At the gateway to Monaco
Both sharing borders with the Principality of Monaco, Roquebrune-Cap-Martin, 13,100 inhabitants, and Cap d’Ail, 4,900 residents, boast some magnificent properties, opening out to the Mediterranean and coveted by a well-heeled international clientele. Our experts take us on a tour…
A tower crowns the hill-top village of Roquebrune, which rises to an altitude of 225 metres. Famous for its medieval castle (10th century), the town, winding down to the Deep Blue Sea and a highly-prized private estate, also hosts the bold architecture of Le Corbusier and the Villa Eileen Gray. Cap d’Ail stretches from La Tête du Chien to the authentic coves of La Mala. The old customs path, 3.6 kilometers long, takes one to the Marquet beach, while the harbour constitutes a natural border with Monaco. Long seen as the seafront extension of La Turbie, the village obtained its independence in 1908. The Lumière brothers, Greta Garbo, Sacha Guitry and Winston Churchill all fell to the charm of its “Belle Epoque” heritage, comparable to that of Beaulieu.
“Roquebrune attracts buyers drawn by the Principality who also appreciate the amenities offered by Menton and the proximity of Italy,” explains Jessica Dellepiane of European Villas International. In the 1 to 5 million euro bracket, Scandinavians are replacing the Russians and British. Unlike their predecessors, they prefer discretion and sound construction to being within walking distance of the sea, a property that has been well-preserved rather than flashy renovation. Quietness is a “sine qua non”, a view of the sea a considerable asset. This estate agent mentions the recent sale of a villa of 350 m2 at 2 million euros, in grounds of 1,500 m2 without a pool, a stone’s throw from the beach. In the highly sought-after neighbourhood of Les Serrets, a villa of 120 m2 with a garden of 400 m2, pool and view of the Med is currently quoted at 1,890,000 €. This type of property may well be of interest to residents of Monaco, in addition to their main address. The Garavan neighbourhood in Menton bears comparison. Quiet, safe, residential, beautifully landscaped and facing the sea, it boasts a “Belle Epoque” villa of 600 m2 awaiting restoration in grounds of 2,800 m2. Not long ago, a Romanian client paid 5 million euros for this property built by the famous architect Tiersling.
“While the two localities have common denominators, such as the guarantee of a certain prestige and a centre of world-class entertainment right on their doorsteps, some disparities still persist. Starting with the geography : Cap d’Ail is closer to Saint-Jean-Cap-Ferrat, Nice and the airport, whereas Roquebrune is more focused on Menton and the Riviera dei Fiori,” points out Jean-François Favelier of Burger Sotheby’s International Realty. Furthermore, Roquebrune has a two-tier market, in which extremes co-exist. The private estate, an enclave blessed by the gods, in fact nurtures a price range of 10 to 20 million euros, not including properties right at the water’s edge ! Only a handful of agencies handle the rare transactions here, subjected to an obligation of total confidentiality. More transparent, Cap d'Ail offers a wider range of properties. Between the main road and La Turbie, prices start at 1.5 million euros, a sum required for living space of 200 m2 in need of some refurbishment. The area bounded by the main road and the sea begins at 5 million euros, a budget allowing for a “second row” property of 200-250 m2, in grounds of approximately 1,500-2,000 m2. “People working in Monaco show an interest in this area,“ confirm Nicole Jeanneau and Jeannette Smith. A handsome apartment with 3 main rooms near the central car-park costs from 450,000 to 580,000 €. Beneath the Corniche, in Le Bois Joli for example, the same type of apartment ranges from 600,000 to 680,000 €. The location and amenities, including a pool and guardian, explain the difference. In “Belle Epoque” style, the Eden Residence, not far from the Mala beach, posts prices, again for apartments, from 1.5 to 4 million euros. Not content with hosting lavish mansions, Cap d’Ail also offers basic homes, perfect for holiday use, such as this house of 80 m2, fully refurbished, with a garden of 400 m2 and a small pool, proposed at 680,000 €. “All price brackets are doing well,” conclude the managers of Elle Immo. As exemplified by their latest transactions : a villa of 100 m2 with sea view sold at 750,000 €, two apartments with 2 and 3 main rooms on a secure leafy estate with a pool, sold respectively at 530,000 and 950,000 €.
By Laetitia Rossi
