In the prestigious district of La Rousse – Saint Roman, on the border between Monaco and the French commune of Beausoleil, an ambitious new urban concept has been introduced — Annonciade II. Launched in 2021 by the private sector, this visionary project proposes a large-scale urban space that brings together residential buildings, public infrastructure, pedestrian areas, landscaped terraces, and bioclimatic technologies.
The architectural concept was developed by the international bureau Rogers Stirk Harbour + Partners, while the landscaping was entrusted to Gustafson Porter + Bowman. Despite wide public attention and strong interest from the development community, the project has not yet been officially approved by Monaco’s authorities and is not currently part of the government’s urban planning programme.
Architectural Vision: A City of the Future Above the Sea
The core concept of Annonciade II is the creation of an innovative, multifunctional cluster, with a focus on sustainable development and seamless integration into both the urban and natural landscape. The project includes:
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Residential buildings with panoramic-view apartments and penthouses
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Modern office spaces
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A bioclimatic dome pavilion with a botanical garden
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A fire station for the needs of Monaco’s eastern sector
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Multi-level parking and underground logistics infrastructure
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Extensive pedestrian zones and public green areas
The project is conceived as a connecting link between Monaco and Beausoleil, ensuring harmonious development of the area in line with future ecological and social priorities.
Prestigious Location in La Rousse – Saint Roman
The Annonciade II site is located in one of the last areas of eastern Monaco with strong development potential. La Rousse – Saint Roman is already the address of landmark projects such as Tour Odéon and Testimonio II. Annonciade II continues this trend, introducing a larger scale of integration and urban services.
Residents will enjoy privileged access to Larvotto Beach and promenade, the Monte-Carlo sporting and beach clubs, the new international school complex, and will be within walking distance of Monte-Carlo’s business and cultural centre.
With ongoing redevelopment, the district is steadily reinforcing its position as one of the most attractive investment areas in the Principality.
Current Status
As of today, Annonciade II is not an officially approved state project. It was first presented in 2021 but has yet to receive the status of a government agreement. As of 2025, the project remains in the design and approval phase.
Although construction timelines and delivery dates have not been announced, the architectural concept and the potential involvement of leading developers such as Groupe Marzocco (creators of Tour Odéon) signal a future project of the highest calibre.
According to investigative reports (Monaco-Matin, Nice-Matin), the project was also promoted with the participation of former estate manager of the princely family, Claude Palmero, which triggered public debate about the transparency of major development approvals.
Investment Perspective, Aesthetics, and Lifestyle
Even without formal approval, Annonciade II is already attracting investor interest for several reasons:
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Prime location: The district is among the most investment-dense areas of Monaco, with consistently strong demand for luxury sea-view properties.
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Resilient concept: By combining residential, commercial, and public infrastructure, the project ensures adaptability and long-term sustainability.
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Contemporary appeal: Its urban planning principles reflect growing demand for sustainable, private, and technologically advanced living.
If realized as envisioned, Annonciade II will become an architectural landmark, uniting aesthetics, functionality, and ecological principles.
Consultation and Advisory by ServiceAzur
ServiceAzur is a luxury real estate agency with more than 20 years of expertise in Monaco and the French Riviera. We closely monitor the status of projects such as Annonciade II, providing our clients with up-to-date insights, detailed market analysis, and privileged access to promising properties, whether in the planning stage or discreet private sales.
We support clients throughout the entire transaction process — from strategic consultation and legal assistance to acquisition, post-sale property management, and rental services.
