Living Near Monaco: Beausoleil, Cap-d'Ail, Menton and More (2026)
Many people who work in Monaco, or who simply love the Principality, choose to live just beyond its borders. The towns around it offer more space, gardens and a quieter pace, often for less than an equivalent home inside Monaco, while the Casino, the port and the offices of Monte-Carlo remain minutes away.
There is one point to understand before anything else: Beausoleil, Cap-d'Ail, Roquebrune-Cap-Martin, Menton, Èze and La Turbie are all in France. Living there means living under French rules, not Monegasque ones. This guide looks at each town, how people get into Monaco from there, and what the French address changes in practice. It is part of our Moving to Monaco guide.
These towns are in France, and that matters
Each of these towns is a French commune in the Alpes-Maritimes, with its own mairie. Monaco and France share open borders, so day-to-day life flows across them, but the legal position of your home does not.
- Tax: the Government of Monaco states that residents of the Principality, apart from French nationals, are not liable for income tax, and that this applies only to persons genuinely established in Monaco. It does not affect the rules of other States. If your home is in France, check your French tax position with the French tax administration or an adviser.
- Monaco residency: a Monaco residence permit requires accommodation in Monaco of sufficient size for the household. A home in Beausoleil or Menton does not count towards it. Our article on how long Monaco residency takes explains the process.
- Living in France: nationals of countries outside the EU who plan to live in France need the right French visa or residence permit. Check France-Visas for your situation.
- Working in Monaco: employers authorised to operate in Monaco register their salaried staff with the Caisses Sociales de Monaco. If you will live in France, ask the CCSS how healthcare cover works for you and your family.
This guide is general information rather than legal or tax advice. For your own situation, check with a professional adviser.
Beausoleil
Beausoleil sits directly above Monte-Carlo, and in places the border runs down the middle of a street. Many residents walk into Monaco. The town climbs the hillside in Belle Époque villas, apartment buildings and stepped lanes, with a market, local shops and views over the Principality and the sea.
Suits: people who work in Monte-Carlo and want to walk to the office, and those looking for more space close to the centre.
Cap-d'Ail
Cap-d'Ail lies immediately west of Fontvieille. It is green and residential, with villas among pines, small beaches and a coastal path that follows the shoreline. The town has its own railway station and is on the coastal bus route between Nice and Monaco.
Suits: families and anyone who wants a garden, the sea and a short trip into Fontvieille or the Condamine.
Roquebrune-Cap-Martin
To the east, Roquebrune-Cap-Martin combines a medieval hilltop village, the wooded peninsula of Cap Martin with its coastal path, and the seafront district of Carnolès. Carnolès station is on the coastal railway, and the coastal buses serve the town.
Suits: those who want calm, the sea and larger properties, a short drive or train ride from Monaco.
Menton
Menton is a complete town in its own right, close to the Italian border, with a historic old town, gardens, beaches, schools, a market and a full range of shops and services. It is further from Monaco than its neighbours but well served by train and bus.
Suits: families and anyone who wants a real town around them, with Monaco a short commute away.
Èze
Èze has two faces: the perched medieval village high above the sea, and Èze-sur-Mer on the shore below, with its own station on the coastal railway. Both are quieter and more secluded than the towns that border Monaco.
Suits: those who value privacy, views and a slower pace, and who are happy to drive or take the train.
La Turbie
La Turbie sits on the heights above Monaco, around the Roman Trophy of Augustus. It feels like a village, with cooler summer air and broad views. The road down into the Principality is steep and winding, so for many residents the car is the practical choice.
Suits: people who want a village, space and views, and who do not mind a car journey each day.
Getting into Monaco
Traffic into Monaco at rush hour is real, and many commuters prefer public transport.
- Train: regional TER trains on the Nice–Ventimiglia line serve stations including Èze, Cap-d'Ail, Monaco, Carnolès and Menton.
- Bus: the Région Sud Zou! network runs line 600 along the coast between Nice, Monaco and Menton, and line 80, an express from Nice Côte d'Azur Airport to Monaco and Menton. Line 605 links Èze village and La Turbie with Monaco on Saturdays, Sundays and public holidays. Check current timetables on the Zou! website.
- On foot: from much of Beausoleil, walking is often the quickest way into Monte-Carlo.
Prices in general terms
Rents and purchase prices in the neighbouring French towns are generally lower than in Monaco, and the same budget usually buys more space, a terrace or a garden. The gap varies widely by town, building and view, and the most sought-after addresses, on Cap Martin or the seafront at Cap-d'Ail for example, can approach Monaco levels. Speak to local agents on both sides of the border before you decide. For the Monaco side, see our guide to the real cost of living in Monaco.
At a glance
| Town | Character | Main way into Monaco |
|---|---|---|
| Beausoleil | Hillside town directly above Monte-Carlo | On foot |
| Cap-d'Ail | Green, residential, by the sea | Train, coastal bus |
| Roquebrune-Cap-Martin | Medieval village, Cap Martin and the Carnolès seafront | Train, coastal bus |
| Menton | Full town near the Italian border | Train, bus |
| Èze | Perched village and Èze-sur-Mer | Train, car |
| La Turbie | Village on the heights | Car, bus |
Furnishing a home just outside Monaco
Homes in these towns are often larger than apartments in the Principality, with terraces and gardens to furnish. Our curated collection of pre-owned designer pieces comes from homes across Monaco and the Riviera. You reserve a piece for €25, view it in the seller's home, and at the viewing we send a payment link to complete the purchase. Collection is then arranged with the seller, and we can recommend trusted local transport partners.
If you would rather hand over the whole project, our turnkey furnishing service furnishes the home for you, and sourcing finds specific pieces. Leaving a previous home behind? You can sell the furniture you will not take.
Related reading: the best areas to live in Monaco, renting an apartment in Monaco and planning your removal to Monaco.
Frequently asked questions
Is Beausoleil part of Monaco?
No. Beausoleil is a French commune in the Alpes-Maritimes, even though it adjoins Monte-Carlo. French rules apply to homes there.
Can I become a Monaco resident while living in Cap-d'Ail or Menton?
No. A Monaco residence permit requires accommodation in Monaco. A home in a neighbouring French town does not meet that condition.
Do I pay tax in Monaco if I live in France and work in Monaco?
Monaco's tax position applies to people genuinely established in the Principality and does not affect the rules of other States. If you live in France, check your situation with the French tax administration or an adviser.
What is the easiest way to commute from Menton to Monaco?
Many commuters take the regional train on the Nice–Ventimiglia line, or the Zou! coastal buses. Check current timetables before you choose an address.
Last updated: October 2026
