Above Carnolès, a Sea-View Penthouse with 159.63 m² of Open-Air Living

Property Description

Tva (Vat) Advantage:
As a new-build property, owners intending to operate short-term rentals in compliance with France regulations benefit from the ability to reclaim 20% Vat on the purchase price.
Terms and conditions apply.

High on the 6th floor in Roquebrune-Cap-Martin, this sea-view penthouse is designed for the Riviera lifestyle—light-filled interiors flowing naturally to a remarkable 159.63 m² of terraces and balconies. Inside, 109.61 m² of thoughtfully planned space offers four bedrooms, two shower/bathrooms, a dedicated laundry room and two WCs for effortless everyday living. Contemporary comfort is elevated by ducted air conditioning, motorised adjustable sun-breakers and generous openings toward the Mediterranean. Set within a landscaped eco-district with shops at street level and a large public park, it places beaches, the Carnolès station and Monaco-bound connections within easy reach.

A morning sky over the Mediterranean
There is a particular kind of calm that comes with being above it all—when the day begins with pale blue light on the horizon and the coastline feels both close and beautifully removed. Set on the 6th floor in Roquebrune-Cap-Martin, this sea-view penthouse captures that sensation with ease: the Mediterranean becomes a living backdrop, and outdoor space is not an afterthought but the very rhythm of daily life.
Here, the Riviera lifestyle is expressed in real, usable volumes. 109.61 m² of interior living space is paired with an extraordinary 159.63 m² of exterior area—an expansive terrace and two generous balconies that invite long lunches, quiet reading, early swims at the beach followed by sun-warmed afternoons, and evenings where the sky slowly deepens beyond the balustrade.

Interiors designed to feel effortless
The apartment is arranged as a five-room home with four bedrooms, created for comfortable year-round living as well as elegant stays with family and friends. From the entrance (8.37 m²), the layout quickly reveals its intelligence: circulation is generous, storage is integrated, and every day-to-day function has its place—so the home stays serene even when life is full.
The living room (28.24 m²) forms the heart of the home, a light-filled setting where wide openings draw the sea into view and extend the space outward. It is easy to imagine a dining table set for slow brunches, a corner devoted to music or conversation, and the simple pleasure of stepping outside between courses as the breeze moves through. A separate kitchen (7.21 m²) sits nearby, ideal for those who prefer a defined culinary space while still remaining connected to the social flow of the apartment.
Comfort is built into the details. The residence specifications include ducted air conditioning, large-format 60x60 floor tiling, and motorised adjustable brise-soleil—features that make the home feel composed in every season, from the height of summer to cooler coastal evenings. Built-In closets (placards aménagés) contribute to a clean, refined atmosphere, allowing interiors to remain uncluttered and quietly sophisticated.

Four bedrooms, two bathing spaces, and the luxury of balance
With four bedrooms, the penthouse adapts beautifully to different lifestyles—whether you need dedicated guest rooms, space for children, or an office that feels inspiring rather than improvised. Bedroom 1 (13.28 m²) offers a more generous footprint, while Bedrooms 2 (10.71 m²), 3 (9.11 m²) and 4 (9.30 m²) provide flexibility for sleeping, working, or hobbies.
Two separate bathing spaces support the pace of real life: a bathroom (4.90 m²) and a shower room (2.80 m²), each specified with full-height wall tiling, a vanity unit with mirror and integrated Led lighting, plus a towel warmer and shower screen. Two separate WCs (2.02 m² and 1.48 m²) add welcome practicality—particularly when hosting—while a dedicated laundry room (1.59 m²) keeps household routines discreetly out of sight. Additional storage (1.82 m²) and a well-proportioned corridor (8.77 m²) complete the feeling of a home that has been properly thought through.

159.63 m² of outdoor living—your private Riviera stage
The defining experience of this penthouse is the way it lives outdoors. The exterior areas are substantial and varied: a main terrace of 91.72 m², plus Balcony 1 (49.73 m²) and Balcony 2 (18.18 m²). Together, they create different “rooms” under open sky—spaces for dining, lounging, sunbathing, and simply watching the light change over the sea.
Plan details highlight a pergola (height 2.33 m), planter features, and privacy screens designed to soften sightlines and heighten intimacy. There is also an allowance/pre-installation for an outdoor kitchen (“attente pour cuisine extérieure”), a particularly appealing touch for anyone who dreams of cooking with the doors open and the Mediterranean on the horizon.
With a north-east orientation, the home is especially well placed for morning light—those gentler hours when the air is cool, coffee tastes better outside, and the day feels full of possibility. As the sun moves, the generous outdoor surfaces allow you to follow shade and warmth throughout the day, shaping your own perfect corner for each moment.

A contemporary residence set within landscaped calm
The wider setting is conceived as a modern Mediterranean neighbourhood where architecture and landscape work together. Contemporary buildings are arranged to preserve views and minimise overlooking, while gardens and planted pathways weave a green, restorative atmosphere through the site. A public landscaped park of nearly 5,000 m² forms the heart of the district, complemented by an esplanade with a subtropical garden of 2,090 m²—an invitation to step outside and immediately feel nature’s presence.
Daily convenience is built into the ground plane with shops and services at street level, adding a gentle sense of life and ease. For practical needs, the residence includes secure underground parking (availability subject to allocation) and bicycle storage rooms. Importantly, the documentation indicates a cellar and/or storage room is provided for each home, giving you that invaluable extra space for seasonal items, sports gear, or long-term storage.
Arrival is treated as part of the experience: common areas and landings are designed by an interior architect, with a warm, contemporary ambience and careful lighting—spaces that feel welcoming rather than purely functional. An on-site lift is referenced within the building’s circulation, supporting everyday comfort on the upper floors.

Built with a modern environmental ambition
The residence is designed in line with Re2020 thermal regulations and follows a low-carbon approach, with over 80% renewable energy indicated through geothermal energy and solar panels. It also aims for recognised standards and labels (including BiodiverCity, Bdm Silver level, and a target of Nf Habitat certification), reflecting a broader commitment to comfort, durability, and quality of life within an eco-conscious framework.

Roquebrune-Cap-Martin: between Monaco elegance and Menton’s douceur
Roquebrune-Cap-Martin holds a rare position on the Côte d’Azur: authentic village character under the Mont Agel, a shoreline punctuated by intimate coves, and the effortless proximity of Monaco and Menton. Life here is both practical and deeply sensory—market colours, sea air, parasol pines, and that famously luminous Mediterranean quality that has inspired artists for generations.
In Carnolès, the everyday is pleasingly walkable. The beach is around 350 m away, while the Carnolès train station is approximately 300 m from the district—ideal for moving along the Riviera without relying on a car. Local shops at ground level add day-to-day ease, and the Provençal market area (Avenue Aristide Briand) is around 700 m away, bringing a weekly ritual of seasonal produce and local life. For families, private education options (Saint-Joseph Carnolès) are noted at around 500 m, and a future school group is indicated close by.
Connectivity is equally compelling: Monaco is reached in about 10 minutes by car, the Italian border around 15 minutes, and Nice Côte d’Azur International Airport roughly 40 minutes away (traffic dependent). For those drawn to a broader lifestyle, the Mercantour mountains and their resorts offer an easy escape from sea-level warmth to alpine air in under two hours—proof that the Riviera can be both coastal and adventurous.

A penthouse that lives like a retreat
This is a home that understands what buyers come to the Côte d’Azur for: openness, light, and an unhurried relationship with the outdoors—without giving up practical comfort. Four bedrooms, two bathing spaces, two WCs, integrated storage and laundry, ducted air conditioning, and solar-shaded glazing create a setting that feels composed and liveable. Then the outdoor areas take over: 159.63 m² where sea views become part of your daily routine.
In Roquebrune-Cap-Martin, where the coastline curves toward Monaco and Menton and the landscape rises dramatically behind you, this penthouse offers a rare sense of elevation—both literal and emotional. A place to settle in, breathe out, and let the Mediterranean set the pace.