Le Palais de la Plage at a glance
Le Palais de la Plage is a very high-standing residence at 35-37 avenue Princesse Grace, in the Larvotto district, a few steps from the beaches. The building rises 15 floors and 64 metres, and gathers only 12 apartments, each of them occupying a full floor or more.
The developers announced the project in 2020 as a new luxury building in the redevelopment of Larvotto. Hello Monaco credits JB Pastor & Fils for the construction, and the project integrates sea-water heat pump channels.
Architecture: a wave on the seafront
The architect gave the building a wave-shaped silhouette and mosaic façades, which echo the sea in front of it. The shape reduces the visual weight of 64 metres of height along Avenue Princesse Grace, and each floor opens onto terraces turned to the water.
With only 12 apartments for 15 floors, the building contrasts with the large complexes of Monaco. A resident shares the lifts and the entrance with few neighbours, and the concierge serves a small community. This scale brings a level of privacy that large complexes do not offer: fewer people at the entrance, fewer visitors in the lifts and a quiet atmosphere on the landings.
Apartments and layouts
Full-floor apartments
Nearly every floor hosts a single apartment, so the owner enjoys the whole level, with views on several sides and a layout that adapts to a family. The residence presents these apartments as exclusive units with high-end finishes.
Duplexes and triplexes
The top five floors hold duplexes and triplexes with terraces and a swimming pool. Petrini describes the top unit as a triplex with a private pool, a rare feature in Monaco, where outdoor space is limited. Hello Monaco notes that pool and terraces extend the living areas on the upper levels.
Shops, parking and common services
The ground floor hosts two retail spaces. Hello Monaco gave 150 m² and 500 m² in 2020, and the State Property Authority offered in 2025 two shell-and-core units of 124 m² and 166 m² for retail use, with food and beverage activities excluded. The difference in surfaces reflects the stage of the project and the final layout, so check the current plans with the agency.
The basement counts 38 parking spaces for residents. For a building of 12 apartments, this means about three spaces per apartment, a generous ratio in a Principality where parking is scarce and carries a price of its own. Check which spaces come with the apartment you visit, and whether visitor parking exists.
Location: Larvotto, beaches and gardens
Le Palais de la Plage stands on Avenue Princesse Grace, the seafront road of Larvotto. The district offers:
- Larvotto beaches: sand, clear water, restaurants, bars and shops
- Japanese Garden and Princess Grace Rose Garden: a short walk along the avenue
- Monte-Carlo Beach: a seasonal hotel with a sea-water Olympic pool and a private beach
- Residences of the district: 21 Princesse Grace, Bay House, Vallespir, Résidence du Sporting and Florestan
Discover the atmosphere in our guide to Larvotto. Browse our apartments for sale in Larvotto and our apartments for rent in Larvotto to compare the building with its neighbours.
Prices around Le Palais de la Plage
Neither Petrini nor Hello Monaco publishes a price per m² for the building. The district gives the reference: IMSEE measured an average of €71,167 per m² in Larvotto in 2025, with a rise of 2.2% over the year, against €57,569 for Monaco.
The prices per m² of the listing come from our own calculation. A full-floor apartment on Avenue Princesse Grace, with sea views and services, stands at or above the district average, and the triplex with a private pool sits in a category of its own. Our guide to the price per sqm in Monaco details the other districts.
To read the table, keep in mind that Larvotto is a district of contrasts. The average of €71,167 per m² covers older apartments as well as new residences on the seafront, so the apartments of a recent building facing the beaches stand above the district average, as the Florestan listing shows. An owner who plans to rent out the apartment compares the purchase price with the rent of the district, available in our analysis of the rental market.
Why apartments at Le Palais de la Plage rarely reach the market
Petrini states that the apartments of the building are only available for rent, which makes an acquisition "very difficult". Three factors explain this scarcity:
- A small number of units: 12 apartments in total, with no new phase planned
- Large apartments held over time: full floors and triplexes suit owners who keep them as a family base
- Discreet transactions: the agency invites buyers to ask about off-market properties in the building
For a buyer, the practical consequence is the access route. The apartments rarely appear on public portals, and an introduction through an agency with a network of owners opens the door. Our teams handle off-market properties in Monaco and private sales of properties in Monaco with discretion, and our selection of penthouses for sale in Monaco gathers the top floors of the Principality.
Checklist before you rent or buy
At Balkin, our team combines local expertise since 2005 with the Knight Frank global network. Arrange a private consultation to discuss Le Palais de la Plage and the other residences of Avenue Princesse Grace.
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