New Build Properties in
Beausoleil

Discover a rare and exceptional opportunity to own new build property in Beausoleil, the French Riviera commune that sits immediately at the border of the Principality of Monaco. Perched on the slopes of the Mont des Mules in an amphitheatre above the Principality, Beausoleil is one of the most strategically and scenically positioned addresses on the entire Côte d’Azur,  a town whose panoramic views stretch from Cap Ferrat across the full arc of the Mediterranean coastline to the Italian Riviera, and whose proximity to Monaco creates a property market of sustained, structural strength unlike anywhere else on the French Riviera.

AREA GUIDE AND LIFESTYLE

Beausoleil: The Riviera’s Gateway to Monaco

Beausoleil is, by any measure, one of the most strategically positioned communes on the French Riviera. Situated on the slopes of the Mont des Mules immediately north of the Principality of Monaco, it shares a direct land border with one of the world’s wealthiest and most economically vibrant states, and offers the rare combination of French property rights, VEFA off-plan purchasing advantages, and proximity to Monaco that no other address on the Côte d’Azur can match. The commune’s 2.79 square kilometres of hillside terrain rising from 40 metres above sea level at the Monaco border to 560 metres at the summit of Mont des Mules form a natural balcony above the Principality, with views that on a clear day extend along the coastline from Cap Ferrat to the Italian border, and out across the Mediterranean in a panorama of quite extraordinary breadth and clarity.

The history of Beausoleil is inseparable from the history of Monaco. The commune came into formal existence on 10 April 1904, by decree of President Émile Loubet, born of the rapid growth of the hillside lands above Monte-Carlo during the Belle Époque. Known initially as Monte-Carlo Supérieur, the settlement grew as a direct consequence of the prosperity radiating from the Casino de Monte-Carlo, the Hôtel de Paris, and the expanding apparatus of Monaco’s tourism economy. Workers, craftsmen, and service professionals initially from Piedmont and Liguria, later from across Europe and North Africa settled on the hillside above Monaco, creating the cosmopolitan, densely urban character that defines Beausoleil to this day. That character persists: a town of some 12,400 inhabitants, almost entirely composed of apartment buildings, where thousands of residents cross the border daily for work in the Principality, and where property demand is structurally and permanently underpinned by one of the most powerful economic engines in Europe.

A Town of Belle Époque Grandeur and Mediterranean Panorama

Beausoleil’s architectural identity is one of the most distinctive on the French Riviera. The town’s development during the Belle Époque produced an ensemble of grand bourgeois buildings, ornate façades, and elegant residential architecture that has no equivalent in the new coastal developments further along the Riviera. The centrepiece is the Riviera Palace, a monumental hotel-palace built to designs by architect Georges-Paul Chedanne and completed in 1903, registered as a Historic Monument of France since 1989. Its celebrated winter garden 27m high, covering over 900m² was constructed by the Eiffel company, the same firm that built the covered market below. A former cog railway once connected Beausoleil’s heights to Monaco’s Casino; the great stairways built to link the two communities remain, a visible and daily reminder of the Principality’s gravitational pull.

Beausoleil has rightly earned the designation ‘Balcony of the Mediterranean’. From its elevated streets, the views across Monaco, its famous harbour, the Casino, and the deep blue of the Mediterranean are genuinely remarkable, the kind of outlook that in Monaco itself commands prices of tens of thousands of €/m², and that in Beausoleil is simply part of the fabric of daily life. The commune’s estimated 3,500 private gardens, its parks, and the natural landscape of the surrounding hills give it a greenery and tranquillity that belies the urban density of its central streets.

Beausoleil at a Glance

The Beausoleil Lifestyle

Life in Beausoleil has a quality shaped above all by its extraordinary position. Mornings begin on terraces looking south across Monaco’s harbour, the Principality’s towers catching the early light, the Mediterranean stretching away to the horizon. The town’s daily rhythms are those of a cosmopolitan, international community: the market in the central square, the cafes and restaurants of Boulevard du Général de Gaulle, the famous covered market with its Eiffel-designed iron structure. Below, the cultural and leisure resources of Monaco the Musée Océanographique, the Opéra de Monte-Carlo, the Casino, the Grand Prix circuit, world-class dining and shopping are accessible in minutes. For those who want more space and altitude, the hiking trails of the Mont des Mules and the ancient Parcours Antique, tracing a Celto-Ligurian hillfort back to 250 BC, offer a landscape of Mediterranean garrigue, olive and lemon trees, and views that justify every step of the climb.

For families, Beausoleil and the immediately surrounding area offer a strong international education offer. The International School of Monaco is easily accessible from Beausoleil, and the wider Menton-Monaco-Beausoleil corridor has one of the highest concentrations of international schools on the Riviera, a key factor in sustaining long-term family buyer and rental demand across the area. The Principality’s exceptional safety, cultural amenities, and internationally mobile residential community create an environment that attracts families from across Europe, the Middle East, and beyond.

Why New Build Properties in Beausoleil Are So Sought-After

New build development in Beausoleil is severely constrained by the commune’s steep topography, its almost fully built-up urban fabric, and the near-total absence of available development land. The result is a market of genuine and structural scarcity: when new residences do appear, they are met with immediate and sustained demand from a deep pool of international investors and buyers, many of whom are priced out of Monaco’s own market but unwilling to compromise on proximity to the Principality. The most prestigious new build addresses tend to occupy elevated positions within the Beausoleil Supérieur and Moneghetti districts, commanding the finest sea and Monaco views and the greatest separation from the urban density of the lower town.

Our exclusive off-plan and newly completed residences in Beausoleil range from contemporary apartments with south facing terraces and open sea views to prestige penthouses above Monaco. Each is built to the highest modern standards, combining the clean architectural language of contemporary Riviera design with the enduring appeal of one of the Côte d’Azur’s most coveted postcodes. Buying off plan in France offers significant advantages: reduced notaire fees, staged payment plans, and the freedom to personalise your home before completion. Whether you are seeking a highly rentable investment in the most liquid property market adjacent to Monaco, a prestigious Riviera pied-à-terre with extraordinary views, or a permanent residence of exceptional quality within walking distance of the Principality, Beausoleil is the address.

For a full guide to buying new build property in France as an international buyer — including the legal process, tax considerations, mortgage options, and step-by-step VEFA purchasing guide, visit our dedicated buyer’s guide: French New Build Buying Process

INVESTMENT CASE

The Investment Case for Beausoleil Property

The Beausoleil property market is defined by a set of structural fundamentals that are, in the European context, essentially unique. No other commune in France shares a direct land border with Monaco. No other town on the French Riviera has a rental market where, in the words of local agents, demand so consistently exceeds supply that properties can be let without advertising, with waiting lists already in place. And no other address on the Côte d’Azur combines the purchasing advantages of French property law VEFA protections, reduced notaire fees, favourable tax treatment — with the economic proximity of the world’s most concentrated wealth. For international investors seeking a fundamentally sound, highly liquid, and structurally protected asset on the French Riviera, Beausoleil represents a proposition of rare and enduring quality.

Market Fundamentals: Why Beausoleil Endures

• Direct Monaco adjacency - the only French commune sharing a land border with Monaco; Monaco’s private sector adds hundreds of new jobs each year, sustaining structural rental demand in Beausoleil

  
  

• Rental demand exceeds supply - local agents report waiting lists for annual lettings; properties let without advertising; average rents of €35–40/m² per month

  
  

• 60% investor buyer profile - approximately 60% of Beausoleil buyers are investors, attracted by the structural rental demand and Monaco proximity premium

  
  

• Genuine supply scarcity - steep topography, fully built-up urban fabric, and near-total absence of development land severely constrain new build availability

  
  

• Monaco workforce captive market - thousands of Monaco workers live in Beausoleil, preferring proximity and the convenience of walking or a short bus ride to work

  
  

• Market trajectory - 2025 expected to outperform 2024 by 10–15% in transaction volumes; sentiment recovering after broader Riviera correction

Investment Performance at a Glance

Rental Income Potential in Beausoleil

Beausoleil generates rental demand from two distinct and complementary sources, both rooted in its extraordinary relationship with Monaco. Year-round, the Principality’s large and growing workforce drawn to Monaco’s financial services, hospitality, and commercial sectors creates constant demand for quality furnished apartments in Beausoleil from executives, professionals, and internationally mobile residents who value the walking or short-bus-ride proximity to their workplace above all else. This is not seasonal or event-driven demand; it is structural, permanent, and, according to agents active in the market, so consistent that waiting lists form for annual rentals before properties are even advertised.

During Monaco’s major international events above all the Formula 1 Grand Prix in May, which draws some 200,000 visitors and creates extraordinary short-let demand across the border in Beausoleil and across the summer season, premium furnished apartments and villas command significant short-let premiums, particularly those with direct Monaco and sea views. The combination of a captive long-let market driven by Monaco’s workforce and a high-value short-let market driven by Monegasque events creates a lettings calendar of exceptional diversity and resilience.

Investors operating under the LMNP (Loueur Meuble Non Professionnel) furnished rental tax regime benefit from the ability to offset property depreciation against rental income, a highly tax-efficient structure that materially enhances net yields. The strength of demand, the scarcity of supply, and the Monaco adjacency premium make Beausoleil one of the most bankable rental investment locations on the entire French Riviera.

Beausoleil vs the Wider Riviera Market

Beausoleil occupies a genuinely singular position in the French Riviera property landscape. No other address offers the combination of French legal and fiscal advantages, direct Monaco border adjacency, panoramic Mediterranean views, and a rental market so structurally constrained by supply that demand is permanent and essentially unconditional. While comparable properties in Monaco itself trade at €54,000/m² or more placing them beyond reach for the vast majority of international buyers. Beausoleil’s new build residences at €12,000–13,000/m² offer a proportion of that proximity at a fraction of that price. The Belle Époque architectural heritage, the quality of the views, the cosmopolitan character of the community, and the enduring strength of the fundamentals all make Beausoleil a market that, unlike many on the Côte d’Azur, does not require a cycle to justify the investment.

We specialise exclusively in new build and off-plan luxury property across the French Alps and the French Riviera. If you're ready to begin your property search or want to explore exclusive developments currently available, our team is here to help.

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