Property tax in Vannes in 2026: the rate does not move, the household waste line does
The municipal property tax rate in Vannes has been frozen at 33,68 % since 2021, the lowest of the large Breton cities. Yet the bill is rising: the household waste collection tax went from 8,01 % to 11,82 % in four years, close to 48 % of increase on that line alone. Amounts by district, a simulator and the tax lever Vannes does not have.
Par Antony Barbier
Réglementation · Publié le 30 août 2026 · 12 min de lecture
Illustration : Property tax in Vannes in 2026: the rate does not move, the household waste line does.
In Vannes, the municipal property tax rate has not shifted by a tenth of a point since 2021. It stays at 33,68 %, the lowest of the large Breton cities, far below Lorient (48,04 %) or Rennes. And yet, if you compare your 2021 notice with today's, the bill has risen clearly. The movement did not happen on the line everybody looks at, but on the one nobody reads: the household waste collection tax, which went from 8,01 % to 11,82 % in four years, close to 48 % of increase. Here is what that means in practice, district by district.
Key points
The municipal rate of property tax on built property is 33,68 % in Vannes, unchanged since at least 2021.
The household waste collection tax went from 8,01 % in 2021 to 11,82 % in 2024, that is +3,81 points and close to +48 %.
With the secondary levies and household waste collection, the combined rate on the notice reaches about 46 %, which is still the lowest of the large Breton cities.
That moderate rate applies to the most expensive market in Brittany: 3 938 €/m² on average for an apartment in 2026.
Vannes is not on the list of municipalities in a strained housing zone: it cannot raise the residence tax on second homes, unlike Rennes.
1. What is the property tax rate in Vannes in 2026?
Quick answer
The municipal rate of property tax on built property in Vannes is 33,68 %, unchanged since 2021. With the secondary levies, the overall property tax rate reaches 34,13 %, to which the household waste collection tax of 11,82 % is added, that is a combined figure of about 46 % on your notice. Source: DGFiP, the French public finances directorate, local direct taxation of individuals, 2025 financial year.
The Vannes peculiarity stands out as soon as you break the notice down. The municipality collects no intercommunal share of property tax: Golfe du Morbihan - Vannes agglomération does not levy that tax. It does, however, fund waste collection and treatment through the household waste collection tax, which has become the second line of your notice, and by far the one that moves.
The 2021 jump was not an increase. If you compare a pre-2021 notice with a recent one, the municipal rate appears to have leapt. That is an optical effect: in 2021 the former departmental share of property tax was transferred to municipalities everywhere in France, to offset the abolition of the residence tax on main homes. The municipal rate mechanically absorbed the departmental line. Since that transfer, the Vannes rate has not moved.
2. Why your bill rises when the rate is frozen
Quick answer
For two reasons, one of them specific to the area. First, the state revalues the tax bases each year: close to +18 % cumulatively between 2022 and 2026. Second, and this is the Vannes distinctive feature, the household waste collection tax went from 8,01 % to 11,82 % between 2021 and 2024, close to 48 % of increase on that line. Source: DGFiP, financial years 2021 to 2025; Golfe du Morbihan - Vannes agglomération.
The mechanism is worth setting out, because it is invisible to anyone who looks only at the main line of the notice.
The revaluation of the bases is national and unavoidable. The tax base, that is the cadastral rental value of your home divided by two, rises each year in line with inflation: +3,4 % in 2022, +7,1 % in 2023, +3,9 % in 2024, +1,7 % in 2025 and +0,8 % in 2026. No municipality escapes it.
The rise in the household waste collection tax, by contrast, is a local decision. Golfe du Morbihan - Vannes agglomération revised the target rate towards which all its member municipalities had to converge, taking it from 8,24 % to 11,82 %, with that convergence completed in 2025. The urban community points to the surge in waste treatment costs, notably the general tax on polluting activities, which rose from 17 € a tonne in 2019 to 65 € in 2025, close to 400 % of increase.
Tax year
Municipal built-property rate
Waste collection rate
Revaluation of the bases
2021
33,68 %
8,01 %
+0,2 %
2022
33,68 %
9,28 %
+3,4 %
2023
33,68 %
10,55 %
+7,1 %
2024
33,68 %
11,82 %
+3,9 %
2025
33,68 %
11,82 %
+1,7 %
2026
33,68 %
11,82 %
+0,8 %
The municipal council did not raise its rate. The urban community raised its own on waste collection. On your notice, the two lines add up.
3. Is Vannes a lightly taxed town for Brittany?
Quick answer
Yes, clearly. With an overall property tax rate of 34,13 % and a combined figure of about 46 % including household waste collection, Vannes shows the lowest level of the large Breton cities, ahead of Brest (49,6 % combined), Quimper (50,0 %), Rennes (57,6 %) and Lorient (58,2 %). Source: DGFiP, local direct taxation of individuals, 2025 financial year.
Brittany is not a region of gentle property taxation, quite the contrary. The region's large cities are among the most heavily taxed in France once household waste collection is added. Vannes is the exception, and the gap with its neighbour 60 kilometres away is striking.
City
Overall built-property rate 2025
Waste collection
Combined on the notice
Vannes
34,13 %
11,82 %
about 46 %
Brest
43,83 %
5,78 %
about 49,6 %
Quimper
42,29 %
7,67 %
about 50,0 %
Rennes
47,70 %
9,85 %
about 57,6 %
Lorient
48,61 %
9,54 %
about 58,2 %
The reading is clear: Vannes combines the lowest rate in Brittany with the most expensive property market in the region, at 3 938 €/m² for an apartment. Lorient, an hour away by road, applies an overall rate 14 points higher on a market at 2 669 €/m². To understand the other Breton mechanisms, read our analyses of property tax in Rennes, of the Quimper rate increase and of the Brest case.
4. How much do you pay depending on your district?
Quick answer
In orders of magnitude, from 780 € to 3 125 € a year in total depending on your property, of which 200 € to 805 € for the household waste line alone. The exact amount depends on the cadastral rental value written on your notice, not on the market price of your home.
The profiles below are reconstructed from real districts of the town and from order-of-magnitude rental values. They do not replace your notice, which alone is authoritative. The last column isolates what the rise in the household waste collection tax since 2021 has added, at an identical tax base.
Four typical profiles in Vannes
Profile
Property tax (34,13 %)
Household waste collection (11,82 %)
Annual total
Extra waste cost since 2021
Studio 30 m², Ménimur
~ 580 €
~ 200 €
~ 780 €
+ 65 €
3-room flat 65 m², town centre
~ 1 265 €
~ 435 €
~ 1 700 €
+ 141 €
Apartment 90 m², Le Port
~ 1 810 €
~ 625 €
~ 2 435 €
+ 202 €
House 120 m², Tohannic
~ 2 320 €
~ 805 €
~ 3 125 €
+ 259 €
These profiles rest on districts with sharply contrasting prices: 2 244 €/m² in Ménimur, 4 039 €/m² in the town centre, 4 319 €/m² in Tohannic and 4 863 €/m² in Le Port, the most highly valued area, for a town average of 3 938 €/m² in 2026 (DVF data processed by Immover, 2024-2025 transactions). The detail is on our page on property prices per m² in Vannes.
Reading note
Measured against the price of the property, property tax in Vannes remains moderate: of the order of 0,6 % of the value of the home a year for a house in Tohannic and about 1,2 % for a studio in Ménimur, against double that or more in a town with a high rate and low prices. That is the structural advantage of a low rate applied to an expensive market: the annual holding cost weighs little against the capital tied up.
5. Simulator: what the household waste line costs you
Quick answer
Enter the amount of the household waste collection tax shown on your notice, on its own line. The simulator estimates what you would pay, at an identical base, if the rate had stayed at its 2021 level (8,01 %), and the gap with the current rate of 11,82 %.
The cost of the household waste rate convergence
Amount of the household waste collection tax shown on your Vannes notice.
The same base at the 2021 rate (8,01 %)- €
Annual extra cost from the waste rate increase- €
Estimate based on the ratio of the waste collection rates: 8,01 % in 2021 against 11,82 % since 2024, applied to an identical tax base. It isolates the rise in the collection rate alone; it includes neither the national revaluation of the bases nor the municipal share of property tax. For a definitive amount, refer to your official notice, sent between late August and early October 2026.
6. Second homes: the lever Vannes does not have
Quick answer
Vannes is not on the list of municipalities in a strained housing zone set by the decree of 3 October 2023, which nonetheless extended that status to 156 Breton municipalities, 46 of them in the Morbihan. The direct consequence: the town cannot raise the residence tax on second homes, whereas Rennes applies the maximum increase of 60 %. The Vannes municipal rate on second homes stays at 14,82 %, with no increase. Source: DGFiP, 2025 financial year; decree of 3 October 2023.
This point partly explains the tax gap between Vannes and the other Breton cities. Where a municipality classified in a strained zone can ask an additional effort of second-home owners, and so ease its general taxation, Vannes has only the property tax lever, which hits every owner in the same way.
The exclusion of Vannes from the decree drew incomprehension from the town council, in a town where pressure on housing is nonetheless real. The paradox is acknowledged: the municipality strictly regulates short-term tourist lets, with a cap of two authorisations per tax household, only one of them inside the old town, but it cannot pull the corresponding tax lever.
If you own a second home in Vannes, remember two things: your residence tax is not increased, but the local rules on short-term letting are among the strictest in the Morbihan. The detail is in our analysis of short-term tourist lets in Vannes.
Our reading
For an owner, the gap between Vannes and Rennes is instructive. In Rennes, taxation weighs on all owners through a high rate and on second homes alone through an increase of 60 %. In Vannes, it rests entirely on a moderate rate and on a waste line that has risen a great deal. The same public spending, two ways of sharing it out. In our view, it is the household waste line that should be watched in the coming years: it is beyond the reach of the municipal council, it is indexed to treatment costs that keep rising, and it is the subject of no visible political debate.
7. What impact on the value of your property?
Quick answer
Favourable, at the margin. The Vannes market sits at 3 938 €/m² on average for an apartment in 2026 and 4 287 €/m² for a house, with a rise of about 11 % over five years. Property taxation among the gentlest in Brittany reduces the annual holding cost, a concrete argument with a buyer comparing Vannes to Lorient or Rennes.
Three observations to place the real effect of taxation on your property.
1. The moderate rate is a selling point rarely used. A buyer hesitating between two Breton towns compares the price per m², then the running costs. At equivalent floor area and comfort, the difference in property tax between Vannes and Lorient represents several hundred euros a year over the whole holding period.
2. The waste line is the only genuinely volatile item. It has risen by close to 48 % in four years and depends on national treatment costs. That is the item to watch if you are projecting your budget over ten years, more than the municipal rate, historically stable.
3. The gap between districts remains the first driver of value. From Ménimur to Le Port, the price per m² varies by more than double. No tax decision produces an effect of that order on the resale price: the address weighs infinitely more than the rate.
To place your home precisely, see our page devoted to property prices per m² in Vannes, set out from the transactions actually recorded.
Sources and references
Direction générale des finances publiques, the French public finances directorate, local direct taxation of individuals, municipality of Vannes (56260), financial years 2021 to 2025: municipal rate of property tax on built property stable at 33,68 %, overall rate of 34,13 %, household waste collection tax of 8,01 % (2021), 9,28 % (2022), 10,55 % (2023) then 11,82 % (2024 and 2025), property tax on land of 48,67 %, residence tax on second homes of 14,82 % with no increase (data.economie.gouv.fr)Official source
Golfe du Morbihan - Vannes agglomération, information on the household waste collection tax: target rate revised from 8,24 % to 11,82 % with convergence of all member municipalities by 2025, rise in treatment costs and general tax on polluting activities up from 17 € a tonne in 2019 to 65 € in 2025Official source
INSEE, the French national statistics institute, flat-rate revaluation coefficient of cadastral rental values: +3,4 % in 2022, +7,1 % in 2023, +3,9 % in 2024, +1,7 % in 2025 and +0,8 % in 2026 (coefficient 1,008, indexed to the harmonised consumer price index of November 2025)Public data
Direction générale des finances publiques, 2025 financial year: overall rates of property tax on built property and household waste collection tax for Brest (43,83 % and 5,78 %), Quimper (42,29 % and 7,67 %), Rennes (47,70 % and 9,85 %, increase of 60 % on second homes) and Lorient (48,61 % and 9,54 %)Public data
Decree of 3 October 2023 extending the list of municipalities in a strained housing zone: 156 municipalities concerned in Brittany, 46 of them in the Morbihan, with Vannes and Lorient not on the list, which rules out any increase in the residence tax on second homesRegulatory text
Demandes de valeurs foncières (DVF, the French notarised sales database, Etalab and DGFiP), 2024-2025 transactions in the Morbihan processed by Immover: average apartment price in Vannes of 3 938 €/m² and house price of 4 287 €/m² in 2026, from 2 244 €/m² in Ménimur to 4 863 €/m² in Le PortPublic data
Official results of the municipal elections of 15 March 2026 in Vannes: re-election of David Robo in the first round with 50,40 % of the votes cast, turnout of 56,39 %Official source
L'auteur
Antony Barbier
Founder of Immover
A consultant specialising in real estate data, Antony Barbier follows the markets of Brittany and the Atlantic coast as well as local taxation. He works with actual transaction data (DVF, the French notarised sales database) and 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 Vannes is 33,68 %, unchanged since 2021. With the secondary levies, the overall rate reaches 34,13 %, to which the household waste collection tax of 11,82 % is added, that is a combined figure of about 46 % on the notice. The rate on land is 48,67 %.
For two reasons. First the national revaluation of the tax bases, which reaches close to 18 % cumulatively between 2022 and 2026. Then the rise in the household waste collection tax, specific to the area: it went from 8,01 % in 2021 to 11,82 % in 2024, close to 48 % of increase on that line of your notice.
Golfe du Morbihan - Vannes agglomération revised the target rate towards which all its member municipalities had to converge, from 8,24 % to 11,82 %, with convergence completed in 2025. The urban community points to the rise in waste treatment costs, notably the general tax on polluting activities, up from 17 € a tonne in 2019 to 65 € in 2025.
No, it is the lowest of the large Breton cities. With an overall rate of 34,13 % and a combined figure of about 46 % including household waste collection, Vannes sits ahead of Brest (49,6 % combined), Quimper (50,0 %), Rennes (57,6 %) and Lorient (58,2 %), according to the DGFiP rates for the 2025 financial year.
In orders of magnitude, from around 780 € a year in total for a 30 m² studio in Ménimur to about 2 435 € for a 90 m² apartment near Le Port, of which 200 € to 625 € for the household waste line alone. The exact amount depends on the cadastral rental value shown on your notice.
No. Vannes is not on the list of municipalities in a strained housing zone set by the decree of 3 October 2023, which nonetheless extended that status to 156 Breton municipalities, 46 of them in the Morbihan. The town therefore cannot raise the residence tax on second homes, unlike Rennes, which applies the maximum increase of 60 %. The Vannes municipal rate stays at 14,82 %.
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.
It plays at the margin, but in the right direction. The Vannes market sits at 3 938 €/m² for an apartment and 4 287 €/m² for a house in 2026, with an annual holding cost among the lowest in Brittany, of the order of 0,6 % to 1,2 % of the value of the property depending on the district. Faced with a buyer comparing Vannes to Lorient or Rennes, the property tax gap represents several hundred euros a year.
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