Despite its very small size, the Principality is divided into several districts, each one of them distinguished by its own history, architectural style and atmosphere. This mosaic is shaping Monaco’s unique real estate market.
Some areas, like Monaco-Ville, for example, are the quintessence of the city’s history. Mareterra is built according to state-of-the-art eco-district standards. Setting records as to price per square metre, the Larvotto coastline is featuring some truly futuristic developments.
Historically, all in all, the Principality is divided into four areas—Monaco-Ville (or Le Rocher), La Condamine, Monte-Carlo and Fontvieille. Urban development projects, however, have since expanded it, including Larvotto, Jardin Exotique, Moneghetti, La Rousse, Saint-Roman, and Mareterra reclaimed from the sea.
All in all, Monaco counts 1,473 buildings spread over a total of 3.4 million square metres. Residential spaces account for 60.2%, or a total of 2.0 million square metres, with over 40% of them concentrated in the Monte-Carlo and La Rousse districts.
According to the Monaco Institute of Statistics, the average price per square metre in Monaco in 2025 was €57,569 – an all-time European record. Property prices, however, vary significantly across the different Monaco areas.
Monte-Carlo, the quintessence of classical luxury
Home to the legendary casino, high-end boutiques, hotels, restaurants, the famous “One Monte-Carlo” development overlooking the Mediterranean and the opulent “Carré d’Or” – the Monte-Carlo central area is synonymous with luxury living. Traditionally regarded as the hub of the Principality’s business and social life, it has set a record for resale transactions in 2025, with the total value exceeding €1 billion.
According to the institute of statistics, property prices in Monte-Carlo are steadily rising, surpassing €54,000 per square metre, with its value having increased by 4.8% just over the past year. Both its historic buildings and modern complexes are being particularly sought after.
Larvotto: Mediterranean luxury
Over recent years, Larvotto has emerged as a true phenomenon. Following the addition of the reclaimed Mareterra and its extensive modernization, this area of Monaco is currently recording the highest real estate prices.
According to the official data the price per square metre is exceeding €70,000, with some transactions reaching the €100,000 mark. Larvotto is known for its exclusive gated residences, panoramic terraces and direct access to the sea, while the new Mareterra eco-district in particular stands as a model of modern, sustainable urban planning.
Fontvieille and The Condamine
These two areas of Monaco are particularly coveted by families for their abundant parks and gardens and good infrastructure, and are also favoured by businessmen as the headquarters location for their local company. Prices here hover around €52,000 per square metre, its residents enjoying incredible views of Port Hercule and the Princely Palace. The futuristic Le Stella, Le Panorama and the Shangri-La with its spacious terraces particularly boast these kind of panoramas.
Offering a great retreat from the city’s hustle and bustle, among the most prestigious Fontvieille residences are the Seaside Plaza, Memmo Center, Le Grand Large, Palazzo Leonardo and Terrasses du Port. Their residents enjoy direct access to the port and the beach, a helipad, a swimming pool, concierge and security services, as well as a nearby rose garden and park.
Moneghetti and the Exotic Garden (Jardin Exotique)
The lowest prices per square metre are registered in Moneghetti and the Exotique Garden districts. Located on higher ground, they are directly bordering France. Significantly lower compared to Monte- Carlo or Larvotto, their real estate prices average between €43,000 and €45,000 per square metre.
Offering a quieter atmosphere, with their mostly older buildings, these areas also see fewer tourists. The renovated Monaco Exotic Garden and the Princess Grace Hospital are at the same time within walking distance.
Monaco-Ville
The historic Monaco-Ville (or “Le Rocher”) holds a special place in the real estate market. Home to the Princely Palace, Monaco Town Hall and the Oceanographic Museum, Monaco’s oldest area is perched atop a prominent rocky promontory. One of the Principality’s most distinctive segments, it is characterized not only by the scarcity of its listings but also by its unique historic status. Strict regulations thus govern the preservation of its architecture, effectively banning new high-rise construction, limiting renovations and subjecting exteriors to rigorous oversight.
According to the IMSEE data, the average price per square metre here—hovering around €43,000—may be lower compared to coveted Larvotto or Monte-Carlo. New properties, however, very rarely come onto the market. Due to its specific nature, modern luxury residences featuring parking, concierge services and other amenities are virtually absent here. Vehicle access to the Old Town is restricted and the infrastructure is limited by its authentic historic layout. On the other hand, its residents enjoy proximity to the Princely family and government institutions, easy access to key city landmarks and extraordinary panoramic views.
The Principality’s Most Prestigious Residences
Standing 170 metres tall, the Principality’s first skyscraper, Tour Odéon, remains the ultimate ultra-luxury symbol. Housing a private spa, swimming pools, a fitness club, a restaurant, business facilities, a cinema, offering 24-hour concierge, valet parking and chauffeur services, it is home to Europe’s most expensive penthouses.
Featuring private residences, designer boutiques, restaurants and green spaces, One Monte-Carlo in the Carré d’Or is a benchmark for modern luxury real estate. Its residents enjoy access to SBM services, including the Thermes Marins spa, room service and personal concierge assistance.
Another very prestigious residence is 26 Carré d’Or. Featuring 24-hour concierge service and other amenities exclusive to residents, it includes a fitness area, swimming pool, sauna and hammam. Underground parking with direct elevator access and valet service successfully addresses the challenge of limited urban space. An enhanced access control system ensures the highest security and privacy.
La Petite Afrique is one of the Principality’s most exclusive residences, renowned for its hanging gardens, panoramic terraces, spa area, hammam, swimming pool, lounge and exceptional privacy.
Mareterra has recently emerged as the new symbol of luxury real estate. Formula-1TM drivers and celebrities have already acquired their ultra-luxury apartments in the Le Renzo, Les Jardins d’Eau, and Les Villas Mareterra residences. Le Renzo offers its residents a private gym, hammam, children’s play areas and an outdoor saltwater pool.
Combining residential towers, social infrastructure and educational facilities, including the International School of Monaco, The Testimonio II high-rise project stands as one of the largest residential clusters developed over recent years.
Based in the Larvotto district, Bay House is an ultra-modern residential complex offering stunning panoramic views of the Mediterranean. Part of the Testimonio II urban development project, the residence boasts five-star hotel-style services, including a swimming pool, fitness areas, a 24/7 concierge and private terraces overlooking the coast.
The Condamine stands out for its distinctive 45G residence, offering a modern urban lifestyle close to the Principality’s port and business hub. The residence comprises some 70 units, including apartments and penthouses with panoramic views of the port and the city. Among the 45G key features are expansive glass facades, spacious terraces and a contemporary design that emphasizes light and space. Its level of service meets the highest luxury standards, featuring a 24-hour concierge, enhanced security systems and underground parking.
The futuristic “Palais de la Plage” is built next to the newly renovated Larvotto beach area. The building is distinguished by its modern architectural style and incredible sea views. Its amenities include underground parking, concierge service and direct access to the seafront promenade.
