An expert guide to buying your perfect European waterfront home
With demand for homes by the water stronger than ever, we examine the opportunities on offer in France, Spain and Italy
A scenic outlook, a connection with nature and the promise of days spent boating, surfing or swimming: no wonder the desire for an international waterside home remains unrivalled. Across Europe, the Mediterranean islands and coasts and prestigious Italian lakes speak of action-filled days and effortlessly elegant evenings in showstopping locations. And as temperatures heat up, the cooling effect of living by water is something that seems sure to only add to the enduring appeal. Knight Frank data shows that average premiums for waterfront homes in the UK are rising year-on-year, reaching 51% in 2025, and globally too, waterside living holds enduring appeal.
5 bedroom villa for sale in Cap d'Antibes, Alpes-Maritimes, Provence-Alpes-Côte d'Azur
A good first step for those considering investing in France is to establish the type of property you want, advises Jack Harris from Knight Frank’s International Residential team.
“In coastal cities and the bigger towns, waterfront properties are mostly apartments, so no matter what size your budget, if you want a villa, you’ll probably need to look elsewhere,” he advises. “Remember also that almost none of the French coastline is private. Any beach in front of a property will be public and will often include a public footpath too. The only way to be able to dive straight into the water from your garden is to live on relatively inaccessible or rocky parts of the coast, around Théoule-sur-Mer for example, or certain areas between Marseille and St Tropez.”
The waterfront locations consistently in demand include Cap d’Antibes and Cap Ferrat, exclusive and green peninsulas with grand mansions hidden in well-tended gardens, St Tropez and the stretch from Nice to Monaco. All of these provide a lifestyle of elegant beach clubs, intimate restaurants and desirable French style.
7 bedroom villa for sale in Théoule-sur-Mer, Alpes Maritimes, Provence-Alpes-Côte d`Azur
“Those who want a home by the water generally also enjoy being on the water itself and often have their own boats,” says Harris. “While it is rare to find a property with its own private jetty, there are many small marinas along the coastline to rent a mooring. It all adds to the wonderful South of France lifestyle.”
There’s a steep premium to pay for living by the water on this most illustrious coastline, but the long-term investment potential is solid, says Harris. “The French authorities work hard to protect this area from over development and to preserve the exceptional natural beauty,” he says. “The huge desirability of the waterfront lifestyle combined with a finite supply of properties and limited land has made it a most liquid market.”
3 bedroom apartment for sale in Marbella, Málaga, Andalucía
While the undoubted glamour and five-star lifestyle of Marbella take most of the waterfront headlines, why not look just a little further along the same beachfront to find a more leisurely, family-friendly vibe suggests Nicola Christinger from Knight Frank’s International Residential team. She suggests the resorts of Estepona, 30 minutes to the west and Marbella East, ten minutes to the east. The bright lights of Marbella are still close at hand but along with the waterfront, there’s good value and more space to enjoy the Costa del Sol’s year-round lifestyle.
“Estepona and Marbella East offer the golden balance of coastal beauty, modern comforts and a superb lifestyle with investment potential to match,” she says. “Property prices in these two locations are often 20% lower than in central Marbella, offering excellent value for buyers seeking the coastal lifestyle. Exclusive pockets like Los Monteros in Marbella East however have prices more comparable with prime Marbella, reflecting their beachfront locations and luxury appeal. Overall, demand is rising, steadily narrowing the price gap as these areas gain in prestige.”
Estepona, with its traditional Old Town and glass-domed Orchid House, is known as the Garden of the Costa del Sol for its flower-filled streets. Residents can walk or cycle along the recently renovated promenade, one of several infrastructure improvements, enjoy the beach at Playa del Cristo or dine at the bars and restaurants at the marina.
9 bedroom villa for sale in Paraiso Barronal, Estepona, Málaga, Andalucía
Marbella East is arguably less well-known, a green and calm alternative to Marbella, close to the highly prized Santa Clara and Rio Real golf courses and with some supreme beaches. The dunes and water sports on offer at Cabopino, and Elviria beach, now with the addition of a Nikki Beach Club are favourites, and so too is Dolce & Gabbana’s La Cabane, a chic and fashion-forward destination in Los Monteros. Older four-bedroom villas close to the beach start from €700,000 in Marbesa and Carib Playa neighbourhoods with beachfront homes in Los Monteros from €2,000,000.
“Buyers in both areas are looking for a good quality of life close to the water and new developments in both areas include contemporary, design-led architecture with an emphasis on sustainability and energy efficiency,” outlines Christinger. “In Estepona in particular there is significant interest in luxury new-build homes in boutique gated communities as well as the sought-after residential areas of El Paraíso, Atalaya and El Paraíso Barronal along the New Golden Mile.”
4 bedroom villa for sale in San Juan, Ibiza, Illes Balears
Ibiza is compact, one sixth the size of Mallorca, but part of its beauty lies in the great diversity of its 130-mile coastline. Rocky coves – Cala Conta and Cala d’Hort - mix in with sandy beaches - Cala Tarida or Cala Bassa. Buyers who want to be close to family-friendly beaches and elite beach clubs should start their search on the southwest, around Es Cubells.
Consider too which direction you want to face, both for spectacular sunsets and for protection from the wind. The quieter and greener north of the island, furthest from the airport, has lots of intimate, less exposed coves which can provide good protection from headwinds.
13 bedroom villa for sale in San Jose, Ibiza, Illes Balears
“Ibiza’s growing reputation for wellness means tranquil coastal locations are in demand,” says Harris. “However, coastal conurbations often don’t have space for waterfront villas so if you want a villa close to local amenities you might have to be a short drive from the beach. The size of Ibiza means you’re never too far from a beach and from year-round life.”
Frequently requested locations include the beaches around Santa Eulalia in the east and buzzy Es Cubells in the southwest. “The more rustic and less developed northern coast is where you can find relative value while the south has most of the very best elegantly modernised villas,” Harris adds.
4 bedroom villa for sale in Pieve Ligure, Genova, Liguria
“Italy offers a wonderful diversity of waterfront locations for prime property buyers,” says Andrew Blandford-Newson from the International Residential team. “There’s Liguria and the beauty of Portofino, the heart of the Italian Riviera, and Lake Como, the most dramatic and prestigious of the Italian lakes. For other clients, the goal is a home by the canals of Venice or a beachfront villa on Costa Smeralda in Sardinia while we are seeing good interest at present in the Tuscan coast, around Porto Ercole and Punta Ala for example.”
Unlike some other Mediterranean regions however, Blandford-Newson cautions that strict planning restrictions mean that you won’t find many large contemporary villas. Instead, waterfront properties throughout the country tend to be more traditional, charming and authentically Italian.
“Overall, the stock of waterfront homes, either with wide access to water or with good elevation, is very limited and understandably they carry a premium,” he says. “You would struggle to get anything directly on Lake Como under €5 million for example. When buying, consider seasonality too, especially if you plan to rent. Properties on Costa Smeralda rent exceptionally well in season but the season there is very short, really only the peak summer months."
10 bedroom villa for sale in Monte Argentario, Grosseto, Tuscany
The long-term prestige of locations including Costa Smeralda, Portofino and villages of Lake Como – Bellagio, Blevio, Lenno and Laglio among them – provides a security of investment reflected in solid capital appreciation over recent years. These are areas that see strong domestic and international demand. But as with all waterfront locations, expert local knowledge is key. The steep hillsides rising up from the deep water of Lake Como for example means that some houses get much more sun than others. The western side of the lake is generally more desirable: it is closer to the year-round life and markets of Como Town and to the autostrada taking you to Milan in 35 minutes and has easy connectivity across the border to Switzerland.
Stand in Como Town at the southern end of the lake and look down across the water between the two steep mountains carved out of the lake and the natural beauty is mesmerising.
“In all these locations, the majority of requests from clients are for waterfront homes,” says Blandford-Newson. “It is at the top of their list, the importance of a sea or lake view and the opportunity to spend time on the water, boating, swimming or exploring.”
To learn more about our selection of European waterfront homes, contact our International Residential team.
