Not every new building in Monaco earns the label “landmark.” Bay House does, and for reasons that go beyond its wave-like facade. Officially inaugurated in December 2024 as part of the larger Testimonio II masterplan, Bay House sits at the foot of Larvotto Hill, occupying what developers describe as the last large-scale buildable plot in the Principality. The result is 56 apartments and 5 private villas designed by Miami-based Arquitectonica, with interiors by Alexandre Giraldi and Laura Sessa.
The wider Testimonio II complex spans 155,000 m² of developed space and integrates two residential towers housing 378 state-owned apartments, a new International School of Monaco welcoming over 700 students, and a daycare facility with 50 places. Bay House is the private residential crown of that project, developed through a collaboration between Groupe Marzocco (previously behind Tour Odéon) and VINCI Immobilier.
The location matters independently of the building. Larvotto is Monaco’s only dedicated beach district, with direct access to the Principality’s public beach, the Grimaldi Forum, the Monte-Carlo Bay Hotel and Resort, and a dense cluster of restaurants and beach clubs along Avenue Princesse-Grace. For buyers evaluating Monaco’s new residential projects, this particular address carries weight that older stock in La Rousse or Fontvieille simply cannot replicate.
Bay House dedicates over 500 m² to shared services and amenities, a figure that stands out even against Monaco’s most service-oriented buildings. The spa complex includes a hammam, sauna, dedicated treatment rooms, and relaxation areas, alongside a hair and beauty salon. Separate male and female changing facilities complete the offering. The design uses subtle lighting, marble, and soft woods to create a deliberately calming atmosphere.
The fitness centre is equipped with TechnoGym stations, the Italian brand that has served as official supplier to eight consecutive Olympic and Paralympic Games training centres. The gym faces south, with sea views that make its use something other than a chore. This is not incidental. In ultra-high-end residences, workout spaces with natural light and views have measurably higher usage rates than basement facilities with no outlook.
The honest assessment: spa and wellness facilities are table stakes at this price point in Monaco. What differentiates Bay House is the quality of execution rather than the checklist itself. Treatment rooms are designed for third-party therapist access, meaning residents can book in-residence treatments rather than being dependent on building staff. This operational detail matters more at resale than the surface specification.
Bay House operates a 24/7 concierge and security desk. Resident services confirmed in the official specification include a daily shuttle service operating throughout Monaco, housekeeping coordination, dry-cleaning collection and return, and valet parking. The lobby is described as light-filled, deliberately designed to function as a place residents greet guests rather than simply pass through.
The practical implication is that Bay House residents do not need to maintain a full domestic staff to access hotel-grade services. For international buyers who use Monaco residences intermittently, this is a material consideration. Building-side housekeeping and car management reduce the staffing burden without requiring the owner to negotiate individual service contracts.
Monaco’s general security baseline is high, but Bay House adds its own layer. Access to the building arrives through a private driveway described as “verdant and sheltered,” providing visual separation from the street before a resident even reaches the entrance. The building features CCTV, access-controlled lobby entry, and dedicated security staff operating around the clock.
For the five private villas, the privacy configuration is notably more advanced. Each villa has its own direct parking bay entrance at the rear of the property. A resident returning home by car need never transit shared lobby areas. This is not a common configuration in Monaco, where land pressure typically forces shared vertical circulation regardless of price. It makes Bay House villas functionally comparable to standalone houses in their security footprint.
Parking is chronically scarce in Monaco. Most buyers regard even a single guaranteed space as a meaningful asset. Bay House addresses this with structured access across three road levels: Boulevard d’Italie, Boulevard du Larvotto, and Avenue Princesse-Grace. Dedicated elevators connect all levels, meaning no resident needs to navigate public infrastructure to reach their car from their front door.
Most residences benefit from a direct entrance to their own parking bay, positioned at the rear of the unit. The Testimonio II project as a whole adds over 1,000 new parking spaces across 13 levels, including public-use spaces, which is a meaningful contribution to infrastructure in a Principality where parking availability directly affects quality of daily life. At resale, a property with two verified parking spaces commands a measurable premium over comparable square footage with one or none.
All Bay House apartments feature south-facing wraparound balconies. This is not a cosmetic detail. South orientation in Monaco maximises sun exposure from morning through evening, and the Larvotto position means unobstructed sea views without interference from the Principality’s taller inland towers. The floor-to-ceiling windows that define every interior also serve to blur the boundary between inside and outside, creating the spacious feeling that photographs of Monaco apartments often fail to deliver in person.
For the five villas, outdoor space is in a different category entirely. Each villa has a private rooftop terrace with its own pool, giving owners a self-contained outdoor environment that functions like a private garden in a geography where ground-level green space is essentially non-existent. Villas at Bay House range from approximately 1,500 to 2,500 m², which places them among the largest private residential footprints in the Principality.
Every residence at Bay House is delivered with a full home automation system as standard. The system covers lighting, air conditioning, sun shade management, and the videophone entry system. Management is via a single control interface, meaning a resident can adjust the entire apartment’s environment on arrival without touching individual switches or thermostats.
The significance for resale is straightforward. In Monaco’s rental market, automated homes command faster uptake and higher asking rents from international tenants who expect digital convenience. For owner-occupiers who travel frequently, the ability to monitor and adjust climate remotely reduces both energy costs and the risk of returning to an uncomfortably conditioned apartment after absence.
Bay House is part of a development built on what the developer describes as one of the most geotechnically complex sites in Monaco. The construction methodology, overseen by VINCI, incorporated sustainability practices in line with Monaco’s broader environmental commitments under the Monaco Energy Pact and the Principality’s long-term sustainable development strategy.
While Bay House does not carry a published LEED or BREEAM rating in the same way some contemporary London or Paris developments do, the Testimonio II complex was designed to meet Monaco’s evolving energy efficiency standards. For buyers, the practical question is not which certification label appears on the documentation, but whether the building’s systems, insulation, and mechanical engineering reduce running costs and maintain performance over time. At Bay House, the integration of automated climate control with modern glazing specifications addresses this at the unit level.
The lobby at Bay House functions as a genuine social threshold, not a pass-through corridor. Several discreet meeting rooms lead off it, each equipped with state-of-the-art AV infrastructure. These spaces serve residents who need a professional environment for business meetings without the logistical overhead of hiring external boardrooms in Monte-Carlo.
This provision is more valuable in Monaco than it would be in most markets. Monaco’s population density means that many residents operate businesses from their apartments or maintain Monaco as a secondary residence from which they manage international affairs. Meeting rooms that feel private and well-equipped rather than functional and generic make a meaningful difference to daily working life.
At Bay House’s position in the market, certain amenities are not differentiators; they are requirements. A gym, spa, concierge, and automated systems are expected by buyers comparing this against peer-group properties. A development without them would be penalised at pricing, but including them does not independently justify a premium.
The amenities that genuinely justify Bay House’s premium are more specific: the 500 m² amenity floor that gives each facility real spatial depth rather than token provision; the villa configuration with private rooftop pools and rear parking access; the three-level car access architecture in a Principality where most buildings offer one; the south-facing aspect and unobstructed Larvotto sea views; and the TechnoGym fitness centre with an external outlook rather than a basement installation.
Larvotto’s price data supports the compound effect. According to published market data, Larvotto ranked as Monaco’s most expensive sector, with average prices reaching approximately €65,520 per m². New delivery like Bay House, combining address, specification, and service depth, operates at the upper end of that range. The amenity package is the primary mechanism by which that premium is sustained at resale.
Bay House is a benchmark for how amenities function as a component of capital value rather than simply lifestyle comfort. For buyers evaluating the Principality’s current new-build landscape, our team at Baldo Realty Group works across both listed and off-market new-build inventory. Explore the full range of available Monaco development projects and contact us to discuss specific requirements in confidence.
The information in this article is intended for general reference purposes only. It does not constitute financial, legal, or investment advice. Prospective buyers should seek independent professional guidance before making any property decisions.
