In Monaco the most expensive mistake isn’t overpaying. It’s not knowing, before you sign, what you are really paying.
On top of the property price sits a second bill: registration duty, notary, agency. And it isn’t always the same. It changes if you buy as an individual or through a foreign company. And it collapses if you buy new. On a five-million apartment these differences are worth hundreds of thousands of euros — and almost nobody puts them on the table before signing.
The person who gives you the numbers before, not after, is the one actually working for you.
🧾 Individual or Monegasque SCI
The normal case, and the cheapest. Registration 4.75% + notary 1.5%: 6.25% on top of the price.
🏢 Foreign company
Registration duty rises to 7.5%. Buying through a non-transparent structure costs you points — without a real reason, it rarely pays off.
🏗️ New build and VEFA
VAT at 20% is already inside the price and registration drops to 1%. Total costs collapse to 2.5%.
🤝 The agency
3% plus VAT — that is 3.6% of the price. It is added in every case. Budget for it from day one.
🏦 If you take a mortgage
3% on the mortgage deed plus a 0.65% transaction levy. The line nobody counts.
🔑 And then there is the foreigner’s price
It isn’t a tax and you won’t find it in any table: it is the gap between the price offered to someone arriving from outside and the price offered to someone inside the market.
How I take you to the signature.
The numbers, first
Before you even view, I put the full bill on the table: price, costs, structure. You know exactly what you are about to sign.
The right structure
Individual, Monegasque SCI or company: the choice changes your tax today and your succession tomorrow. It is decided before the offer, not after.
All the way to the notary
Negotiation, checks, deed. One point of contact, from offer to keys.
What buying really costs.
Want the real numbers on your case?
Indicative figures, 2025–2026. Rates and costs depend on the transaction and the structure chosen, and must be confirmed by the notary case by case. This page explains how things work — it is not legal, tax or notarial advice.