Denis Andrian
I am Denis Andrian: since 1999, twenty-seven years of activity, guiding families and investors through prime residential and hospitality acquisitions and sales that rarely become public. A selective, fiduciary, confidential approach.
Career
1999
Start of activity as a real estate agent
2004
Start of residential real estate development
2016–2017
Activity in France and the Principality of Monaco
2018–2021
CEO, Barnes International Porto Cervo
2021–2025
CEO, eXp Realty Italy
27
years of activity since 1999
3
countries of direct activity
29
countries of client network
2
sectors: Residential & Hospitality
Areas of practice
01
Denis Andrian handles brokerage and advisory on exclusive properties, mostly off-market, with a focus on Costa Smeralda and a selection of Italian locations with strong international demand. Advisory on the management and long-term enhancement of family real estate portfolios, often across generations.
Let us talk02
Denis Andrian handles buy-side and sell-side brokerage and advisory on prime hotel properties, with direct dialogue with international hospitality brands. The service is aimed at institutional investors, family offices and operators with a medium- to long-term horizon.
Explore hospitality advisoryMethod
01
Every transaction handled by Denis Andrian is treated with the utmost discretion. Many never become public: neither the asset, nor the counterparts, nor the economic terms are exposed.
02
Denis Andrian takes on a limited number of mandates so that each receives full attention. The mandate volume is deliberately constrained to preserve depth of analysis and speed of response.
03
Denis Andrian does not operate from an office: he operates where the transaction is. A team distributed across Italy and a network of direct relationships in twenty-nine countries make it possible to follow every client personally, anywhere, without the limits of a physical structure.
04
Denis Andrian builds fiduciary relationships designed to last beyond a single transaction. Many of them develop across multiple generations of the same family, with repeat mandates over time.
05
Denis Andrian has built an operating structure powered by artificial intelligence: analysis, confidential marketing, due diligence and document management are automated. This allows 90% of the time to be devoted to what AI cannot do: the relationships with clients.
Italian Chamber of Deputies — REFUTURE
A public talk on the international real estate market and on how foreign investors read the Italian system.
Frequently asked questions
Denis Andrian is a real estate brokerage and advisory professional, active since 1999, specialising in prime residential and hospitality transactions, predominantly off-market. He operates primarily in Italy with a client network across twenty-nine countries. He was CEO of Barnes International Porto Cervo and of eXp Realty Italy.
He led Barnes International Porto Cervo from 2018 to 2021 and eXp Realty Italy from 2021 to 2025. He is the founder of AI4Realtors, a training initiative on artificial intelligence applied to real estate, and the official mandatary of Hotel101 for real estate transactions in Italy and worldwide.
An off-market sale is a real estate transaction that is never publicly advertised: the property does not appear on portals or in shop windows, and is offered only to a narrow selection of pre-qualified potential buyers. It is the prevailing mode in the ultra-prime segment, where the seller's confidentiality carries economic value.
The property is shared through a restricted channel — often a single fiduciary introduction — and the negotiation proceeds on an individual basis. The price, when it emerges, reflects the absence of public competition and the quality of the relationship between the parties.
Real estate advisory for large estates consists in assisting HNWI and UHNWI families, family offices and institutional investors in structuring the sale and acquisition of prime properties. Denis Andrian coordinates the entire operation: identifying the property or the buyer, negotiation, legal and tax due diligence, often off-market and with full confidentiality.
Each transaction is treated as a stand-alone project, with timing and instruments calibrated to the client's needs. Confidentiality is the operating condition: no public announcement, no exposure of the counterparts' identity.
Denis Andrian operates with direct activity in Italy, with a particular focus on the Costa Smeralda in Sardinia and other areas of national and international interest. The network of clients and counterparts extends across twenty-nine countries through the eXp Realty network and direct relationships with family offices and international investors.
Direct activity has historically extended to France and the Principality of Monaco, where Denis Andrian served as commercial director between 2016 and 2017. The international network covers Europe, the Middle East, North and South America and other markets.
Contact
The best transactions begin with a dialogue. Please describe your context briefly: I will reply personally.
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