What really sets a prestige property apart, and what to think about when financing one
Prestige properties occupy their own world at the top end of the real estate market. Whether it’s a sprawling estate with celebrity neighbours or a Melbourne mansion with heritage credentials, high-end homes operate by different rules when it comes to what drives their value.
If you are buying, selling, or financing at this level, knowing which luxury home features actually hold their worth matters enormously. A newly completed Belgian-inspired estate in Brentwood, Los Angeles, recently listed for $34.6 million AUD, offers a clear insight into what the world’s top developers are prioritising right now. The lessons translate directly to the Australian prestige market.
Architecture and materials
The first thing that separates a prestige property from everything else is the quality and authenticity of its materials. The Brentwood estate demonstrates this perfectly. Roman clay walls, limestone flooring, Chinese brick, custom oak panelling, and steel-framed windows give the home a material depth that cheaper builds cannot replicate.
This matters for value because genuine materials age well. They develop character over time rather than looking dated. For Australian prestige buyers, properties that use high-quality materials with proven longevity tend to hold their value best over time. Our piece on sustainable homes and future heritage value explores how material choices affect long-term worth.
When inspecting a premium property, look past the styling and into the substance of what it is built with. The finishes that photograph well are not always the finishes that last.
Kitchen and entertaining
In prestige homes, the kitchen is no longer just functional. It is a statement. The Brentwood estate features custom cabinetry, expansive European marble surfaces, a hand-crafted L’Atelier Paris stove, and fully integrated appliances. The layout is designed to perform for daily cooking and for entertaining at scale without ever feeling cluttered.
Serious buyers at this level look for kitchens that can do both. Open-plan layouts that connect naturally to formal dining spaces and outdoor areas are expected. Bifold doors that blur the line between inside and outside have become a standard marker of premium builds.
The same logic applies to outdoor entertaining. A covered gazebo with a copper fireplace, a resort-style pool bordered by manicured gardens, and a built-in barbecue and dining area extend the home’s livability into the landscape. In a prestige property, the outdoor space is not an afterthought. It is part of the offering.
Wellness and lifestyle
One of the clearest trends in prestige property development right now is the rise of the wellness wing. The Brentwood estate includes a limestone-clad steam room, sauna, private gym, wine cellar, bar, lounge, and home cinema. These are no longer optional extras at this price level. They are expected inclusions.
The idea is that residents should not need to leave the property to access any element of their preferred lifestyle. When a developer says the goal is to include everything you would want without needing to leave the house, that is a deliberate design philosophy, not just a marketing line.
For Australian prestige buyers, a well-executed wellness and lifestyle precinct can meaningfully differentiate a property at sale. Buyers are willing to pay for spaces that feel complete and considered rather than features that were bolted on to tick a box. A poorly designed gym or a wine cellar that is too small to be practical can actually work against perceived value.
Financing a prestige home
Financing a prestige property works differently from a standard home loan. At higher price points, some lenders have maximum loan amounts or require specialist credit assessment. Loan-to-value ratios can be more conservative, meaning you may need a larger deposit as a proportion of the purchase price.
Working with a mortgage broker who has experience in high-value lending is important at this level. They know which lenders have the appetite for larger loans, which ones price premium security more competitively, and how to structure the application to give it the best chance of approval. Read our guide on investment strategies used by high net worth buyers for a broader look at how experienced investors approach property at the top end of the market.
Use our borrowing power calculator to get a starting point for your borrowing capacity before speaking with a broker about your options.
Plan your repayments
Once you know what you can borrow, understanding your ongoing repayments is the next step. Use our loan repayment calculator to model different scenarios. At prestige price levels, even a small movement in interest rates has a significant dollar impact on your monthly repayments.
The right loan structure, whether fixed, variable, or split, can make a meaningful difference to your cash flow over the life of the loan. A specialist mortgage broker can help you weigh the options and find the structure that suits your situation best. Getting the loan right from the start means you can focus on enjoying the property rather than worrying about the finance.
Common questions
Q: Do I need a specialist lender for a prestige property?
Not necessarily, but it depends on the loan size and the property itself. Some major lenders have maximum loan amounts. Properties with unique features such as large acreage, unusual construction, or very high values may require specialist assessment. A mortgage broker with experience in high-value lending will know which lenders are best suited to your situation and can save you time by going straight to the right ones.
Q: What luxury home features add the most value at resale?
Location remains the primary driver of prestige property value, followed by the quality of materials and finishes, the functionality of the floor plan, and the completeness of the lifestyle offering. Features that are well executed and genuinely usable command premiums. Features that feel like afterthoughts tend not to justify their apparent value. Buyers at this level know the difference.
Q: How large a deposit do I need for a premium property?
At higher price points, lenders often require a larger deposit, typically 20% to 30% or more depending on the loan size and the lender’s policy. Some specialist lenders will consider higher LVRs for borrowers with strong income and clean credit. A broker can advise on realistic deposit requirements for your target price range.