TheResidenceReport

Theglobalperspectiveonluxuryresidentialdevelopment

2025/26

TheResidenceReport

EDITOR

ONTHECOVER

DEFINITIONSANDDATA

LiamBailey

TheResidenceReport

Theglobalperspectiveonluxuryresidentialdevelopment

2025/26

InTheResidenceReport,weexplorethe

growthofthegloballuxuryresidentialsector,theriseofpurpose-ledbrandsandtheart

EXCHANGERATES

Allexchangesratescalculatedasat15August2025.

ofcuratingcommunity.DeboraSzpilman’s

elegantyetwittyillustrationprovedthe

perfectmatch.Narrativelyrich,fullofdetail

andwithanenergythatreflectsthedynamismofthesector,herworkencapsulatesluxury

withwarmthandgenerosity,distillingthereport’sthemesintoanimagethatinvitesreadersintothestory.

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1TheResidenceReport

Editor’sletter

Oncedefinedbyprimelocationsandprestigealone,today’sluxuryresidentialdevelopmentsaresettingthetoneforhowwelive,socialiseandconnect.Fromwellnesstourbanism,thesectorisalaboratoryforinnovation

inlifestyleanddesign,writesLiamBailey

ofthemostdynamicarenasinglobalrealestate.

Increasingly,itsitsatthecrossroadsofhospitality,

T

Theluxuryresidentialdevelopmentsectorisone

restaurants,privatemembers’clubsandthebroaderartof

placemaking–and,asthisyear’sreportshows,itservesas

atestbedfornewideasandconcepts.

AsChrisSanderson,co-founderofTheFutureLaboratory,persuasivelyexplains,luxuryresidenceshavebecomea

barometerforchangingconsumerrequirements.Theyrevealhowglobalbuyersareseekingnotonlythebesthomesandricherexperiences,butalsoasenseof

engagementandbelonging.

ThemostenjoyableaspectofproducingTheResidence

Reportistheopportunityitgivestospeakwithsomeofthemostinfluentialleadersintheindustry,bothwithinKnightFrankandbeyond.Oneconversationthatparticularly

resonatedwaswithSimonScoot,ChiefMarketingOfficer

atMaybourne,whodescribedtheextraordinarylevelof

planningrequiredateverystageoftheirprojectstoachieveaseamlessexperienceforresidents–anexperiencethatbeliesyearsofintensepreparation,creativecollaborationand

operationaldiscipline.

Ourcontributorsthisyearhavehighlightedthebreadth

ofopportunityinthesector.InmyconversationwithTyler

Br?lé,chairmanofMonocle,heconfirmedhowdevelopers

areinauniquepositionnotjusttoservetheirbuyers,butto

elevatethequalityoflifeofentireneighbourhoods,shaping

streetscapes,energisingcommunities,andraisingtheculturalandsocialtenorofacity.

ExamplesofthisvisionhavebeenrealisedinprojectssuchasChelseaBarracksinLondon.Here,themasterplanwasconceivednotasagatedenclave,butasapermeableandgenerouscontributiontothewidercity–offeringa

modelforhowluxuryprojectscandelivercivicaswellascommercialvalue.

Thesector’sabilitytocreatepositiveimpactis

equallyevidentinawaveofextraordinaryheritage

projects.ExamplessuchasTheWhiteleyinLondon,the

transformationoftheOldWarOfficeintoTheOWO,andtheforthcomingMaybourneSaint-Germaindemonstratethat

luxurydevelopmentisnotonlyaboutcreatingnewicons,butalsoaboutbreathingnewlifeintolandmarksofthepast.

AcrossAsiaandtheMiddleEast,wedocumentarangeofambitiousdevelopmentswheredevelopersandbrandsareredefiningluxury–movingawayfromexclusivityandtowardafocusonsustainability,wellnessandlongevity.

Thisreflectsanevolutioninbothdeveloperambitionandbuyerdemand.

Thisyear’sreportmakesonepointplain:thesector’svisionhasexpanded.Brandsbringtheirserviceethos.

Privateclubsofferasenseofbelonging.Developerspursueconnectivityandcommunity.Thesectornowinfluences

architectureandurbandesign,shapestheamenitieswe

expectathome,thediningandculturalexperiencesweseeknearby,andeventhewaywewantourneighbourhoodsto

function.Inmanyrespects,itsetsthepaceforthewidermarket,itsideasspillingoutward.

Asalways,feelfreetoshareyourthoughtsorideaswith

meatliam.bailey@.Ihopeyouenjoyreadingtheseinsightsandopinionsfromacrosstheindustry,perhapsaccompaniedbythatmartiniSimonScootsogenerously

suggestsinhisinterview.

PhotographedatTheEmorybyAlexNatt

PRIMEPROPERTY

Themostdesirableandmostexpensivepropertyinagivenlocation,generallydefinedasthetop5%ofeachmarketbyvalue.Primemarketsoftenhavea

significantinternationalbiasintermsofbuyerprofile.

PGCI

ThePrimeGlobalCitiesIndex(PGCI)isavaluation-basedindex,trackingthemovementofprime

residentialpricesacross46citiesworldwideusingdatafromourglobalresearchnetwork.Theindextracksnominalpricesinlocalcurrency.

GSPI

KnightFrank’sGlobalSuper-PrimeIntelligence

(GSPI)reportprovidesauniquequarterlysnapshotofUS$10million+residentialsalesconditions

across12keyglobalmarkets.

MANAGINGEDITOR

SunnyCreative

MARKETING

SallyIngram

PUBLICRELATIONS

AstridRecaldin

DESIGN&DIRECTION

QuiddityMedia

ILLUSTRATIONS

DeboraSzpilman

PRINT

Optichrome

ALLKNIGHTFRANKCONTACTS

firstname.familyname@

THERESIDENCEREPORTTHERESIDENCEREPORT

THERESIDENCEREPORTTHERESIDENCEREPORT

Contents

Contents

DATA

Data

KeyinsightsfromourGlobalBrandedResidenceSurvey

05

DIGEST

Europe

Thenewclutchofluxuryhubsscramblingtomeetdemand

Paris

Quietlystakingaclaimtothefutureofglobalwealth

London

Risingabovetheheadwindsinthiscriticalmarket

MiddleEast

Stillheadroomgaloreinthe

region’sultra-investablehotspots

US&Caribbean

BettingonbrandinMiami,NewYork,Texasandbeyond

Asia

Homegrownnamesdominate,asglobalplayersseekafoothold

Australia

Melbourneemergesasthebrandedresidencecapital

14

16

18

20

22

24

26

TRENDS

28

34

38

40

42

44

Brandingunlimited

Howtostandoutfromthecrowdasbrandedschemesmultiply

Wellness

Luxuryandlongevitymeetinaneweraofhealth-firstliving

Industryview

Maybourne’sRolandFaselonthepowerofpersonalisation

Dininganddrinking

AcompellingF&Bofferisavitalingredientintoday’slifestylemix

Interiordesign

Ninewaysintelligentinteriorscanhelpresidencesresonate

Finalword

Industryinsights,insoundbites

Frombranded

wellnessclubs

toprivate

diningspaces,

communityisthenewcurrencyinluxuryrealestate

AGROWTHSECTORP6P7

Thebrandedresidencessectorisexperiencingstrongandsustainedgrowth,withthenumberofschemesrisingsignificantlyfrom169in

2011to611today,andananticipated1,019by

2030.Unitnumbersarealsosurging,projectedtoreachmorethan162,000by2030,fuelled

bygrowingdemandforbrandedlivingand

developers’appetiteforpremiumpositioning.

Insidethe

report…

Theluxuryresidentialdevelopment

sectorisoneofthemostinnovativeinrealestate.Ferociouscompetitionbetweendevelopersinexacting

marketsisdrivingideasandcreativity

P6

P31

P28

P32

P42

PURPOSEHASARRIVED

Fashion,automotiveandotherluxury

lifestylebrandshavebeenjoinedbyanewwaveofpurpose-ledbrands,builtaroundaclearidea–likesustainabilityorinter-generationalliving.Developersaretryingtoattractbuyerswithhomesthatreflecttheirvalues.

DESIGNTELLSSTORIESP42

Buyerswantmorethanfinishes–theywantmeaning.Interiorandarchitecturaldesignisnowfocusedonstorytelling,emotional

resonanceandmultisensoryexperience.

BrandssuchasAmanareleadingthechargewithultra-intentional,immersivespaces.

FOODASBRANDIDENTITYP38P40

Restaurantsandbarsarenolonger

afterthoughts–theydefinebrandidentity

andanchorcommunities.FromMichelin-

starredchefstocuratedwellnessmenus,F&Bisusedtodifferentiatedevelopments,attractlocalbuzzandaddtangiblevaluetothe

brandedexperience.

VALUEISKEY

Evenatthetopendofthemarket,buyersarevalue-conscious.They’rewillingtopayapremium,butonlyifitfeelsjustified–

throughquality,service,designorbrandtrust.Flashyextraswon’tcutit;today’swealthybuyerswanthomesthatdeliverlastingvalue.

Inthisyear’sreport,our

objectivehasbeentoassemble

atightlycuratedoutlookon

thenextchapterofluxuryresidential

development.WeopenwithourData

section,whichsetsthemarketcontext:

trackinghowthedevelopmentpipelineisshifting,revealingnewhubs,assessingtheimpactofglobalwealthcreationandexploringoverallperformance.

OurDigestsectionprovidesadeep

diveintokeyglobalmarketsacross

Europe,theMiddleEast,NorthAmerica,AsiaandAustralia,withaparticular

focusonLondonandParis–both

undergoingsignificantchange.Wealsoincludedispatchesfromnewfrontiers

suchasTexas,Comporta,HudsonValleyandSardinia.

Finally,ourTrendssectiondistilsthebigstoriesshapingthemarket:longevityasakeyrequirement;privateclubsand

communityasenginesofretention;

I

HOTELSARENOTAREQUIREMENT

P7

P8

P32

Standalonebrandedresidencesarerisingfast:hotel-alignedschemesdropfrom82%ofliveto70%ofpipelineschemes,withstandalonedevelopmentsgrowingfrom18%to30%.

NorthAmericaandtheMiddleEastleadthetrend.Developersandevenhotelbrandsareweighinglowerrunningcostsandclearer

buyervalue.

MIDDLEEASTMOMENTUM

P6

P20

TheMiddleEast–especiallyDubaiand

SaudiArabia–isdrivingbrandedresidentialgrowth,withtheregion’sshareofpipeline

developments(26.7%)wellaheadofitsshareofliveprojects(15.9%).Theregionisofferingschemesatascaleunmatchedglobally.

BEYONDTHEUSUALHUBS

P7

P12

Luxuryisshiftingbeyondhistoriccentres

tofrontiermarketslikeSardinia,Portugal’sComporta,SaudiArabiaandFiji.Developersandbrandsaretargetingnewwealthand

unmetlifestyledemands.

LONGEVITYISTHEANCHOR

P29

P34

P38

Wellnesshasevolvedfromluxuryadd-on

tofoundationalprinciple.FromLondon’s

SurrennetoDubai’sSHAEmirates,longevityclinics,communityritualsandsensorydesignnowshapeentiredevelopments.Wellness

drivesvalue,fosterscommunity,andiskeytobothbrandingandbuyerappeal.

COMMUNITYDRIVESSUCCESSP30P36P41

Developersareshiftingfocusfromamenitiestocommunities–withclubhouses,shared

ritualsandcuratedexperiencesgivingbuyersreasonstostaylongterm.Frombranded

wellnessclubstoprivatediningspaces,communityisthenewcurrencyinluxuryrealestate.

restaurantsandbarsatthesharpedgeofbrandidentity;andtheroleofstorytellingindesign.Wealsoprovideaplaybookfordevelopers,coveringproduct/marketfit,servicechargediscipline,trustedbrand

partnerships,deliveryexcellenceandauthenticcommunity-building.

Theresultisapracticalfieldguidetothesector’snextcycle.

Contents4

Image:SamWilson

TheKnightFrankglobalteam

UK&Europe

RUPERTDESFORGES

rupert.desforges@

+447879434046

YAZMINMURAT

yazmin.murat@

+447468728113

MARKHARVEY

mark.harvey@

+447825732032

LYDIAAPPEL

lydia.appel@

+447870801584

MiddleEast&Africa

CLAREMOUKABAA

clare.moukabaa@

+971505835265

WILLMCKINTOSH

will.mckintosh@

+971501392000

NorthAmerica&Caribbean

OLIVERBANKS

oliver.banks@

+447970732013

JAMESDAVIES

james.davies@

+447747532993

Asia-Pacific

RUPERTDAWES

rupert.dawes@

+447769958206

ADAMROSS

adamross@.au+61409663051

PrivateOffice

PADDYDRING

paddy.dring@

+447785363665

ALASDAIRPRITCHARD

alasdair.pritchard@

+447917750775

Ourcontributors

PATRICKGOWER

Anexperiencedcommunicationsconsultant,

Patrickprovidescontentstrategy,researchandthoughtleadershipforglobalbrands,witha

particularinterestinfinanceandproperty.He

isaformerEuropeanrealestatecorrespondentatBloombergNews.

KATHLEENBAIRD-MURRAY

KathleenwritesfortheFinancialTimesHowtoSpendItmagazineandisaContributingBeautyEditorforVogue.SheisthefounderofLaPyaeApothecaryandrecentlylaunchedherfirst

fragrance,CatchMeIfIFall,atLiberty.

ShelivesinShropshireandLondon.

LEECOBAJ

BasedinHongKong,Leespecialisesinwriting

aboutluxurytravel,predominantlyinAsia.She

contributesregularlytoTheTelegraph,The

Times,CondéNastTraveller,NationalGeographicTraveller,RobbReport,Departuresandmore.

OLIVIAHOUGHTON

AsInsightsandEngagementDirectoratTheFutureLaboratory,Oliviaspecialisesintrendsinbeauty,

healthandwellness,contributingtopublicationsincludingVogueandtheFinancialTimes,and

speakingateventsincludingtheGlobalWellnessSummitandCosmeticsBusinessLive.

ELSPETHPRIDHAM

Elspethisadesignjournalist,editorandtalks

moderatorspecialisingininteriors.FormereditorofFurnishingandStudiomagazines,shenow

sharesthelatestnews,insightsandprojectsinherB2BdigitalmagazineTheInsider.

THERESIDENCEREPORTTHERESIDENCEREPORT

Unrivalledanalysisoftheluxuryresidentialdevelopmentmarketplaceoftodayandtomorrow,drawingonourlatestGlobalBrandedResidenceSurveyof83countries,wealthstudiesandforecasts,andmarkettrackersandindices–plusthenextfivehotspotstowatch

Data

THERESIDENCEREPORTTHERESIDENCEREPORT

Data6

SECTORINSIGHTS

TheGlobalBranded

ResidenceSurvey2025

Forthisyear’sGlobalBrandedResidenceSurvey,weassessedtheportfoliosofnearly80luxurybrands,frommajorestablishedhotelgroupssuchasFourSeasonsandRitz-Carltontomorerecentnon-hotelentrantsincludingBentleyandAstonMartin.Morethan1,000liveandpipelineschemeswerereviewedacross83countries,revealinganincreasinglydiversesectoringrowthmode

AGROWTHSECTOR

Thebrandedresidencessectorhas

experiencedstrong,sustainedgrowth,withthenumberofschemesrisingfrom169in

2011to611todayandaforecast1,019by

2030.Unitnumbershavesurgedinparallel

–fromjustover27,000in2011tomorethan

162,000projectedby2030.Momentumhasacceleratedsince2023,fuelledbygrowing

demandforbrandedlivinganddevelopers’appetiteforpremiumpositioning.While

growthisexpectedtomoderateafter2028,

thesectorisprojectedtokeepexpanding,

supportedbyincreasinggeographicdiversityandtheentryofnewnon-hotelbrands.

CURRENTNUMBEROFSCHEMES,UPFROM169IN2011ANDFORECASTTOREACH1,019BY2030

611

Followingaslowdown

between2020and2023,annualgrowthinschemedeliveryhashitdouble

digitsagain

WhileNorthAmerica

willremaintheworld’sbiggestmarket,the

MiddleEastisgaininggroundatpace

Thebigpicture

Totalglobalschemesto2030,basedon78brands

1,200

1,000

800

600

400

200

0

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

Source:KnightFrankResearch

Residencesbyregion

Shareofschemesbyworldregion

LivePipelineAll

USDOMINANCEIS(ONLYSLOWLY)ERODING

NorthAmericaremainsthedominantregionforglobalbrandedresidences–particularlytheUS–althoughitsshareofschemesis

declining,from32.7%ofliveschemesto

26.2%ofpipelineprojects.TheMiddleEastshowsthemostsignificantincrease,withitsshareofpipelinedevelopments(26.7%)wellaheadofitsshareofliveprojects(15.9%),

drivenlargelybyrapidexpansionintheUAEandSaudiArabia.

Asia-Pacific’sshareisexpectedtoease,

despiteastrongpipelineinmarketssuch

asThailandandIndia.Thisyear’ssurvey

indicatesthatdevelopersareincreasingly

targetinggrowthmarketsintheMiddleEast,LatinAmericaandbeyond.

NorthAmerica

MiddleEast

Asia-Pacific

Europe

LatinAmerica

Africa

Caribbean

0%5%10%15%20%25%30%35%

Source:KnightFrankResearch

7Data

SECTORINSIGHTS

THEGLOBALCENTREOFGRAVITYISSHIFTINGEASTWARD

Overtime,thecentreofgravityforglobalbrandeddevelopmentshasbeenshiftingsteadilyeastward–andslightlysouthward.

Usingtheaveragelatitudeandlongitudefor

allliveandpipelineschemes,wecansee

howUSdominanceinthe1990spositioned

theglobalcentreofactivitywelltothewest

oftheAtlantic.Sincethen,growthinAsian

markets–and,morerecently,intheMiddleEast–haspulledthispointprogressivelyeastward.

HOTELBRANDSDOMINATE,NOWANDINTHEFUTURE…

Withnewbrandsenteringtheresidences

sectorseeminglyeveryday,youmightbe

forgivenforthinkingthatcar,fashion,sportorwatchbrandsarethemainstory.They’renot.Infact,83%ofexistingbrandedresidencesarehotelbrands,andwhilethisshareisforecasttodipslightlyinthefuture,itwillremainat

around80%.

…WITHACTUALHOTELSINCREASINGLYANOPTIONALEXTRA

Lookingathotelbrandsalone,thevast

majorityofliveschemes(82%)are,perhapsunsurprisingly,co-locatedwithahotel.

However,lookingatthefuturepipelinethisissettodipto70%.

NorthAmericaandtheMiddleEastaretheleadersingoingitalone,with49%and43%ofpipelinehotelbrandedschemesrespectivelybeingplannedasstandalonedevelopments.

18%

OFLIVEHOTELBRANDEDDEVELOPMENTSARESTANDALONEVS30%OFPIPELINESCHEMES

Leadingmarkets

Top10countriesbymarketshareLivePipeline

US

UAE

Thailand

Mexico

UK

India

Turkey

China

Vietnam

Canada

US

UAE

Mexico

SaudiArabia

Egypt

Brazil

Spain

Turkey

Thailand

India

ThepullofMiddleEastandAsianpipelineshasdraggedthefocusof

theindustryeverfurthereastovertime,andthetrendissettocontinue

TheUAEisseeing

remarkablegrowthinitsshareofschemes,withMexico,Saudi

35%

ArabiaandEgyptalsogainingground

30%

25%

20%

15%

10%

5%

0%

Source:KnightFrankResearch

Whereintheworld?

Averagelatitudeandlongitudeforallliveandpipelineschemes

19901995

2005

201020002015202020302025

y

Source:KnightFrankResearch

THERESIDENCEREPORTTHERESIDENCEREPORT

Data8

SECTORINSIGHTS

Keythemes

Thisyear’sBrandedResidenceSurveyofmorethan1,000schemesrevealedstand-outnewthemesacrossthesector,butalso

highlightedenduringcoreprinciplesthatdevelopersandbrandsareworkingtostrengthen

Egypt,Japan,FranceandUSmarketsbeyond

NewYorkandMiami.Thisglobalphenomenonreflectsdevelopersandbrandsseekingnew

high-net-worthcustomerbasesanddiversifyingtheirgeographicalfootprinttomitigaterisks

andcaptureemergingwealth.

Emergenceofmaster-plannedbranded

communities:Beyondindividualtowersandresorts,thereisashifttowardamoreconfidentandambitiousapproach.Thenextfiveyears

Non-hotelbrandsincludingfashionandcarbrands,

restaurants,

retirement

living,watchesandwellness

areallvyingto

demonstratetheaddedvaluetheirbrandheritage

canbring

T

aresettoshowcaselarger,integratedmaster-plannedcommunitiesordistricts,where

multiplebrandedresidentialofferingscoexisttocreateacomprehensiveluxuryecosystem.

Thailand,Malaysia,theUAEandSaudiArabiadominatethismoreimmersiveandextensivelifestylemodel,withresidentsbenefitingfromsharedinfrastructureandamenities.

Deepercurationofexperiences:Thefuture

pipelineplacesanevengreateremphasison

extremeexclusivityandhighlycurated,privateexperiences.Thisisreflectedinthelimited

numberofunitsinmanynewprojects,aswellasthedevelopmentofprivateclubsandamenitieswithinthem.Ascompetitionintensifies,

developersandbrandsareintroducinguniqueofferings–suchaschauffeuredcars,yachts

andaccesstoprivatejets.

Unwaveringfocusonluxuryandservice:Despitethedrivetodifferentiatethrough

experiences,thecoreappealofbranded

residencesremainsthepromiseofa

luxury,five-starlifestyle–underpinnedby

exceptionalservice.Seamlessaccesstohotel-gradeamenitiessuchasconcierge,valet,

housekeepingandin-roomdiningcontinues