Market trend (recorded transactions)
€7,127/m² (IQR (p25–p75): €5,571–€8,750/m², n=194). +8.3% YoY · +3.9% QoQ. Source: DVF (DGFiP) (Open Licence 2.0).
QoQ = change vs previous quarter. YoY = change vs the same quarter last year. IQR (p25–p75) = middle 50% of deals.
Market activity: Q1–Q2 (based on deal count; DVF is delayed). Activity ≠ price.
| Quarter | Deals | Median €/m² | IQR (p25–p75) | QoQ | YoY |
|---|---|---|---|---|---|
| 2025-Q1 | 203 | €6,630 | €5,354–€8,018 | -2.1% | +3.7% |
| 2025-Q2 | 192 | €6,580 | €5,310–€8,008 | -0.8% | +0.4% |
| 2025-Q3 | 189 | €6,548 | €5,500–€8,000 | -0.5% | +2.8% |
| 2025-Q4 | 192 | €6,453 | €5,430–€8,204 | -1.5% | -4.7% |
| 2026-Q1 | 190 | €6,859 | €5,811–€8,597 | +6.3% | +3.5% |
| 2026-Q2 | 194 | €7,127 | €5,571–€8,750 | +3.9% | +8.3% |
Show 5-year quarterly history (apartments) — 2021-Q3 → 2026-Q2
| Quarter | Deals | Median €/m² |
|---|---|---|
| 2021-Q3 | 209 | €5,769 |
| 2021-Q4 | 169 | €6,098 |
| 2022-Q1 | 221 | €5,741 |
| 2022-Q2 | 255 | €6,364 |
| 2022-Q3 | 204 | €6,107 |
| 2022-Q4 | 231 | €6,129 |
| 2023-Q1 | 198 | €6,076 |
| 2023-Q2 | 213 | €6,260 |
| 2023-Q3 | 198 | €6,315 |
| 2023-Q4 | 178 | €6,322 |
| 2024-Q1 | 165 | €6,395 |
| 2024-Q2 | 153 | €6,556 |
| 2024-Q3 | 174 | €6,367 |
| 2024-Q4 | 167 | €6,772 |
| 2025-Q1 | 203 | €6,630 |
| 2025-Q2 | 192 | €6,580 |
| 2025-Q3 | 189 | €6,548 |
| 2025-Q4 | 192 | €6,453 |
| 2026-Q1 | 190 | €6,859 |
| 2026-Q2 | 194 | €7,127 |
DVF is published with a delay (registration/processing lag). We compute €/m² only for records with valid transaction value and built area, then aggregate by quarter using median/IQR (to reduce outliers). Use these figures as a directional indicator for trends and seasonality, not as an official appraisal. For a specific property, micro-location and building quality dominate.
How do you prepare crypto funds for a property purchase?
Document the source of funds and agree payment in euros.
For a purchase in France, discuss documents, conversion and the timing of euro transfers with the bank and notary in advance. The guide explains how to prepare funds and allow for costs before committing.
Preparing crypto funds for a property purchase in FranceHow should you choose a location near Monaco?
Start with the jurisdiction and your normal day. A home in France near the border and a home in the principality fall under different rules. Daily travel calls for a route to your specific destination in Monaco; a second home calls for convenient arrivals, comfortable stays and arrangements while you are away.
| Location | When to consider it | What to check at the actual address |
|---|---|---|
| Beausoleil | For an urban address close to Monaco where you hope to make some journeys on foot. | Gradients, steps and lifts along the route, noise, private parking and access to it. Map proximity does not determine walking convenience. |
| Cap d’Ail | When a coastal setting and journeys into Monaco from a seaside commune matter. | The actual route to the sea, station and relevant Monaco entrance; the climb home, parking and guest access. |
| La Turbie | If a position above the coast suits you and driving fits your daily routine. | The route and traffic at your usual times, access to the home, a garage, everyday shopping and options without a car. |
| Roquebrune-Cap-Martin | To compare the old village, peninsula and coastal residential districts as different ways of living. | The exact district, terrain, beach or station access, parking and route to your Monaco destination. A shared commune name does not make addresses comparable. |
This comparison narrows the search rather than ranking communes. Walk or drive from the front door to your destination at your usual time, including the return, parking and walking section. For a family, include the regular journeys of everyone who will use the home.
What matters for a second home?
Before choosing, establish who receives deliveries and holds the keys, and how maintenance and checks will be arranged between stays. Compare building charges, insurance, garden or pool care and planned works for the same pattern of use. Use the full purchase and ownership budget guide to structure the costs.
If you intend to let the property, check the rules of the particular French commune and building separately. Permission in a neighbouring town does not establish permission at your chosen home or replace a review of its documents.
A French address or a property in Monaco?
| Question | In France near Monaco | In the principality of Monaco |
|---|---|---|
| Contract, checks and purchase costs | French rules apply; the French notary confirms the documents and calculation. | Monaco rules apply; the local notary confirms the terms and calculation. |
| Residence and tax status | Checked against your circumstances and applicable French rules. Proximity to Monaco does not change the status. | Residence applications and tax status are considered separately from buying property. |
| Schools and healthcare | An address and a nearby institution do not establish admission, cover or payment terms. | Confirm the chosen institution’s requirements and your eligibility before deciding to move. |
Do not build automatic access to a school or healthcare into your family plan or budget. Confirm admission, insurance and costs with the relevant institution. Capital growth is also not a feature of every border property: pricing needs comparable listings and transactions in the selected segment.
How do you compare actual listings in your chosen locations?
Once you have two or three suitable areas, use the location and address selection guide to compare journeys, surroundings and intended use. If you already have a listing, send the link and explain how often you will visit and where you need to travel. We can then discuss which addresses and checks belong in your search. WhatsApp · info@immobtc.com · +33663567065.
Maps for checking addresses
- Official maps of Beausoleil, La Turbie and Roquebrune-Cap-Martin.
- Cap d’Ail map and practical guides.
Comparison and links checked on 12 October 2026. Journey times, eligibility for services and costs depend on the specific address and buyer.