Mareterra is six hectares of land reclaimed from the Mediterranean, inaugurated at the end of 2024. The district has only 120 apartments and 10 villas. Behind the prestige, it is also a rare strategic investment in one of the most stable and most expensive real estate markets on the planet. This guide has been designed to give you the keys to this extraordinary project: what you need to know about the different residences and how to complete an acquisition in this new Monegasque jewel.
Mareterra, also called Anse du Portier, was launched in 2013 on the initiative of Prince Albert II. The construction lasted a decade. The district extends between the Grimaldi Forum and the Formula 1 Grand Prix tunnel, in direct continuation of the coastline. It is the first time since the 1960s that Monaco has created a new piece of city on this scale. The district represents a 3% increase in the total surface area of the Principality.
Mareterra was entrusted to world-renowned architects. Renzo Piano Building Workshop designed the residence Le Renzo. The firm Valode & Pistre ensured the architectural coherence of the whole. Landscape architect Michel Desvigne designed the green spaces and the coastal promenade. Each residence is a unique work. The apartments feature large terraces and volumes designed for sea views. This design quality is a factor of long-term value. Properties signed by these architects do not depreciate.
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 disrupted market statistics. According to the 2025 Real Estate Observatory of IMSEE, the average price of a new sale in Monaco reached 40.8 million euros in 2025, a 11.9% increase in one year. This is an unprecedented level since this indicator was created. The median price stands at 21.2 million euros: one in two sales exceeds this threshold. These figures reflect the standing of properties delivered in Mareterra.
Mareterra is administratively attached to the Larvotto district. Prices in this sector therefore reflect the value of recently delivered programs. According to the 2025 Real Estate Observatory of IMSEE, the price per square meter in Larvotto crossed for the first time the €70,000 threshold, reaching €71,167 in 2025. For buildings constructed since 2020, meaning those of Mareterra, this price reaches €71,241 per square meter. It is the highest level in the entire Principality, ahead of Monte-Carlo (€60,526) or La Condamine (€59,523) over the same construction period. Also read: the evolution of price per square meter in Monaco.
Properties delivered in Mareterra in 2024 were quickly resold. Larvotto recorded 13 resales in 2025 for a total amount of 851.9 million euros, according to the 2025 Real Estate Observatory. That is nearly five times more than in 2024. This figure is also twice the average recorded over the last ten years in this district. The liquidity of such a restricted market is a strong indicator. Even at unprecedented prices, Mareterra properties 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 classic portals. A portion of available properties never appears in public listings. Transactions are concluded between professionals in short timeframes. To access the real offer in Mareterra, it is essential to work with an agency that is a member of the Monegasque Real Estate Chamber. These professionals have direct access to new developments and off-market properties. You can also consult apartments for sale in Monaco for an initial overview of the available market.
Before any process, the nature of the project must be defined: primary residence, secondary residence or patrimonial investment. This answer guides the choice of property type and legal structure: purchase in personal name, via an SCI or a holding company. If you are considering a purchase through a company, our guide buying a property in Monaco via a company details the conditions and implications of each structure.
The use of a Monegasque real estate agency is the mandatory starting point. It provides access to unpublished properties and supports each negotiation stage. A Monegasque notary must be appointed from the first serious discussions. He is the legal guarantor of the entire transaction.
Once the property is identified, the buyer submits a written offer mentioning the price, any suspensive conditions, and proof of fund availability. This offer becomes legally binding once accepted by both parties. This is followed by the signing of a preliminary sale agreement at the notary, along with a deposit of 5 to 10% of the price. This deposit is held in escrow until the final deed is signed. In Monaco, the State pre-emption right must be considered, which can delay the final signing by one month. Discover our practical guide on 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 two square kilometers. There is no significant land reserve available outside maritime extension. Mareterra is therefore a unique situation: a completely new district that will not be reproduced on this scale for many years. This rarity is permanent, which explains the long-term price trajectory. According to the 2025 Real Estate Observatory of IMSEE, the price per square meter in Monaco increased by 42% over ten years, rising from €40,599 in 2016 to €57,569 in 2025.
Mareterra is not limited to its residences: the district includes a marina with 15 berths, a pedestrian promenade connecting the Grimaldi Forum to Larvotto beach, luxury boutiques, gourmet restaurants and a one-hectare landscaped park. This infrastructure creates a new centrality in the Principality. It strengthens the desirability of properties within the district and adjacent areas. For a resident buyer, this translates into unmatched daily quality of life. For an investor, it ensures sustained rental demand, especially during major events hosted in Monaco each year.
Buying a new property in Mareterra grants access to a reduced tax regime from signing. Purchase fees amount to 2.5% of the acquisition price, compared to around 6.25% for an older property in Monaco. On a 20 million euro transaction, the saving exceeds 700,000 euros. This is one of the concrete and immediate advantages of new-build status. To go further on Monegasque taxation, consult our dedicated guide.
The district has been delivered since the end of 2024. A few first-resale properties are still circulating through agencies that are members of the Monegasque Real Estate Chamber, mainly off-market. Opportunities are becoming rare and decision times are short.
Yes. Rental demand in Monaco is structurally higher than supply. Major annual events (Grand Prix, MIPIM, Monte-Carlo Rolex Masters) generate short-term rental demand at high rental levels. The promenade, marina and district amenities strengthen its 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 specialized tax advisor before committing.
At this scale, yes. No comparable maritime extension project is planned in the short term. Upcoming developments in Monaco concern smaller residences within existing districts.
Available properties are visited by appointment only, exclusively through mandated agencies. There is no open visiting program for the public. A first contact with a member agency of the Monegasque Real Estate Chamber is the only entry point.
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