Our Luxury Properties for Sale Around Monaco

Why buy around Monaco?

Buying around Monaco makes it possible to benefit from the Principality’s appeal while enjoying a residential setting that is often more spacious and more open to the Mediterranean. Just a few minutes from business districts, ports, international schools and Monaco’s major infrastructure, the surrounding towns offer highly sought-after environments for a primary residence, a second home or a long-term investment.

This market is also distinguished by the rarity of its best locations. Between protected coastline, steep terrain and limited land availability, properties combining sea views, good exposure, peace and quiet, privacy and proximity to Monaco remain few and far between. This structural constraint continues to support interest in the most established areas, notably Saint-Jean-Cap-Ferrat, Cap-d’Ail, Èze, Villefranche-sur-Mer and Roquebrune-Cap-Martin.

The diversity of micro-markets is another major advantage of the area. Some buyers prioritize immediate proximity to Monaco and ease of access, while others seek more land, greater privacy or an exceptional seafront setting. This variety makes it possible to tailor a purchase precisely to the desired lifestyle, while remaining at the heart of one of the most exclusive real estate markets on the French Riviera.

Where to buy around Monaco?

The real estate market around Monaco spans several towns with very different profiles. Proximity to the Principality, access to the coast, the importance of sea views, the type of property or the level of privacy: the choice of area depends as much on the property project as on the desired lifestyle.

Saint-Jean-Cap-Ferrat

Saint-Jean-Cap-Ferrat is one of the most exclusive residential markets on the French Riviera. The peninsula is particularly sought after for its large properties, villas with gardens and locations offering a high degree of privacy. The scarcity of land and the limited number of properties available make it a market apart, especially for buyers seeking an exceptional residence close to Monaco.

Discover our selection of luxury properties for sale in Saint-Jean-Cap-Ferrat

Cap-d’Ail

Directly bordering Monaco, Cap-d’Ail is particularly well suited to buyers who want to remain as close as possible to the Principality. The market combines high-end apartments and villas, often with open views over the Mediterranean. The residential areas above the coastline and around La Mala are among the most sought-after locations.

Discover our selection of luxury properties for sale in Cap d'Ail

Èze

Between Nice and Monaco, Èze stands out for its properties set on the hillsides overlooking the sea. Contemporary villas play a major role here, with large openings, terraces and swimming pools designed around panoramic views. Èze-sur-Mer, meanwhile, offers a more direct connection to the coastline and quick access to Monaco.

Discover our selection of luxury villas for sale in Eze

Villefranche-sur-Mer

Villefranche-sur-Mer is especially appealing for its remarkable views over its bay and the Saint-Jean-Cap-Ferrat peninsula. Its market includes contemporary villas, historic properties and prestigious apartments. The hills generally offer more panoramic views and larger spaces, while areas close to the center prioritize proximity to beaches, the port and shops.

Discover our selection of luxury properties for sale in Villefranche-sur-Mer

Beaulieu-sur-Mer

More compact, Beaulieu-sur-Mer mainly offers high-end apartments as well as a few villas and historic residences. Its center, port and location between Villefranche-sur-Mer and Saint-Jean-Cap-Ferrat make it a popular address for buyers looking for a lively residential environment year-round while remaining close to Monaco.

Discover our selection of luxury properties for sale in Beaulieu-sur-Mer

Roquebrune-Cap-Martin

To the east of Monaco, Roquebrune-Cap-Martin offers a broader and particularly varied market. Cap Martin is home to some of the most prestigious properties, including Belle Époque villas and grand residences surrounded by gardens. Other areas feature contemporary villas, penthouses and sea-view apartments, with quick access to Monaco.

Discover our selection of luxury properties for sale in Roquebrune-Cap-Martin

Beausoleil

Set directly above the Principality, Beausoleil is a particularly attractive alternative for buyers whose priority is proximity to Monaco. The market is made up mainly of apartments, recent residences and penthouses, some of which enjoy spectacular views over Monaco and the Mediterranean.

Discover our selection of luxury apartments for sale in Beausoleil

What types of property can you find around Monaco?

The real estate market around Monaco is distinguished by the exceptional quality of its properties and the diversity of its offering. From contemporary villas overlooking the Mediterranean to prestigious apartments in the most sought-after residences, as well as Belle Époque properties and waterfront homes, each purchase meets specific expectations in terms of location, amenities and heritage value.

Contemporary villas

Highly sought after by an international clientele, contemporary villas appeal thanks to their clean architecture, generous volumes and premium amenities. Large picture windows, infinity pools, wellness areas, gyms, wine cellars, private lifts and home automation systems are now standard features of the finest homes. Set on the hillsides of Èze, Cap-d'Ail or Roquebrune-Cap-Martin, they offer spectacular views over the Mediterranean and the Principality.

Belle Époque properties

The French Riviera retains a remarkable architectural heritage, inherited from the golden age of holiday retreats in the late 19th and early 20th centuries. In Saint-Jean-Cap-Ferrat, Beaulieu-sur-Mer and Villefranche-sur-Mer, many Belle Époque residences still bear witness to this prestigious history. Carefully restored, they combine the charm of original materials with contemporary amenities, while offering landscaped gardens, large terraces and exceptional sea views.

Prestigious apartments

The area also offers a selection of luxury apartments that meet the expectations of buyers looking to benefit from a prime location in the immediate vicinity of Monaco. The most sought-after residences generally feature high-end services such as a caretaker, a swimming pool, a gym, or concierge service. Penthouses and top-floor apartments, meanwhile, offer magnificent terraces with panoramic views over the Mediterranean and the Principality.

Waterfront properties

Among the rarest properties on the market are properties with direct access to the sea. Set in exceptional locations, they offer an incomparable lifestyle where privacy, Mediterranean gardens, and panoramic views combine with privileged access to the coastline. These discreet properties, often marketed quietly, represent particularly sought-after opportunities for international buyers.

Private estates and discreet properties

Around Monaco, some of the most beautiful homes are located within private estates or are sold discreetly. These properties offer extensive grounds, enhanced security, and a level of privacy particularly appreciated by an international clientele. Thanks to its network and expertise in the prestige market, Michaël Zingraf Real Estate also supports its clients in their search for off-market properties, rarely accessible through traditional sales channels.

The property market around Monaco

The residential offering we observe around Monaco illustrates the extreme breadth of this market. Across a sample of 124 properties, the median price stands at €2.35 million, with an average price of €5.84 million. The median price per square metre reaches €17,482/m², while the median size of the properties offered is 146 m². Prices range from €335,000 to €45 million, reflecting very different markets depending on the municipality, the type of property, and above all the quality of the location.

The differences between the various areas are particularly pronounced. Saint-Jean-Cap-Ferrat occupies a class of its own, with a median price of €15 million and nearly €38,000/m², ahead of Cap-d’Ail, where the median price per square metre reaches nearly €22,000. Roquebrune-Cap-Martin shows a median price of €4.25 million, compared with €3.27 million in Èze and €2.93 million in Villefranche-sur-Mer. Beausoleil sits in a more accessible segment, with a median price of €1.10 million, while still retaining the advantage of immediate proximity to Monaco.

Data from Michaël Zingraf Real Estate, calculated based on a sample of 124 properties listed for sale in the Monaco area - data updated in August 2026.

The type of property is also a determining factor. Apartments, which account for 62 properties in our selection, have a median price of €1.10 million and €12,929/m². For villas, the scale shifts considerably: the median price reaches €8.70 million, with a median value of €27,188/m². The rarest properties are even higher, with a median price of €13.65 million and nearly €35,833/m².

These figures confirm that there is no single property market around Monaco, but rather a succession of highly differentiated micro-markets. Just a few kilometers apart, price levels can vary significantly depending on proximity to the Principality, sea view, land size, the discretion of the address, or the rarity of the property. A precise reading of each area is therefore essential to compare two properties and properly assess their positioning.

International demand driven by budgets above €2 million

The data from our CRM confirm the international dimension of the market around Monaco. Buyers from France account for 40.1% of enquiries, while nearly four in ten enquiries come from identified international origins. The United Kingdom is the leading foreign market with 6.2% of searches, ahead of the United States and Canada (4.1%), Switzerland (3.4%), and Germany (3.3%). Russia and Kazakhstan, Italy, Belgium, the Netherlands, the United Arab Emirates, and Monaco complete this particularly diverse clientele.

The budgets being sought also reflect the high-end positioning of the area. The €2 million to €5 million range accounts for 34.7% of enquiries and is the market’s leading segment. Searches above €5 million represent 37.5% of enquiries on their own, including 18.7% with a maximum budget of €10 million or more. In total, 72.2% of searches are for a budget of at least €2 million.

Analysis of inquiries recorded in the Michaël Zingraf Real Estate CRM for 2026

The median budgets observed are relatively consistent among the main international client groups, generally ranging between €2.5 million and €4 million. They notably reach €3.50 million for British buyers, €3 million for French, Swiss, and German buyers, and €4 million for enquiries from Russia and Kazakhstan, Belgium, or the Netherlands. Enquiries originating from Monaco, meanwhile, show a median maximum budget of €4.10 million.

A comparison between the available supply and the recorded searches thus highlights a particularly segmented market: significant demand is concentrated between €2 million and €5 million, while villas and properties in the rarest locations reach much higher levels. This configuration reinforces the importance of precise knowledge of micro-markets in order to identify properties that truly match the budget, type of property, and area sought.

Michaël Zingraf Real Estate’s expertise around Monaco

Since 1977, Michaël Zingraf Real Estate has been assisting French and international clients with the acquisition of prestige properties on the French Riviera. Around Monaco, our teams rely on an in-depth knowledge of the various micro-markets, from Saint-Jean-Cap-Ferrat to Roquebrune-Cap-Martin, in order to identify the locations, property types, and opportunities best suited to each project.

As the exclusive affiliate of Christie’s International Real Estate for the Provence-Alpes-Côte d’Azur region, Michaël Zingraf Real Estate benefits from an international network of buyers and sellers as well as privileged visibility in the luxury real estate market. This international dimension complements our local expertise and also gives our clients access to a selection of properties marketed confidentially or off-market.

The quality of this support and the group’s positioning in the most demanding real estate markets have notably been recognized by the Luxury Lifestyle Awards in 2024 and 2025. Property selection, market analysis, viewing arrangements, negotiation, and support through to the completion of the purchase: each project benefits from personalized guidance based on local expertise, discretion, and quality advice.

Discover our selection of villas, apartments, and exceptional properties for sale around Monaco, or contact our teams to entrust us with your search and access opportunities that precisely match your criteria, including properties offered in complete confidentiality.