Near-Monaco — Villa Market & Lifestyle Intelligence
The French communes ringing the Principality — Roquebrune-Cap-Martin, Villefranche, Èze, Beaulieu and Cap-d'Ail — in verified numbers and documented fact: €3M+ villa analytics from DVF plus the sourced story of the corniche coast.
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Minutes from Monaco, on French soil: the corniche communes are where the Principality's world actually spreads out — Monte-Carlo Beach and the Maybourne Riviera both stand in Roquebrune-Cap-Martin despite their branding, Cap Martin's estate belt has hosted empresses and architects, and the Rade de Villefranche shelters the coast's deepest anchorage. This dossier publishes the zone's official DVF transaction analytics and a documented profile of the belt around Monaco, every fact carrying its source.
Market data
Near-Monaco recorded 366 villa sales at €3M or above over 2014–2025 — €2.83 billion in total, at a twelve-year median of €4.7M (DVF). Roquebrune Cap Martin leads the zone with 119 sales.
Key findings — Twelve years in five numbers
The register records 65 sales at €10 million or more between 2014 and 2025, with the highest recorded sale at €59.0M.
The median sale price moved from €4.51M in 2016-2020 to €4.78M in 2021-2025, a change of +6%.
Sales at €5 million or more carried 75% of total value in 2016-2020 and 74% in 2021-2025.
DVF, the French government's register of property sales, records 366 sales for €2.83bn over 12 years, about 30 a year.
Near-Monaco ranks second among the Riviera villa markets this site tracks by value traded between 2014 and 2025.
The mandate book: our agency currently holds one active sales mandate in this market — a listing at €9.9M. Email Elena
| €2.83bnin €3M+ villa sales, 2014–2025 | 366qualified sales | €59Mhighest sale on the register |
| Zone | Total (€M) | Sales | ≥ €10M | Median land area, €4–6M villas (m²) |
|---|---|---|---|---|
| Saint-Tropez | 7,169 | 1022 | 173 | 1,126 |
| — of which Saint-Tropez* | 2,452 | 236 | 83 | 1,404 |
| —— of which Les Parcs de Saint-Tropez | 1,312 | 111 | 49 | 1,556 |
| —— of which Les Salins Capon | 606 | 78 | 17 | 584 |
| —— of which Tahiti Pinet Pampelonne | 534 | 47 | 17 | 2,000 |
| Near-Monaco | 2,832 | 366 | 65 | 962 |
| — of which Monaco Corniche | 1,620 | 211 | 42 | 900 |
| Cap Ferrat | 2,446 | 185 | 70 | 823 |
| Cannes & Its Hills | 2,181 | 320 | 49 | 943 |
| — of which La Californie | 1,086 | 129 | 30 | 1,162 |
| — of which Croix des Gardes | 94 | 15 | 1 | — |
| Mougins | 1,044 | 183 | 16 | 1,956 |
| — of which Redon Colles | 200 | 37 | 2 | 2,284 |
| — of which Mougins Pigranel | 82 | 10 | 2 | — |
| — of which Parcs De Mougins | 71 | 16 | 0 | 2,248 |
| — of which Castellaras | 61 | 10 | 1 | — |
| — of which Mougins Pibonson | 20 | 5 | 0 | — |
| Cap d'Antibes | 998 | 145 | 21 | 1,000 |
| Back-Country | 398 | 90 | 1 | 1,755 |
| Esterel | 336 | 64 | 5 | 1,182 |
| Vence | 320 | 62 | 4 | 2,062 |
| Year | Villa sales ≥ €3M | Total (€M) | Median (€M) | €3–5M | €5–10M | €10M+ |
|---|---|---|---|---|---|---|
| 2014 | 22 | 129 | 4.8 | 13 | 7 | 2 |
| 2015 | 16 | 140 | 5.2 | 8 | 2 | 6 |
| 2016 | 14 | 172 | 5.3 | 7 | 2 | 5 |
| 2017 | 9 | 58 | 5.0 | 5 | 3 | 1 |
| 2018 | 21 | 165 | 4.2 | 14 | 2 | 5 |
| 2019 | 35 | 276 | 4.5 | 19 | 12 | 4 |
| 2020 | 22 | 177 | 4.3 | 13 | 5 | 4 |
| 2021 | 43 | 263 | 5.0 | 22 | 17 | 4 |
| 2022 | 48 | 357 | 4.5 | 27 | 13 | 8 |
| 2023 | 45 | 277 | 5.0 | 21 | 19 | 5 |
| 2024 | 43 | 391 | 4.9 | 23 | 11 | 9 |
| 2025 | 48 | 428 | 4.2 | 27 | 9 | 12 |
| Commune | Villa sales ≥ €3M (2014–2025) | Total (€M) | Median (€M) |
|---|---|---|---|
| Roquebrune Cap Martin | 119 | 1,096 | 4.8 |
| Villefranche-Sur-Mer | 104 | 703 | 5.1 |
| Eze | 51 | 312 | 4.0 |
| Beaulieu Sur Mer | 47 | 302 | 4.4 |
| Cap-D Ail | 32 | 359 | 9.5 |
| Beausoleil | 13 | 60 | 3.5 |
What the figures count
The area is Beaulieu-sur-Mer, Beausoleil, Cap-D-Ail, Eze, Roquebrune-Cap-Martin and Villefranche-sur-Mer. The figures count sales of houses (DVF type 'maison') at €3 million or more, at the price recorded in the deed, over 2014–2025. One deed at one price, however many parcels it covers.
The DVF register records direct sales of property. Sales of shares in a company that owns property, such as an SCI, are not in it. Court-ordered sales are included. Deeds with no price recorded are absent from the register. The register runs through 31 December 2025. A sale registered late appears in a later edition.
Source: DVF, the register of property sales published by the French tax administration (DGFiP) as open data, for 2016–2025. The years 2014 and 2015 come from Cerema's DVF+ open-data service, which republishes the same register for earlier years. Both are under Licence Ouverte 2.0.
The Riviera comparison table lists whole market areas and, indented below, the smaller areas inside them. A reader adding the rows does not count a sale twice.
The place, documented
La Vigie Zanoni's 2026 season closed 13 September; the rotation resumes in 2027
The 2026 residency of La Vigie — Simone Zanoni of the George V's starred Le George — closed on Sunday 13 September 2026, as printed in SBM's season calendar; the Monte-Carlo Beach property around it stays open to 11 October. The pine-point venue has rotated its concept every summer since 2024 (Ravin, then Ibiza's Jondal, then Zanoni), so summer 2027 brings a new chef and a new reservation to chase. Despite the Monte-Carlo name, the venue stands in Roquebrune-Cap-Martin, France.
Roquebrune Cap Martin · Source: Riviera Buzz (2026 season practical block); Monte-Carlo SBM, 2026
Maona Monte-Carlo returns for a second season at Monte-Carlo Beach
Maona Monte-Carlo, SBM's Greek-Cycladic beach restaurant at Monte-Carlo Beach, returned on Thursday 14 May 2026 for its second season under chef Erwan Miziane — a menu built as a voyage from Mykonos to Monte-Carlo (homemade tzatziki, seafood orzo, dolmadakia, lamb souvlaki) that slides into DJ-led afternoons as the day turns. Despite the Monte-Carlo name, the address is Roquebrune-Cap-Martin, France, not the Principality. A second-season venue rather than an opening, and the strongest daytime-into-evening alternative on this stretch to the Larvotto beach clubs.
Roquebrune Cap Martin · Source: Monaco Life + Monte-Carlo SBM (official) + NEWS.MC, 2026
abc kitchens riviera: Jean-Georges' New York trilogy crowns the Maybourne's top floor
Jean-Georges Vongerichten's abc kitchens riviera holds the Maybourne Riviera's top floor — a summer-only, 100-seat distillation of his New York trilogy (abc kitchen, abcV, abc cocina) turned toward Provençal farms, wild herbs and coastal citrus, with views running from Monaco to Italy. It debuted with the hotel's June 2025 reopening in the space that was Ceto and is back for summer 2026, with executive chef Sébastien Tantot overseeing the kitchens. Ignore any guide still steering you to Ceto up here — the Colagreco era ended in January 2025.
Roquebrune Cap Martin · Source: Luxury Travel Magazine, 2026
La Môme Riviera: the Lecorché brothers' beach club on the Maybourne's private cove
The Maybourne Riviera's private-cove beach club reopened for summer 2025 as La Môme Riviera, handing the sand to Antoine and Ugo Lecorché, the brothers behind Cannes' La Môme group (Cannes, Monte-Carlo, London). It runs day-to-night — crudo, king-crab salad and gamberoni linguine at lunch, DJ sets and live music toward evening — on the former Maybourne La Plage site ten minutes below the hotel at the tip of Cap Martin, and outside guests can book directly. Old listings still crediting Mauro Colagreco's menus down here are stale; his Maybourne chapter closed in January 2025.
Roquebrune Cap Martin · Source: Luxury Travel Magazine, 2026
Monte-Carlo Beach and its restaurants are in France: Roquebrune-Cap-Martin, not Monaco
Despite the name, the Monte-Carlo Beach hotel — with Michelin-starred Elsa Marcel Ravin and the seasonal La Vigie Zanoni — sits at Avenue Princesse Grace, 06190 Roquebrune-Cap-Martin, in France's Alpes-Maritimes, just across the Monaco border. Built in 1929 and operated by Monaco's Société des Bains de Mer, it gives the commune a genuine slice of Monte-Carlo resort infrastructure on French soil, minutes from the Principality.
Roquebrune Cap Martin · Source: Monte-Carlo SBM (official), 2026
Promenade Le Corbusier: the 4.7 km douaniers' path where the architect swam his last
The old sentier des douaniers ringing Cap Martin — renamed the promenade Le Corbusier — runs 4.7 km between Carnolès and Cap-Martin-Roquebrune station toward the Monaco border, free and open year-round, with about 50 m of climb and enough rock-cut steps to rule out strollers. It threads pine groves and pocket pebble coves directly below Villa E-1027 and the Cabanon, with Monaco filling the western horizon. The name is earned: Le Corbusier suffered a fatal heart attack during his daily swim off Cabbé beach here on 27 August 1965, and lies in Roquebrune's village cemetery in a tomb he designed himself.
Roquebrune Cap Martin · Source: Menton, Riviera & Merveilles Tourist Office, 2026
Surrenne Riviera: a seasonal, application-only longevity club on the Maybourne's cliff
The Maybourne Riviera has put three floors of its 89-key cliff hotel above Roquebrune-Cap-Martin into Surrenne Riviera, the group's second wellbeing-and-longevity members club after Surrenne Belgravia opened inside The Emory in Knightsbridge. It is not a hotel spa with a longer treatment list: memberships are seasonal and capped, granted by application, and unlock the infinity pool, the hotel's beach club, steam and sauna sanctuaries and priority booking on classes and rituals — with outdoor studios taking the movement programme onto the terraces over Monaco. The club pairs conventional spa work with longevity programming: wellbeing stay programmes and dedicated Longevity Retreats with visiting practitioners, and medical longevity protocols announced for 2026. For the buyer segment that already picks an address by its school run or its heliport minutes, a capped-membership longevity club fifteen minutes from Monaco is the same kind of marker — a facility you have to live near, and be accepted into, to use.
Roquebrune Cap Martin · Source: The Maybourne Riviera (official), 2026
E-1027 unlocked: Cap Moderne's 2026 season runs 1 April–31 October, guided tours only
Eileen Gray's 1929 Villa E-1027, Le Corbusier's Cabanon and the Étoile de Mer now operate as a single Centre des monuments nationaux site: the 2026 season runs 1 April–31 October, guided-visit only, with four daily departures from the Hangar on the Cap-Martin-Roquebrune station esplanade and mandatory online booking (from €18). The villa emerged in 2021 from a €5.5M restoration in which Gray's fixed and fitted furniture was recreated using her original 1929 techniques. Reaching the houses means a 600 m walk down the coastal path — no vehicle access, and photography inside the Cabanon is forbidden.
Roquebrune Cap Martin · Source: Cap Moderne — Centre des monuments nationaux, 2026
The Rade de Villefranche: one of the Med's deepest natural harbours, now ZMEL-regulated
Framed by Cap de Nice and Cap Ferrat, the rade drops to roughly 95–100 m at its mouth and plunges past 500 m into the offshore Villefranche canyon — one of the deepest natural harbours of any port in the Mediterranean, sheltered enough that the US Sixth Fleet made it its Mediterranean anchorage from 1948 to 1966. Today it is the most visited cruise call in France, with ships anchoring in the bay and tendering some 500,000 passengers a year ashore — no cruise quay has ever been built. Since 2022 the commune has operated a ZMEL of 52 eco-moorings (boats 6–16 m), with yachts over 20 m directed to a designated outer-bay sector to keep anchors off the posidonia meadows.
Villefranche-Sur-Mer · Source: Ville de Villefranche-sur-Mer, 2026
La Réserve de la Mala's return is set for the 2027 summer season — Eden carries the cove until then
La Réserve de la Mala, the second of Cap-d’Ail’s two beach clubs, will not reopen until the 2027 summer season: renovation of its part of the cove is still under way, per Riviera Radio. The commune’s revamp adds a public snack counter scheduled to open 1 May 2027 each summer season through end-September; Nice-Matin confirms the cove drew strong crowds through summer 2026 with Eden Plage Mala operating alone after phase one.
Cap-D Ail · Source: Riviera Radio, 2026
Jean Cocteau built Cap-d'Ail's clifftop amphitheatre himself — and it still plays summers
Invited to the Centre Méditerranéen d'Études Françaises in 1957, Jean Cocteau sketched its Greek-style open-air theatre in 1958 and personally directed the works until completion in 1962, tuning the stage height for acoustics and setting enamelled figures of Pan, Orpheus and Minerva on the stage wall. The amphitheatre, labelled 'Architecture contemporaine remarquable' by the French Ministry of Culture in 2000, remains in active use for the campus's summer cultural programmes. The CMEF itself, founded in 1952 as a Franco-German youth-reconciliation campus a kilometre from Monaco, still draws some 4,000 young residents a year.
Cap-D Ail · Source: Ministère de la Culture — DRAC PACA, 2026
Monaco's international schools opened 2026-27 at capacity — the corniche communes carry the spillover
Monaco's international schools opened the 2026-27 year full. The International School of Monaco welcomed 851 pupils aged 3-18 and its director describes the school as at maximum capacity; across the Principality, private schools added 89 pupils (+3.8%) in 2025-26 while public enrolment fell by 88, making ISM the third-largest school in Monaco. Several ISM year groups carry waiting lists, and families living on the French side — Cap-d'Ail and Beausoleil above all — routinely commute into the Principality's schools. For a buyer weighing a Monaco address against the corniche communes, the practical reading is that school access no longer favours the Principality by default: capacity does. French-side schools with international tracks remain reachable, and ICS Cote d'Azur at Sophia Antipolis confirms places available for 2026-27, including in-year starts.
Cap-D Ail · Source: Nice-Matin, 2026
Astrorama: dark-sky evenings at 650 m on the Col d'Èze, five nights a week in summer
On Route de la Revère at 650 m in the Parc de la Grande Corniche above the village, the PARSEC association's Astrorama runs open-sky evenings mixing telescope observation, planetarium sessions and illustrated astronomy talks. The 2026 programme is live: Tuesday–Saturday evenings through July and August, Fridays and Saturdays in June and September, with private group evenings by reservation. Its unlit perch on Èze's top tier doubles as a reminder of how undeveloped the high corniche above the village remains.
Eze · Source: Office de Tourisme d'Èze, 2026
Chemin de Nietzsche: the 400 m climb Nietzsche credited for Zarathustra Part III
The 2.1 km footpath climbs roughly 400 m from Èze-sur-Mer's rail halt to the medieval village — allow 1h30 up and 45 min down. Friedrich Nietzsche, who first arrived on the Riviera in December 1883 and wintered in Nice each year until 1888, claimed by his own account that the decisive 'Of Old and New Tablets' chapter of Thus Spoke Zarathustra came to him on this arduous ascent to 'the marvelous Moorish village.' The reward at the top is the perch that anchors Èze's whole appeal: the Jardin Exotique crowning the castle ruins at 429 m, with views stretching from Italy to Saint-Tropez and, on clear winter days, Corsica.
Eze · Source: Côte d'Azur France Tourisme, 2026
La Réserve de Beaulieu: from 1880 fish reserve to Michelin-Key Riviera landmark
Founded in 1880 by Niçois restaurateur Pierre Lottier — the name honours the seawater basin where local fishermen's catch was kept — La Réserve added rooms in 1905 and drew Leopold II of Belgium, Gustave V of Sweden and Gustave Eiffel. New York Herald owner James Gordon Bennett Jr. championed the house in his paper and had its first private telephone installed; the piano bar still bears his name. The 39-room, Delion-family-run flagship (since 1997) holds a Michelin One Key, and its gastronomic table retained its Michelin star in the 2026 guide under chef Julien Roucheteau; the house runs seasonally, March to October.
Beaulieu Sur Mer · Source: La Réserve de Beaulieu (official), 2026
Selected rankings
The starred tables of the Near-Monaco belt — Michelin Guide France 2026
Èze alone stacks three starred tables. La Chèvre d'Or carries two stars into the 2026 Guide under Tom Meyer, the Meilleur Ouvrier de France who left Paris's Granite in 2024 to take the clifftop room above the medieval lanes. Two one-stars share the village: Château Eza — Justin Schmitt's fifty covers suspended over the sea, starred since 2023 — and La Table du Cap Estel, a new 2026 star won by Kévin Garcia (ex-Jules Verne) in his first year, on the hotel's private two-hectare peninsula. Down the corniche, Le Restaurant des Rois at La Réserve de Beaulieu — the 1880 'Restaurant of Kings' — holds one star under Julien Roucheteau, MOF; and on the Monte-Carlo Beach peninsula (Roquebrune-Cap-Martin) Elsa Marcel Ravin keeps the star of the world's first fully organic starred table. The belt's one loss remains recent memory: Ceto's star was struck in 2025 when the Maybourne and Mauro Colagreco parted ways — Jean-Georges Vongerichten's abc kitchens riviera now holds that rooftop.
Basis: MICHELIN Guide France 2026 awards as verified establishment-by-establishment in Elena Agueeva Real Estate's lifestyle register (2026)
Questions, answered
How many €3M+ villa sales in Near-Monaco over 2014–2025?
366 sales totalling €2.83 billion over 2014–2025, at a median of €4.7 million (DVF).
Which commune leads the zone?
Roquebrune Cap Martin, with 119 recorded €3M+ villa sales over the twelve years (total €1.1 billion, median €4.8 million — DVF).
What should property buyers know about Cap-d'Ail, Roquebrune-Cap-Martin and Èze near Monaco?
According to DVF, near-Monaco logged 366 villa sales at €3 million or more over 2014–2025 — €2.83 billion total, median €4.7 million — with Roquebrune-Cap-Martin leading at 119 sales. That commune even hosts the Monte-Carlo Beach hotel, per Monte-Carlo SBM.
Which agency for an off-market villa sale near Monaco — Beaulieu, Cap-d'Ail or Èze?
The corridor between Nice and the Principality recorded 136 villa sales at 3 million euros or above in the 36 months to end-2025 — 1.1 billion euros in deeds, 26 at 10 million or more, topped by 59 million (DVF register). Sellers here are typically discretion-first: buyers come out of Monaco networks, not portals. The agency question is whether a candidate can demonstrate a working off-market process — qualified buyers, no public exposure, announcements only by consent — and point to register-verifiable sales. Our agency's record includes a Beaulieu-sur-Mer villa sale recorded at 6.0 million euros in the register, and its full record is published on the track record page of this site.
Who advises on villa sales between Nice and Monaco?
Elena Agueeva's office — the publisher of this page's deed-verified analytics — advises on high-value villa and apartment sales in the communes around Monaco, from Villefranche-sur-Mer to Roquebrune-Cap-Martin. Elena Agueeva Real Estate works from the deed register (DVF) rather than listings, maintains an off-market register for discreet sales, and publishes its register-verified track record — €180.6M in documented sales — on this site (riviera-track-record).
Is Beaulieu-sur-Mer an expensive place to live?
Yes. Beaulieu-sur-Mer sits within the Near-Monaco corridor where, per DVF, 366 villas sold for €3M or more between 2014-2025, totaling €2.83 billion at a median of €4.7M. The town itself underscores this affluence with a 723-berth marina hosting superyachts over 40m and La Réserve de Beaulieu's Michelin-starred restaurant, both signaling a high-end, costly market.
Is Monte-Carlo Beach actually located in Monaco, or is it in France?
Despite its name, Monte-Carlo Beach is in France, not Monaco. Per Monte-Carlo SBM (official), the resort — home to Michelin-starred Elsa Marcel Ravin and seasonal spots like La Vigie Zanoni and Maona Monte-Carlo — sits at Avenue Princesse Grace, 06190 Roquebrune-Cap-Martin, in the Alpes-Maritimes, just across the border from Monaco, though operated by Monaco's Société des Bains de Mer.
Where do billionaires keep their yachts?
Two main options near Monaco: Port de Beaulieu, a private SPPB concession with 723 berths (150 for visitors) and slots for yachts over 40m, located 11 km from Monaco; and the Rade de Villefranche, one of the Mediterranean's deepest natural harbours (95–100m at its mouth, over 500m offshore), which sheltered the US Sixth Fleet from 1948–1966, per Beaulieu-sur-Mer Tourist Office and Ville de Villefranche-sur-Mer.
What are the berth capacity and yacht size limits at Port de Beaulieu, and how far is it from Monaco?
Port de Beaulieu offers 723 berths, including 150 for visitors, with capacity for yachts exceeding 40 m, operated under a private concession by the Société du Port de Plaisance de Beaulieu. It lies approximately 11 km from Monaco, per the Beaulieu-sur-Mer Tourist Office.
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