Complete Guide to Buying Property in Monaco (2026)

Buying Property in Monaco: Step-by-Step Process

Monaco offers a unique real estate market: no property taxes, no capital gains tax for most buyers, and a streamlined purchase process. However, buyers should understand that Monaco's system differs significantly from France, particularly regarding commitment and withdrawal rights.

This guide covers the complete process for purchasing property in the Principality of Monaco, from initial offer to registration.

Note: This is an informational guide, not legal advice. Specific procedures and fees should be confirmed with your notaire for your particular transaction.

Step 1: Written Offer (Offre d'achat)

The process begins with a formal written offer, known as an "offre d'achat". This document includes:

• Buyer's details and contact information
• Property description and address
• Proposed purchase price
• Key conditions (financing, timing, etc.)
• Validity period (typically 2-5 days)

Important: In Monaco, once the seller accepts your offer in writing, both parties are effectively committed. There is no statutory cooling-off period. Ensure you are certain before making an offer.

Step 2: Appointing a Notaire

After offer acceptance, the parties appoint a Monaco notaire. Unlike France where each party often has their own notaire, in Monaco it is common for a single notaire to act for both parties.

The notaire's role includes:

• Drafting the preliminary and final contracts
• Performing legal due diligence
• Holding the deposit in escrow
• Registering the sale with the Land Registry

Step 3: Preliminary Contract (Compromis de vente)

The compromis de vente is the binding preliminary agreement. At this stage:

• Deposit: The buyer pays 10% of the purchase price into the notaire's escrow account (séquestre)
• Conditions: Any suspensive conditions (conditions suspensives) are specified, such as obtaining financing
• Timeline: The expected completion date is set (typically 2-3 months)

Deposit Rules

Note: "Subject to finance" clauses must be specific and genuine; they cannot be used as an easy exit from the purchase. Gazumping (seller accepting a higher offer after agreement) is not permitted in Monaco.

Step 4: Due Diligence Period

The notaire conducts comprehensive legal checks:

• Title verification and ownership history
• Encumbrances, mortgages, and liens
• Co-ownership regulations (règlement de copropriété)
• Building permits and compliance
• AML/KYC verification of buyer

Documents Required from Buyer

• Valid passport
• Proof of address (utility bill, bank statement)
• Proof of source of funds (bank statements, tax returns)
• For companies: UBO declaration (beneficial owners holding 25%+)

This phase typically takes 4-8 weeks.

Step 5: Final Deed (Acte de vente)

The closing takes place at the notaire's office. At signing:

• Buyer pays the remaining balance of the purchase price
• Buyer pays all applicable fees and taxes
• Seller hands over the keys
• Notaire issues a completion certificate (attestation de vente)

After signing, the notaire registers the sale with the Monaco Land Registry. The official title deed is provided approximately 2 months after completion.

Key Difference from France: No Cooling-Off Period

One of the most important distinctions between Monaco and France:

In France, buyers have 10 business days after receiving the notaire's registered notice to withdraw from the preliminary contract without penalty. Monaco has no such protection. This means:

• Be completely certain before making an offer
• Conduct preliminary research before submitting an offer
• Include only genuine suspensive conditions
• Consider professional advice before committing

Total Costs Summary

For Individuals or Monaco SCI

For New-Build Properties

For Foreign/Offshore Companies

Agency Fees

Real estate agency commission for the buyer is typically 3% + VAT (20%), totaling approximately 3.6% of the purchase price.

Typical Timeline

Total: 2-4 months from offer to completion (cash purchases can be faster; financed purchases may take longer).

Risks and Due Diligence Checklist

Before making an offer, consider verifying:

• Clean title with no disputes
• No outstanding mortgages or liens
• Co-ownership rules and charges
• Building compliance and permits
• Technical condition (consider a survey)
• Rental restrictions (if applicable)
• Seller's authority to sell

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