Wikimedia Commons CC BY-SA
Combes
Rural municipality · 34240 · Occitanie
👥 Population
318
2023 · INSEE
🏠 Median price /m²
5 540 €
📈 237% since 2015
💰 Gross yield
1.9 %
rent / purchase price
⚡ Avg. energy rating
E
🔴 20.0 % energy sieves (F-G) (F-G)
🎯 Investment score Low
Combes — Score 30/100.
Why this score? This score is penalized mainly by a weak rental yield (2/100) and a high purchase price for the area (4/100).
30
💰 Yield2
🌳 Quality of life67
📊 Dynamism51
💸 Affordability4
🛡️ Safety14
⚡ Energy rating58
🏠 Property prices
DVF · 3 Transactions · Combes
🏢 Apt. /m²
5 540 €
🏡 House /m²
1 918 €
📋 Transactions
3
📈 Price per m² evolution (2020 — 2024)
📊 Annual transaction volume
📊 Nearby municipalities
| City | Apt. | House | Trans. | Pop. |
|---|---|---|---|---|
| Montpellier | 3 416 € | 4 064 € | 4461 | 310 240 |
| Béziers | 2 258 € | 2 302 € | 1948 | 81 545 |
| Sète | 3 476 € | 4 700 € | 1090 | 45 337 |
| Agde | 3 698 € | 3 893 € | 1924 | 29 939 |
| Lunel | 2 526 € | 3 090 € | 389 | 26 623 |
| Castelnau-le-Lez | 3 829 € | 4 799 € | 387 | 26 058 |
💰 Rental yield
Calculated from DVF prices and observed rents
🏠 Average rent
8.74 €/m²
monthly
💰 Gross yield
1.9 %
⏳ Payback period
52.8 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
56.8 %
🏖️ Secondary homes
40.3 %
Highly touristic market
🚪 Vacant homes
2.9 %
🏢 Apartments
7.8 %
91.2 % houses
🎯 Pinel zoneⓘOfficial Pinel zoning. A Bis = very high tension (Paris, French Riviera), A = high tension (metropolises), B1 = moderate, B2 = low, C = relaxed market.
C
Relaxed market
⚖️ Tense area (ALUR law)ⓘTense area under article 232 of the French Tax Code (CGI) / ALUR law. Enables rent control and applies the vacant housing tax.
No
Free rents
💶 Local taxation
REI · DGFIP · Exercice 2024
🏠 Property tax (built)ⓘMunicipal property tax rate on built properties (TFB). Applied to the cadastral rental value to calculate the owner's annual property tax.
30.530 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
107.150 %
🏘️ Housing tax
17.840 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
13.460 %
🌾 Land tax (unbuilt) REI
51.12 %
🏢 CFE
31.56 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
318
2023
📐 Area
10.89 km²
29 inh/km²
💶 Median income
21 900 €
📊 Median age
52.1 yrs
18.6% under 30
💼 Activity rate
40.4 %
ages 15-64
📉 Unemployment rate
7.7 %
2021 census
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
57
SIRENE database 2026
✨ 2024 creations
4
+100.0% vs 2023
📊 2023 creations
2
💼 Economic density
179
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Bédarieux
À 7.96 km · Segment C
🏙️ Urban attraction areaⓘUrban Attraction Areas (INSEE 2020): municipal classification based on commuting relationships with urban hubs. Main hub / secondary / suburban crown / outside.
Bédarieux
Secondary hub
🏛️ IntercommunalityⓘEPCI — Public Establishment for Intermunicipal Cooperation. Community of communes, agglomeration, urban or metropolitan community grouping the municipality with its neighbors.
CC Grand Orb Communauté de Communes en Languedoc
EPCI
📍 Rail access
Good
Station distance
🏥 Healthcare
FINESS
🏥 Établissements de santé
1
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
6
🏥 Sante
1
⚽ Sport
5
🎭 Culture
1
🏛️ Public services
Public Service Directory API · 1 services
| Category | Qty | Examples |
|---|---|---|
| 📋 service public | 1 | Mairie - Combes |
⚡ Energy performance
5 DPE · ADEME
📊 Energy rating distribution
A
0.0 %
B
20.0 %
20.0 %
C
0.0 %
D
0.0 %
E
60.0 %
60.0 %
F
20.0 %
20.0 %
G
0.0 %
20.0 % energy sieves (F-G) (F+G) — Nat. average : 17 %
💶 Energy rating impact on price per m²
⚠️ Natural and technological risks
Géorisques API · 4 risks identified
Eboulement ou chutes de pierres et de blocs
Glissement de terrain
Mouvement de terrain
Radon
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 3 956 analyses · MAIRIE DE COMBES
⚗️ Physicochemistry
✅ Compliant
📋 analyses
3 956
🎯 Municipalities with a similar score
Same region, score close to
Bellegarde
30127
30/100
8 035 Inhabitants
Saint-Alban
31140
30/100
6 534 Inhabitants
Palavas-les-Flots
34250
30/100
6 133 Inhabitants
Roquemaure
30150
30/100
5 529 Inhabitants
Garons
30128
30/100
5 381 Inhabitants
Flourens
31130
30/100
2 084 Inhabitants
Garidech
31380
30/100
1 893 Inhabitants
Villegailhenc
11600
30/100
1 718 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Le Poujol-sur-Orb | 2.0 km | 49/100 | 947 |
| Lamalou-les-Bains | 2.8 km | 39/100 | 2 389 |
| Les Aires | 4.0 km | 29/100 | 618 |
| Saint-Gervais-sur-Mare | 6.7 km | 56/100 | 859 |
| Hérépian | 5.6 km | 54/100 | 1 594 |
| Mons | 7.0 km | 41/100 | 678 |
| Graissessac | 9.8 km | 62/100 | 554 |
| Roquebrun | 11.5 km | 44/100 | 601 |
❓ Frequently asked questions about Combes
What is the price per m² in Combes? ▶
The median price per m² in Combes is 5 540 €.
What is the rental yield in Combes? ▶
The gross rental yield in Combes is 1.9%.
Is Combes a good real estate investment? ▶
Combes has a ScorCity score of 30/100, making it a risky investment.
What is the average energy rating in Combes? ▶
The most common energy rating class in Combes is E.
What are the natural risks in Combes? ▶
4 risks are identified in Combes: Eboulement ou chutes de pierres et de blocs, Glissement de terrain, Mouvement de terrain.