Royal Sybaris creates the Off-Market Observatory and selects its first contributors

United States, 10th Nov 2026 – The most discreet market in luxury is about to get its figures. Royal Sybaris, the international Off-Market network of luxury professionals, is launching the Off-Market Observatory, a free quarterly barometer published in French, English and Spanish. So that its first edition, planned for January 2027, rests on real figures, the Observatory is opening the selection of its first contributors today: practising luxury professionals, each one individually verified.

A market that leaves no trace

The open market is measured every day: price per square metre, time to sell, price cuts. The Off-Market leaves almost no trace, and that is its very purpose. An exceptional property sold without ever being published appears in no statistics before the deed is signed, and often not even after.

In France, up to 60% of high-end sales may already take place outside the portals (Sea View Property, 2023). Yet, to our knowledge, there is no regular indicator, comparable from one country to another, to verify it.

Owners therefore decide blind. They are often advised to seek maximum exposure, without anyone being able to tell them what that exposure costs. Royal Sybaris has given this cost a name: the exposure discount, the loss of value of an exceptional property left in public view for too long. Public cases are not hard to find. La Savannah, in Marnes-la-Coquette near Paris, put on the market at €26M in 2018, sold for €8M in 2025 (Le Parisien). Such cases illustrate the phenomenon; the Observatory’s mission is to measure it.

What the Observatory will measure

Every quarter, the barometer will publish four indicators, by sector, by country and by price segment:

• the Off-Market share of reported prestige transactions;
• the price gap between asking price and achieved price, Off-Market and after public exposure;
• time to sell, from mandate to signature, in both cases;
• the profile of sellers: their motives, their need for confidentiality, their geographical origin.

The first edition will cover prestige real estate. The other sectors will join the barometer as soon as they have enough contributors: yachts, private jets, watches and jewellery, collector cars, fine art, wealth and capital. Once a year, an Observatory book will present a full analysis of the year.

The barometer is free, by email or by post, on simple subscription.

Real figures, or no figures

The Observatory will publish no result before it has been measured. Its rules are set from the start:

• Verified professionals. Each contributor is admitted after their activity has been checked: professional card or licence, company, references.
• No individual data. Contributors answer in ranges, in fifteen to twenty minutes per quarter. They never share a client name, a property address or a transaction amount.
• Publication thresholds. A figure is published only if it rests on at least 10 contributors and 30 reported transactions, and if no single contributor accounts for more than 30% of the segment’s transactions. Below that, the segment is marked “not published this quarter”.
• A stated scope. The barometer measures what professionals report, not the entire market. Each edition states the number of contributors, the countries covered and the limits of the measurement.

Selecting the first contributors

The Observatory is looking, worldwide, for practising luxury professionals: prestige real estate agents and realtors, yacht and business aviation brokers, watchmakers and jewellers, collector car dealers, gallery owners and art advisers. The wealth and capital domain is open to wealth managers, family offices, private bankers, capital investors, chartered accountants and corporate lawyers.

Applications for the first edition are open until 21 January 2027, at royalsybaris.com/en/observatory-off-market/contributors.

Each contributor receives:

• early access to the results, with the detail for their sector and country;
• a citation, with their consent, in each edition and in press releases;
• introductions to the press, when a journalist is looking for an expert in their city or field;
• admission to the Circle of Royal Sybaris;
• the “Expert contributor 2027” badge, to display on their own channels.

“Everyone talks about the Off-Market; hardly anyone measures it. Every luxury professional knows it from experience, but alone, with their own address book. The Observatory brings together what they observe, to give sellers, and the press, figures they can rely on. We will publish nothing we have not measured.”

Albert Satre, founder of Royal Sybaris

For journalists

• The first edition will be sent under embargo, a few days before publication, to journalists subscribed to the Observatory’s press releases.
• Interviews with Albert Satre are available in French or English.
• Local experts, contributors to the Observatory, will be able to comment on their market, with their consent.
• Requests (interview, expert, charts, data) can be made at royalsybaris.com/en/observatory-off-market/press.

How to cite the barometer: “Source: Off-Market Observatory, Royal Sybaris, [edition]”.

Notes to editors

Off-Market transaction. A transaction concluded without the property, the object or its price having been published: no portal, no website, no social network, no press advertisement, no public auction. A confidential presentation to a small circle of qualified buyers or fellow professionals remains Off-Market.

Exposure discount. The loss of value of an exceptional property left in public view for too long. Every public price cut, every article, every photo that becomes famous tells the market that others have said no.

About Royal Sybaris

Royal Sybaris is an international Off-Market network of luxury professionals. It brings together prestige real estate agents, yacht and business aviation brokers, watchmakers, collector car dealers and other luxury trades, around one conviction: an exceptional property sells better before it is exposed. Its members present their properties there without a public price, to professionals who already know their buyers. Royal Sybaris publishes the Off-Market Observatory, a quarterly barometer in three languages. It was founded in 2014 by Albert Satre, who has worked in real estate since 2004. Its signature: “What matters is never on display.”

Press contact

press@royal-sybaris.com · reply within 48 hours, in French or English

Press area: royalsybaris.com/en/press

What matters is never on display.

Media Contact

Organization: Royal Sybaris

Contact Person: Albert Satre

Website: https://royalsybaris.com/en/observatory-off-market

Email: Send Email

Country: United States

Release id: 50595

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Royal Sybaris creates the Off-Market Observatory and selects its first contributors