Mar 26, 2026
3 min read
Conflicts in the Persian Gulf region have led to large fortunes to reduce investment in Dubai.Villas and private houses in Italy are developing, and they use artificial privacy algorithms
House prices, a record in Portofino 22,900 euros per meter (Milan reaches 21,000 euros): latest prices
Gino Pagliuca
Tensions in the Gulf are prompting some big fortunes to reduce investment in Dubai.Driven by artificial intelligence algorithms, purchases of villas and penthouses in Italy are booming.
Geopolitical tensions in the Persian Gulf are having an unexpected impact on the top international real estate market. After years of Dubai being one of the world's favorite destinations for wealth, some investors are starting to sell some of the properties they bought in the Emirates to redistribute capital to Europe. Italy is back among the most sought-after destinations, benefiting from the charm of its real estate and the stability of the luxury market.
pa Gino Pagliuca
For years, the Emirate was a symbol of the new geography of global wealth.Favorable taxation, fast procedures and the possibility of diversifying the portfolio by purchasing several real estate units in the same complex attracted many European investors, some of whom combined up to a dozen apartments in the same neighborhood.
Now, however, the international environment and fears of instability in the region are prompting some of these larger assets to rebalance their investments.Italy returns to the center of purchase strategies, with its mix of lifestyle, historical heritage and overall real estate value.
From Baby Martian
This phenomenon is clear from the data of the operators in this sector.Leonard Luxury Real Estate, a luxury real estate brokerage, has seen an average growth of approximately 20% per annum (2025 increase in purchase requests over 2025) in high-end transactions and is now seeing growing international interest in Italian real estate.According to the analyzes of the company founded by Dimitri Carti, taken as a study sample at Harvard (we wrote about it here), the average Customer portfolio exceeds 5.2 million euros, but the share of properties purchased and managed through digital platforms is growing.The most dynamic segment is ultra-luxury, which remains above 5 million euros, but the range between 1.5 and 3 million is affected by the increase in energy costs and operating costs in recent years.
The market is increasingly global.Buyers are dominated by the French, British and Americans, followed by investors from northern Europe and a new generation of international businessmen interested in the Italian lifestyle.Historic villas in Tuscany, seaside residences in Sicily, large estates in the Veneto or panoramic penthouses in the historic centers of art cities are among the most sought-after assets.In this context, technology is also fundamentally changing the work of brokers.In recent years, Leonard has developed artificial intelligence-based systems to analyze international market data and identify potential buyers more accurately.
Three Alessia Conzonato
In particular, Lionard has developed LAIA, the Lionard Artificial Intelligence Advisor, a system to support the matching of supply and demand through the analysis of buyer preferences, helping to capture the moments when interest in a property is most intense.
Algorithms allow us to study online search behavior, profile interested customers and design properties according to their portfolio and preferences.This is a process that required years of IT development and the study of programming languages, but which today allows us to speed up negotiation times and make communication with a global clientele more efficient.
Digitalization has also changed consumer behavior.During the pandemic, many transactions are completed at a distance: virtual visits, informative videos and online calls make it possible to sell valuable properties without the buyer visiting them.A method that is today widespread even among international investors.Next to sales, the industry linked to quality renovation is also growing.Interventions on historic villages or large apartments can be between 3,000 and 4,000 euros per square meter, involving architects, artists and specialized companies.A similar product that feeds the entire luxury real estate supply chain.
three by Andrea Rinaldi
There has been no shortage of high-profile transactions in recent years: penthouses sold for over €20 million in central Milan, historic buildings in Florence and renovated residences overlooking the Grand Canal in Venice.These are rare properties that continue to attract collectors and large international fortunes.In this scenario, Dubai's influence represents only the latest chapter in a broader transformation.Based on geopolitical stability and diversification opportunities are changing rapidly.
And as capital returns in search of safety and cultural value, Italy - with its historic villas, Renaissance palaces and penthouses in artistic districts - remains one of the most sought-after destinations in the world.
