What is an off-market property ?
An off-market property refers to a real estate asset that is not publicly listed on portals or through traditional sales channels. These residences, often located in Monaco’s most sought-after districts, are offered discreetly and selectively to qualified clients. The goal is to protect sellers’ privacy while giving buyers exclusive access to rare opportunities. This type of transaction relies on trust, established relationships, and an in-depth understanding of the local market.
Why targeting off-market properties in Monaco is a strategic advantage
In a market as limited as Monaco’s, confidentiality and scarcity are powerful levers of access. Off-market properties account for a significant portion of luxury transactions, estimated between 20% and 30% of total sales, according to market observers.
The average price per square metre frequently exceeds €50,000/sqm, with significant variations depending on the area (Carré d’Or, Fontvieille, Larvotto).
By focusing on this type of property, you reduce competition, protect your acquisition strategy, and gain access to exceptional residences before they reach the public market.
Balkin opens the doors to Monaco’s off-market real estate
Through its exclusive partnership with Knight Frank and recognized local expertise, Balkin provides access to properties rarely visible to the public. Each search begins with a confidential conversation, allowing us to precisely identify your expectations before any introduction.
Our team relies on a global network of 27,000 professionals and long-established relationships within the Principality to source the finest opportunities: luxury apartments, seafront villas, or penthouses with panoramic views.
You benefit from discreet support at every stage, from the first introduction to the final signature, with full legal and financial security.
How off-market transactions actually work in Monaco
What types of off-market sales exist in the Principality ?
Off-market sales in Monaco take several forms, depending on the desired level of confidentiality and the nature of the properties involved. They rely on direct relationships and a rigorous selection of buyers.
- Pocket listings entrusted to an agency for a small circle of clients
- Private sales between individuals or high-net-worth investors
- Internal operations conducted by developers before official launch
- Discreet transfers of family or institutional properties
Who is involved in off-market transactions in Monaco ?
Every off-market transaction depends on a circle of trusted professionals ensuring transparency and legal security.
- The real estate agent: identifies opportunities and facilitates introductions
- The notary: ensures legal safety and confidentiality of the deed
- Family offices: advise international buyers on wealth and estate matters
- The relationship network: plays a key role in accessing undisclosed assets
The concrete steps to access an off-market property in Monaco
Step 1: Get prequalified and build your buyer profile
Before any introduction, you must demonstrate your ability to purchase property in the Principality. Off-market agents only present properties to verified buyers. This means preparing a strong file, including a recent proof of funds, details of your financial situation, and, in some cases, a letter of intent to purchase. This process helps establish trust with intermediaries and gives you faster access to confidential listings.
Step 2: Find the right network and gain private access
Off-market properties circulate only within closed networks of trusted advisors, notaries, and partner agencies. Access requires an introduction by a recognized professional or being already identified as a serious buyer. By working with Balkin, Knight Frank’s exclusive partner in Monaco, you gain direct access to unpublished listings and receive tailored guidance. This global network, combined with local expertise, opens the doors to the most sought-after addresses in the Principality.
Step 3: Visit discreetly and negotiate effectively
Off-market viewings are held under strict confidentiality, often outside standard business hours, to preserve the discretion of both seller and buyer. All discussions and negotiations are targeted and private, with no public advertising or disclosure of information. An experienced advisor plays a crucial role in protecting your interests, optimizing purchase conditions, and ensuring a secure transaction all the way to signing.
What documents and criteria are required to qualify for an off-market offer ?
Accessing off-market properties in Monaco requires a complete and confidential application file. It enables the agency to assess your credibility and present properties that match your financial and personal profile.
Required documents:
- Recent proof of funds (bank attestation or certified statement)
- Proof of identity and address
- Letter of intent to purchase or search
- Declaration of any residence or financing constraints
Prepare these documents carefully and submit them through a secure channel. This diligence strengthens the credibility of your profile and speeds up access to confidential listings.
How are off-market prices and trends evolving in Monaco ?
The off-market real estate segment in Monaco typically shows values 10–15% higher than those seen on the public market. This premium reflects the scarcity and discretion of such properties, which mainly include prestige residences in the most exclusive districts such as the Carré d’Or, Fontvieille, and Larvotto.
Average prices per square meter remain among the highest in the world:
- Carré d’Or: €60,000–€75,000/sqm
- Fontvieille: €45,000–€55,000/sqm
- La Rousse / Saint-Roman: €40,000–€50,000/sqm
Properties featuring terraces, sea views, and secure parking are the most sought-after. The market remains driven by stable international demand, a structurally limited supply, and the sellers’ preference for confidentiality in transactions.
Risks, legal constraints, and tax specificities to know before buying
Monaco’s real estate law has several specificities: most transactions must be conducted through a notary approved by the Monegasque State, ensuring the contract’s compliance and the secure transfer of ownership.
Non-resident buyers should carefully review their tax status and the conditions for obtaining Monaco residency.
Buying property in Monaco involves no income tax or property tax, but registration fees do apply. It is highly recommended to carry out a comprehensive legal and tax audit before making any offer, to avoid constraints related to the purchase structure (individual name, company, or trust). This approach helps secure your investment and protect the confidentiality of your assets.
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