Monaco
Monaco Districts Guide: Monte-Carlo, Larvotto, Fontvieille and Where to Buy
Monaco is small enough to walk across, yet its districts differ sharply in price, atmosphere and housing. A district-by-district guide for buyers, with the official 2025 price estimates and what each area offers day to day.
Monaco covers about two square kilometers, but buying there is a very local decision. Within a few minutes' walk, prices per square meter can differ by tens of thousands of euros, and the experience of daily life changes just as much: the seafront promenades of Larvotto, the quiet residential streets of Fontvieille, the port and markets of La Condamine, the hillside calm of Jardin Exotique.
This guide compares Monaco's districts for buyers, using the official 2025 price estimates published by IMSEE, the Principality's statistics institute, and notes on what each area is like to live in.
Monaco's districts at a glance
| District | Estimated price per m² (2025) | Share of 2025 resales | Character |
|---|---|---|---|
| Larvotto | €71,167 | 3.0% (13 resales) | Seafront, beaches, newest waterfront development |
| Monte-Carlo | €54,009 | 38.2% (164 resales) | The center: Casino, Carré d'Or, shops, hotels |
| Fontvieille | €52,518 | 8.2% (35 resales) | Residential, modern buildings, marina, parking |
| La Condamine | €52,104 | 10.3% (44 resales) | Port Hercule, market, lively and practical |
| La Rousse | €51,265 | 23.3% (100 resales) | Eastern hillside, large residential buildings, views |
| Jardin Exotique | €45,168 | 9.6% (41 resales) | Western heights, calmer, wide views |
| Les Moneghetti | €43,797 | 5.6% (24 resales) | Residential, near the French border, good value |
| Monaco-Ville | Not estimated | Very few sales | The historic Rock |
Source: IMSEE, Real Estate Observatory 2025, published February 2026. Estimates come from a statistical model covering sales with a known floor area and exclude villas; the overall Monaco estimate was €57,569 per square meter.
Treat these as district averages. In Monaco, the building, floor, view and terrace often matter more than the district, and two apartments in the same street can differ widely in value.
Monte-Carlo and the Carré d'Or
Monte-Carlo is the district most buyers picture: the Casino, the Hôtel de Paris, the Casino Gardens and the luxury boutiques of the Carré d'Or. It is also the busiest resale market by far, with 164 resales in 2025, nearly two in five of all resales in Monaco.
The housing ranges from Belle Époque buildings to modern residences with concierge services, pools and parking. Apartments close to the Carré d'Or carry a premium for their central position, while streets a little higher up offer the same district for less.
Suits: buyers who want to walk everywhere, value the center's energy and services, and want the widest choice of buildings.
Larvotto
Larvotto runs along the eastern seafront, with Monaco's public beach, the Grimaldi Forum and seafront restaurants. It recorded the highest district estimate in 2025, at €71,167 per square meter, from a small number of sales.
Its appeal grew with Mareterra, a six-hectare land extension off the Larvotto seafront, beside the Grimaldi Forum, inaugurated in December 2024, with around 110 apartments, ten villas, four townhouses and a coastal promenade. Supply on the seafront remains extremely limited.
Suits: buyers who prioritize the sea, the beach and contemporary buildings, and for whom budget is less of a constraint.
La Condamine
La Condamine wraps around Port Hercule, with the market square, cafés, shops and quick access to everything. It is one of Monaco's most practical and lively districts, with a mix of older and more recent buildings, and views over the port from upper floors.
During major events, notably the Grand Prix, the port area becomes the center of the action, which some residents love and others prefer to avoid.
Suits: buyers who want an everyday neighborhood with shops and the port at the door, and a varied choice of buildings.
Fontvieille
Fontvieille was built largely on land reclaimed from the sea from the late 1960s onward. It is quieter and more residential than the center, with modern buildings that often include parking and storage, its own marina, the Princess Grace Rose Garden and the Louis II Stadium.
Suits: families and buyers who value calm, space, parking and practical buildings over a central address.
La Rousse
La Rousse rises on the eastern side of the Principality toward the French border. It accounted for nearly a quarter of 2025 resales, reflecting a large stock of residential buildings, including some of Monaco's tallest towers, often with sea views from upper floors.
Suits: buyers looking for views and space in established residential buildings, within walking distance of Larvotto and Monte-Carlo.
Jardin Exotique and Les Moneghetti
On the higher ground to the west, these districts recorded the lowest model estimates in 2025. They are more residential and calmer, with wide views over the Principality and the sea, and more space for the budget. The trade-off is topography: more uphill walking, and a little more distance from the seafront and the center, though public elevators and escalators help.
Suits: buyers who want Monaco's address and amenities at a more accessible price per square meter.
Monaco-Ville
The historic Rock, home to the Prince's Palace, the cathedral and the Oceanographic Museum, has very few transactions and is excluded from IMSEE's price model. Homes here are rare and full of character.
How to choose a district
Daily life. Where will you walk each day: the beach, the port, the center, a school?
Building type. Belle Époque character, modern services, or a tower with views?
Parking and storage. Easier in Fontvieille and some modern buildings; scarce in the oldest areas.
Noise and events. Central and port-side streets are livelier, particularly during the Grand Prix.
Topography. Monaco is steep. Check the walk to the places you will use most.
Budget. The same budget buys noticeably more space in the western and residential districts.
Just across the border
Beausoleil, Cap-d'Ail and Roquebrune-Cap-Martin are French communes beside Monaco. Some buyers choose them for more space or a different budget within minutes of the Principality. They follow French law, French costs and French taxes, and owning there does not provide Monaco residency. Our guide to living next to Monaco compares the three.
Frequently asked questions
What is the most expensive district in Monaco?
Larvotto recorded the highest estimate in 2025, at €71,167 per square meter, according to IMSEE. Exceptional apartments elsewhere, especially in the Carré d'Or, can also command very high prices.
Where is property cheapest in Monaco?
Les Moneghetti and Jardin Exotique recorded the lowest district estimates in 2025, at €43,797 and €45,168 per square meter.
Which Monaco district has the most property for sale?
Monte-Carlo is the most active resale market, with 164 resales in 2025, followed by La Rousse with 100.
What is Mareterra?
A six-hectare district reclaimed from the sea off the Larvotto seafront, inaugurated in December 2024, with around 110 apartments, ten villas and four townhouses.
Final perspective
Monaco's districts offer genuinely different ways of living in a very small place. Start with the life you want each day, then choose the district, then the building, and only then compare prices, because in Monaco the right building in the right street is what holds value.
Asher works alongside experienced, locally licensed Monaco professionals to help international buyers find the right district and building. Read our guides to buying property in Monaco and the Monaco market, visit our Monaco page, or contact Asher.
Sources
IMSEE (Monaco Statistics), Real Estate Observatory 2025 (opens in a new tab), published February 2026.
Monaco Life, Mareterra, Monaco's six-hectare waterfront district (opens in a new tab), December 2024.
This guide is general information as of October 2026, not investment or legal advice.
About the author
Asher McInerney
Asher McInerney has more than 20 years of real estate experience and has been licensed in California since 2005. He represents clients in San Francisco with Ground Matrix, Inc., and serves as International Director of Sales at Fracct Homes in France.
More about Asher
