Neighborhood Report
Larvotto
Monaco · 98000. Monaco's beachfront. Since Mareterra opened, the district has moved from premium to outright prime. Families with the means live here.
Overall Score
8.2/10
Investment9/10
Connectivity9/10
Livability9/10
Family9/10
Prestige8/10
Value for Money5/10
Investment & Pricing
Price / sqm
€45.000 – €80.000
Total Price Range
€1.8M – €22.0M
YoY Price Change
+1.8%
Transactions Q1
21
Rental Yield
2.1%–3.1%
Charges /sqm/yr
€70–€130
Demand
Very High
3-Yr Appreciation Est.
+12%
Schools & Safety
International School of Monaco
International · English/French
École Stella
Primary · French
Crime ratingExceptional — Monaco has near-zero crime
Transport & Location
Transport Score9/10
Marina Proximity7/10
Casino / Central7/10
Beach Access10/10
Heliport AccessYes — Nice Airport in 7min
Links
Bus 4/6 to CasinoMonte-Carlo Country Club 5minHeliport 10min
Amenities
Larvotto BeachMonte-Carlo BayJapanese GardenGrimaldi ForumMareterra
Notable Buildings
Mareterra district (new)Le RoccabellaMirabelLe Schuylkill
Tax residency eligibility:Ownership here supports Monaco tax residency — no income tax, no capital gains tax (EU conditions apply).
Strengths
- Only true beach district in Monaco
- Mareterra reclamation boosted prestige and new-build stock
- Best family quarter — beach, garden, schools
- Highest 3-yr appreciation estimate in Monaco
Weaknesses
- Peak summer traffic along Avenue Princesse Grace
- Older Larvotto stock needs refurbishment
Compared to Monaco Average
€/sqm
+20%
vs avg €52.000
Yield
-0.2pp
vs avg 2.8%
YoY Growth
+0.4pp
vs avg 1.4%
Transport
9/10
vs avg 8
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Data updated April 2026