Monaco Real Estate Prices Per Square Meter
Before examining district-specific figures, it is important to understand that Monaco property prices span a wide but structured range. While many transactions fall between €50,000 and €70,000 per square meter, prime locations such as Mareterra and Larvotto regularly exceed this level, reflecting differences in views, building quality, and position rather than simple district averages. The market’s resilience is underpinned by clear fundamentals: limited land, sustained international demand, exceptional safety and quality of life, and a favourable tax environment.
MONACO MARKET DYNAMICS TO CONSIDER
Supply Constraints: With territory fixed at just over 2 square kilometers and strict building regulations, new inventory arrives only through large-scale reclamation projects like Mareterra.
Transaction Volume: Sales data in ultra-prime districts can skew averages, as seen in Larvotto, where sales of Mareterra residences in 2024 significantly skewed neighbourhood and overall averages. New development project completions also often have noticeable effects on transaction volumes in the Principality.
Size Premium: Larger apartments command disproportionately higher per-square-meter rates, particularly in districts like Larvotto and Fontvieille where spacious configurations are rare
LARVOTTO: THE HIGHEST AVERAGE PRICES
Larvotto maintains its position as Monaco’s most expensive district, with 2024 data showing average prices of €97,563 per square meter – a 48.1% year-on-year increase driven by a high volume of sales in the newly completed Mareterra district. The neighbourhood has consistently been sought-after due to its seaside lifestyle, tranquility, luxury modern residences, and proximity to lifestyle amenities.
Investment Profile: Properties along Avenue Princesse Grace, particularly in buildings like Roccabella, Estoril, 21 Princesse Grace, and La Réserve, reach €60,000 to €80,000 per square meter for upper floors with panoramic sea views.
Amenities & Lifestyle: Residents of Larvotto enjoy a seaside lifestyle combined with proximity to central Monte-Carlo amenities. A variety of local restaurants, cafés, and shops make the neighbourhood ideal for daily living away from popular events like the Formula 1 Grand Prix and Monaco Yacht Show. Families enjoy immediate access to the International School of Monaco (ISM), which provides International Baccalaureate (IB) private education.
MONTE-CARLO: LUXURY AND HISTORIC CHARM
Monte-Carlo averages €53,911 per square meter, though this figure masks significant variation. The Carré d’Or sub-district, centered on the Casino de Monte-Carlo, commands €70,000 to €90,000 per square meter, while properties in peripheral areas are often valued at €40,000 to €55,000 per square meter.
Investment Profile: The district’s enduring appeal lies in its concentration of luxury retail, haute cuisine, and cultural institutions. Modern blocks with concierge services, spas, and fitness facilities justify premiums approaching €60,000 per square meter.
Amenities & Lifestyle: The Monte-Carlo district offers unparalleled access and connectivity within the Principality. Iconic landmarks like the Casino de Monte-Carlo, the Hôtel de Paris, international restaurants, and heritage designer boutiques are all within steps of the most popular luxury residences.
FONTVIEILLE: SERENE PORT-SIDE LIVING
Fontvieille is a charming seaside neighbourhood with a local feel suited to those who appreciate tranquility, nature, and community. With property prices averaging €53,908 per square meter, it is often a strong choice for those seeking larger floor plans suitable for family living. The Centre Commercial de Fontvieille is home to Monaco’s largest supermarket and other shops offering everyday conveniences to residents.
Investment Profile: Waterfront properties with panoramic harbor views achieve the upper end of the €50,000 to €65,000 per square meter range. The district’s modern infrastructure and proximity to the heliport enhance its practical value proposition.
Amenities & Lifestyle: The district features the Stade Louis II (home of AS Monaco FC), Princess Grace Rose Garden, and the Naval Museum. Fontvieille’s heliport provides 7-minute transfers to Nice Airport, while Cap d’Ail and its marina lie on the western border of the neighourhood.
LA CONDAMINE: A CENTRAL LOCATION
La Condamine is a central district located along Port Hercule, between Monte-Carlo and Fontvieille. Home to the Formula 1 Grand Prix starting grid, the Monaco Yacht Show, the International University of Monaco, and the market at Place d’Armes, it offers a dynamic lifestyle characterised by movement and some of Monaco’s most renowned annual events. With average prices in 2024 at €53,801 per square meter, it offers both value and quality of life. Many buildings along the Port boast terraces directly overlooking the Formula 1 Grand Prix track.
Investment Profile: Harbour-front buildings like Ermanno Palace and Shangri-La command up to €60,000 per square meter for upper floors with direct race views. Most transactions, however, occur between €35,000 and €40,000 per square meter, offering accessible entry points.
Amenities & Lifestyle: Place d’Armes hosts Monaco’s daily market and established food hall. The district offers a wide variety of dining options and retail boutiques. The Monaco Yacht Club and Automobile Club de Monaco are both located in La Condamine, offering port views and easy access from neighbouring districts. The Monte-Carlo train station also offers connectivity to towns along the French Riviera, the Nice-Côte d’Azur airport, and Italy.
MARETERRA: ULTRA-LUXURY LAND EXTENSION
Mareterra represents Monaco’s first significant geographic expansion in decades, commanding starting prices of €80,000 per square meter, with prime properties in Le Renzo and villas exceeding €100,000 per square meter. This €2.4 billion land reclamation project between Larvotto Beach and the Fairmont Hairpin adds eight hectares of sustainable development to the Principality.
Investment Profile: The district comprises 120 residences: 110 apartments and 10 exclusive villas. Buildings designed by Renzo Piano Building Workshop and Valode & Pistre Architectes include Le Renzo (western edge with port views), Les Jardins d’Eau (featuring wood and stone cladding), Les Villas (by Tadao Ando, Stefano Boeri, and Foster + Partners), and Les Townhouses. Demand continues to exceed supply, driving resale prices higher. Commercial real estate opportunities are also available, with several new restaurants including Marlow, Marco, 99 Sushi Bar, and Zephyr Monaco having opened since the district was unveiled in late 2024.
Amenities & Lifestyle: Mareterra delivers unprecedented sustainable luxury: 800 mature trees across 27,000 square meters of green space, 4,500 square meters of solar panels, 50% rainwater recycling, and 21,000 square meters of pedestrianized areas. Residents enjoy a 15-berth marina surrounded by shops and restaurants, 500 square meters of dedicated amenities including swimming pools, fitness center, spa, hammam, massage rooms, wine rooms, hair salons, and concierge services. A 4.1-kilometer coastal promenade in pale limestone connects to Larvotto’s existing walkway, while the Blue Grotto reveals the engineering marvel beneath.
JARDIN EXOTIQUE: RESIDENTIAL TRANQUILITY
Jardin Exotique recorded €49,847 per square meter in 2024, offering a range of property types suited to long-term residence and investment in the principality. Its elevated position provides many buildings with panoramic sea and port views.
Investment Profile: The district’s residential nature, exotic gardens, and relative distance from tourist corridors appeal to long-term residents seeking privacy. Ongoing development projects suggest continued appreciation potential.
Amenities & Lifestyle: The district’s namesake botanical gardens showcase over 1,000 succulent species. The local secondary school provides French curriculum education, while the British School of Monaco is a short walk from many popular residences. The nearby Princess Antoinette Park offers children’s play areas and olive groves.
LA ROUSSE: BETWEEN THE BEACH AND THE CORE
La Rousse – Saint Roman averaged €45,303 per square meter in 2024, offering value with proximity to Larvotto and ongoing infrastructure improvements. The neighbourhood is home to highly sought-after residences including Odeon Tower, MoNa Residence, and Château Périgord.
Investment Profile: In La Rousse – Saint Roman, demand is driven by landmark towers like Tour Odéon, easy access to Larvotto Beach and the International School of Monaco, and the limited number of large high-floor apartments with sea views. The neighbourhood is characterised by stable demand for long-term family apartments.
Amenities & Lifestyle: The district’s elevation provides sea views from mid-floor apartments. Ongoing public realm improvements enhance connectivity to Larvotto’s amenities and the International School of Monaco.
FINANCIAL IMPLICATIONS BEYOND PRICE PER SQUARE METER
While Monaco prices per square meter provide an essential baseline, prudent buyers evaluate total cost of ownership:
Rental Yield Potential: Annual rental yields in Monaco generally fall at around 2%, however this is influenced by the property’s location and changes in demand trends.
Transaction Costs: Notary fees, agency commissions, and registration duties add approximately 6-7% to purchase prices.
Annual Charges: Building maintenance, and concierge services should also be considered and vary depending on the amenities available.
Tax Considerations: Non-residents should discuss tax implications of their purchase or sale with their advisors.
LIFESTYLE CONSIDERATIONS: MATCHING DISTRICT TO LIFESTYLE
Your choice of district fundamentally shapes daily experiences. Consider these factors beyond per-square-meter pricing:
Education Access: The International School of Monaco (ISM), ranked among Spear’s top 100 global schools in 2025, is located in the east end of the Larvotto district, immediately below Bay House, also easily accessible from La Rousse – Saint Roman. The British School of Monaco offers alternative private education for many Monaco expat families. La Condamine provides French public schooling through the local secondary school.
Connectivity: La Condamine and Fontvieille offer immediate access to the port, heliport (7-minute Nice Airport transfers), and train connections to France. Jardin Exotique offers parking advantages and easy access to the A8 motorway.
Privacy Levels: Larvotto, Mareterra, and Saint-Roman provide exclusive, low-traffic environments, whereas Monte-Carlo’s central location increases foot traffic from cultural tourism.
Family Amenities: La Condamine hosts the International University of Monaco in the Stella building, while Fontvieille’s modern parks and Stade Louis II appeal to many families. Mareterra’s pedestrianized design and green spaces prioritize wellness and activity as well as proximity to Monte-Carlo’s center.
Cultural Access: Monte-Carlo’s concentration of museums (Villa Sauber, Musée d’Anthropologie), opera, and ballet suits those seeking cultural experiences, while La Condamine’s market and local restaurants foster community integration.
Noise Considerations: In La Condamine, annual Monaco Grand Prix installation and de-installation bring several weeks of elevated activity around Port Hercule, while in Larvotto most apartments remain calm as beach activity is concentrated on the lower promenade, set back from the residential buildings. In Mareterra, building orientation, setbacks and landscaping were planned with acoustic mitigation in mind.
MAKING YOUR MONACO PROPERTY DECISION
With four decades of exclusive focus on Monaco’s market, we understand that successful property acquisition requires aligning financial metrics with lifestyle priorities. Get in touch with our team for personalised guidance.
MONACO REAL ESTATE PRICES : FREQUENTLY ASKED QUESTIONS
Which Monaco district offers the best balance between price and capital appreciation?
Districts such as La Rousse – Saint Roman and Jardin Exotique often offer lower prices than the Carré d’Or while still benefiting from sea views, modern residences, and proximity to key amenities. Buyers here frequently capture value through renovation or by purchasing in buildings influenced by nearby benchmark developments.
Why do prices per square meter vary so much within the same district?
In Monaco, price differences within a single building can exceed differences between districts. Floor height, exposure, building services, and recent renovations have a greater impact on value than the district alone.
How reliable are average price-per-square-meter statistics in Monaco?
They should be read with caution. With relatively few annual transactions in some districts, a small number of ultra-prime sales in buildings such as Tour Odéon or new stock in Mareterra can materially distort reported averages for an entire area.
Does buying in a newer building guarantee better long-term value?
Not necessarily. Some older buildings in prime positions with superior views and layouts consistently outperform newer developments located in less advantageous settings.
