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Cap d'Antibes, Cap Ferrat and the Saint-Tropez peninsula remain the trophy axis — €15M to €80M for the right sea-view villa, almost no new supply, and an off-market layer that never reaches portals. Below the trophy line, central Cannes 2-bedroom apartments on La Croisette transact €15,000–€25,000/m² and earn 4–6% gross on professional short-let management thanks to the festival calendar. Nice trades 20–30% below Cannes per square metre with deeper liquidity and a better airport — our pick for buyers who want a real city alongside the second home. The Mougins–Valbonne family belt is structurally underpinned by the Sophia Antipolis tech park and four English-language schools.

The Balearic government's 2018 moratorium on new tourist licences and the 2022 amendment to the LECO planning law have made Ibiza one of the hardest places in Europe to build. Existing legal villas with full tourist licence (the rare combination) trade at a 20–35% premium and are functionally finite. North of the island — Santa Gertrudis, San Juan, Benirràs — has matured into the quiet-luxury alternative to the noisier south, with stone fincas on 10,000m² plots from €4M and modern architect villas from €6M. Old Town apartments inside the Dalt Vila walls remain the most photographed asset on the island.

The stretch from Finestrat and Orihuela Costa down through Torrevieja, Pilar de la Horadada and Torre-Pacheco to the Mar Menor is the most active new-build region in Spain, and the one place on the Mediterranean where a detached villa with a private pool and three bedrooms still completes below €500,000. Developers sell off-plan on staged payments — roughly 30% across reservation and contract, the balance on completion 12–24 months later — which spreads the commitment and locks today's price. Two airports (Alicante-Elche and Región de Murcia) run Northern-European schedules all winter, so Dutch, Belgian, German and Scandinavian long-stay tenants keep occupancy high in the months when the rest of the Mediterranean empties out. Budget 13–14% on top of the price for 10% IVA, 1.5% stamp duty and legal costs.

Quinta do Lago, Vale do Lobo and Vilamoura form the most institutional resort triangle in southern Europe — international schools (Vilamoura International, Nobel Algarve), 30+ championship golf courses, Faro airport in 20 minutes. Lifestyle-led capital growth has been steady rather than spectacular (3–5% p.a.) but the rental market is exceptional: school-holiday weeks routinely clear €8,000–€15,000 for a 4-bed Quinta villa. Portugal's NHR 2.0 framework still rewards relocating retirees and remote professionals who can demonstrate qualifying foreign income.

Marina, Palm Jumeirah and Dubai Hills are the three anchor zones for international buyers. Palm villas have repriced upwards 40–60% since 2021 and have become a wealth-storage asset — €5M for a refurbished Frond villa, €15M+ for the trophy Garden Homes. The Marina remains the highest-yielding apartment market (6–8% gross on serviced units). The Golden Visa threshold of AED 2M property purchase (≈ €510k) buys a 10-year renewable residency that has materially changed the European retirement and remote-work conversation. No annual property tax; 4% Dubai Land Department transfer fee on purchase.

Iskele, Esentepe, Bahceli and the Karpaz peninsula host the most aggressively priced new-build coastline in the Mediterranean — sea-view villas with private pools from €350,000 and branded resort apartments from €150,000. Construction quality has stepped up materially since 2020, with British/Turkish developers like Dovec, Noyanlar and Aqua Premium dominating delivery. Rental yields run 6–9% gross on short-let, supported by 300+ sun days, a growing direct-flight programme via Ercan and the UK retiree pipeline. Trade-off: the Turkish Republic of Northern Cyprus is not internationally recognised in the same way as the Republic of Cyprus — title-deed due diligence (TRNC, Turkish, pre-1974) is non-negotiable, and a specialist lawyer is essential.