en
en
Located in the eastern part of the Principality, La Rousse – Saint-Roman is one of Monaco’s main residential districts. Set above Larvotto, close to Beausoleil and Roquebrune-Cap-Martin, it combines Mediterranean views, serviced residences and quick access to the Principality’s key areas. From the Tour Odéon to Château Périgord, as well as Parc Saint-Roman, Monte-Carlo Sun and Annonciade, the district is home to some of the best-known residences in the Monaco property market. It attracts both buyers looking for a primary residence and investors wishing to acquire property in Monaco.
La Rousse – Saint-Roman is located at the north-eastern edge of Monaco, above Larvotto and along the French border. The district is mainly residential and is characterised by high-rise buildings, sea views, residences with concierge services and its proximity to Monte-Carlo. Among its most iconic addresses are the Tour Odéon, Château Périgord I and II, Monte-Carlo Sun, Parc Saint-Roman, Annonciade, Château Amiral and Roc Fleuri. In 2025, La Rousse recorded 100 property resales, making it the second most active district in Monaco after Monte-Carlo. According to the new methodology used by IMSEE, the estimated average price of a property transaction in the district stood at €51,265/m² in 2025.
La Rousse occupies the north-eastern part of the Principality. The district overlooks the Larvotto coastline and borders Beausoleil and Roquebrune-Cap-Martin on the French side. This location gives the district a distinctive identity. More residential than areas such as the Carré d’Or or Port Hercule, La Rousse – Saint-Roman allows residents to remain close to central Monaco while enjoying an environment that is generally removed from the busiest tourist areas.
Its topography is also one of its defining features: as the district rises from Avenue Princesse Grace towards Boulevard d’Italie and the Lacets Saint-Léon, many apartments enjoy open views over the Mediterranean. From an administrative and urban-planning perspective, the Prince’s Government distinguishes the La Rousse district, with Saint-Roman forming one of its areas. In the property market, however, the name La Rousse – Saint-Roman remains widely used.
The district is particularly well suited to buyers seeking a balance between residential living, proximity to the sea and easy access to central Monaco. Larvotto Beach lies just below the district, while Monte-Carlo, with its shops, restaurants and hotels, remains within easy reach. To the east, the Monte-Carlo Country Club and Monte-Carlo Beach, both located in Roquebrune-Cap-Martin, naturally extend this coastal lifestyle. The presence of the International School of Monaco at Testimonio also strengthens the district’s appeal for families. The school was officially authorised to open at 43 Avenue Princesse Grace in 2024. La Rousse therefore appeals to a wide range of international residents, including families living in the Principality, entrepreneurs, investors and owners looking for a pied-à-terre in Monaco.
Standing 170 metres high, the Tour Odéon is one of Monaco’s most recognisable architectural landmarks. Located in the La Rousse district, it represents the new generation of prestigious residential developments in Monaco and dominates the skyline in the eastern part of the Principality.
Château Périgord, located on the Lacets Saint-Léon, is one of the district’s established landmark addresses. Château Périgord I, completed in the early 1970s, was among the buildings that contributed to Monaco’s vertical development. The residence is particularly appreciated for its location, services and the views enjoyed by many apartments on the higher floors. PIRAS Immobilier Monaco also has its offices in the building, in the heart of La Rousse – Saint-Roman.
The district is also home to several other well-known residences in the Monaco property market, including Parc Saint-Roman, Monte-Carlo Sun, Annonciade, Château Amiral, Roc Fleuri and Palais Belvédère. Depending on the residence, buyers may prioritise services, a swimming pool, a terrace, a sea view, proximity to Larvotto or ease of access to central Monaco.
The development of Testimonio II has significantly transformed this part of La Rousse. The project combines residential properties, public facilities, a nursery, the International School of Monaco and new pedestrian links. A mechanised connection now links Boulevard d’Italie, Boulevard du Larvotto and Avenue Princesse Grace, making it easier to travel between the upper part of the district and the seafront. The development has also had a major impact on the private property market. According to the 2025 Real Estate Observatory, 56 apartments at Bay House, along with five villas within the Testimonio II development, were delivered in the La Rousse district in 2025.
For owners and buyers, these new facilities contribute to the district’s long-term development and residential appeal.
The property market in La Rousse – Saint-Roman offers a broad range of properties, including studios and one-bedroom apartments, family apartments, large properties with terraces and prestigious residences located on the upper floors of the district’s main buildings. According to the IMSEE 2025 Real Estate Observatory, the estimated price per square metre for a property transaction in La Rousse reached €51,265/m² in 2025, compared with €49,665/m² in 2024 under the Institute’s new statistical methodology. This average, however, should only be considered as a general indicator. Within the same residence, the value of an apartment can vary significantly depending on several factors: the floor level; orientation and natural light; the quality and extent of the sea view; the presence of a terrace; the condition and quality of the renovation; the residence’s services and amenities; the availability of a parking space or cellar; the rarity of the property type. A relevant property valuation in Monaco therefore requires analysis at the level of the individual building and the property itself, rather than relying solely on an average price per square metre.
For buyers, La Rousse – Saint-Roman offers a more diverse market than it may initially appear. Smaller properties can suit buyers looking for a pied-à-terre or a rental investment, while larger family apartments with several bedrooms are particularly sought after by clients wishing to settle in the Principality on a long-term basis. Properties offering sea views, a terrace, a high floor and a high-quality renovation naturally occupy a particularly strong position on the market. In 2025, 100 residential properties were resold in La Rousse, compared with 90 in 2024. The district therefore accounted for 23.3% of all resales recorded in the Principality, second only to Monte-Carlo.
Based at Château Périgord, in the heart of the district, the PIRAS Immobilier Monaco team assists owners, buyers and tenants with their real estate projects in La Rousse – Saint-Roman and throughout the Principality. This local presence enables us to assess with particular precision the differences in value between residences, floors, orientations and apartment types. Are you considering buying, selling, renting or having an apartment valued in La Rousse – Saint-Roman? Our team would be delighted to welcome you to our offices at Château Périgord.
PIRAS Real Estate has been advising clients on property sales, rentals, acquisitions and management in Monaco and on the French Riviera since 1976.
PIRAS REAL ESTATE
Château Périgord Residence
6 Lacets Saint Léon
98000 Monaco
From 9 a.m. to 7 p.m. – Our team is here to welcome you
French – Italian – English – Russian – Spanish
This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
