Luxury real estate in Monaco: where to buy?
Carré d'Or or Larvotto? Mareterra or Fontvieille? Monte-Carlo, La Rousse, La Condamine or the heights of the Principality? In Monaco, choosing a prestigious property begins with choosing an environment, a residence and a lifestyle.
In a territory as compact as Monaco, a few hundred meters can be enough to profoundly change the environment of an apartment: seafront, proximity to the Casino, view of Port Hercule, recent residence, shopping district, panoramic height or more residential atmosphere.
The question "where to buy in Monaco?" is therefore not simply about finding the area with the highest price per square meter.
A buyer must first define what they really expect from their property: main residence, pied-à-terre, large family space, iconic address, seafront, building with services, recent construction or apartment to restructure.
The IMSEE Real Estate Observatory 2025 estimates the average price of transactions at €57,569/m², but the differences between sectors are significant: €71,167/m² in Larvotto, €54,009/m² in Monte-Carlo, €52,518/m² in Fontvieille, €52,104/m² in La Condamine and €51,265/m² in La Rousse.
This data represents statistical benchmarks, not price scales applicable to each apartment. The building's standard, the floor, the view, the terrace, the quality of the renovation, and the amenities can be just as important as the neighborhood.
🧭 Where to buy in Monaco depending on your project?
Before going through the different sectors, it is useful to think in terms of real estate priorities.
✨ Carré d'Or: the iconic address
The Carré d'Or is one of the most iconic micro-markets for luxury real estate in Monaco. It is organized around the Place du Casino, the Hôtel de Paris, the Métropole and the prestigious addresses in the center of Monte-Carlo.
However, it is important to distinguish between Carré d'Or and Monte-Carlo. Carré d'Or is a real estate and geographical designation particularly used by the market, while IMSEE statistics are based on the Monte-Carlo district.
It is precisely for this reason that the average price in Monte Carlo alone does not allow one to appreciate the value of an apartment located in the immediate vicinity of the Casino or in a particularly sought-after residence.
For which buyer?
The Carré d'Or may suit a buyer looking for an immediately identifiable address, a strong central location, proximity to hotels, restaurants, shops and services, as well as a decidedly urban and prestigious environment.
IMSEE 2025 benchmark: €54,009/m² at the district level.
To searchHigh floor, view, terrace, parking, quality of the residence and immediate proximity to the Carré d'Or.
AttentionThe statistical average of Monte Carlo does not constitute a specific rating for the Carré d'Or.
🌊 Larvotto: buying property overlooking the Mediterranean
Larvotto embodies one of the most immediately Mediterranean faces of Monaco.
The beach, the Avenue Princesse Grace, the seafront residences and the proximity of recent real estate developments make it a very different area from the dense heart of Monte-Carlo.
The 2025 Observatory places Larvotto at the top of the statistical hierarchy with an estimated price of €71,167/m².
This level obviously does not mean that all apartments in the neighborhood are traded on the same basis. An older apartment without an unobstructed view and a newer property with a large terrace overlooking the sea do not belong to the same micro-market.
For which buyer?
Larvotto is particularly suitable for those seeking a seaside environment, immediate proximity to the sea and, depending on the residence, contemporary amenities and unobstructed views.
IMSEE 2025 estimate, the highest among the districts studied.
To searchSea view, terrace, floor, orientation, residence services and access to the coastline.
ProfileMain residence, premium pied-à-terre or search for an apartment in a maritime environment.
🌿 Mareterra: the new face of ultra-luxury
Mareterra deserves to be distinguished from the rest of Larvotto when a buyer is looking for a very high-quality contemporary property.
This maritime extension has created a new residential complex where architecture, landscaped spaces, the relationship to the sea and services occupy a central place.
Renzo
Designed by Renzo Piano Building Workshop, Le Renzo includes single-storey residences, duplexes, triplexes and a quadruplex penthouse.
The Water Gardens
The residences are organized around a landscaped environment and offer, in particular, large balconies and various residential amenities.
The villas
Mareterra comprises a limited number of villas, each designed as a unique residence in direct relation to the coastline.
The townhouses
Townhouses complement the residential offering with large living areas and interior patios.
Note: Mareterra is a sufficiently specific market to warrant dedicated analysis. Our Monaco dossier therefore includes a full article on new and ultra-luxury real estate.
⚓ Fontvieille: a residential Monaco around the marina
To the west of the Principality, Fontvieille offers a very different real estate perspective from Monte-Carlo or Larvotto.
The district, largely developed on land reclaimed from the sea, combines residences, marina, activities, shops, services and public spaces.
It may be of interest to buyers looking for a residential environment structured around a relatively self-contained neighborhood, with buildings and residences of varied profiles.
The high-end market includes, in particular, large areas, apartments with terraces, views of the marina or the sea, and residences with services.
IMSEE 2025 statistical benchmark.
To searchPort or sea view, terrace, parking, quality of common areas and services.
ProfileBuyer preferring a residential area with a marina and nearby amenities.
🏙️ La Rousse – Saint-Roman: residences and unobstructed views
To the east of the Principality, La Rousse-Saint Roman constitutes an important sector of the Monegasque residential market.
It includes large residences, high-rise buildings, and addresses whose value can be strongly influenced by the floor and the view.
The area is located near Larvotto and, depending on the location, allows quick access to the coastline while benefiting from a residential environment distinct from the seafront.
Iconic buildings such as the Tour Odéon, Parc Saint Roman or Château Périgord contribute to the diversity of the local real estate stock.
IMSEE estimate for 2025.
To searchFloor, view, terrace, family layout, parking and building amenities.
ProfileBuyer seeking a large residence or a high-rise apartment near Larvotto.
⛵ La Condamine: living around Port Hercule
La Condamine has a very strong urban identity.
Port Hercule, the market, Princess Caroline Street and the shops create a more lively atmosphere and one more directly linked to the daily life of the Principality.
For a buyer, the area can represent an attractive compromise between centrality, proximity to the port and access to the various hubs of Monaco.
The real estate market is, however, very heterogeneous. It is therefore important to carefully compare the building, the floor, the quality of the renovation, any potential nuisances, the view, and the parking options.
IMSEE 2025 benchmark.
To searchView of Port Hercule, close to shops, terrace, parking and quality of renovation.
ProfileBuyer seeking central urban living and a port atmosphere.
🌅 Exotic Garden: buy in the hills
The Exotic Garden occupies a dominant position in the western part of the Principality.
This geography can offer, depending on the buildings and their orientation, particularly wide views of Monaco, the Rock and the Mediterranean.
The area has a different atmosphere from neighborhoods directly on the coast. Therefore, the height, access, proximity to amenities, and layout of the residences should be considered in relation to the desired lifestyle.
L'Exotique, cited by IMSEE among the main achievements of the decade 2020-2029, also illustrates the renewal of part of the real estate stock in this sector.
IMSEE 2025 estimate.
To searchPanoramic views, terrace, sunshine, access, parking and recent construction.
ProfileBuyer sensitive to commanding views and a more residential environment.
🏡 The Moneghetti family: another perspective on the Monegasque market
The Moneghetti estate extends over the slopes above La Condamine.
The sector is less associated with the image of the seafront or the Carré d'Or, but it constitutes a real component of the residential market of the Principality.
The buildings, views, and access vary considerably. Topography, in particular, must be taken into account when a buyer compares walking distances with other neighborhoods.
The statistical level there is lower than in Larvotto, Monte-Carlo or Fontvieille, but this difference obviously does not exempt us from a building-by-building analysis.
IMSEE 2025 estimate.
To searchView, accessibility, public elevators, parking, terrace and quality of the building.
ProfileBuyer wishing to explore an alternative to the most publicized sectors.
🏰 Monaco-Ville: a market apart
Monaco-Ville, on the Rock, constitutes an environment without equal in the Principality.
Its historic urban fabric, its streets, its heritage and the presence of the Prince's Palace radically distinguish it from contemporary residential areas.
However, it would be misleading to assign it an average price based on too small a sample.
IMSEE specifically excludes Monaco-Ville from its statistical model by district due to an insufficient volume of transactions over the period studied.
Rarity before the average
For Monaco-Ville, the analysis must therefore be particularly individualized: location, building characteristics, surface area, condition, view, any constraints and rarity of the opportunity.
The available volume is insufficient for a statistical estimate by district.
To searchCharacter, heritage, location, view and legal specificities of the property concerned.
ProfileBuyer primarily seeking a historic and rare address.
🔎 How to choose between two districts of Monaco?
With a comparable budget, the best choice isn't necessarily the neighborhood with the highest average price. It depends on the property and its intended use.
🏢 In Monaco, also choose the building
A property search in Monaco should never stop at the name of the neighborhood.
The construction period, the standard, the amenities and the reputation of the residence can profoundly alter the value and the residential experience.
Tour Odéon, One Monte-Carlo, Bay House, Seaside Plaza, Parc Saint Roman, Château Périgord, Millefiori, Memmo Center, Terrasses du Port or Mareterra residences: the name of the building is often a real piece of real estate research data.
That is why our Monaco dossier also includes a specific guide dedicated to prestigious residences and exceptional buildings.
💶 Should you choose your neighborhood solely based on the price per square meter?
No. The average price allows you to situate an area, but it does not allow you to properly compare two apartments.
A property located in a statistically less expensive area can have a value much higher than average if it benefits from a high floor, a large terrace, an exceptional view, a remarkable renovation or a particularly sought-after residence.
Conversely, an apartment located in one of the most prestigious areas may have characteristics that reduce its attractiveness compared to other properties in the same area.
The correct approach is therefore to combine neighbourhood + building + apartment, then to compare transactions and properties that are truly comparable.
🤝 Why the local agency remains important in Monaco
In such a concentrated market, knowledge of micro-locations takes on particular importance.
An agency based in the Principality can, in particular, place an apartment in the context of its residence, its floor, its views, its amenities and the demand observed in its segment.
The Monaco Real Estate Chamber brings together a highly developed ecosystem of professionals operating in the Principality.
Propriétés De Charme is not a real estate agency: the portal aims to give visibility to properties advertised by professional advertisers and to direct the internet user to the professional in charge of their marketing.
🏢 Monaco real estate agencies: showcase your listings on Propriétés De Charme
At the time of publication of this guide, Propriétés De Charme is developing its presence in Monaco and wishes to welcome real estate agencies from the Principality.
Are you marketing an apartment in the Carré d'Or, a property in Larvotto, a penthouse in Monte-Carlo, a large space in Fontvieille, a property in La Rousse or an exceptional mandate in an iconic residence?
Your portfolio can complement the editorial work that Propriétés De Charme is now developing around the Monegasque market.
🔄 Apimo and gateways: distribute without multiplying data entries
For a Monegasque agency, adding a new portal is only worthwhile if day-to-day management remains simple.
Propriétés De Charme allows you to organize the transmission of advertisements from several real estate software and distribution solutions.
The objective of a gateway is to keep the agency's software as the starting point : the professional normally manages their assets in their business tool and the connection transmits the necessary information to the portal.
If your agency uses a different environment, Propriétés De Charme can study, depending on the technical possibilities, the terms of a connection with your publisher.
A publication by input is also possible when no gateway is used.
⭐ An exceptional mandate in Monaco? Also consider Featured Properties
Some Monegasque mandates deserve more editorial communication than a simple presence in a search engine.
A remarkable apartment in the Carré d'Or, a penthouse, a large terrace facing the sea, an apartment in an iconic residence or a particularly rare property can be the subject of dedicated highlighting.
The Featured Property allows you to create an editorial page about the property and the agency that markets it.
This solution can be used as additional visibility and does not necessarily require the agency to broadcast its entire portfolio on the portal.
🇲🇨 Continue the Monaco real estate file
This guide to choosing a neighborhood is part of a comprehensive dossier on luxury real estate in the Principality.
Monaco professionals: increase your visibility
Propriétés De Charme is currently developing its editorial content dedicated to Monaco 98000 and invites agencies in the Principality to join the portal.
Carré d'Or, Monte-Carlo, Larvotto, Mareterra, Fontvieille, La Rousse, Condamine, Jardin Exotique, Moneghetti: your mandates can complement this editorial environment dedicated to luxury real estate.
Apimo, Hektor, Adapt'Immo, Ubiflow, Agence + and Modelo Office are among the solutions currently offered by Propriétés De Charme. Other connection options can be explored.
IMSEE — Monegasque Institute of Statistics and Economic Studies. Real Estate Observatory 2025, published in February 2026. The prices mentioned in this article are statistical estimates based on real estate transactions and not average prices from commercial advertisements.
Consult the real estate publications of IMSEE
Mareterra. Information relating to the Le Renzo residences, Jardins d'Eau, villas and townhouses.
Mareterra Official Website — Residences
Monaco Real Estate Chamber. Consultation of districts, member agencies and the professional ecosystem of the Principality.
Charming Properties. Information relating to professional publishing, real estate software, gateways and visibility solutions.
Software and Gateways - Charming Properties
Photograph Hero: "Larvotto Beach (Monaco) in November 2021 (3)", Benoît Prieur, Wikimedia Commons, CC0 1.0.
See the photograph and its license
Important: This guide is for informational purposes only. The choice of a neighborhood and the valuation of a property should be refined according to the specific characteristics of the apartment, the building, and the buyer's project.