Updated on August 01, 2025
Each district of the Principality has its particularities. Atmosphere, space, charm, innovation... Monaco has everything going for you if you want to invest.
Let’s look are prices per m2 district by district.
Monte-Carlo's must-have: the Carré d'Or
A prestigious district in Monaco
The Carré d’Or is undoubtedly Monaco's most prestigious district. Monte-Carlo and its Carré d'Or top the list of buyers' desires, and the luxury real estate market in this area attracts people from all over the world. "It's lively, not far from the sea, and it's a dream for anyone who loves shopping," says Emmanuelle Roussel, director of Revimmo. It and its luxury boutiques, restaurants, casinos and premium buildings (including Les Floralies, Park Palace, Mirabeau and La Petite Afrique) are located between Boulevard de Suisse and Avenue de Grande-Bretagne, running right up to Place des Moulins, and its value is at an all-time high.
The price per square metre in the Carré d'Or
"Sometimes, in the same building you can have both the most expensive and the cheapest options available, between the penthouse and the first floor with no view!" explains Jean-Yves Le Graverend at John Taylor. Real estate prices in Monte Carlo vary widely, although the average square metre costs almost €54,000. "We do made-to-measure, haute couture," says Michel Dotta (Dotta Immobilier). If you want to buy a property at a lower price, look no further than Rue des Roses or Rue des Géraniums, or the Franco-Monegasque border.
When it comes to renting, the same rule applies: as soon as you get closer to the Carré d'Or, you'll be looking at a minimum of €2,500/month for a 30 m2 studio. The rental flats market is obviously very limited in this area, due to the scarcity.
Exotic Monaco
Quiet neighbourhoods with sea views
Off the beaten track from the heart of Monaco, the Moneghetti and Jardin Exotique district attracts a clientele looking for peace and quiet, attracted by the local lifestyle and proximity to both the Princesse Antoinette Park - a children’s playground - and the Théâtre des Muses. "Buying real estate in this area means you can enjoy a larger surface area than in the Carré d'Or, and at a lower price. Some flats have views over the Rocher, Fontvieille and the sea," says Michel Dotta.
Price per square metre in Moneghetti and Jardin Exotique
Prices per square metre remained fairly similar for some time, but there is now a clear distinction between Jardin Exotique (€50,000 per square metre on average) and Moneghetti (€45,326). This disparity can be explained by the diversity of the real estate on offer. Some buildings remain highly sought-after, such as the Eden Tower, with its uninterrupted views, and Les Ligures, with its swimming pool and tennis court, both located next to the Jardin Exotique, as well as the Garden House and Monte-Carlo View. By comparison, the buildings constructed in the 1950s, particularly in the Moneghetti, contain flats that are less prestigious and therefore below the average local price.
On the rental side, monthly costs are around €3,200 for 40 m² studios in Moneghetti and around €3,500 in the Jardin Exotique district, with higher prices for very prestigious buildings such as the Tour Simona or exceptional views such as the Eden Tower.
Fontvieille : more space
An area popular with families and expats
This mixed residential and industrial neighbourhood is attracting more and more buyers. "English speakers are very fond of Fontvieille," says Lucien Mostacci, director of Miells & Partners. "They love the peace and quiet of the area, which was built beside the sea in the 1970s, with large, luxurious buildings and small marina lined with English restaurants and pubs". People interested in fitness and families also appreciate the nearby Marquet beach, Louis II stadium and Cap d'Ail tennis club. The district borders France and is linked to Nice by the Basse Corniche road. The proximity of the heliport is a major selling point for business people and other professionals based on the Riviera or working locally.
Price per square metre in Fontvieille by residence
The average purchase price in Fontvieille today is the same as in Monte Carlo: €54,000 per square metre. Modern buildings with top-of-the-range features such as the Seaside, Plaza and Terrasses du Port (which boast a swimming pool, spa, gym and caretaker) are driving up the average resale prices, particularly for the highly sought-after upper floors.
The rental market in Fontvieille is fairly consistent, with listings ranging from €80 to €95 per square metre per month.
Monaco, village's ambiances
A historic pedestrianised area
Monaco-Ville is a real little village with pretty, colourful houses. Home to the Palais Princier and Monaco’s main institutions, Monaco-Ville is also the ultra-secure epicentre of the state’s power. The old town is very popular with buyers: "English-speakers and Russians are very keen. Children can come and go on foot with nothing to worry about. It's pedestrianised, less polluted and less noisy," explains Alain Chantelot, negotiator at Roc Agency.
Price per square metre in the narrow streets of Monaco-Ville
The price of a square metre in Monaco-Ville is very difficult to estimate as very few sales take place, and the estimates relate to 2010. At that time, we were talking about €30,000 to €35,000/m² in the central streets, in the heart of the district, and €40,000 to €60,000/m² for properties slightly further out. "On the gardens and walls side, rarity drives up prices." Although the buildings in the area are old and often don’t have lifts or parking, there are a few gems to be found. "There are some very beautiful flats that have been completely refurbished by their owners. Some have installed an inside lift."
A fully-furnished 270 m² house might be available to rent for around €23,000/month, so you can enjoy a historic setting with an authentic atmosphere.
Condamine : authentic charm
A lively shopping district
The historic La Condamine district is very accessible, friendly and always in demand. Popular spots include the Place d'Armes market or Rue Caroline and its Belle Époque facades (which also conceal renovated flats). Other assets of this authentic district include its many shops, bars, restaurants and schools. One notable example is the International University, housed in the boldly designed Stella building.
Price per square metre in port real estate
Naturally, the La Condamine seafront is the most popular area. "In the port, the first buildings have a direct view of the start and finish of the Formula 1 Grand Prix! There are stand-out buildings like the Ermanno Palace, the ShangriLa and the Palais Heraclès," explains Emmanuelle Roussel at Revimmo. Depending on the residence, La Condamine is now one of the most popular areas for residents and investors, with an average price per square metre of €54,000 rivalling Fontvieille and Monte-Carlo.
To rent in La Condamine, you'll need to pay between €80 and €100 per square metre per month to live in one of the many properties on the market, which boasts some very varied real estate, from old to modern.
Quartier La Rousse: the metamorphosis
Price per square metre at the Tour Odéon
The La Rousse district is already home to the tallest building in the Principality and one of the most expensive, the Tour Odéon. The flats in this double skyscraper, which is 170 metres and 49 storeys tall, are selling for between €20 and 50 million thanks to their top-of-the-range features. The 3,500 m² sky penthouse, with its infinity pool and waterslide, has long been reputed to be the most expensive flat in the world.
Luxury real estate projects in Monaco
Two property developments have been launched in the Principality in recent years. Located between Boulevard d'Italie and Avenue Princesse Grace, Bay House comprises 54 private flats (each 250 to 1,000 m²) and 5 luxurious villas, each with its own garden terrace and swimming pool. Scheduled for completion in 2024 and 2025, these residences are part of the Testimonio II development, which houses the international school. The Mona Résidence is a residential tower with original architecture by the Michel Pastor group. Designed by Jean-Michel Wilmotte, it brings together a number of talents, including landscape architect Jean Mus, designer Ora-ïto and artist Daniel Buren.
Expect indoor and outdoor pools, cinema and children's play areas. Currently, a flat at Bay House can be purchased for €90,000 per square metre, and the monthly rental price is in the region of €230 per square metre.
"Some of the older buildings in the district are still very popular, like Château Périgord with its exceptional sea views, Parc Saint-Roman and Monte-Carlo Sun," explains Lucien Mostacci of Miells & Partners. At an average of €45,000 per square metre, the district remains, along with Moneghetti, one of the most affordable in the Principality, but new projects are obviously pushing up the averages.
Larvotto: an ultra-popular district
Privileged access to the sea
At Larvotto, residents benefit from direct access to the beach, nearby restaurants, the Japanese Garden, Jimmy'z and the Sporting d’Été. Investors beware: there are very few properties for sale on the seafront Avenue Princesse Grace. If you want to buy, you'll have to look at the less expensive buildings on Boulevard du Larvotto. Before Mareterra started looking out onto the sea, prices averaged between €50,000 and €65,000 per square metre, reaching heights of almost €80,000 for real estate on Avenue Princesse Grace.
Mareterra: a neighbourhood priced at €120,000 per square meter
The Larvotto district has become increasingly popular with real estate investors thanks to the construction of the Mareterra district overlooking the sea. A €2 billion project, this innovative new complex has enabled the Principality to increase its surface area by 3%. 130 flats with exceptional sea views, each measuring at least 400 m², have been put up for sale and delivered in 2024, not to mention around ten villas, seven of which are priced at over €100 million. What is the average price for the public in Mareterra, you ask? €120,000 per square metre, which has caused the average cost of a square metre in Monaco to skyrocket, reaching a record high of €52,000 for the real estate market as a whole in 2024.
Find out more abou trends in Monaco's real estate, as well as the most prestigious residences in the Principality.
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