Live Studio
Sub-Aquatic Coastal Megavillas
Where architecture descends below the waterline.
Curation Thesis
The sub-aquatic megavilla is the rarest residential typology on earth — a private residence whose living volume extends below the waterline, engineered to military-grade structural and marine standards. These are not novelty; they are the apex of coastal engineering, and their value is inseparable from the cost and difficulty of their construction. We underwrite them as one-off architectural instruments, not as comparable residential sales.
The underwriting challenge is that there are no comparables. A sub-aquatic villa cannot be valued by price per square foot because no two are alike, and because the structural engineering — pressure-rated acrylic, marine-grade concrete, redundant sealing systems — represents a disproportionate share of cost. We model replacement cost new, the remaining structural life of the marine systems, and the regulatory risk of coastal construction permits. The greatest risk to a sub-aquatic asset is not the sea but the permit: if the marine licence is non-renewable, the asset has a terminal date.
We score longevity on a coastal-specific axis: structural integrity of the marine envelope, corrosion management programme, and the regulatory permanence of the marine construction permit. A sub-aquatic villa without a perpetual marine permit is a depreciating asset with a beautiful view.
The Advisor
Caspian Moreau
The Coastal & Marina Specialist
A marine structural engineer turned advisor, Caspian has spent twenty years on coastal and sub-aquatic construction across the Mediterranean, the Caribbean and the Adriatic. He reads a marine envelope the way a surveyor reads a hull — for the slow, invisible corrosion that determines whether the asset outlasts its financing.
Illustrative Case Studies
Underwriting, interrogated.
Illustrative models for education. Not an offer, not a listing, not advice.
Italy
Cliffside coastal villa, Amalfi Coast
Asking Price
$45.0M
Cap Rate
4.20%
NOI Estimate
$1.9M
Cash-on-Cash
2.25%
10-Yr Cum. Yield
120.8%
Longevity Score
87/100
Illustrative model — not an offer, not a listing
United Arab Emirates
Beachfront megavilla, Palm Jumeirah
Asking Price
$75.0M
Cap Rate
5.80%
NOI Estimate
$4.3M
Cash-on-Cash
6.25%
10-Yr Cum. Yield
165.4%
Longevity Score
80/100
Illustrative model — not an offer, not a listing
Illustrative model — not an offer, not a listing, not advice. Figures are educational constructs.