🏙 Property in Combaillaux (34980)
Combaillaux has a population of 2,001, a density of about 221 inhabitants per km². Advertised rents for flats are around €14.9/m² per month (2025). Between 2022 and 2025, advertised rents are up by 13.4%. The overall property tax rate on buildings (taxe foncière) is 42.25% in 2025, up by 2.34 points compared with 2021. The average reference taxable income per household is €49,343 (2024), and 63% of households pay income tax. Combaillaux has had 12 natural disaster declarations since 1982, 9 of them for floods or mudslides. The national register lists 8 registered co-ownerships (130 units).
📰 Combaillaux at a glance
Département: Hérault (34) · Region: Occitanie
Size and profile
Combaillaux has a population of 2,001, a size close to the median for its département (978 inhabitants). Population density there is 221 inhabitants per km²: a small-town or fringe profile.
Rents and prices
Advertised rents there are well above those in its département: €14.9/m² per month, against €11.6/m² for the median of the municipalities in its département. Between 2022 and 2025, the advertised rent has risen by 13.4%, faster than the département median (10.8%).
Incomes and taxation
The average reference taxable income per household (€49,343 in 2024) is in the top quarter of its département (€28,347). It has risen by 13.5% since 2018, more slowly than the département median (21.2%). 63% of tax households there pay income tax, against 41% for the median of the municipalities in its département. The overall property tax rate (42.25%) is 1.9 points lower than the département median (44.12%).
Hazards and energy
Combaillaux has had 12 natural disaster declarations since 1982, i.e. more than the median of the municipalities in its département (8). They mainly concern floods and mudslides (9 declarations). 2 natural risk prevention plans are in force in the municipality.
Co-ownerships
The national register lists 8 co-ownerships (130 units), or about 4.0 per 1,000 inhabitants.
Points to watch before buying or renting
- Several “drought” declarations have been issued: ask whether the property has had cracks and check the clay shrink-swell map (Géorisques) before buying.
- Flood risk is listed: check the risk statement for the property and, if there is one, the prevention plan attached to the local urban plan.
- Before buying into a co-ownership: ask for the minutes of the last three general meetings, the maintenance log, the amount of the works fund and the state of unpaid charges.
Summary written automatically from the figures on this page, comparing the municipality with the median of the municipalities in its département (or of France when the département has too few municipalities with data).
💶 Prices and rents: how they have changed
Advertised rent for flats (€/m²/month)
Between 2022 and 2025: +13.4%
| Advertised rent 2025 | €/m² per month |
|---|---|
| Flat, 1 to 2 rooms | 18.8 |
| Flat (all) | 14.9 |
| Flat, 3 rooms or more | 14.1 |
| House | 14.0 |
34 listings observed. Estimate calculated across a group of neighbouring municipalities, less precise than a municipal estimate. These are advertised rents, service charges included: they are higher than the rents of existing leases. The estimation method was revised in 2022: only the 2022 and later editions, which are comparable with each other, are shown.
👥 Household incomes
Average reference taxable income per household (€)
Between 2018 and 2024: +13.5%
Households with a reference taxable income ≤ €20,000 (%)
Between 2021 and 2024: −6.1 points
| Incomes 2024 | Value |
|---|---|
| Tax households | 1,033 |
| Average reference taxable income per household | €49,343 |
| Households paying income tax | 63.1% |
| Households whose reference taxable income does not exceed €20,000 | 24.4% |
| Households whose reference taxable income exceeds €100,000 | 8.9% |
Tax statistics from the DGFiP: income for 2024, declared the following year. The reference taxable income is an average: very sensitive to high incomes, it is not a substitute for a median income. The incomes are those of the tax households living in the municipality, not only those of co-owners.
🌊 Natural hazards
Hazards listed for the municipality:
Natural disaster declarations per year (since 1982)
12 declarations in total, 4 of them in the last ten years
| Indicator | Value |
|---|---|
| “floods and mudslides” declarations | 9 |
| “drought (clay soils)” declarations | 3 |
| “ground movements” declarations | 1 |
| Natural risk prevention plans in force | 2 |
| Municipal information document (DICRIM) published in | 2021 |
| Radon potential (class 1 of 3) | Low |
A declaration recognises a state of natural disaster for a given event; it triggers the “natural disasters” cover of home insurance policies and of the building’s insurance. “Drought” declarations relate to the shrinking and swelling of clay soils, a frequent cause of cracks in buildings. A risk statement (état des risques) must in particular be attached to a sale or lease when the property lies in an area covered by a prevention plan, in seismic zone 2 to 5, or with a class 3 radon potential. This page presents municipal data: it does not replace the risk statement drawn up for the property’s address.
🧾 Property tax and local taxation
Overall property tax rate (buildings, %)
Between 2021 and 2025: +2.3 points
Household waste collection tax rate (%)
Between 2021 and 2025: +0.0 point
The overall rate adds the municipal share and the inter-municipal share. The tax due by an owner equals this rate applied to half of the home’s cadastral rental value, reduced where applicable by exemptions.
🏢 The co-ownerships of Combaillaux
Registered co-ownerships
Between 2022 and 2025: +166.7%
Budget and arrears are declared by the managing agents to the register; outliers are discarded and the median is used. They are only available for the years in which the register publishes them.
🧑💼 The main professional managing agents
| Firm | Co-ownerships in Combaillaux | Units |
|---|---|---|
| Christophe Jay Immobilier | 2 | 43 |
❓ Frequently asked questions
What is the average rent per m² in Combaillaux?
The rent map shows an advertised rent of about €14.9/m² per month for a flat in 2025, with a prediction interval of €12.3 to €18.1/m². Advertised rents include service charges.
What is the property tax rate in Combaillaux?
The overall property tax rate on buildings (municipality and inter-municipal authority) is 42.25% in 2025. The amount due depends on this rate and on the property’s cadastral rental value.
What is the average income of residents of Combaillaux?
According to tax statistics (income of 2024), the average reference taxable income is €49,343 per tax household, across 1,033 households. This is an average, pulled up by very high incomes; it is not a substitute for a median income.
What are the natural hazards in Combaillaux?
The hazards listed for the municipality are: flood, ground movement, earthquake, forest fire. 12 natural disaster declarations have been published since 1982 (4 of them in the last ten years). Source: GASPAR database (Géorisques).
How does Combaillaux compare with neighbouring municipalities?
Advertised rent: 14.9 €/m²/month, rank 6 of 9 municipalities compared, from highest to lowest (neighbours’ median: 15.1 €/m²/month). Average reference taxable income: 49,343 €, rank 4 of 9 municipalities compared, from highest to lowest (neighbours’ median: 41,860 €). Property tax rate: 42.25 %, rank 8 of 9 municipalities compared, from highest to lowest (neighbours’ median: 45.85 %).
How many co-ownerships are there in Combaillaux?
8 co-ownerships are registered in the national register there, for 130 units.
📊 Combaillaux compared with neighbouring municipalities
- Advertised rent: 14.9 €/m²/month, rank 6 of 9 municipalities compared, from highest to lowest (neighbours’ median: 15.1 €/m²/month).
- Average reference taxable income: 49,343 €, rank 4 of 9 municipalities compared, from highest to lowest (neighbours’ median: 41,860 €).
- Property tax rate: 42.25 %, rank 8 of 9 municipalities compared, from highest to lowest (neighbours’ median: 45.85 %).
| Municipality | Distance | Inhabitants | Rent (€/m²/month) | Median price (€/m²) | Average income | Property tax | DPE F or G | Disaster decl. |
|---|---|---|---|---|---|---|---|---|
| Combaillaux | — | 2,001 | 14.9 | — | €49,343 | 42.25% | — | 12 |
| Saint-Gély-du-Fesc | 2.7 km | 10,472 | 15.9 | 4,060 | €58,594 | 46.11% | 0.0% | 23 |
| Grabels | 2.7 km | 9,092 | 15.0 | 3,140 | €34,586 | 50.62% | 0.0% | 26 |
| Murles | 3.8 km | 353 | 14.9 | — | €41,879 | 34.97% | — | 10 |
| Vailhauquès | 4.5 km | 2,722 | 14.9 | — | €41,327 | 45.93% | — | 18 |
| Saint-Clément-de-Rivière | 4.9 km | 5,218 | 15.8 | — | €62,121 | 44.86% | 0.0% | 22 |
| Les Matelles | 6.3 km | 2,068 | 14.8 | — | €41,841 | 42.57% | — | 15 |
| Montferrier-sur-Lez | 6.3 km | 4,135 | 15.9 | 4,113 | €65,069 | 45.77% | 0.0% | 22 |
| Juvignac | 6.4 km | 14,055 | 15.3 | 3,027 | €32,266 | 57.83% | 0.0% | 20 |
The 8 nearest municipalities (as the crow flies, from the centre). Latest values available; “—”: data not published or too few sales. Rents are estimated for groups of municipalities: neighbours may share the same estimate. The rank compares the municipality with these neighbours, not with the whole of France.
📚 Sources and method
Each indicator comes from an open dataset that is kept over time: when a source is updated or corrected, the old value stays on record, which makes it possible to follow changes from one year to the next.
- Ministère de la Transition écologique, base GASPAR (Géorisques) — Licence Ouverte 2.0. Retrieved in October 2026.
- Carte des loyers © Ministère de la Transition écologique / ANIL — Licence Ouverte 2.0. Retrieved in October 2026.
- INSEE, API Géo (Etalab) — Licence Ouverte 2.0. Retrieved in October 2026.
- ASN / IRSN, potentiel radon des communes — Licence Ouverte 2.0. Retrieved in October 2026.
- DGFiP, impôt sur le revenu par collectivité territoriale (IRCOM) — Licence Ouverte 2.0. Retrieved in October 2026.
- Registre national d'immatriculation des copropriétés (ANAH) — Licence Ouverte 2.0. Retrieved in October 2026.
- DGFiP, fiscalité locale des particuliers — Licence Ouverte 2.0. Retrieved in October 2026.
- Sale prices: single-property sales (flats) in the streets where the register lists co-ownerships; median calculated from 10 sales or more.