Garden Exotic: the best value for money in terms of view and price in Monaco?

When you think of Monaco, the images that spring to mind are often the same: the Casino, the yachts in Port Hercule, the shops in the Carré d’Or. Yet there is one neighbourhood that defies this postcard image, and that is precisely what makes it so special. The Jardin Exotique, perched on the north-western heights of the Principality, is perhaps the best-kept secret of the Monegasque property market.

Here, there are no queues of tourists or the sound of traffic on the boulevard. This is a different side of Monaco: residential, quiet, green, with a view overlooking the entire Principality. And above all, it is one of the few neighbourhoods where the price per square metre remains significantly below the Monegasque average, whilst offering panoramic views that even the most expensive apartments in the centre cannot rival.

So, does the Jardin Exotique really offer the best value for money in Monaco? That’s the question we’re exploring in this article, backed up by figures and on-the-ground evidence.

A neighbourhood on a Monegasque scale

Let’s start by looking at the context. Monaco is the most expensive city in the world per square metre, with an average price well in excess of €50,000. Against this backdrop, the Jardin Exotique stands out for its significantly more moderate pricing: according to the latest data from the IMSEE (the Monegasque Institute of Statistics), the neighbourhood averages around €45,000 per square metre, which is nearly twenty per cent below the Principality’s average.

To put things into perspective: at Larvotto, prices now exceed €70,000 per square metre. In the Carré d’Or, prices typically range from €53,000 to €90,000, or even higher depending on the building’s standard. In the Jardin Exotique, the same budget that buys you a studio flat with no view in the centre of Monte-Carlo allows you to purchase a one-bedroom flat with a terrace and panoramic sea views. This is no minor detail: it is a fundamental difference in what your investment offers you on a day-to-day basis.

What makes the situation even more interesting is the momentum. Over the last ten years, property prices in the Jardin Exotique have seen one of the sharpest rises in Monaco, on a par with La Condamine. The neighbourhood is not only affordable, it is catching up, and buyers who move in now stand to benefit.

Views that aren’t reflected in the price

The Exotic Garden lies at an altitude of over 100 metres above sea level. This is an advantage that the Principality’s geography cannot replicate elsewhere. From the upper floors of the neighbourhood’s residential buildings, the panorama stretches 180 degrees: the Mediterranean as far as the eye can see, the Rock of the Prince’s Palace below, the Italian coast as far as Bordighera, and the wooded hills of Cap-d’Ail in the background.

In the Carré d’Or, the views can be spectacular, but they can also be urban. In Monte Carlo, the lower floors overlook the casino or the gardens, which is pleasant but very different from an unobstructed sea view. In Larvotto and Mareterra, some developments offer beach views, but at price points that are out of reach for most buyers.

It is this gap between visual quality and entry-level prices that makes the Jardin Exotique a unique proposition. A one-bedroom flat with sea views there sells for between €2.775 million and €3 million. In the Carré d’Or, that budget will get you a studio flat. It’s a value proposition that savvy buyers won’t pass up, and one that the market is beginning to recognise.

A neighbourhood designed for family life

Beyond the investment aspect, the Jardin Exotique is one of the few neighbourhoods in Monaco to offer a genuine family-friendly environment. This isn’t just a marketing slogan: it’s a view shared by everyone who lives there.

At the heart of the neighbourhood lies Parc Princesse Antoinette, a one-hectare site of century-old olive groves that has been transformed into a leisure area for the whole family. It features children’s play areas, a mini-golf course, multi-sports pitches (badminton, football tennis), an educational mini-farm and even an educational vegetable garden run in partnership with the École des Révoires, the neighbourhood’s primary school. Family events are organised throughout the year under the olive trees.

The neighbourhood is also home to high-quality residential buildings, with flats that are generally more spacious than those in the centre, featuring large terraces – a rare luxury in Monaco. Buildings such as the Bermuda, the Patio Palace and the Granada offer residential comfort with 24-hour concierge service, car parks and communal areas, in an atmosphere far more peaceful than the hustle and bustle of Monte Carlo.

And for nature lovers: the Monaco Exotic Garden itself, famous for its spectacular collection of cacti and its prehistoric caves, is set to reopen in the first quarter of 2026 following several years of renovation work.

Just a few minutes’ journey from the rest of Monaco

One common misconception about the Exotic Garden is that it is ‘up high’ and therefore isolated. This is not true. Monaco has a unique network of public lifts and escalators connecting the different levels of the Principality, and the Exotic Garden is particularly well served by them.

The public lift between Boulevard du Jardin Exotique and Avenue Hector Otto (recently renovated by the government) takes you to La Condamine in a matter of seconds. The Galerie des Salines, an underground pedestrian link, connects the neighbourhood to Fontvieille and the Princess Grace Hospital. Monaco railway station is a five-minute walk away, and the port is a ten-minute walk away.

This vertical connectivity is an advantage that many first-time buyers are pleasantly surprised to discover: you enjoy the peace and quiet of the hills, yet you can be in the heart of Monaco in less time than it takes to cross the Carré d’Or on a busy day.

Furthermore, the Jardin Exotique has an additional advantage: situated in the west of Monaco, the neighbourhood offers easy access by car, without having to drive through the Principality. This is a considerable practical advantage, particularly during events.

A neighbourhood undergoing rapid change

The Jardin Exotique is not stuck in the past – quite the opposite, in fact. Several construction and renovation projects are currently underway, helping to reposition the neighbourhood as a high-end area whilst retaining its residential character.

The flagship project is the Villa Ninetta, designed by Monegasque architect Fabrice Notari on the former site of the Palais Ninetta. The development comprises 27 apartments (ranging from studios to three-bedroom flats) with penthouses and private terraces offering exceptional sea views. Completion took place in the first quarter of 2026

In addition to these, there is L’Écrin de Malachite, a private residence of very high standard, and the units of prestige in the residence L’Exotique, including some four-room flats of 277 m² with terraces of 105 m² are being offered for around €20 million, proof that the neighbourhood is also attracting the ultra-premium segment.

The redevelopment of the Centre Hospitalier Princesse Grace (CHPG), with its two new 16-storey wings, also enhances the overall appeal of the area by adding world-class healthcare facilities and modernising the surrounding urban landscape.

Who is the Jardin Exotique aimed at?

The neighbourhood attracts three types of buyers, each of whom, in their own way, find here what the rest of Monaco cannot offer them at the same price.

First and foremost, families who are looking for spacious homes, local schools, a park where their children can play, and a sense of peace and quiet that central neighbourhoods cannot offer. In Monaco, this is a demographic that has long struggled to find a home, and the Jardin Exotique is the natural solution.

Next, there are first-time buyers in the Monegasque property market, whether they are newly settled residents or international buyers looking to maximise space and quality of life within their budget. A two-bedroom flat with a view and a terrace in the Jardin Exotique costs the same as a studio in the Carré d’Or, and the quality of life is not even comparable.

Finally, investors who are thinking in the medium term. The neighbourhood has not yet reached its price ceiling; new developments are driving up values, and rental yields are proportionally more attractive than in the city centre: rents for a one- or two-bedroom flat range from €3,500 to €7,500 per month, compared with over €15,000 in the Carré d’Or.

Are you looking for the Exotic Garden?

Agence Continentale has been assisting buyers in the Monegasque property market since 1948. If you’d like to explore opportunities in the Jardin Exotique, whether for resale, new-build developments such as Villa Ninetta, or simply for an initial market analysis, contact our team for a personalised consultation. We know every building, every view and every property in the neighbourhood.

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