MonacoTop

Villas for Sale Near Monaco

Houses and villas a few minutes from Monaco — Cap-d'Ail, Beausoleil, Roquebrune-Cap-Martin, Èze and La Turbie.

23 results

Monaco has very few houses, and they rarely come up for sale. Across the border, the French communes of Cap-d'Ail, Beausoleil, Roquebrune-Cap-Martin, Èze and La Turbie have villas with gardens and pools, some a short walk from Monte-Carlo. The table below compares them on our live listings: how many villas are for sale, the cheapest one, and the median asking price per m² of all homes there against Monaco's.

The communes next to Monaco, compared

CommuneVillas for saleFromHomes, median €/m²To MonacoBorder with Monaco
Monaco (all homes for sale)——€57,540——
Cap-d'Ail2€4,200,000€15,000train, about 4 min1,341 m
Beausoleil0—€12,042bus every 17 min3,274 m
Roquebrune-Cap-Martin14€2,000,000€13,690train, about 5 min464 m
Èze4€870,000€12,200train, about 8 minnone
La Turbie3€1,350,000—bus, 20–30 min390 m

Median asking price per m² of all homes for sale there on MonacoTop today, shown where at least five homes have both a price and an area (the same rule as the Riviera Prime Index). These are asking prices, not sale prices.

Train times are the average direct TER journey to Monaco-Monte-Carlo station on SNCF Connect (October 2026); border lengths are from IMSEE's Monaco en chiffres 2026.

Buying just outside Monaco: questions

How much cheaper is it to buy just outside Monaco?
On our listings today, homes in Monaco ask a median €57,540 per m². Just across the border: Cap-d'Ail €15,000, Beausoleil €12,042, Roquebrune-Cap-Martin €13,690, Èze €12,200. These are asking prices of the homes listed now, not sale prices.
Which towns border Monaco?
Four French communes share Monaco's 5,469 m land border: Beausoleil (3,274 m, wrapped around Monte-Carlo), Cap-d'Ail (1,341 m, on the Fontvieille side), Roquebrune-Cap-Martin (464 m) and La Turbie (390 m). Èze doesn't touch Monaco, but Èze-sur-Mer is about 8 minutes away by train.
How long does it take to get to Monaco by public transport?
By direct TER train to Monaco-Monte-Carlo: about 4 minutes from Cap-d'Ail, 5 from Roquebrune-Cap-Martin and 8 from Èze-sur-Mer, with around 65 trains a day (SNCF Connect, October 2026). Beausoleil has no station, but Zest buses 12 and 18 run to Monaco every 17 minutes; La Turbie is 20 to 30 minutes away by Zou! bus 603 or 604.
Do I pay Monaco's taxes if I live in Beausoleil or Cap-d'Ail?
No. Living in a French commune generally makes you a French tax resident: France treats you as tax-domiciled there if your home or main place of stay is in France, if you work there (unless the activity is secondary) or if your centre of economic interests is there. Monaco's absence of income tax applies only to people genuinely established in Monaco, and French nationals living in Monaco stay taxable in France under the 1963 convention.
What does buying cost in France compared with Monaco?
In the Alpes-Maritimes, transfer duties come to 5.80665% of the price at the 4.50% departmental rate, plus a 0.10% land-registry contribution and the notary's regulated fees; France's notaries put the total at about 7–8% for an older home and 2–3% for a new one. In Monaco, registration duty is 4.75% when an individual or a transparent Monaco civil company buys (since 1 October 2023) and 7.5% in other cases, before notary fees.
Can I get a Monaco residence card if I live in a French commune next door?
No. A first Monaco residence card requires a home in Monaco large enough for the household: a registered lease, a deed, or a certificate of free accommodation. A villa in Cap-d'Ail or Beausoleil, however close, doesn't count.

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