Above a certain price level, rarity is part of the value. A property given to six agencies appears six times, with six sets of photographs and sometimes six prices — and the buyer concludes the price is negotiable. GADAIT takes the marketing under a single mandate: a reasoned valuation, art direction, a story, then chosen distribution — off-market first to qualified buyers, public afterwards if you decide so. For private owners and developers alike, across eight destinations.
The proof is not in our films.
It is in our record.
A beautiful film does not sell a house. So here is the only figure that matters when choosing who to trust with a property: what has already gone, and at what level.
See the sold propertiesFigures taken from our portfolio on 18 September 2026 and reviewable one by one on the sold-properties page. Highest verified single transaction: a villa in La Zagaleta, Marbella, at €30M.
More than six hundred films published on our channel. These are representative of what we shoot, from apartment to estate.
The more visible a prestige property is, the less it sells for.
It is the opposite of intuition, and it is nonetheless what we observe at the top of the market. Below a certain price, visibility is leverage: more views, more viewings, more offers. Above it, visibility turns. Because at that level, the buyer is not only assessing the property: they are assessing the situation in which they find it.
A property they come across at six agencies, from six angles, with six descriptions and sometimes two prices, does not tell them "here is a rare house". It tells them "here is a house a lot of people are trying to sell". And from that point on, the house is no longer what they are negotiating.
Our job is not to make your property invisible — we publish, we distribute, we have an audience. Our job is to ensure that a single version of your property circulates, and that we decide together where it circulates, and when.
The same property, two displayed prices
The example comes from our own portfolio. A four-bedroom villa at Heritage Valriche, Mauritius, displayed at two different amounts depending on where the buyer found it.
This is neither an error nor a manipulation: it is the Mauritian 5% registration duty, included in the displayed figure on one side and not on the other. The ratio between the two amounts is exactly 1.05. Two legitimate display conventions, for one and the same property.
Except that the buyer does not see a tax convention. They see a price that moves. And a price that moves is a price that gets negotiated. That is the whole point: on a prestige property, the coherence of what the market perceives is often worth more than the number of places it appears in.
Two public displays of the same property recorded in 2026 across our Mauritian destinations. The other agency is not named: the divergence comes from a display convention, not from a mistake.
The two traps of selling through multiple agents
They look harmless at the moment you sign three or four mandates — you tell yourself you are multiplying your chances. They are paid for at the end, on the sale price.
The difference fits in one column
What we propose is not "less visibility". It is visibility you keep control of — what circulates, where, and from when.
| Endured distribution | GADAIT mandate | |
|---|---|---|
| Number of listings | One per appointed agency | A single one, held by us |
| The displayed price | Varies by channel | One price, one convention, everywhere |
| The photography | Each agency shoots its own | A single art direction |
| The property's story | As many versions as agents | One story, written and held |
| The buyer who shows up | Whoever clicked | Whoever we qualified |
| What the market sees | A property everywhere, so available | A rare property, shown rarely |
Private owner or developer
Selling a house and marketing a development are not the same craft. We handle both, but not in the same way.
- ·A confidential, reasoned valuation
- ·One point of contact from brief to signature
- ·Off-market by default, distribution by decision
- ·A single price list, held
- ·International positioning for the development
- ·Buyers qualified on residency and taxation
One mandate. Several markets.
One strategy.
We do not push your property to everyone: we choose, property by property, which networks genuinely serve its positioning. A chalet in Courchevel and a beachfront villa in Mauritius are not sold to the same buyers, nor through the same houses.
And we keep control of the channels. Who publishes what, where, and with which message: each network carries a strategy suited to its own market, all coherent with one another, all aligned on one price and one story. This is precisely what multiple mandates make impossible — there, nobody orchestrates, and each agency says what it likes.
That is the rhythm the plan is built on — preparation, controlled launch, progressive opening to the chosen relays. It is not a guaranteed timeline: a prestige property sells when the right buyer appears, and our job is to bring that forward, not to promise a date.
The sale mandate, step by step
Every step is confidential, and you keep a single point of contact from the first conversation to signature.
One set of images, treated as a campaign
One shoot, one light, one eye. That is what separates a property that is shown from a property that is listed — and it is the only version in circulation.
Why entrust us with the sale?
Because we are not a listings counter. We produce the imagery, write the story, choose the distribution and select the buyers — and we have only one version of your property to defend.
One page per question, destination by destination
The questions we are asked most often before a mandate — with figures, sourced and dated, one per page.
Sale mandates for private owners and developers — Marbella, Greece, Dubai, Mauritius, the Maldives and the French Alps. On any given transaction we act for one side, and we say which. Every rate and every fee on this page is sourced (official texts, land registries, tax authorities) and dated; pages are re-verified quarterly.
Our editorial method →FAQ — Selling a luxury property
Because above a certain price level, rarity is part of the value. A property listed with six agencies appears six times on the portals, often with different photographs and different copy — sometimes different prices. The buyer does not conclude that the property is available: they conclude that the price is flexible, and they negotiate from there. A single mandate lets us hold one price, one image and one story, and decide where and when the property is shown.
No. It means distribution is chosen rather than endured. We publish on our own site, on the international portals we work with, and to our direct audience — more than 160,000 followers across our channels. The difference is not the amount of visibility, it is that a single version of the property circulates: one price, one set of images, one story. That is the exact opposite of a property found everywhere in six different forms.
From real comparable transactions, the state of the local market, and the characteristics of the property that cannot be reproduced — the view, the orientation, the land, the architectural signature. We deliver a written, reasoned valuation, with the range in which the property actually sells and the marketing time that goes with it. That valuation is yours, whether or not you then entrust us with the sale.
Yes, and it is a significant part of what we do: golf and beach estates in Mauritius, branded residences in Dubai, developments in Spain and Greece. For a developer, our value is not to add one more agency but to be a structured international channel: a price list that holds, consistent materials, and overseas buyers qualified on the subjects that actually decide their purchase — residency, taxation, legal framework.
By default, yes. A property can be marketed off-market: presented only to a restricted list of qualified buyers and trusted advisors, with no public listing, no circulated photograph, and no mention of your name. This is the route most owners of trophy assets choose — for security, for family discretion, or simply because they would rather the market did not know they are selling.
They are agreed in writing before any work begins, in the mandate. The level depends on the property, the destination and the scope of the assignment — a marketing campaign with photography, film, copywriting and international distribution is not a simple listing upload. You know the basis before you sign, and the initial valuation remains free and without obligation.
We market in Spain (Marbella, Sotogrande), France (the Alps, Paris, the Riviera), Dubai and the UAE, Greece, Mauritius, the Maldives, the Seychelles and the United States. What sets us apart is that a single team connects these markets: a buyer weighing a chalet against an oceanfront villa is already in our portfolio, not at a competitor's.
It depends above all on the asking price. A property correctly positioned from day one sells within a reasonable timeframe; a property launched too high goes through a series of reductions that damage its perception, and usually ends below its value. That is precisely why we invest so much in the initial valuation: it is the decision that determines everything else.
Yes. The terms of duration and termination are set out in black and white in the mandate, and we explain them before signature. An owner who changes their mind is not a problem: an owner who discovers terms they had not understood is.
With a confidential conversation and a valuation. You describe the property, we come back with a reasoned valuation and a marketing plan — what we would do, in what order, and on what timeline. You decide from there. An advisor usually replies within fifteen minutes during office hours.
Start with a valuation
Describe the property to us. We come back with a reasoned valuation and a marketing plan — what we would do, in what order, and on what timeline. Confidential, and without obligation.
Where we market
Looking to buy instead? Discover our luxury buyer's agent mandate, on the buyer's side.
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