Mareterra is six hectares of land reclaimed from the Mediterranean and inaugurated at the end of 2024. The district includes only 120 apartments and 10 villas. Beyond its prestige, it is also a rare strategic investment in one of the most stable and expensive real estate markets in the world. This guide has been designed to give you the key insights into this exceptional development: what you need to know about the different residences and how to successfully complete an acquisition in this new Monegasque landmark.
Mareterra, also known as Anse du Portier, was launched in 2013 at the initiative of Prince Albert II. Construction lasted for a decade. The district is located between the Grimaldi Forum and the Formula 1 Grand Prix tunnel, in direct continuity with the coastline.It is the first time since the 1960s that Monaco has created a new urban district on this scale. The project represents an increase of approximately 3% in the total surface area of the Principality.
Mareterra has been entrusted to internationally renowned architects. Renzo Piano Building Workshop designed the Le Renzo residence. The Valode & Pistre architecture firm ensured the overall architectural coherence of the entire district. Landscape architect Michel Desvigne designed the green spaces and the coastal promenade. Each residence is a unique architectural creation. The apartments feature large terraces and interiors designed to maximise sea views. This level of design quality is a key driver of long-term value. Properties designed by these architects are not subject to depreciation over time.
Mareterra integrates environmental equipment that does not exist anywhere else in Monaco. The district is equipped with 9,000 m² of solar panels, a thalassothermy system for heating and cooling, and 200 charging stations for electric vehicles. Irrigation of green spaces is controlled by humidity and rainfall sensors. More than 800 trees have been planted, including a one-hectare pine grove. These systems cover more than 40% of the district’s energy needs.
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The delivery of Mareterra has significantly reshaped Monaco’s real estate statistics. According to the 2025 Real Estate Observatory published by IMSEE, the average price of new-build sales in Monaco reached €40.8 million in 2025, representing a 11.9% increase over one year. This is an unprecedented level since the indicator was first introduced. The median price stands at €21.2 million, meaning that one out of every two transactions exceeds this threshold. These figures reflect the ultra-prime positioning of the properties delivered within Mareterra.
Mareterra is administratively attached to the Larvotto district. Prices in this sector therefore reflect the value of recently delivered developments located within it. According to the 2025 Real Estate Observatory published by IMSEE, the price per square metre in Larvotto has for the first time crossed the €70,000 threshold, reaching €71,167 in 2025. For properties built since 2020, meaning those in Mareterra, this price reaches €71,241 per square metre. This is the highest level across the entire Principality, ahead of Monte Carlo (€60,526) and La Condamine (€59,523) over the same construction period. See also: Monaco property price per square metre trends.
Properties delivered in Mareterra in 2024 were quickly resold. The Larvotto district recorded 13 resale transactions in 2025 for a total value of €851.9 million, according to the 2025 Real Estate Observatory. This is nearly five times higher than in 2024. It is also twice the average recorded over the past ten years in this district. Liquidity in such a limited market is a strong indicator. Even at unprecedented price levels, Mareterra properties continue to find buyers on the secondary market.
Mareterra is composed of four distinct programs.
In total, the district includes 120 apartments and 10 villas. All feature luxury finishes and, for most, direct views of the Mediterranean.
The Monegasque real estate market operates largely outside traditional property portals. A significant share of available properties is never publicly listed. Transactions are often concluded between professionals within short timeframes. To access the real market offering in Mareterra, it is essential to work with an agency that is a member of the Chambre Immobilière Monégasque. These professionals have direct access to new developments and off-market properties. You can also browse apartments for sale in Monaco to gain an initial overview of the available market.
Before starting any process, it is essential to define the nature of the project: primary residence, secondary residence, or wealth investment. This determines the type of property selected as well as the legal structure used, whether a direct purchase, an SCI, or a holding company. If you are considering an acquisition through a company, our guide on buying property in Monaco through a company details the conditions and implications of each structure.
Working with a Monegasque real estate agency is the mandatory starting point. It provides access to off-market properties and supports each stage of the negotiation process. A Monegasque notary must also be appointed at the earliest stage of serious discussions. The notary acts as the legal guarantor of the entire transaction.
Once the property has been identified, the buyer submits a written offer stating the price, any suspensive conditions, and proof of funds availability. This offer becomes legally binding for both parties once accepted. The next step is the signing of a preliminary sale agreement at the notary’s office, together with the payment of a deposit of 5 to 10 percent of the purchase price. This deposit is held in escrow until the final deed of sale is signed. In Monaco, the State’s right of pre-emption must be taken into account, as it can delay the final signing by up to one month. See our practical guide to buying real estate in Monaco.
The period between the preliminary agreement and the final signing lasts on average two to three months. During this phase, the notary verifies the absence of easements, checks the origin of funds, and ensures all legal authorizations are in order. The buyer finalizes financing if necessary. Private banks in the Principality offer mortgage loans adapted to transactions of this level. The signing of the authentic deed officially transfers ownership and the buyer receives the keys.
Monaco has one of the most extreme land constraints in the world. The Principality covers just two square kilometres and has no significant remaining land reserves outside of marine extensions. Mareterra is therefore a unique development: an entirely new district that will not be replicated at this scale for many years. This structural scarcity is permanent, and it explains the long-term trajectory of prices. According to the 2025 Real Estate Observatory published by IMSEE, the average price per square metre in Monaco increased by 42% over ten years, rising from €40,599 in 2016 to €57,569 in 2025.
Mareterra extends far beyond its residences. The district includes a 15-berth marina, a pedestrian promenade connecting the Grimaldi Forum to Larvotto Beach, luxury retail boutiques, fine dining restaurants, and a one-hectare landscaped park. This infrastructure establishes a new central destination within the Principality. It increases the desirability of both on-site properties and surrounding areas. For residents, this translates into an unmatched quality of daily life. For investors, it ensures sustained rental demand, particularly during Monaco’s major annual events.
Purchasing a new-build property in Mareterra provides access to a reduced tax regime from the moment of signing. Purchase deed fees amount to 2.5% of the acquisition price, compared to approximately 6.25% for an existing property in Monaco. On a €20 million transaction, this represents a saving of over €700,000. This is one of the most concrete and immediate advantages of new-build status. To learn more about Monegasque residential taxation, see our dedicated guide.
The district was delivered at the end of 2024. A limited number of first-sale properties are still available through agencies that are members of the Chambre Immobilière Monégasque, mainly off-market. Opportunities are becoming increasingly rare and decision timelines are short.
Yes. Rental demand in Monaco is structurally higher than supply. Major annual events (Grand Prix, MIPIM, Monte-Carlo Rolex Masters) generate strong short-term rental demand at high rental levels. The promenade, marina, and retail offering within the district further strengthen year-round residential attractiveness.
Not entirely. Under the Franco-Monegasque bilateral convention of 1963, French nationals residing in Monaco remain subject to French income tax. It is essential to consult a specialised tax advisor before making any commitment.
At this scale, yes. No comparable land reclamation project is planned in the short term. Future developments in Monaco will mainly consist of smaller residential projects within existing districts.
Available properties can be visited by appointment only, exclusively through appointed agencies. There is no public open-house program. The only entry point is to contact an agency that is a member of the Chambre Immobilière Monégasque.
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