When it comes to providing the unusual combination of optical transparency, p-type conductivity, and relatively high mobility, Sn 2+-based oxides are promising candidates. Epitaxial films of the simplest Sn 2+ oxide, SnO, are grown in an adsorption-controlled regime at 380 • C on Al 2 O 3 substrates by molecular-beam epitaxy, where the excess volatile SnO x desorbs from the film surface. A commensurately strained monolayer and an accompanying van der Waals gap is observed near the substrate interface, promoting layers with high structural perfection notwithstanding a large epitaxial lattice mismatch (−12%). The unintentionally doped films exhibit p-type conductivity with carrier concentration 2.5×10 16 cm −3 and mobility 2.4 cm 2 V −1 s −1 at room temperature. Additional physical properties are measured and linked to the Sn 2+ valence state and corresponding lone-pair charge-density distribution.