There are few realistic places to buy a new-build home near Monaco: inside the Principality, in Beausoleil right on its border, and along the French coast towards Roquebrune-Cap-Martin, Menton, Èze and Beaulieu-sur-Mer. They are very different markets. Monaco is scarce and priced in tens of millions for new-build. Beausoleil offers new apartments from €420,000. The coast between them sits in the middle, with more choice of views, gardens and lifestyle.
We are an independent buyer agent on the French Riviera, so we work for you and not for a developer. Below is how we would compare the options if a friend asked where to start, with the figures and the sources behind them.
TL;DR
- Monaco itself: new-build is rare and ultra-prime. In 2025 the average new-build sale price was €40.8 million, and only 64 new-build homes sold.
- Beausoleil: the practical neighbour. Mona-K, for example, lists apartments from €420,000, delivery scheduled for Q4 2028.
- Purchase costs: buying new from a promoter in Monaco carries 20% VAT, normally in the price, plus 1.5% notarial and 1% registry fees (Chambers).
- France: off-plan (VEFA) buyers are protected by statutory deposit caps and a developer completion guarantee, which you should confirm before reserving.
- Best route: define your budget and lifestyle first, then compare schemes on both sides of the border with an agent who is not tied to any one project.
Table of Contents
- The three places to look, side by side
- Monaco: where the new-build actually is
- Beausoleil: Monaco’s front door in France
- The coast towards Menton
- What new-build really costs near Monaco
- How buying off-plan works in France (VEFA)
- What to check before you reserve
- Which option suits which buyer
- Why we do this differently
- Start with a conversation
- FAQ
- Sources
The three places to look, side by side
Before going into detail, here is the comparison I draw on a notepad with most clients.
| Monaco (Larvotto, Mareterra, Condamine) | Beausoleil (French side of the border) | Coast towards Menton (Roquebrune-Cap-Martin, Menton, Èze, Beaulieu) | |
|---|---|---|---|
| What you buy | Ultra-prime apartments and a few villas | Apartments, many with terraces and sea views | Apartments and villas, often with outdoor space |
| Price signal | 2025 average new-build sale €40.8m; Monaco average €57,569 per m² | Example: Mona-K from €420,000 (T2) to €1,789,000 (T5) | Varies widely by scheme; check each developer’s current price list |
| Supply | Very limited, released in rare cycles | Small and mid-size programmes | Regular programmes across several towns |
| Purchase costs | 20% VAT in price plus 1.5% notary and 1% registry | VEFA regime: notary fees typically 2% to 3% | Same French VEFA regime |
| Best for | Buyers wanting the address itself | Monaco access at a fraction of the cost | Lifestyle, space, second-home use |
All prices and delivery dates are as published by the developers or analysts cited in this article and can change, so treat them as a snapshot and confirm current availability.
Monaco: where the new-build actually is
New-build in Monaco does not behave like an ordinary city market. Savills describes it as dependent on rare delivery cycles: when a major scheme is released the statistics jump, and when that supply is absorbed, scarcity returns (International Investment, citing Savills).
The numbers show it. Knight Frank reported that new-build sales jumped to 101 units in 2024 from 28 in 2023, driven largely by the completion of Mareterra and Bay House. In 2025 the count fell to 64 but remained above the ten-year average, and 35 of those sales exceeded €20 million, with five above €100 million (International Investment).
On price per square metre, Monaco Tribune, reporting IMSEE data, put the 2025 average at €57,569, with Larvotto passing €70,000 for the first time at €71,167.
Larvotto and Mareterra
Mareterra is the headline project: a €2 billion extension that added about 3% to Monaco’s territory. It accounted for 130 of the 159 new apartments delivered in Larvotto in 2024, Monaco’s highest completion figure since 1993. Le Renzo, conceived by Renzo Piano Building Workshop, forms the western edge of the district, with residences above a small port and retail plaza, according to the official Mareterra site.
Much of Mareterra has now sold, and Savills notes that units are starting to enter the resale market. For many buyers this is the real route in: not a developer launch, but a first-owner resale of a very recent building. That is exactly the kind of opportunity that moves through agent networks rather than portals. Contact us as your buyer agent to help you enter the Monaco market.
Bay House and Testimonio II
Bay House is a residential building in Larvotto with 56 apartments and five villas, part of Testimonio II. Choose from three- to six-bedroom residences with floor-to-ceiling windows, south-facing wraparound balconies and direct access to a secure parking bay, plus home automation and concierge services. The villas have roof terraces and private pools. Groupe Marzocco presents the scheme as one of the last large buildable sites in the Principality, developed between 2017 and 2024 (Groupe Marzocco).
Villa Ninetta and Le 45
Villa Ninetta, at 3 rue Malbousquet, is a Belle Époque-inspired building with ten floors, studios to three-room apartments, marble finishes, a 24/7 concierge and nine levels of underground parking, listed for delivery in 2026. Le 45, at 45 Rue Grimaldi, offers studios to five rooms across 15 floors with 24-hour concierge. Ask for current availability on either, as stock at this level moves quickly.
What the supply tells you
Land constraints mean other significant new developments are unlikely in the near future, and argues limited supply supports capital values (Savills Monaco Spotlight 2025). That is a market view, not a promise. The practical consequence for you is simple: if you want Monaco new-build, you need to know about a scheme before it is publicly marketed.
Beausoleil: Monaco’s front door in France
Beausoleil sits directly on the Monaco border, climbing the hill behind the Principality. You can often walk down to Monaco, and the new programmes tend to emphasise terraces and sea views. For buyers who want Monaco access, a French notary process and a lower entry price, it is the first place I look. We cover the town in more detail in our Beausoleil buying guide, and you can browse villas and apartments in Beausoleil.
Two programmes show the range:
- Mona-K, at 19 Rue Victor Hugo: ten apartments from two to five rooms, priced from €420,000 for a T2 to €1,789,000 for a T5, delivery scheduled for Q4 2028. The developer places it ten minutes by car from Monte-Carlo and 550 m from Parc Princesse Antoinette, with terraces of up to 90 m² and parking for residents.
- Bel Horizon, on Avenue des Pins: 20 apartments from two to four rooms on the heights of Beausoleil, with panoramic views, delivery in Q4 2028.
The trade-off is plain. A 2028 delivery means you are buying a plan and waiting. The upside is that you can often choose your floor, layout and finishes, and the French VEFA framework gives you statutory protections (more on those below).
The coast towards Menton
Walk further east or west and the picture opens up. Off-plan programmes are marketed in Roquebrune-Cap-Martin, Menton, Èze, Beaulieu-sur-Mer and Villefranche-sur-Mer, among other towns, according to the listings on Riviera New Developments, which reports 125 active developments across the Côte d’Azur with delivery windows running from 2026 to 2028. Treat that as a pointer to where schemes exist, and confirm each one directly with the developer.
How do these towns differ for a buyer?
- Roquebrune-Cap-Martin and Menton: the closest to Monaco after Beausoleil, with a more residential, Italian-tinged feel. See our page on luxury property in Menton.
- Èze and Beaulieu-sur-Mer: hillside and seafront settings between Monaco and Nice, popular with buyers who want quiet and easy road access.
- Villefranche-sur-Mer and Nice: a deep-water bay, a larger city and an international airport close by. Our Nice property page shows what is available.
If you are flexible on the exact address, this stretch is where new-build offers the most space for the money, particularly if you want a terrace large enough to live on from April to October.
What new-build really costs near Monaco
The sticker price is only part of it. Purchase taxes differ sharply between the two sides of the border and between new and resale.
In Monaco
Buying new directly from the promoter in Monaco attracts 20% VAT, normally incorporated in the price, plus a 1.5% notarial fee and a 1% registry fee. Resale carries 4.75% registration duty plus 1.5% notarial fees, according to Chambers Private Wealth 2026. Because VAT is built into the headline figure, compare new and resale on a like-for-like, all-in basis.
In France
On a French VEFA purchase, notary fees are typically around 2% to 3% of the price, against 7% to 8% for existing property, because the sale is subject to VAT rather than transfer duties, according to Maître Reda Kohen. That gap is one reason new-build in Beausoleil or Menton can be more attractive on total cost than a resale of similar size. Rates and rules can change, so your notary should confirm the exact figures for your purchase.
Planning the money side
If you are moving capital across borders, it helps to think about how the purchase fits your wider finances, from currency to ongoing wealth planning. This overview of expat wealth management gives a useful starting frame. We can also introduce you to mortgage brokers and tax advisers who work with international buyers, and for inheritance and ownership structures such as an SCI, you should take advice from a French tax adviser or notaire before you sign anything.
How buying off-plan works in France (VEFA)
Most new-build near Monaco on the French side is sold as VEFA, vente en l’état futur d’achèvement, meaning you buy before or during construction and pay in stages.
The protections worth knowing:
- Capped reservation deposit. The deposit is capped at 5% of the price if the notarial deed is signed within one year, 2% if between one and two years, and none can be required beyond two years, under Article R.261-28 of the Code de la construction et de l’habitation, as set out by Notaires de France.
- Completion guarantee. The developer must hold a garantie financière d’achèvement (GFA) or a garantie financière de remboursement (GFR) before the VEFA contract is signed, under Article L.261-10-1 of the same code.
- Staged payments. You pay as construction progresses, with the notaire coordinating the process.
Monaco has its own framework for promoter sales, and your Monaco notary and adviser will explain it for the specific programme.
What to check before you reserve
A short list we use with every buyer:
- Delivery date and its track record. Ask what the contract says and how comparable programmes by the same developer have performed.
- The guarantee. Have your notaire confirm the GFA or GFR before you sign.
- The orientation and the view. On a plan, a sea view can depend on what is built in front of it. Ask for the plot plan and neighbouring permits.
- Parking and storage. Near Monaco these are often priced separately and matter a great deal in daily life.
- Service charges. A building with a concierge and pool costs more to run, as Bay House’s services illustrate.
- Your own situation. Residency, tax position and nationality can affect financing and how you hold the property. Speak to a tax adviser in your country of residence and in France or Monaco before reserving.
Which option suits which buyer
- You want the Monaco address and have a very large budget: Larvotto and Mareterra, mainly through resale of recent buildings or the rare new launch.
- You want to live near Monaco and use its services: Beausoleil, where Mona-K and Bel Horizon-type programmes put you minutes away.
- You want a second home with space and terraces: Roquebrune-Cap-Martin, Menton, Èze or Beaulieu.
- You are investing: compare rental demand, delivery timing and total acquisition costs, not only the headline price. Monaco average rents rose 9.1% to €124.88 per m² per month, according to International Investment, but French-side yields depend on the specific building.
Why we do this differently
Our view is that the best new-build is rarely the one with the biggest advertising budget. Monaco and its neighbours are small, and the schemes that suit you may be on a developer’s private list, in a first-owner resale, or in a town you had not considered.
We are an independent buyer agent, not a seller with listings of our own. We represent you, and we search the whole market through local agents, developers and off-market contacts. That lets us put a Beausoleil programme next to a coastal one and tell you which fits your plans, not which one pays us most.
We guide you through the search, the comparison, the viewings, the negotiation and the purchase through to the notaire, and we connect you with mortgage brokers, tax advisers and notaires when you need them. Our approach is Dutch in style: personal, transparent and efficient.
We would rather you reserve slowly and correctly than quickly and uncertain.
Ab Kuijer
Start with a conversation
If you are weighing Monaco against Beausoleil or the coast, begin with our guides to buying new construction in Monaco and new construction on the Côte d’Azur, then see current new-build offers. When you are ready to talk about your own brief, our search mandate is the simplest way to start: tell us your budget, your timing and what a normal week in your new home should look like, and we will come back with a shortlist from across the market. You can also send an enquiry through our main page.
FAQ
Is it cheaper to buy new-build in Beausoleil than in Monaco?
Yes, by a wide margin. Mona-K in Beausoleil lists apartments from €420,000, while Monaco’s average new-build sale price in 2025 was €40.8 million. The averages are skewed by ultra-prime sales, so compare specific homes rather than headline figures.
Are purchase costs lower on new-build?
Generally, yes. In France, VEFA notary fees are typically around 2% to 3%, compared with 7% to 8% for existing property. In Monaco, promoter sales carry 20% VAT in the price plus 1.5% notarial and 1% registry fees. Ask your notary for the exact figures on your purchase.
How much deposit do I pay when reserving off-plan in France?
The reservation deposit is capped at 5% of the price if the deed is signed within a year, 2% if within one to two years, and cannot be required beyond two years (Notaires de France). Your notaire will confirm how this applies to your contract.
Can a foreign buyer purchase new-build near Monaco?
In principle, international buyers do purchase both in Monaco and in French towns nearby. Rules on financing, taxation and residency depend on your own situation, so take advice from a tax adviser and notary before reserving. We can introduce you to professionals who work with international clients.
Will there be more new-build in Monaco soon?
Land constraints make other significant new developments unlikely in the near future. That is one reason many buyers also look at Beausoleil and the neighbouring coast.
Sources
- Monaco Tribune, Monaco’s new homes reach record prices
- International Investment, Monaco Real Estate 2026
- Chambers, Private Wealth 2026 Monaco
- Notaires de France, Buying on plan (VEFA)
- Maître Reda Kohen, Buying off-plan property in France
- Marignan, Mona-K in Beausoleil
- Groupe Reus, Bel Horizon
- Bay House Monaco
- Groupe Marzocco, Testimonio II
- Mareterra, Residences
- Segond Promotion, new programmes in Monaco
- Riviera New Developments
- Marmot Finance, expat wealth management
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