy rating. A moderate property tax, as in Toulouse thanks to the rate freeze, can at most serve as a secondary argument with an investor buyer comparing several cities.
If you believe your property tax is wrong, for example because the features recorded do not match your home, you can file a claim through your personal area at impots.gouv.fr, in the Réclamations section, or with the tax office your property depends on. The claim period runs until 31 December of the year following the one in which the notice was issued for collection.
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