MyTop30
London Prime Central

Catalog Edition of 13 September 2026

Prime Residential

An edited MyTop30 catalog of prime residential, published as a dated edition.

  • 14Entries
  • 13 Sep 2026Updated
  • Private buyersWritten for

No. 1 London Prime Central

Photograph by No Swan So Fine, CC BY-SA 4.0, via Wikimedia Commons, resized

Editor’s summary

Inaugural prime-residential baseline: 14 world-class Knight Frank–style prime / ultra-prime markets and FO-proxy hubs only — never padded to 30, and no single invented global TAM. Rank 1 is London Prime Central for unmatched stock depth (Savills €18,800/sqm; KF PCL still trading after 39 months of annual declines and non-dom abolition). Monaco takes rank 2 as the price-and-scarcity apex (IMSEE/Savills €57,569/sqm; 16 sq m per USD 1mn; 493 deals / €5.9bn in 2025). New York, Hong Kong and Paris complete the ultra-prime-city lane. Singapore CCR is the hybrid FO-proxy residential city (60% ABSD, 353 ≥S$5m CCR sales in H1 2026). Geneva/Cologny leads dedicated FO-proxy hubs; Zurich Gold Coast sits behind it (no forfait). Dubai is ranked for $10m+ liquidity (296 sales / $5.1bn in H1 2026) with Savills’ −10% oversupply caveat intact. Tokyo Minato is the growth leader, not a depth leader. Resort lane: Palm Beach Island, St. Moritz, Aspen. Marbella, Méribel, LA, Sydney, Seoul, Lisbon/Madrid, Hamptons and Mumbai held on watchlist. Not investment advice.

Photograph by No Swan So Fine, CC BY-SA 4.0, via Wikimedia Commons, resized

01

Ultra-prime cityBest in class

London Prime Central

Still the deepest global prime book UHNW families actually trade — tax-bruised, not replaced.

Full assessment
Scores, specifications & sources

9.2Overall score
out of 10

  • Liquidity9.5
  • Demand8.2
  • Exclusivity8.8
  • Amenities9.6
  • Experience8.0

Key specifications

Access model
Freehold and long leasehold; non-resident +2% SDLT surcharge; FIG four-year relief replaced non-dom from April 2025
Prime definition
Savills World Cities: top 5–10% of local prices. KF PCL / super-prime often screened at £5m–£10m+
Price band
Savills Dec 2025: €18,800/sqm / $2,030 psf. Coutts Q2 2026: Mayfair & St James’s £2,539 psf. KF Wealth: USD 1mn buys 33 sq m (Q4 2025)
Districts
Mayfair, St James’s, Knightsbridge, Belgravia, Chelsea
Stock signal
KF: PCL development pipeline −70% over 10 years; PCL exchanges still 15% below five-year average (3m to July 2026)
Notable caveats
High SDLT; non-dom scrap; 39 months of PCL annual price declines; Savills H2 2026 outlook up to −1.9%.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026London prime −4.0% YoY and −0.7% QoQ; five-year change −5.1%.
  2. Knight Frank · Swiss and Iberian cities lead Europe’s prime growthLondon is the only tracked European market with a five-year prime decline (−5%), citing stamp duty and non-dom removal.
  3. Knight Frank · Prime London Market Activity Improves as Backdrop StabilisesPCL −3.3% YoY to July (39th consecutive month of annual declines); −23% since mid-2015; PCL pipeline −70% over 10 years.
  4. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthLondon Dec 2025 prime €18,800/sqm ($2,030 psf); 2025 growth −4%; 2026 forecast 0.0%.
  5. Savills · Spotlight: World Cities Prime Residential Index – H1 2026H2 2026 outlook: London among markets expected to record modest capital-value falls of up to −1.9%.
  6. Coutts · Coutts London Prime Property Index Q2 2026Mayfair & St James’s £2,539 psf; prime volumes +17% YoY; super-prime £10m+ volumes 34% above 10-year average.
  7. Knight Frank · The Wealth Report 2026PIRI London −4.7% in 2025; USD 1mn buys 33 sq m. Established hubs such as London shifting to a dip-in, dip-out model.
Photograph by Artur Borowski, CC BY-SA 4.0, via Wikimedia Commons, resized

02

Ultra-prime cityBest in subcategory

Monaco

The world’s tightest ultra-prime island — €57k/sqm average, €71k in Larvotto, and almost no land left to argue with.

Full assessment
Scores, specifications & sources

9.3Overall score
out of 10

  • Liquidity7.8
  • Demand9.4
  • Exclusivity10.0
  • Amenities9.6
  • Experience9.2

Key specifications

Access model
No foreign-buyer ban; residency pathway is the real gate
Prime definition
Principality-wide IMSEE average; ultra-prime typically new-build >€20m / Larvotto Mareterra resales
Price band
IMSEE/Savills 2025 avg €57,569/sqm; Larvotto €71,167/sqm. KF: 16 sq m per USD 1mn
Districts
Larvotto (Mareterra), Monte-Carlo, La Rousse, Fontvieille, La Condamine
Stock signal
493 deals / €5.9bn in 2025; land just over 2 km²
Notable caveats
Residency is the product as much as the flat. Rents €124.88/sqm/month (+9.1% in 2025).

Sources

  1. Savills (citing IMSEE) · Spotlight: Monaco 2026Avg €57,569/sqm; Larvotto €71,167/sqm; 493 deals / €5.9bn in 2025; 35 of 64 new-builds >€20m; five >€100m.
  2. Knight Frank · Prime Global Cities Index Q1 2026Monaco prime +2.3% YoY and +0.3% QoQ.
  3. Knight Frank · Wealth Report 2026 / PIRI USD 1mn trackerMonaco remains the world’s most expensive prime city: USD 1mn buys 16 sq m.
  4. CNBC (citing Knight Frank) · What $1 million buys you in real estate around the worldConfirms Monaco at 16 sq m per USD 1mn in the 2026 Wealth Report tracker.
Photograph by Itrytohelp32, CC BY-SA 4.0, via Wikimedia Commons, resized

03

Ultra-prime city

New York Manhattan Ultra-Prime

The only US book with true $10m+ depth — 355 trades in 2025 — and inventory, not demand, is the constraint.

Full assessment
Scores, specifications & sources

9.0Overall score
out of 10

  • Liquidity9.3
  • Demand8.8
  • Exclusivity8.5
  • Amenities9.5
  • Experience8.3

Key specifications

Access model
Condo (cleaner for non-residents) vs co-op board approval; new pied-à-terre tax flagged by Corcoran from mid-2026
Prime definition
Savills World Cities prime basket; market-practice ultra-prime >$10m (TRD / Olshan)
Price band
Savills Dec 2025 $2,610 psf / €24,300/sqm. TRD >$10m median $14.3m. KF: 34 sq m per USD 1mn
Districts
Upper East Side, Plaza District / 57th Street, Tribeca, Greenwich Village
Stock signal
355 Manhattan >$10m sales in 2025; Corcoran new-development launches −37% YoY in 2Q 2026
Notable caveats
Pied-à-terre tax beginning to soften >$5m activity (Corcoran). Median $10m+ pricing slipped 9% in 2025 even as volume surged.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026New York prime +0.1% YoY and −0.2% QoQ.
  2. Knight Frank · The Wealth Report 2026New York prices up marginally; turnkey inventory remarkably low; UES resurgence. USD 1mn buys 34 sq m.
  3. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthNY Dec 2025 prime $2,610 psf / €24,300 psm; 2025 growth +0.5%; 2026 forecast >0% to 1.9%.
  4. The Real Deal (citing Olshan Realty / Douglas Elliman) · Manhattan Ultraluxury Sales Pricing Fell in 2025 From Year Prior355 Manhattan >$10m sales in 2025 (+43%); median $14.3m (−9%); Olshan 126 >$10m sales in first 16 weeks of 2026 (+40%).
  5. Corcoran · Manhattan Real Estate Market Report: 2Q 2026Contracts +5% YoY to 3,477 (5-year high); inventory 7,182 (lowest Q2 in 8 years); early softening at ultra-luxury after pied-à-terre tax.
Photograph by Dllu, CC BY-SA 4.0, via Wikimedia Commons, resized

04

Ultra-prime city

Hong Kong Peak and Island South

Still the dearest Savills world city at $3,730 psf — a 2025 hangover, not a lost prime market.

Full assessment
Scores, specifications & sources

8.8Overall score
out of 10

  • Liquidity8.2
  • Demand8.6
  • Exclusivity9.3
  • Amenities8.8
  • Experience7.8

Key specifications

Access model
Government leasehold; low-tax jurisdiction. CBRE flags a stamp-duty increase on homes >HK$100m
Prime definition
Savills World Cities prime; CBRE trophy screen typically >HK$100m / Class E ≥1,722 sq ft
Price band
Savills Dec 2025 $3,730 psf / €34,600/sqm. KF: 23 sq m per USD 1mn. CBRE trophy comps to HK$126,000 psf
Districts
The Peak, Mid-Levels, Repulse Bay (Island South)
Stock signal
146 deals >HK$100m in 2025; ~170 forthcoming Peak/Southside luxury units/houses (CBRE)
Notable caveats
2025 capital values still −3.2% on Savills; five-year PGCI only +1.0%. Political/regulatory overlay is the ownership-experience haircut.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026Hong Kong prime +0.5% YoY / +1.5% QoQ; five-year +1.0%.
  2. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthHK Dec 2025 prime $3,730 psf / €34,600 psm; 2025 −3.2%; 2026 forecast +2% to 3.9%.
  3. Savills · World Cities Prime Residential Winter/Spring 2025Hong Kong then the index’s most expensive market at $3,860 psf / €38,000 psm.
  4. CBRE Hong Kong · Hong Kong Real Estate Market Outlook Remains Positive (Q1 2026)64 deals >HK$100m in Q1 2026 (+156% YoY); mainland buyers 50–60% of primary luxury >HK$100m in 2025.
  5. Knight Frank · Wealth Report 2026 / PIRI USD 1mn trackerHong Kong second-most expensive: USD 1mn buys 23 sq m.
Photograph by Dietmar Rabich, CC BY-SA 4.0, via Wikimedia Commons, resized

05

HybridBest in subcategory

Singapore Core Central

The FO-proxy residential city that works: 60% ABSD locked foreigners out, and locals plus new citizens still bid CCR to a four-year high.

Full assessment
Scores, specifications & sources

8.9Overall score
out of 10

  • Liquidity8.4
  • Demand9.0
  • Exclusivity8.7
  • Amenities9.0
  • Experience8.6

Key specifications

Access model
Freehold/999-year in pockets; ABSD 60% for foreigners since April 2023. GCB landed stock is citizen-restricted
Prime definition
URA CCR (D9/10/11, Downtown Core, Sentosa); KF large-prime screen ≥2,500 sq ft in D1/2/4/9/10/11
Price band
Savills Dec 2025 $1,860 psf / €17,200/sqm. KF H1 2026 large-prime avg S$2,689 psf. KF tracker: 28 sq m per USD 1mn
Districts
Orchard/River Valley (D9), Tanglin/Nassim/Holland (D10), Newton/Novena (D11), Sentosa Cove
Stock signal
353 CCR ≥S$5m sales in H1 2026; KF Super-Prime: 123 US$10m+ sales in 12m to Q4 2025
Notable caveats
Foreigners are structurally out. Brochure ‘global city’ pitch without a residency path is marketing.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026Singapore prime +9.8% YoY and +2.4% QoQ; 5th in the 46-city ranking.
  2. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthSingapore Dec 2025 prime $1,860 psf / €17,200 psm; 2025 −0.10%; 2026 forecast +2% to 3.9%.
  3. The Business Times (citing Knight Frank Singapore / Realion / Huttons) · Flight to safety: New citizens and PRs drive Singapore luxury home sales353 CCR ≥S$5m sales in H1 2026 (+24.7%); KF 128 large-prime sales / S$1.1bn, avg S$2,689 psf; foreign new-home share 4.7% after 60% ABSD.
  4. Knight Frank · The Wealth Report 2026PIRI Singapore +7.9% in 2025; UHNWIs 7,171 (2026) to 10,495 (2031f, +46%); USD 1mn buys 28 sq m.
Photograph by NonOmnisMoriar, CC BY-SA 3.0, via Wikimedia Commons, resized

06

Ultra-prime city

Paris Triangle d’Or and 16e

Haussmann scarcity still clears: 7e prime €32,360/sqm and H1 2026 already beat 2025’s €10m+ apartment count.

Full assessment
Scores, specifications & sources

8.7Overall score
out of 10

  • Liquidity7.9
  • Demand8.5
  • Exclusivity8.9
  • Amenities9.5
  • Experience8.2

Key specifications

Access model
No nationality ban. Purchase costs ~8% after April 2025 notary-fee rise (KF). DPE: G rentals banned from Jan 2025; F 2028; E 2034
Prime definition
KF/Junot arrondissement prime vs Savills World Cities basket — cite both, do not blend
Price band
KF prime avg €22,730/sqm; 7e €32,360; 8e €28,700; 16e €23,780. Savills Dec 2025 €18,300/sqm. KF tracker: 37 sq m per USD 1mn
Districts
7e, 8e (Triangle d’Or), 16e
Stock signal
H2 2024 Notaires total Paris sales 12,220; <2,000 new homes/year
Notable caveats
Volumes soft even as prices hold. DPE bans hit older rental stock.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026Paris prime +1.5% YoY and +0.4% QoQ.
  2. Knight Frank (Junot / Notaires) · Paris Residential Market Insight 2025Prime avg €22,730/sqm (+12% since pandemic); 7e €32,360; 8e €28,700; 16e €23,780; purchase costs ~8%; DPE rental bans.
  3. Savills France · Paris | Le marché résidentiel de luxeH1 2026 >€10m apartment deals already exceed all of 2025; three HPs >€30m.
  4. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthParis Dec 2025 €18,300/sqm ($1,980 psf); 2025 +1.6%; 2026 forecast +2% to 3.9%.
Photograph by Guilhem Vellut, CC BY 2.0, via Wikimedia Commons, resized

07

Family-office hubBest in subcategory

Geneva and Cologny

The residential half of the Geneva FO stack — 28 sq m per million dollars, forfait fiscal, and Cologny as the Left Bank gate.

Full assessment
Scores, specifications & sources

8.8Overall score
out of 10

  • Liquidity7.2
  • Demand8.9
  • Exclusivity9.2
  • Amenities8.8
  • Experience8.7

Key specifications

Access model
Lex Koller: generally Swiss citizens or residents only. Geneva offers forfait fiscal; Zurich does not
Prime definition
KF city prime + KF Lake Geneva commune bands + UBS luxury-commune screen (different baskets)
Price band
Savills Dec 2025 $2,650 psf / €24,600/sqm. KF Cologny lake-view CHF 19–21k/sqm (Q1 2025). UBS Cologny luxury ~CHF43,000/sqm. KF tracker: 28 sq m per USD 1mn
Districts
Cologny, Collonge-Bellerive, Left Bank GE
Stock signal
KF Super-Prime: 40 US$10m+ sales in 12m to Q4 2025 — high exclusivity, low liquidity
Notable caveats
Cannot buy as a non-resident in the general case. Forfait is a political instrument. Do not blend KF commune bands with UBS luxury averages.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026Geneva prime +4.2% YoY and +1.1% QoQ; top-15 globally.
  2. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthGeneva Dec 2025 $2,650 psf / €24,600 psm; 2025 +4.5%; 2026 forecast 0.0%.
  3. Knight Frank · Lake Geneva Residential Market InsightCologny Left Bank luxury lake-view apartments CHF 19,000–21,000/sq m as at Q1 2025; Lex Koller noted.
  4. FT / SWI swissinfo (citing Knight Frank) · Geneva vs Zurich: which is the better safe haven?Most >CHF10m sales in Cologny and Collonge-Bellerive; Lex Koller + forfait fiscal.
  5. UBS · Luxury Property Focus 2026Cologny ~CHF43,000/sqm — highest Swiss luxury prices outside the mountain regions.
Photograph by NASA, Public Domain, via Wikimedia Commons, resized

08

Hybrid

Dubai Super-Prime

The only market that printed 296 homes above $10m in a single half-year — and the one Savills is now marking −10% on oversupply.

Full assessment
Scores, specifications & sources

8.4Overall score
out of 10

  • Liquidity9.4
  • Demand8.7
  • Exclusivity7.2
  • Amenities9.1
  • Experience7.6

Key specifications

Access model
Foreign freehold in designated zones; Golden Visa investor route from AED 2m / 10-year (Dubai Land Department)
Prime definition
KF $10m+ super-prime screen and 10-neighbourhood prime basket (AED 4,317 psf Q1 2026); Savills city-prime basket is cheaper and more apartment-heavy
Price band
KF Q1 2026: Palm AED 4,525 psf; Emirates Hills AED 5,288 psf. Savills Dec 2025 $1,170 psf / €10,800/sqm. KF tracker: 62 sq m per USD 1mn
Districts
Palm Jumeirah, Emirates Hills, Dubai Hills Estate; Palm Jebel Ali as emerging pipeline
Stock signal
296 sales >$10m in H1 2026; 500 homes >US$10m in 2025 (PIRI). Savills Impacts: ~200,000 units over three years
Notable caveats
Savills H2 2026 forecast ~−10%. Mainstream already −5% to −20% (KF Jul 2026). Do not confuse Palm scarcity with JVC apartment oversupply.

Sources

  1. Knight Frank · Record-breaking 296 US$ 10 million+ homes sell in Dubai during H1 2026296 sales >$10m in H1 2026 / $5.1bn (+14%); Hills 51, Palm Jumeirah 50, Palm Jebel Ali 40; flip-rate 4% vs 25% in 2008.
  2. Knight Frank · Dubai Residential Market Review Q1 2026Palm Jumeirah AED 4,525 psf (+19% YoY); Emirates Hills AED 5,288 psf (+14%); Downtown AED 3,010 psf; prime basket AED 4,317 psf.
  3. Knight Frank · The Wealth Report 2026PIRI Dubai +25.1% in 2025 (rank 2); five-year +193.9%; 500 homes >US$10m in 2025.
  4. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthDubai Dec 2025 $1,170 psf / €10,800 psm; 2025 +11.2%.
  5. Savills · Spotlight: World Cities Prime Residential Index – H1 2026Dubai the clear outlier: values forecast to fall by around −10% as oversupply and geopolitical uncertainty weigh.
Photograph by David Kernan, CC BY 4.0, via Wikimedia Commons, resized

09

Prime city

Tokyo Minato Prime

The 2025–26 growth leader (PIRI +58.5%, PGCI +44.4%) — a yen-discount prime city, not yet a London-depth FO hub.

Full assessment
Scores, specifications & sources

8.3Overall score
out of 10

  • Liquidity7.6
  • Demand9.2
  • Exclusivity8.0
  • Amenities8.6
  • Experience8.1

Key specifications

Access model
Freehold condominium available to foreigners; no ABSD-equivalent wall
Prime definition
Savills World Cities Tokyo prime; PIRI new-build apartment spike is a narrower, hotter slice
Price band
Savills Dec 2025 $2,680 psf / €24,800/sqm. KF tracker: 37 sq m per USD 1mn (from 62, −41%)
Districts
Minato (Azabu, Hiroo, Akasaka, Roppongi, Shirokane)
Stock signal
Savills: acute supply scarcity; residential land competing with office. PGCI quarterly −8.6% is the first hard cooling print
Notable caveats
Do not annualise +58.5%. Different KF series must stay labelled. Exit liquidity after the spike is unproven.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026Tokyo +44.4% YoY (1st of 46) but −8.6% QoQ — weakest quarterly print in the index.
  2. Knight Frank · The Wealth Report 2026PIRI Tokyo +58.5% in 2025 (rank 1); five-year +159.3%; USD 1mn buys 37 sq m (from 62, −41%).
  3. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthTokyo Dec 2025 $2,680 psf / €24,800 psm; 2025 +30%; 2026 forecast +4% to 5.9%.
  4. Savills · Spotlight: World Cities Prime Residential Index – H1 2026Tokyo led H1 2026 capital values +7.0% (six months) and +20.4% year to June 2026.
  5. Bloomberg · Tokyo New Apartment Prices Hit Record on Tight SupplyGreater Tokyo new-apartment average ¥91.8m, +17% YoY (REEI).
Photograph by Jules Verne Times Two, CC BY-SA 4.0, via Wikimedia Commons, resized

10

Family-office hub

Zurich Gold Coast

Europe’s fastest prime city in the PGCI (+4.8%) — banking-capital scarcity, no forfait, Gold Coast stock that almost never lists.

Full assessment
Scores, specifications & sources

8.5Overall score
out of 10

  • Liquidity6.8
  • Demand8.6
  • Exclusivity9.0
  • Amenities8.7
  • Experience8.4

Key specifications

Access model
Lex Koller residency/citizenship gate. No forfait fiscal (unlike Geneva)
Prime definition
KF city prime + UBS luxury-commune (Küsnacht). No KF Zurich desk CHF/sqm table this pass
Price band
KF/FT top Zurich ~CHF25,527/sqm. UBS Küsnacht ~CHF37,000/sqm. PGCI +4.8% YoY / +27.5% five-year
Districts
Küsnacht, Zollikon (Gold Coast)
Stock signal
Severe lakeside scarcity (Ginesta via FT)
Notable caveats
No lump-sum tax. UBS: 2025 Zurich-region employment softness damped luxury demand. Do not conflate with Zug.

Sources

  1. Knight Frank · Prime Global Cities Index Q1 2026Zurich +4.8% YoY (10th globally, strongest Europe); five-year +27.5%.
  2. Knight Frank · Swiss and Iberian cities lead Europe’s prime growthZurich leads European PGCI annual growth at 4.8%; five-year +27.5%.
  3. FT / SWI swissinfo (citing Knight Frank) · Geneva vs Zurich: which is the better safe haven?Top Zurich ~CHF25,527/sqm (+27% / 5yr); Gold Coast Küsnacht/Zollikon stock severely limited; no forfait.
  4. UBS · Luxury Property Focus 2026Küsnacht ~CHF37,000/sqm — most expensive Lake Zurich luxury location.
Photograph by Rhododendrites, CC BY-SA 4.0, via Wikimedia Commons, resized

11

Hybrid

Miami Prime

The US FO-proxy sunbelt that already took $4.4bn of foreign residential capital in 2025 — cooling, not collapsing.

Full assessment
Scores, specifications & sources

8.2Overall score
out of 10

  • Liquidity8.0
  • Demand8.5
  • Exclusivity7.4
  • Amenities8.8
  • Experience8.3

Key specifications

Access model
Freehold condo/single-family; Florida no state income tax
Prime definition
Savills World Cities Miami prime; KF PIRI city + foreign-investment screen
Price band
Savills Dec 2025 $1,440 psf / €13,400/sqm. Elliman Q3 2025 luxury condo avg $8.68m. KF tracker: 58 sq m per USD 1mn
Districts
Miami Beach, Brickell; Fisher Island as ultra-prime satellite
Stock signal
KF: ~$3bn super-prime sales and $4.4bn foreign residential investment in 2025
Notable caveats
PIRI already −0.5% in 2025. Insurance and climate carry-cost not in the brochure.

Sources

  1. Knight Frank · The Wealth Report 2026Miami −0.5% in 2025; five-year +67.1%; ~$3bn super-prime sales; $4.4bn foreign residential investment in 2025.
  2. Knight Frank · PIRI 100: the ultimate prime residential property indexPrices fell slightly in Miami after a stellar run since 2021.
  3. Knight Frank · Prime Global Cities Index Q1 2026Miami +2.9% YoY and +3.0% QoQ; five-year +64.4%.
  4. Savills · World Cities Prime Residential Index 2026 forecast vs 2025 growthMiami Dec 2025 $1,440 psf / €13,400 psm; 2025 −6.2%; 2026 forecast +2% to 3.9%.
Photograph by MVASCO, CC BY-SA 3.0, via Wikimedia Commons, resized

12

Resort residentialBest in subcategory

Palm Beach Island

The US resort-residential apex: PIRI +90.5% over five years, Q2 2026 island median $15.4m, and $10m/$20m sales doubling.

Full assessment
Scores, specifications & sources

8.6Overall score
out of 10

  • Liquidity7.4
  • Demand8.8
  • Exclusivity9.3
  • Amenities9.0
  • Experience8.8

Key specifications

Access model
Freehold single-family and condo/co-op; high cash share
Prime definition
Town of Palm Beach island; Elliman luxury = top 10% of sales
Price band
Corcoran 2Q 2026 SF median $15.4m / avg $17.9m. Elliman Q3 2025 luxury median $17.2m. KF PIRI five-year +90.5%
Districts
Palm Beach Island (Worth Avenue / Midtown / North End / South End)
Stock signal
50 SF + 139 condo closings in 2Q 2026; $10m and $20m tickets doubled YoY
Notable caveats
Tiny closed-sale samples at the luxury screen. Seasonal. Do not blend island medians with county figures.

Sources

  1. Knight Frank · The Wealth Report 2026Palm Beach +90.5% over five years — third globally on the PIRI five-year table after Dubai and Tokyo.
  2. Corcoran · Coastal Palm Beaches & Barrier Islands Market Report: 2Q 2026Town of Palm Beach SF median $15.4m (+18% YoY); avg $17.9m; $10m and $20m sales doubled; 50 SF closings (+35%).
  3. Douglas Elliman / Miller Samuel · The Elliman Report: Q3-2025 Palm Beach SalesLuxury (top 10%) median $17.2m (+22.5% YoY); avg $3,543 psf.
Photograph by Dennis G. Jarvis, CC BY-SA 2.0, via Wikimedia Commons, resized

13

Resort residential

St. Moritz

The Alpine FO cottage market — KF Alpine €34.7–38.4k/sqm, UBS’s dearest Swiss luxury location, Lex Koller and Lex Weber intact.

Full assessment
Scores, specifications & sources

8.4Overall score
out of 10

  • Liquidity6.2
  • Demand8.4
  • Exclusivity9.5
  • Amenities9.2
  • Experience8.9

Key specifications

Access model
Lex Koller non-resident limits; Lex Weber second-home restrictions; corporate structures need Swiss control (KF Alpine)
Prime definition
KF Alpine prime; Savills ski prime vs ultra-prime; UBS luxury-commune average — three baskets
Price band
KF Alpine €34,700–€38,400/sqm. Savills prime €30,300 / ultra-prime €42,400/sqm. UBS ~CHF52,000–53,000/sqm
Districts
St. Moritz / Upper Engadin
Stock signal
Thin on-market; heavy off-market at ultra-prime (Savills). Swiss resorts avg +5% vs France +1.2% (KF Alpine)
Notable caveats
UBS dollar ranking is FX-inflated by the franc. Low transaction counts. Do not blend KF, Savills and UBS bands.

Sources

  1. Knight Frank · The Wealth Report 2026St. Moritz +4.8% in 2025 on PIRI.
  2. Knight Frank · Alpine Property Report 2026St. Moritz +7.1% to June 2025; prime €34,700–€38,400/sqm; Lex Koller and Lex Weber apply.
  3. Savills · The Ski Report 2025–26St. Moritz prime €30,300/sqm; ultra-prime €42,400/sqm.
  4. UBS · Luxury Property Focus 2026St. Moritz ~CHF52,000/sqm; Swiss mountain luxury +6% in 2025 and ~+40% / 5 years.
Photograph by Jeffrey Beall, CC BY 4.0, via Wikimedia Commons, resized

14

Resort residential

Aspen

Savills’ dearest ski town, PIRI +57.7% over five years, and a $2.25–2.6bn annual book — third-highest volume on KF record.

Full assessment
Scores, specifications & sources

8.3Overall score
out of 10

  • Liquidity6.5
  • Demand8.3
  • Exclusivity9.1
  • Amenities9.0
  • Experience8.8

Key specifications

Access model
US freehold; local land-use constraints
Prime definition
Savills ski prime vs ultra-prime; KF PIRI resort market; Christie’s closed SF median
Price band
Christie’s 2025 SF median $14.7m / $3,565 psf. Savills ultra-prime €68,900/sqm; prime €35,100/sqm. KF PIRI +2.3% in 2025; five-year +57.7%
Districts
Aspen (West End / downtown) and Snowmass Village
Stock signal
KF $2.25bn residential volume (third-highest on record); Christie’s >$2.6bn closed 2025
Notable caveats
Asking-price league (Savills) is not a sold-price index. Thin, seasonal liquidity.

Sources

  1. Knight Frank · The Wealth Report 2026Aspen +2.3% in 2025; third-highest annual sales volume on record ($2.25bn); five-year +57.7%.
  2. Christie's International Real Estate Aspen · 2025 Fourth Quarter Market Report: Aspen SnowmassAspen SF median $14.7m (+10%); $3,565/sf; Aspen/Snowmass closed volume >$2.6bn.
  3. Savills · The Ski Report 2025–26Aspen ultra-prime €68,900/sqm; prime €35,100/sqm — ski-league price leader.
  4. UBS · Luxury Property Focus 2026Aspen third globally at about USD 61,100/sqm behind St. Moritz and Monaco.

Watchlist

On the radar

  • Marbella Golden Mile

    25 March 2027 if a 2026 Savills Costa del Sol or CBRE/JLL Spain prime note pairs with KF PIRI +8.1%

    Knight Frank PIRI 2025 +8.1% (rank 12); Wealth Report names Marbella with Méribel as a generational-retreat absorber. Idealista asking €5,162–€6,422/m² is portal-primary. Spain Golden Visa property route closed 3 Apr 2025. Held off inaugural pad pending a second consultancy sold-price series.

  • Méribel / Courchevel (Trois Vallées)

    Next cycle — KF Alpine + Savills ski already dual-source; decide whether a third Alpine pick pads the resort lane

    PIRI Méribel +9.0% / Courchevel 1850 +6.9%. KF Alpine: Méribel €17.4–19.2k/sqm, Courchevel 1850 €30.6–33.9k/sqm. Savills ski: C1850 prime €30,100; Méribel prime €21,100. Dual bar clears; held off inaugural so the resort lane stays Palm Beach / St. Moritz / Aspen only.

  • Los Angeles / Beverly Hills / Bel Air

    Next cycle if Measure ULA/billionaire-tax overhang clears and $10m+ liquidity recovers

    Savills Dec 2025 $1,430 psf / €13,300; 2025 −6.5%. PGCI −2.8% YoY. KF: Measure ULA cooled super-prime liquidity; still third globally for $10m+ sales in 2025. Too tax-bruised for inaugural elevation.

  • Sydney Eastern Suburbs

    Next cycle if PGCI/Savills turn off the 2026 decline prints

    Savills still prices Sydney at $1,950 psf / €18,100 (Dec 2025). PGCI −2.6% YoY; Savills H1 −3.3% and H2 forecast −2% to −3.9%. KF Super-Prime 131 US$10m+ sales in 2025 is trophy depth under price pressure, not a FO-proxy ascent. Fail for inaugural.

  • Seoul Gangnam / Hannam

    Next cycle if a UHNW/FO-proxy (not just domestic-prime) dual source appears

    PGCI +11.3%; Savills 2025 +14.3% to $1,730 psf / €16,000; 2026 forecast +6% to 7.9%. World-class domestic prime; FO-proxy evidence thinner than Singapore/HK this pass.

  • Lisbon / Madrid prime

    25 March 2027 if UHNW ticket-size (not just +4–5% prime growth) is documented

    PGCI Madrid +4.8%, Lisbon +3.4%; Savills 2026 forecast +4% to 5.9% for both. Lifestyle/value story is real; inaugural list is reserved for markets with named $10m+/€10m+ depth.

  • The Hamptons

    Next cycle with a 2026 Elliman/Miller Samuel UHNW-only sold-price note

    PIRI five-year +52.2%. Mid-luxury-heavy; UHNW-only depth thinner than Palm Beach this pass.

  • Mumbai super-prime

    Next cycle if a second non-India-desk professional source frames it as a global UHNW book

    PIRI +8.7% (rank 10); record new-build sales above USD 2mn; 96 sq m per USD 1mn. Domestic super-prime depth is real; global FO-proxy evidence thinner than Singapore this pass.

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