Beausoleil : a property market that shows no sign of slowing

Rental pressure, brisk sales activity and ongoing new developments continue to push property prices upward in this hillside municipality, whose appeal to investors and Monaco-based professionals remains unwavering.

Despite its steep topography and the near absence of local economic activity, Beausoleil remains one of the most sought-after markets thanks to its immediate proximity to the Principality. This advantage fuels strong demand, both from Monaco’s workforce—many of whom see the town as a preferred home base—and from investors looking for a nearby yet far more affordable alternative. “Among buyers, I’d say around 60% are investors and 40% owner-occupiers, most of them working in Monaco,” confirms Lionel Deplanche, negotiator at Deplanche Immobilier in Beausoleil.

Rising transaction volumes and rising prices

In 2025, the market remains dynamic across all segments. Saidou Bacar, director of La Forêt Beausoleil, expects “a better year in 2025 than in 2024, with an increase of around 10% to 15% in the number of sales,” even if, he notes, “we still haven’t regained the enthusiasm of the peak years.”

“After being relatively affected last year by the rise in interest rates, the sales market has revived since the beginning of the year, thanks to both declining and then stabilising interest rates,” explains Lionel Deplanche. Rising transaction volumes go hand-in-hand with rising prices. “The average price per square meter for apartments in Beausoleil currently stands at around €7,500/m²—about 5% more than last year,” he says, noting that properties listed at the right price typically sell within three months. Two-bedrooms, one-bedrooms and studios represent the bulk of demand. Buyers remain predominantly European—mainly French, Italian and British, according to Deplanche. Meanwhile, Bacar has observed “a decline in Ukrainian buyers, who had been very active in recent years.”

The city centre remains the most coveted area

The most sought-after properties are naturally those closest to Monaco—particularly around the train station and the town centre. The latter remains the most expensive district, with average prices around €8,000/m². “Avenue du Général-Leclerc, Avenue Camille-Blanc and Boulevard de la République are among the most desirable addresses,” details Deplanche. This historic district is also the most vibrant, with shops and a market, but the housing stock consists largely of Belle Époque buildings lacking modern comfort.

The Moneghetti district offers the lowest prices

“Next come Lower Tenao and Boulevard Guynemer (€7,500/m²), a long residential artery near the Tour Odéon where numerous buildings have been constructed over the past decade. Then Bellevue and the Moyenne Corniche (€6,500 to €7,000/m²),” says Deplanche. The Moneghetti district remains the most affordable at €5,500 to €6,500/m². Harder to access, it features several buildings from the 1960s to 1980s that offer neither modern convenience nor the charm of older architecture—but many do include parking, a major advantage in the area. “This sector appeals more to locals and workers than to investors,” notes Bacar.

Conversely, certain highly desirable residences—such as the Alcazar, Avant-Scène, Sperare Qui and Princesse Palace—command far higher values, around €10,000/m² according to La Forêt’s director. Properties in these buildings are scarce. Similar pricing can be found at Riviera Palace which, despite being more remote, remains a prestigious address thanks to its character and history.

New-build prices reach new heights

As for new-builds, they command premium prices: around €12,000 to €13,000/m² according to Deplanche, with a handful of high-floor luxury units exceeding €20,000/m². Among these standout developments is Résidence Olympe, designed by renowned architect Jean-Michel Wilmotte and delivered in June on Avenue de Villaine. It perfectly illustrates soaring new-build prices. Highly sought-after, the development nevertheless takes longer than average to sell due to its elevated pricing. “We still have three units available, including the penthouse (156 m² of living space + 75 m² terrace) listed at €4,200,000—that’s €26,000 per m²,” notes Deplanche.

He adds that prices on certain developments have recently been adjusted—by up to 20% on some units. “One project on the Moyenne Corniche never even materialised due to insufficient demand at the initial price point. This situation has mechanically reinforced the value of period properties, now seen as more secure and attractive purchases. New developments are highly sought-after, but it shows buyers know the fair price level.”

More new developments underway

Several new projects are currently under construction. First is Villa Lucet, on Avenue Prince Rainier III along the Moyenne Corniche, opposite the car-wash station. This contemporary split-ownership project is being developed by Vinci Immobilier, with delivery scheduled for late 2026. Construction has also begun on “16 Langevin,” on Avenue du Professeur Langevin. Villa 33 on Boulevard Guynemer is being marketed ahead of the construction launch, as is the “2915 Prince Rainier III” residence. It is hoped that some of these new units will be offered as long-term rentals, as the market is unanimously described as extremely tight, with far more demand than available supply.

€35–€40 per m² in the rental market

“The proliferation of Airbnb rentals is further tightening the market: many owners choose the profitability of seasonal lets, which are in very high demand since Beausoleil has very few hotels and those in Monaco are more expensive and often fully booked,” explains Bacar. “This tension, however, benefits investors: long-term rentals are increasingly rare, so any apartment placed on the market is usually rented within around ten days, and rents are rising—boosting yields,” notes Deplanche. “Average rents run between €35 and €40 per square meter,” he adds. A 40 m² one-bedroom therefore rents for between €1,300 and €1,700 per month.

Houses, offices and parking: extremely scarce assets

The municipality is almost exclusively composed of apartment buildings. Detached houses are rare and “mainly found along the Moyenne Corniche, Chemin Romain, Chemin Grima, Boulevard Guynemer and Tenao,” notes Bacar. Ultimately, this stock may disappear entirely, says Deplanche, explaining that with no vacant land left, developers increasingly purchase houses to demolish and replace them with apartment blocks. Parking spaces are also exceedingly scarce, resulting in staggering prices. “We recently sold a garage on Avenue Delphine, behind Parc Saint-Roman, for €120,000,” he says.

A predominantly residential municipality

Office supply is also limited, which is logical in a town that is primarily residential—if not a bedroom community—for Monaco. “Professional premises are mostly found in the town centre—Boulevard de la République, Avenue Camille-Blanc and Avenue d’Alsace—and are largely occupied by independent professionals and service companies,” explains Deplanche. By contrast, the town hosts roughly fifteen real-estate agencies—a testament to the strength and dynamism of Beausoleil’s property market.