Thank you for joining us at the Luxury Real Estate and Design Summit 2026 this week at the UBS Building, 11 Madison Avenue, New York, NY 10011. We hope you gleaned key insights from industry experts and our supporting partners. Please stay connected to the delegates, speakers and sponsors.
We'll have information for our Jan. 13 Luxury Outlook Summit 2027 and Jan. 14 AI in Luxury Summit 2027 in a few days.
In the meanwhile ...
Here are the decks for summit (please click on the headline):
Program flyer for the Luxury Real Estate and Design Summit 2026
What are the opportunities in the current real estate market for family offices? What are strategies designed to help these custodians of family wealth and private wealth investors enhance after-tax outcomes and mitigate tax liabilities? Find out from one of the world's largest owners and operators of private real estate, also discussing how the firm is positioning portfolios for the evolving economy.
Parker Lucas, regional director – Northeast (wealth management), Ares Management
POST-LUNCH KEYNOTE
The numbers on where the real estate market is headed and what it means for the ecosystem players.
Jonathan Woloshin, real estate and lodging analyst, UBS Wealth Management Chief Investment Office, UBS Financial Services
HOW WE DO IT
How to restore a landmark property and convert into a desirable luxury residence? That issue is even more pressing in cities such as New York, where 30 percent of the buildings are landmarked and have multiple restrictions on their restoration or conversion to residential use. 95 Madison, The Residences, offers a case study on how a storied property steps from New York's Madison Square Park is being converted into 65 boutique residences for the HNW and UHNW.
Vicki Zhi Saali, president, Global Real Estate Venture Group
Steve Saali, managing partner, NuVerse Advisors
Dan Kaplan, senior partner, FXCollaborative
Mitch Korbey, partner and chair, land use and zoning group, Herrick
In Conversation with Mickey ALAM KHAN, CEO, Luxury Roundtable and Luxury Marketer
While design, amenities and location remain important, contemporary luxury buyers increasingly value personalized, hospitality-driven experiences that enhance everyday living. Owners expect the same level of intuitive, seamless and anticipatory service they receive at the world's leading luxury hotels, making service excellence critical to satisfaction, loyalty and long-term asset value.
Silvia Nauta, vice president – service and quality, Forbes Travel Guide
The steady proliferation of private clubs targeting the wealthy addresses a need for connection with safe, vetted communities, as well as delivering privacy and control via strict anti-photo policies and screened memberships. The blended lifestyle melding work, dining, wellness and networking is another selling point. What impact will such institutions have on real estate?
Megan St. Denis, design director, Pembrooke & Ives
What’s new and next in the world of interior design, landscaping, architecture and amenities in the United States and worldwide? As the number of wealthy rises globally, Baby Boomers age and Millennials step up purchases, what does this portend for the shape of existing and new homes?
Please feel free to reach out to our partners and sponsors:
UBS Gramercy Wealth Management
Seth Rutman, senior vice president – wealth management, [email protected]
Brown Harris Stevens Residential Sales
Jared Antin, executive director, [email protected]
Matthew Leone, chief marketing officer, [email protected]
FirstTeam
Lauren Henss, chief marketing and strategy officer, [email protected]
Canva
Chris Hadges, head of real estate, Canva, [email protected]
Cloze
Dan Foody, cofounder/CEO, Cloze, [email protected]
Purlin
Tim Quirk, chief revenue officer, Purlin, [email protected]
Smartify
Debbie Williams, senior vice president of marketing, Smartify, [email protected]
Local Logic
Audrey Whittington, executive vice president, Local Logic, audrey@locallogic.co
World Wide Land Transfer
Marc Lawrence, partner, World Wide Land Transfer, mlawrence@wwlandtransfer.com
Ares Management
Parker Lucas, regional director, Ares Management, [email protected]. Team inbox: [email protected]
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","iv":"a4e66c37a7f0acf2466a3e6cf523cea2","s":"86a3a419a7259a15"}