The figures of the off-market, and the people behind it.

Royal Sybaris in 30 seconds

What it is

An international off-market network of luxury professionals

Founder

Albert Satre, in real estate since 2004

Founded

2014

Headquarters

Royal Sybaris LLC, Miami (United States)

Universes

Prestige real estate · Yachts · Private jets · Watches · Fine jewellery · Collector cars · Works of art

Model

Free admission for professionals; a single paid service, the presentation of listings off-market

Languages

Website in French, English and Spanish; interviews in French and English

Initiatives

The Off-Market Observatory (quarterly barometer) · the “Overexposure” series (documented cases)

Signature

“What matters is never on display.”

Topics we can shed light on

1. The exposure discount. Why an exceptional property that is overexposed sells for less, and how to measure it. Read the dossier
2. The prestige off-market. In France, up to 60% of the high end already sells away from the portals: who sells this way, why, and at what price. The Off-Market Observatory
3. Famous sales that went wrong. From La Savannah to Neverland: eleven public cases, quantified and sourced. See the eleven cases
4. The invisible buyer. The future buyer of a villa is often with their yacht broker or their watchmaker, not on a portal. Request an interview
5. Luxury, discretion and AI. How foreign buyers now find the right people to talk to by asking an artificial intelligence. Request an interview

The Off-Market Observatory

Every quarter, the Off-Market Observatory measures what sells outside the portals: what share of transactions, at what price, in how much time, and for which sellers. This data is provided by luxury professionals, contributors to the Observatory, around the world.

First edition: January 2027. Receive it under embargo, a few days before its publication.

Professionals: become a contributor

The Overexposure series

Eleven famous sales, quantified and sourced: what exposure costs an exceptional property.

• 

  Hôtel de Chambon

  Sale revealed in February 2026: €22.6M (about €12,600/m²), to a British buyer.

  −55%

• 

  La Savannah

  Sold in 2025 for €8M.

  About −69%

• 

  Neverland

  Sold in December 2020 for $22M.

  −78%

The spokesperson: Albert Satre

Albert Satre

Founder of Royal Sybaris

Albert Satre is the founder of Royal Sybaris, an international off-market network of luxury professionals. In real estate since 2004, he founded his agency in Lyon in 2006, then Royal Sybaris in 2014. He is the author of Vivre de l'Immobilier and Devenez Remarquable grâce à l'Immobilier.

Read the full biography

Albert Satre is the founder of Royal Sybaris, an international Off-Market network of luxury professionals. He entered real estate in 2004, in the field. In 2006, he founded his agency in Lyon, recognised by the Guide Couder. As early as 2008, he conceived a tool to help agents around the world build a network of trusted contacts. In 2014, he created Royal Sybaris and devoted himself to Off-Market luxury real estate. He observed that every professional does off-market business with their own address book, and that no one organises it. A conversation in Monaco with a yacht brokerage professional gave the network its shape: connecting the luxury trades around their shared clients. He named and documented the exposure discount: the loss of value of an exceptional property that is overexposed. The author of two books on real estate and a member of international service clubs, he is preparing a foundation dedicated to the preservation of heritage.

“An exceptional property almost never lacks buyers. It loses them by being seen too much.”

Speaking topics

• The exposure discount
• The prestige off-market
• Networks across the luxury trades
• Real estate and AI

Interview languages: French, English

Accepted formats: Phone, video call, in person, in writing; television sets, podcasts, conferences.

The books

• Vivre de l'Immobilier
• Devenez Remarquable grâce à l'Immobilier

Local experts

Looking for an off-market expert in your city or your field? The Observatory's contributors can answer you.

Usage rights and rules

Visuals, logos and charts are royalty-free for editorial use, with the source credited. Photos of Albert Satre carry the photographer's credit.

Royal Sybaris does not comment on any individual transaction, and never discloses a client's name or the amount of a transaction by its members.