The numbers at a glance — March 1 to April 22, 2026

• +18.5% increase in buyer inquiries, compared to the same period in 2025
• €1.75 billion cumulative value of properties under consideration by active buyers
• €3.0 million median value of properties under consideration, up from €2.1 million last year (+43%)
• +22% increase in the value of new reserved deals, with a larger average deal size

A market in transition

Market signals during this period present a mixed picture that warrants careful reading.

On the strength side: Interest from international high-net-worth buyers remains solid and is strengthening, both in the volume of inquiries and in the value of properties under consideration. Signed deals are concentrated at the upper end of the market, with a larger average deal size.

On the caution side: In-person property viewings have pulled back compared to the same period last year, consistent with buyers postponing travel amid international uncertainty. The number of new deals over the 53-day period is also lower than last year.

The overall picture is one of a market in transition: core demand remains intact, while the intermediate stages of the decision-making process are becoming more deliberate.

A maturing market keeps creating new benchmarks

The Greek market is clearly maturing, and we see similar trends on the French Riviera.

Certain locations, such as Saint-Jean-Cap-Ferrat, Cap d’Ail, Roquebrune-Cap-Martin, and Villefranche-sur-Mer, have long been regarded as established prime markets. However, as values rise, buyers begin exploring neighboring destinations offering similar lifestyle benefits.

One interesting characteristic of mature luxury markets is that landmark transactions often create confidence and establish new benchmarks. A significant sale at a premium price can encourage both buyers and sellers to reconsider the value of neighboring properties. Even mature markets, therefore, remain dynamic, values continue to evolve according to demand, transaction volume, and buyer confidence.

Bureaucracy remains a real risk to transactions

Increasing administrative complexity and regulatory requirements are posing challenges in many European markets. Lengthier acquisition processes inevitably create more opportunities for uncertainty, the longer a transaction remains unresolved, the greater the risk that circumstances change, financing conditions evolve, or buyers simply lose their excitement and reconsider their plans.

We have seen transactions fail because of complications related to urban planning regulations, compliance issues, tax considerations, or delays in obtaining documentation. Our role is therefore increasingly focused on coordination: anticipating potential obstacles and ensuring that all stakeholders, lawyers, notaries, tax advisors, architects, and technical experts, work together efficiently to push the process through.

What’s next for the French Riviera

For Greece, I believe the next major milestone will be the continued international recognition of the country as a destination for ultra-high-net-worth individuals seeking not only lifestyle but also long-term wealth preservation through real estate ownership.

For the French Riviera, the challenge is somewhat different. Our market benefits from more than a century of international prestige and remains one of the world’s most established destinations for luxury second homes. Over the years, alternative markets such as Dubai and, more recently, Italy have emerged as strong competitors due to favorable tax regimes and aggressive international promotion, yet the French Riviera continues to demonstrate remarkable resilience.

We continue to see demand for properties valued at €50 million and above, and recent transactions exceeding €100 million confirm that the world’s most sophisticated buyers remain confident in the region’s long-term appeal. The next milestone for our market will be ensuring that the new generation of entrepreneurs, technology founders, and global investors continues to view the French Riviera as an essential destination. Given the region’s reputation, infrastructure, accessibility, climate, and quality of life, I am confident that it will remain one of the world’s premier luxury property markets for decades to come.