Monaco Delivers Landmark Testimonio II Megaproject Integrating 348 State Residences, Bay House Villas, and New International School

A Generational Architectural Masterpiece on Monaco’s Larvotto Hillside

LARVOTTO, Monaco — In one of the most structurally complex and ambitious urban developments in the history of the Principality, His Serene Highness Prince Albert II and the Prince’s Government have celebrated the full delivery and commercial integration of the landmark Testimonio II and Bay House Megaproject. Developed through a premier public-private partnership between Groupe Marzocco, VINCI Immobilier, and the Monegasque State, the transformative complex spans a prime 10,000-square-metre hillside footprint between Boulevard d’Italie and Avenue Princesse Grace, providing world-class educational, civic, and residential spaces.

Designed by celebrated architects Alexandre Giraldi and Arquitectonica, with interior residential architecture by Laura Sessa, the undulating glass-and-stone complex cascades naturally down the steep Mediterranean rockface. The engineering feat overcame extreme geotechnical challenges, requiring over 1,000 deep micropiles and massive retaining structures to carve out subterranean levels while preserving adjacent cliffside stability and maritime panoramas.

348 High-Quality State Residences for Monegasque Families

At the heart of the project’s civic mission is the fulfillment of Prince Albert II’s National Housing Plan for Monegasque citizens. Testimonio II incorporates 348 brand-new, high-end state-owned apartments distributed across two soaring residential towers: Tour Elsa (rising 100 metres and 28 storeys) and Tour Réséda (standing 110 metres and 30 storeys).

Engineered to the highest European environmental and comfort standards, the state apartments offer spacious family layouts, soundproofed floor-to-ceiling panoramic glass windows, generous sun-shaded loggias with unhindered views of the Mediterranean, and smart energy monitoring systems. The residential delivery provides essential, secure housing for Monegasque families within their sovereign borders, mitigating housing pressures along the Côte d’Azur.

State-of-the-Art International School of Monaco (ISM) and Civic Facilities

Elevating the Principality’s global educational standing, Testimonio II houses the brand-new flagship campus of the **International School of Monaco (ISM)**. Accommodating over 700 students from kindergarten to the International Baccalaureate diploma level, the 10,000-square-metre education hub features cutting-edge STEM robotics labs, digital libraries, an expansive gymnasium, performing arts studios, and secure outdoor rooftop recreation courts overlooking Larvotto Bay.

The civic component is further enhanced by a modern 50-cradle municipal crèche (nursery) to support local working parents, alongside a multi-level subterranean public parking garage offering 1,100 spaces equipped with high-speed Monaco ON electric vehicle charging stations. A dedicated network of public elevators and pedestrian walkways connects Boulevard d’Italie down to the Larvotto seaside promenade, drastically enhancing urban walkability.

Bay House Luxury Residences and Mediterranean Ecological Leadership

Completing the mixed-use ensemble is Bay House, an ultra-exclusive private residential enclave featuring 56 prestigious residences and five unique rooftop villas, each boasting private botanical gardens and infinity swimming pools overlooking the sea.

Exemplifying Monaco’s national commitment to carbon neutrality and sustainable construction, Testimonio II achieved prestigious BREEAM 'Excellent' environmental certification. The complex is connected directly to the Principality’s offshore seawater heat pump thermal grid (thalassothermie), eliminating fossil fuel combustion for heating and cooling, while hundreds of square metres of photovoltaic solar arrays generate clean electricity, establishing an enduring benchmark for Mediterranean luxury and social infrastructure.