Private off-market residences in Europe

Yes — private viewings are arranged for qualified buyers. In France (Saint-Tropez, Cavalaire) I coordinate directly with the owners and local notaries; in Ibiza the beachfront plot is walked with the seller’s representative. I can also organise a full-day tour combining multiple properties, plus airport pick-up and hotel recommendations. Remote buyers get a live video walkthrough within 48 hours.

France: usually 8–12 weeks. A signed offer is followed by a Compromis de Vente (preliminary contract) with a 10-day cooling-off period, then the notary’s due diligence, and finally the Acte de Vente at the notary’s office (in person or by power of attorney). Spain / Ibiza: usually 6–10 weeks — a reservation contract, an Arras (private purchase contract with 10% deposit), then signing before the notary and Land Registry filing.

Passport, proof of address, source-of-funds documentation and — for Spain — a Spanish tax number (NIE), which I can arrange through a local partner. In France you don’t need a French tax ID to buy, but the notary will need identification, marital status documents and, for a company purchase, corporate KYC. All documents are handled digitally via a secure data room.

France: budget around 7–8% of the purchase price for notary fees, transfer taxes and registration (lower on new builds). Spain / Balearics: budget around 11–13% (10% ITP transfer tax plus notary, registry and legal fees; new builds carry 10% IVA + AJD instead). I share a full cost breakdown per property before you sign anything.

Yes. In France, SCI (Société Civile Immobilière) or Luxembourg / Singapore holdings are common for succession and tax planning — Villa Marine, for example, is already held via a Singapore structure which can save the incoming buyer up to €3M in transfer tax. In Spain, purchases via a Spanish SL or an EU holding are straightforward. I work alongside your tax advisor and the notary to structure the deal correctly.

No. Both France and Spain allow you to sign the final deed by power of attorney granted to a local notary or lawyer — I coordinate the drafting, apostille and translation. Most international clients I work with close remotely from Dubai, London or Singapore.

Spain’s traditional real-estate Golden Visa route was closed in April 2025, so the Ibiza plot is bought purely as a lifestyle and investment asset. France does not offer a Golden Visa but has long-stay residence permits available to property owners with sufficient means. I can introduce a specialised immigration lawyer for either jurisdiction.

Yes. French banks lend to non-residents at competitive rates (typically 50–70% LTV, 15–25 years). Spanish banks lend to non-residents up to 60–70% LTV. I introduce a dedicated cross-border mortgage broker who handles the whole process in English, French, Spanish or Dutch.

All off-market listings are shared under NDA. Full addresses, seller identity and pricing are only released after we’ve had a call and I’ve qualified the enquiry. Brochures use masked coordinates and no owner names — the same discretion my UHNWI clients expect from private banking.