MonacoTop · Buyer's guide
Buying on the French Riviera
Taxes, residency, the purchase process, where to buy and how charter works — the essentials for acquiring on the world's most coveted coast.
In short
Monaco has no personal income tax, no wealth tax and no capital gains tax on a primary residence — which sustains the world's highest prime property prices, above €100,000/m² in the Carré d'Or. Foreigners may buy freely; acquisition costs run about 6% in Monaco and 7–8% in France. Residency requires accommodation, financial means and a clean record. Yachts charter by the week plus a 25–35% APA, and Port Hercule berths are among the scarcest assets in the world.
Key facts
- Personal income tax — Monaco residents
- 0%
- Capital gains tax — primary residence
- 0%
- Prime price — Carré d'Or
- €100,000+/m²
- Acquisition cost — Monaco resale
- ~6%
- Yacht charter APA
- 25–35%
The essentials
Taxation — why Monaco
Monaco residents pay no personal income tax, no annual wealth tax, no local property tax and no capital gains tax on the disposal of a primary residence. There are no inheritance taxes in the direct line. This regime — unmatched in Western Europe — is the foundation of Monaco's property market and the reason prime values are the highest in the world.
Residency
To establish residency you need somewhere to live in Monaco (a property you own or a registered lease), evidence of sufficient financial means — usually a substantial deposit or reference from a Monaco bank — and a clean criminal record. Non-EU nationals obtain a French long-stay visa first. The Carte de Séjour is granted for one year and renewed; after ten years residents may apply for privileged status.
The purchase process
In Monaco, a Monégasque notaire handles the transaction; a preliminary agreement and 10% deposit are followed by completion, with costs of roughly 6% (notary and registration). On the French side of the Riviera, expect 7–8% on resales and a notaire-led process. Foreign buyers face no ownership restrictions on either side of the border.
Where to buy
In Monaco, the Carré d'Or around the Casino commands the highest values, followed by Larvotto's reborn beachfront and La Condamine by the port. Beyond the border, Cap Ferrat, Èze, Cap-Martin, Cap d'Antibes and the hills above Cannes and Saint-Tropez offer privacy and land that the Principality cannot. Our Riviera Prime Index tracks indicative €/m² by district.
Yachting & berths
The Riviera is Europe's leading charter market. Charters are quoted per week plus an Advance Provisioning Allowance (APA) of 25–35% for fuel, provisioning and port fees. Ownership of a berth — especially in Monaco's Port Hercule, where waiting lists run for years — is itself one of the rarest assets on the coast, and trades accordingly.
Good to know
Frequently asked questions
Buying and living on the Riviera, answered.
- Is there income tax in Monaco?
- Monaco levies no personal income tax on its residents (French nationals excepted under a bilateral treaty), no wealth tax, no local property tax and no capital gains tax on the sale of a primary residence. This tax regime is the single biggest driver of demand for Monaco real estate.
- Can foreigners buy property in Monaco?
- Yes. There are no restrictions on foreign ownership in Monaco — buyers of any nationality may purchase freely. Acquisition costs (notary and registration fees) run around 6% on a resale, and the transaction is handled by a Monégasque notaire.
- How do I become a Monaco resident?
- Residency requires accommodation in Monaco (ownership or a lease), proof of sufficient financial means (typically a deposit with a Monaco bank) and a clean criminal record. Non-EU nationals first obtain a French long-stay visa. The residence card is issued for one year, then renewed.
- What does it cost to buy on the French Riviera?
- Indicative prime price-per-square-metre ranges from roughly €16,000 in the hinterland to over €100,000 in Monaco's Carré d'Or. France charges notary and registration fees of about 7–8% on resales; new-builds are lower. See our Riviera Prime Index for values by district.
- How does yacht chartering work?
- A charter is priced per week, plus an Advance Provisioning Allowance (APA, typically 25–35%) covering fuel, provisioning and port fees, billed separately. The French Riviera is Europe's leading charter market, and berths in Monaco's Port Hercule are among the scarcest assets in the world.
- How does MonacoTop work?
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