The sale of a property in Monaco may seem straightforward at first glance. After all, demand is high, prices are high, and the principality enjoys an unquestionable worldwide reputation. Yet, many of the owners who are embark on this adventure discover too late that they have underestimated some crucial elements of the process. Between the market which is highly selective, the specific expectations of buyers at the top of the range, and the specific features of Monegasque regulations, a successful sale requires much more than a than simply displaying a price.
The resale market (secondary market) in Monaco is experiencing a unique dynamic. In 2024, the IMSEE recorded 365 resale transactions, down 5.9% on the previous year — the lowest volume since 2012 (IMSEE — Property Market Observatory 2024). At the same time, the primary (new-build) market boomed with 101 sales, mainly linked to the handover of Mareterra, bringing the total to 466 transactions worth €5.9 billion. Demand certainly exists, but it is shifting partly towards new-build properties, making preparation for sale even more critical for sellers of older properties.
The fair price: between ambition and reality of the market
The average price per square metre in Monaco reached €51,967/m² on the secondary market in 2024, up by 1.1% over one year and by 44.3% over the last decade (IMSEE — Observatory of property 2024). But this figure hides a a29> reality that is far more nuanced depending on the neighbourhoods:
Larvotto: €97,563 per square metre (+48.1%). Monte Carlo (Carré d’Or): €53,911 per square metre. Fontvieille: €53,908 per square metre. La Condamine: €53,801 per square metre. Jardin Exotique: €49,847 per m² (+36.4%), driven by a high level of activity in projects at the top end of the market.
The most common mistake sellers make is overpricing by 15 to 20 per cent. In a market as competitive as Monaco’s, this overpricing simply puts potential buyers off. The lack of interest in an overpriced property is not a matter of exposure: it is a sign that the price does not reflect market reality.
The best approach is to carefully analyse three to five recent comparable sales in your area. By pricing your property at market value, or slightly below, you will attract serious buyers and allow the quality of your property to speak for itself.
The presentation of the property: an underestimated factor
A well-presented property can increase the final sale price by 5 to 15 per cent and sells 20 to 30 per cent faster than a comparable property that is poorly presented. Given property prices in Monaco, this faster sale translates into a real financial gain.
The key elements of the presentation are simple but demanding. Start with spotless cleanliness and neutral décor. A furnished property can remain furnished provided the furniture is neutral and of high quality; indeed, a furnished interior gives a more spacious impression than an empty flat. Clear clutter from surfaces, maximise natural light and ensure that every room exudes clarity and serenity. If your property has a terrace or a view, this area must be meticulously maintained and welcoming. Monegasque buyers expect perfection at these price points.
The costs that the sellers overlook
The estate agent’s commission for the seller is set at 5% of the sale price plus VAT (20%), amounting to an effective 6%. This is the standard set by the Monaco Real Estate Chamber. The buyer, for their part, pays a commission of 3% + VAT. This commission often represents the largest expense for the seller.
A major advantage is that Monaco does not levy capital gains tax on property sales. However, French nationals residing in Monaco should be aware that, under the bilateral agreement between France and Monaco, they remain liable for French capital gains tax on property sales made within the Principality. This point is often overlooked by the sellers concerned.
Notary fees and registration charges (4.75% + 1.5% following Law No. 1,548 of October 2023) are payable by the buyer, not the seller. It is strongly recommended that all service charges be paid up to date before the sale is completed.
Other recommended expenses include professional marketing (high-quality photography, video, targeted advertising) and the costs of legal documentation to get the paperwork in order from the outset.
The seller’s legal obligations
Monegasque law imposes strict obligations on sellers regarding transparency and documentation. You are required to disclose all known defects in your property: damp problems, cracks, hidden defects, easements, and restrictions on letting or occupation. Deliberately withholding this information may result in legal proceedings or the cancellation of the sale.
You must also provide the rules of the owners’ association, the financial statements for the last three years, the minutes of general meetings, and proof that service charges are up to date. An energy performance certificate, proof of building insurance and documents relating to the title deed must be provided. It is good practice to prepare these documents well in advance of putting the property on the market: this speeds up negotiations and inspires confidence in potential buyers.
For properties in the protected sector (Acts 1235/1291 and 887): any sale must be notified to the Minister of State, who has a right of pre-emption for a period of four weeks. During this period, the State may choose to acquire the property to preserve the protected rental stock. If the State declines, the current tenant may also exercise a secondary right of pre-emption. This period must be factored into your sales schedule.
Timing: when to put it up for sale
The resale market in 2024 saw a decline in transaction volume (-5.9%), but an increase in prices (+1.1%) and, above all, a significant shift towards higher-end properties: the average price per transaction reached €6 million, an all-time high. The 2025 figures confirm a rebound, with 429 secondary transactions (+17.5%) and the symbolic threshold of €3.2 billion being exceeded.
However, the landscape is changing. The arrival of Mareterra and other new developments is introducing fresh competition. Older properties must demonstrate their value through impeccable presentation and fair pricing. Interest rates are stabilising, which is restoring confidence among foreign buyers.
Traditionally, spring and autumn are the busiest periods in the Monegasque property market. Avoid putting your property on the market during Grand Prix week (May): serious buyers are distracted by the event.
The pitfalls that waste time
Several common obstacles slow down or block the sales. Disputes over co-ownership that remain unresolved constitute a major problem: if a disagreement persists with other co-owners regarding regarding works, regarding rights of way or regarding liabilities, potential buyers will walk away.
Other common pitfalls include breaches of usage restrictions (renting out the property in contravention of the regulations), a lack of clarity regarding defects, and a refusal to allow reasonable inspections by the buyer. Some sellers artificially limit their pool of buyers by imposing specific criteria: this restriction significantly reduces liquidity and bargaining power. Early transparency is the best way to keep a sale on track.
The agency’s role: much more than just a showcase
A common misconception is that a estate agency is simply a property listing portal. In reality, in the Monegasque market, an agency acts as a conduit for connections and expertise. Monaco operates largely through closed networks of qualified buyers, wealthy families and institutional investors. A good agency has privileged access to these networks.
The agency offers expert guidance through Monaco’s regulatory framework, a deep understanding of buyers’ preferences, and a knack for skilful negotiation. It assesses potential buyers from the very first call, distinguishing serious prospective buyers from those who are merely curious.
What the best-informed salespeople do differently
Firstly, they adopt a well-thought-out pricing strategy from the outset. Whilst most professionals recommend setting the price at market value to attract qualified buyers quickly, some sellers deliberately choose to set a high price and wait for a buyer willing to pay that amount. Both approaches can work depending on the type of property and market conditions — the key is that the strategy is deliberate and not the result of unintentional overvaluation.
Secondly, they invest in the presentation. Professional home staging, high-quality photography, and drone footage: these investments more than pay for themselves by speeding up the sale and helping to secure a better deal.
Thirdly, they work with a single trusted agency, rather than spreading their property across multiple listings. This allows for a consistent strategy and close monitoring.
Fourthly, they prepare all the documents well in advance. Title deed of ownership, regulations for co-ownership, financial statements, certificates, and verification with the Housing Department: everything is ready before the listing for sale.
Finally, they have a clear understanding of the buyer profile that matches their property. This clarity guides their marketing and negotiation strategy. At Agence Continentale, we guide our sellers through each of these steps, ensuring a transparent, efficient and profitable sale.
Frequently asked questions
How long does it take to sell a property in Monaco?
The timeframe varies depending on the quality of the property, its price and market conditions. A high-quality property that is correctly priced and well presented can find a buyer within three to four months, but the actual timeframe can extend to up to a year depending on market conditions and pricing. For properties in a protected area, allow at least four weeks for the government’s right of first refusal to be exercised.
What are the costs for the seller?
The main cost is the estate agent’s commission: 5% of the sale price plus VAT (20%), amounting to 6% in total. You may also incur costs for professional marketing and legal documentation. Monaco does not levy capital gains tax on property sales. We advise you to check your tax situation in your country of residence. Notary fees and registration duties (4.75% + 1.5%) are payable in full by the buyer.
Do you need to use an estate agent to sell?
It is strongly recommended that you engage a specialist agency. The Monegasque market is niche, network-driven and demands regulatory expertise. A reputable agency will save you time, help you avoid legal pitfalls and significantly boost your negotiating power.
Will the market be favourable to sellers in 2026?
Yes, with some caveats. The secondary market rebounded in 2025, with 429 transactions (+17.5%) and rising prices. Interest rates are returning to normal and confidence among international buyers is returning. However, competition from new-build developments is intensifying. Sellers of existing properties must therefore pay particular attention to the pricing and presentation of their properties.
Ready to sell your property in Monaco?
Selling a property in Monaco is a major decision that requires genuine expertise and personalised attention. At Agence Continentale, we guide owners through every stage of the sales process. From the initial market analysis to the final negotiation, including the professional presentation of your property, we are committed to maximising value and ensuring a smooth and satisfactory transaction.
Contact us today for a free consultation. Let’s discuss your property, your goals and the sales strategy that will will enable you to achieve the result that you deserve.
