Living in Beausoleil: neighbourhoods, property and prices

Why Beausoleil stands out: seamless urban proximity to Monaco

Beausoleil: walking to the heart of Monaco

Beausoleil forms a natural urban extension of Monte Carlo, and this exceptional proximity is one of the town’s defining characteristics. From certain parts of Beausoleil, it takes only a few minutes on foot to cross into Monaco.

This location is particularly appealing to professionals working in the Principality, as well as to international buyers looking for a home on the French Riviera while remaining as close as possible to Monaco.

The exact address, however, is especially important. Because of Beausoleil’s steep terrain, geographical distance does not always reflect how easy a journey is on foot. Steps, elevation changes and road access should therefore be carefully considered when choosing a property in Beausoleil.

Beausoleil’s hillside setting: panoramic Mediterranean views

Beausoleil rises across the hills overlooking Monaco. Its topography gives the town a distinctive character, with sloping streets, passageways and staircases connecting its different neighbourhoods.

Above all, this elevated setting allows many residences on the higher slopes to enjoy open views over the Principality and the Mediterranean Sea.

The relationship between location, elevation and views has a direct impact on the property market. In Beausoleil, sea views, terraces, upper-floor positions, orientation, private parking and, above all, ease of access to Monaco can create significant differences in value between apartments of a similar size.

Where to live in Beausoleil: a guide to its residential neighbourhoods

Despite its relatively compact size, Beausoleil offers several distinct residential environments, each suited to a different lifestyle.

Central Beausoleil: Monaco within walking distance

Central Beausoleil is particularly attractive to buyers for whom immediate proximity to Monte Carlo is a priority. The Principality can be reached directly on foot from many addresses.

The local property market is overwhelmingly apartment-led, with period buildings, Belle Époque architecture, more recent residences and contemporary developments creating a relatively diverse range of properties.

For the most sought-after homes, immediate proximity to Monaco, the quality of the residence, floor level, outdoor space and views are among the principal factors influencing desirability and value.

Moneghetti: on Monaco’s doorstep

The Moneghetti area perfectly illustrates the close relationship between Beausoleil and Monaco.

Its proximity to the Principality makes it particularly attractive to buyers for whom daily commuting and ease of access are essential considerations when choosing a home.

The setting is urban and the property market consists primarily of apartments. Here again, walkability to Monaco, parking and the precise location of the property play an important role in determining value.

Saint-Roman: a prestigious address beside the Monte-Carlo Country Club

To the east of Beausoleil, Saint-Roman borders the Monaco neighbourhood of the same name. This sought-after area appeals to an international clientele thanks to its proximity to the Monte-Carlo Country Club and the Mediterranean coastline.

High-end residences with quality amenities and secure environments make Saint-Roman one of Beausoleil’s most desirable residential sectors.

Le Carnier: Beausoleil’s Belle Époque heritage

Historically associated with the name “Monte-Carlo Supérieur”, Le Carnier is distinguished by its Belle Époque architectural heritage.

Some of Beausoleil’s most ornate historic buildings and former palaces can be found here, reflecting the development of the Riviera as an international destination during the early 20th century.

Le Tenao: elevated residential living above Monaco

Higher up the slopes, Beausoleil takes on a quieter and more residential character.

Le Tenao and other elevated addresses tend to offer more expansive Mediterranean views, larger terraces and an environment that feels less directly connected to the activity of the town centre.

These locations may particularly appeal to buyers seeking a contemporary apartment, generous outdoor spaces or panoramic views while still wishing to remain close to Monaco.

The choice often comes down to a balance between immediate access to the Principality and the desire for views, space and tranquillity.

Beausoleil’s Belle Époque identity and its close connection with Monte Carlo

Beausoleil’s history is closely linked to the development of Monte Carlo and the French Riviera during the late 19th and early 20th centuries.

This period left the town with a remarkable architectural heritage. Ornate façades, Art Nouveau friezes, caryatids and bow windows still bear witness to Beausoleil’s development during the early 1900s.

The Riviera Palace is one of its most emblematic examples. Originally built as a luxury hotel for the international clientele visiting the Riviera, it was designed by architect Georges Paul Chedanne. Its architecture and spectacular glass-roofed winter garden evoke the golden age of Riviera resort living.

Now converted into apartments, the Riviera Palace perfectly illustrates what makes Beausoleil’s property heritage so distinctive: a town intimately connected with Monaco, yet with an architectural identity of its own.

Beausoleil property market in 2026: apartments account for 91% of housing

With 91.2% of its housing stock consisting of apartments according to INSEE 2023 data, Beausoleil is naturally an apartment-dominated market.

This is also reflected in transaction figures: aggregated DVF data for 2025 records 276 apartment sales compared with only 15 house sales. Detached villas therefore represent a particularly limited segment of the local property market.

For apartments, the average recorded price in 2025 stood at €7,288 per sq m. These figures confirm Beausoleil’s position among the higher-priced markets in the Alpes-Maritimes, strongly influenced by its immediate proximity to Monaco.

House prices require greater caution when interpreting averages. With only 15 transactions recorded in 2025 and considerable variation between individual properties, a town-wide average is far less representative of actual market value.

Property prices in Beausoleil: an average of €7,047 per sq m for apartments in 2026

The table below summarises average price levels observed in Beausoleil and neighbouring markets in September 2026, based on PAP data, illustrating the high-value environment surrounding Monaco.

These municipal averages should not obscure the considerable diversity within the market.

An apartment located just a few minutes’ walk from Monte Carlo does not necessarily respond to the same criteria as a contemporary residence on the heights of Beausoleil with a large terrace and panoramic Mediterranean views.

Within the luxury property segment, value must therefore be assessed at the level of the individual address and property itself.

Property investment in Beausoleil: the long-term appeal of the Monaco border

Beausoleil possesses one fundamental characteristic that is extremely difficult to replicate: its direct border with Monaco.

This geography creates a specific property market, driven in part by buyers wishing to live immediately beside the Principality while remaining resident in France.

The structure of the housing stock provides another indication of this distinctive market. In 2023, 56.2% of homes were occupied as primary residences, while 43.7% were second homes or occasional residences. Beausoleil therefore combines substantial year-round residential demand with an international dimension closely connected to Monaco.

Prices also show growth over the medium term. In September 2026, PAP estimated that average property prices in Beausoleil had increased by 10.3% over five years.

Past performance does not, of course, indicate how property values will evolve in the future. From a long-term ownership perspective, the quality and precise location of an address remain fundamental.

Several structural characteristics can contribute to a property’s enduring appeal:

• Walkability to Monaco, taking the actual gradient into careful consideration.
• Protected sea views with limited risk of future obstruction.
• Generous outdoor spaces, particularly terraces.
• Private parking, an especially valuable and scarce asset in Beausoleil.

“In Beausoleil, long-term property value is supported by a location that is exceptionally difficult to replicate: the opportunity to live in France while remaining immediately connected to Monaco, with Mediterranean views from some of the town’s most desirable addresses.”
Côte d’Azur Sotheby’s International Realty property consultants

Beausoleil or Cap d’Ail: two ways of living beside Monaco

Beausoleil and Cap d’Ail share one major advantage: both directly border Monaco. Yet they offer noticeably different lifestyles.

Beausoleil’s relationship with the Principality is primarily urban. From certain addresses, Monte Carlo can be reached directly on foot, an important advantage for professionals working in Monaco.

Cap d’Ail offers a lifestyle more closely connected to the Mediterranean, with beaches, a coastal path and residential areas shaped by their relationship with the sea.

The choice therefore depends less on a straightforward price comparison than on the lifestyle being sought: urban connectivity and immediate proximity to Monte Carlo in Beausoleil; coastline and Mediterranean living in Cap d’Ail.

For another prestigious alternative on the French Riviera, discover what it means to live in Beaulieu-sur-Mer.

Frequently asked questions about living and buying property in Beausoleil

What is the population of Beausoleil?

Beausoleil had 11,936 residents in 2023, according to INSEE. Despite its proximity to Monaco and the significant proportion of second homes, the town retains a substantial year-round population.

Is Beausoleil suitable for a primary residence?

Primary residences accounted for 56.2% of Beausoleil’s housing stock in 2023. Its immediate proximity to Monaco makes the town particularly well suited to people working in the Principality.

Is Beausoleil popular for second homes?

Second homes and occasional residences represented 43.7% of the housing stock in 2023. Its proximity to Monaco, Mediterranean views and location on the French Riviera all contribute to its appeal as a second-home destination.

What are the main neighbourhoods in Beausoleil?

Beausoleil includes several distinct areas, notably the town centre, Moneghetti, Tenao, Saint-Roman and Le Carnier.

The centre and neighbourhoods directly bordering Monaco are particularly suited to buyers prioritising proximity to Monte Carlo, while elevated residential areas tend to offer wider views over the Principality and Mediterranean.

What is the average price of an apartment in Beausoleil in 2026?

PAP estimates the average apartment price at €7,047 per sq m as of 1 September 2026.

Aggregated DVF data covering 276 apartment transactions in 2025 indicates an average of €7,288 per sq m.

These figures are municipal indicators rather than valuations for individual properties. Luxury apartments with large terraces, panoramic views or particularly desirable locations within immediate proximity of Monaco may achieve substantially different values.

What is the average price of a villa in Beausoleil?

PAP estimates an average price of €11,470 per sq m for houses in September 2026, although this figure should be interpreted with caution.

Houses represent only 7.6% of Beausoleil’s housing stock, and just 15 house transactions appear in aggregated DVF data for 2025.

Given the scarcity and diversity of properties within this segment, an individual valuation is considerably more meaningful than an average price per square metre.

Can you live in Beausoleil and work in Monaco?

This is one of Beausoleil’s principal residential advantages.

The town directly borders Monaco, and some addresses provide straightforward pedestrian access to the Principality. However, the exact location of a property should always be considered carefully.

Beausoleil’s steep terrain means that two homes appearing equally close to Monaco on a map can offer very different walking conditions and journey times.

Is Beausoleil less expensive than Monaco?

The property markets of Beausoleil and Monaco operate within different legal, tax and real estate environments, meaning that direct price-per-square-metre comparisons should be treated with caution.

Beausoleil nevertheless offers the opportunity to live immediately beside the Principality within the French property market, which remains one of the principal drivers of its international appeal.

What is the difference between living in Beausoleil and Cap d’Ail?

Beausoleil offers a more urban and direct connection with Monte Carlo. Cap d’Ail provides a lifestyle more closely centred on the Mediterranean, its beaches and coastline.

For buyers, the choice therefore depends on the lifestyle sought, the location of their workplace in Monaco, the importance of pedestrian access and whether they prefer a more coastal residential environment.

What is the Riviera Palace in Beausoleil?

The Riviera Palace is one of Beausoleil’s emblematic landmarks.

This former Belle Époque hotel was designed by architect Georges Paul Chedanne for the international clientele visiting Monte Carlo and the Riviera.

Later converted into apartments, it retains its remarkable glass-roofed winter garden and remains one of the most distinctive examples of Beausoleil’s Belle Époque architectural heritage.

Your property project in Beausoleil

Côte d’Azur Sotheby’s International Realty assists French and international clients with the acquisition and sale of apartments, villas and exceptional properties in Beausoleil and the areas surrounding Monaco.

Discover our selection of properties for sale in Beausoleil and benefit from our teams’ local expertise to identify a property aligned with your residential or long-term ownership objectives.

For properties and searches requiring a particularly high level of discretion, the Côte d’Azur Sotheby’s International Realty Private Desk also assists clients with the most exclusive real estate projects in and around Monaco.

Are you a property owner in Beausoleil? Our teams can provide a tailored valuation and define a marketing strategy reflecting your property’s precise location, characteristics and positioning within the local market.