Property Ownership Just Got Complicated
High-net-worth individuals have always loved property. Tangible. Appreciating. Generational. But the way you hold property matters more than the property itself.
Most wealthy families get this wrong.
I’ve been analysing property portfolios for HNW clients, and the pattern is consistent. They focus on acquisition whilst ignoring structure. They buy prime real estate through the wrong entities. They hold international property in their personal names. They build portfolios that create tax liabilities they could have avoided.
The property is an asset. The structure is the strategy.
The Cross-Border Property Problem
Wealthy families don’t limit themselves to one jurisdiction. They hold a London townhouse, a villa in Spain, a ski chalet in Switzerland, and investment properties across emerging markets. Each property sits in a different tax regime with different ownership rules and different succession laws.
Holding everything in your personal name creates a compliance nightmare. Inheritance tax in one country. Capital gains in another. Forced heirship rules that override your will. Probate processes that freeze assets for years whilst your family waits.
The solution isn’t complicated, but it requires expertise most property advisors don’t have. Corporate structures that shield assets. Trusts that hold property across jurisdictions. Tax planning that works internationally, not just domestically.
Tokenisation Changes Everything
Here’s where property investment transforms completely. Tokenised assets reached a total value of $412 billion in early 2025, spanning real estate, fine art, and private equity. Meanwhile, 71% of global asset managers plan to integrate tokenised assets into client portfolios within the next five years.
Property tokenisation isn’t a future concept. It’s happening now. You can hold fractional ownership in prime real estate through digital tokens. You can trade property exposure without traditional transaction costs. You can structure property holdings in ways that were impossible five years ago.
But tokenised property requires different advisory. Legal frameworks that recognise digital ownership. Tax structures that handle both traditional deeds and blockchain-recorded holdings. Estate planning that can transfer tokenised real estate alongside physical properties.
The Privacy Question
Privacy now tops the list for most millionaires, yet property ownership is inherently public in most jurisdictions. Land registries. Title deeds. Public records that reveal exactly what you own and where.
Sophisticated property ownership uses structures that maintain privacy whilst ensuring legal protection. Holding companies. Trust arrangements. Nominee structures that keep your name off public records without compromising your control or ownership rights.
The complexity increases when you factor in alternative assets. High-net-worth portfolios now include 15% in alternative investments, including property alongside private equity and digital assets. Your property strategy needs to integrate with your broader wealth structure, not exist in isolation.
The firms that understand this aren’t just finding properties to buy. They’re designing ownership structures that protect wealth, minimise tax, ensure privacy, and work across jurisdictions. Legal expertise that spans countries. Tax planning that accommodates both traditional and tokenised holdings. Advisory that thinks about property as part of a comprehensive wealth strategy.
The question isn’t whether property belongs in your portfolio. It’s whether you’re holding it in a way that actually serves your wealth objectives or just creates problems your family will inherit.