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Lake Garda
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Four properties. One single time window.
The Lake Garda real estate market currently records average prices of € 5,333/sqm, with growth of +24.3% since 2020. This is not an anomaly: it is the convergence of stable international demand, a strictly limited supply, and a territory that never stops attracting private capital from across Europe.
In this first edition I present four residential projects on the southern shore of the lake — a strategic area for those seeking connectivity with Milan and international accessibility without compromising on quality of context. All rated energy class A/4. All with limited availability.
There are no great opportunities on the Garda. There are only narrow time windows, and you need to know where to look.
Lake Garda — The numbers that matter
(luxury market)
since 2020
luxury short-term rental
pure investors
for new HNWI residents
Bardolino (2025)
Sources: Idealista, Engel & Völkers, Dreamer Real Estate Outlook 2026, WeWealth · Data refers to the luxury/HNWI segment · Updated Q1 2026
Desenzano & Lonato: the lake's most strategic quadrant
All four properties in this edition are located on the south-western shore of Lake Garda — the area that combines maximum logistical accessibility with a well-established residential context. It is no coincidence that this is where the highest share of international buyers with primary residence intent is concentrated.
✈ Connectivity
Milan Malpensa: 80 min · Bergamo Orio al Serio: 50 min · Verona Airport: 35 min · A4 Motorway: 5 min
🏖 Lifestyle
Lakefront, sailing, golf, Sirmione thermal baths, Gardaland, medieval historic centres, Michelin-starred restaurants
🏫 International Schools
Direct access to the Brescia and Verona school catchment area — relevant for families with permanent residence
📈 Market
Area of growing demand with very limited new-build supply. New construction is absorbed quickly
Desenzano del Garda is the most populous municipality on the lake and the only one with a high-speed railway station (direct train Milan–Venice). Lonato del Garda — 10 minutes away — offers exclusive residential settings with lake views at prices still attractive compared to the historic peak.
The four properties of this edition
Each project has been selected for construction quality, energy rating, location and appreciation potential. Availability verified March 2026.
Residenza Smeraldo
In one of the most exclusive residential areas on the lake — where privately owned villas dominate and no new commercial construction is planned in the surrounding area — Residenza Smeraldo offers 5 premium units with guaranteed lake views across the entire complex. The communal pool is positioned at first-floor level, exploiting the natural slope of the land to create a visual continuity with the lake. A quiet, never-touristy setting.
| Ref. | Type | Property SQM | Outdoor Space |
|---|---|---|---|
| B/3 | 4-room apt · 3 bathrooms | 139 sqm | 163 sqm garden · 31 sqm porch |
| B/2 | Duplex · 3 bedrooms · 2 bathrooms | 147 sqm | 156–189 sqm garden · 30 sqm porch |
| B/1a | 4-room apt, single level | 160 sqm | 263 sqm outdoor · 30 sqm porch |
| B/1b | 4-room apt, single level | 133 sqm | 157 sqm outdoor · 52 sqm balconies |
Dimore Doc
Two fully independent villas in an exclusive residential setting, surrounded by private villas and an adjacent agricultural plot that permanently preserves light and panorama. Private access via automatic gate on a private road — maximum privacy, no sharing. Private pool for each villa. Properties of this type are rare on the lake: brand-new, detached villa with 400–650 sqm garden, in Desenzano.
| Villa | Type | Property SQM | Garden + Amenities |
|---|---|---|---|
| Turbiana | 4-room · Private pool | 126 sqm | 403 sqm · 27 sqm porch · double garage |
| Groppello | 4-room · Private pool | 139 sqm | 651 sqm · 29 sqm porch · double garage |
Residenza Magnolia
An 11-unit residential complex — 8 still available — with communal pool and generous private outdoor spaces. The 3/4-room with garden formula on the ground floor is perfectly suited as a quality second home in Desenzano, less than 5 minutes from the lakefront. Ideal for investors too: the short-term rental market in Desenzano delivers high occupancy rates from April to October.
| Floor | Ref. | Type | SQM + Outdoor |
|---|---|---|---|
| Ground | 1 | Quadrilocale · 2 bagni | 127 sqm + 129 sqm garden |
| Ground | 2 | 3-room apt · 2 bathrooms | 87 sqm + 110 sqm garden |
| Ground | 3 | 3-room apt · 2 bathrooms | 91 sqm + 82 sqm garden |
| First | 5 | 3-room apt · 2 bathrooms | 77 sqm + 43 sqm balconies |
| First | 7 | 3-room apt · 2 bathrooms | 91 sqm + 23 sqm balcony |
| Second | 9 | Quadrilocale · 2 bagni | 141 sqm + 52 sqm terrace |
| Second | 10 | 3-room apt · 2 bathrooms | 77 sqm + 35 sqm balconies |
| Second | 11 | 3-room apt · 2 bathrooms | 84 sqm + 22 sqm balcony |
Residenza Pace
Five units. No more. Residenza Pace is the opposite of the anonymous residence: a small complex on one of Desenzano's quietest streets, designed for those who want quality without compromise. The penthouse on the second floor is the crown of the project: 40 sqm panoramic terrace, 100 sqm rooftop solarium with partial lake view, provision for outdoor kitchen and jacuzzi. The elevator opens directly into the apartment.
| Floor | Type | SQM | Outdoor |
|---|---|---|---|
| Ground — 1 | 3-room apt | 97 sqm | 67 sqm garden · 15 sqm balcony |
| Ground — 2 | 3-room apt + studio | 107 sqm | 74 sqm private garden |
| First — 1 | 3-room apt | 91 sqm | 24 sqm balconies |
| First — 2 | 3-room apt + studio | 111 sqm | 37 sqm balconies |
| Second (Attico) | 3-room apt + studio · Vista lago | 115 sqm | 40 sqm terrace · 30 sqm balconies · 100 sqm rooftop solarium |
Why Lake Garda remains a rational allocation in 2026
- 1 Structurally scarce supply. Landscape regulations and planning constraints drastically limit new construction on the lake shores. This means every quality new project is absorbed quickly.
- 2 Flat Tax for new residents. With the 2026 update to €300,000/year substitute tax, Italy has become the most competitive destination in Europe for HNWI residency transfers. Garda is the first choice for those arriving from Switzerland, UK and Germany.
- 3 Above-average short-term yield. The short-term rental market on the Garda — especially between Desenzano and Sirmione — generates gross yields above 7% for quality properties. Premium tourist demand is stable and growing.
- 4 Energy Class A/4 as the future standard. All four projects presented achieve the highest energy rating. This is not an aesthetic point: from 2030, the European EPBD directive will make it increasingly difficult to sell and value low-rated properties.
- 5 Privileged access, no competition. These opportunities are not on property portals. They are shared privately, with pre-qualified buyers only. The information advantage is real.
A private conversation.
No commitment.
If one of these properties matches your profile or that of one of your clients, I can send the full technical specification, floor plans and renders in confidence. A meeting — in person or remote — can be arranged within 24 hours.
Contact Me Now
This communication is intended for selected recipients only and does not constitute a public offer.
Property information is updated as of March 2026 and subject to change.
denis.andrian@expitaly.it ·
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