How we reached
UHNWI buyers for a
$5M private bay

Dreamland sells high-value property in Turkey. The flagship asset in this campaign was Burgaz Koyu, a private bay near Istanbul. Campaign materials listed a $5M asking price against a $6M appraisal.

The people who can look at an asset like that are ultra-high-net-worth buyers, family offices, and the advisors who already sit next to those buyers. Dreamland also had other inventory: land for contractors, villa projects, and property pitched through citizenship advisors. Those groups needed different lists and different emails.

From June to July 2026 we ran eight campaigns across seven audiences. Two contractor campaigns covered the same audience in two phases. The full run contacted 6,859 records and produced 197 replies. 72 of those replies were marked interested.

The 72 covers every audience in the table below: contractors, advisors, partners, and buyers together.

1. Challenges

The bay and the land were different products

A private bay near Istanbul is one kind of sale. A 30-villa plot in Çanakkale is another. A citizenship advisor needs inventory a client can use. Dreamland held all of that in one portfolio.

Each group needed its own list and its own message. A family office might look at a rare waterfront asset. A contractor needed land and project details. An advisor needed an offer they could take to a client.

Ads were bringing the wrong people

Before this work, Dreamland had tested Meta and Google ads. They reported that 90% of recent paid B2B leads were unqualified. The next inquiries had to come from people who could fund a $5M cash purchase, or from someone who could introduce that buyer.

Large investment firms did not fit a $5M asset

The first private-bay list included institutional real estate investors. A $5M bay often sits below the deal size those firms look at. That is a targeting problem.

We later narrowed company research around family offices, firms that look at assets of this size, and the advisors who already serve private buyers.

2. What they tried

Referrals and agents

Dreamland already used word of mouth, real estate agents, and existing contacts. Those channels can open a door. Cold email was the way to reach family offices and private buyers outside Turkey on a list we controlled.

Paid B2B ads

The company had run Meta and Google ads next to a larger real estate operation. The concern they named was the quality of B2B inquiries. The cold email work chose the audience before the first message went out.

3. Our solution

Seven audiences, eight campaigns

We split the market. The private bay had three routes: direct property buyers, MENA family offices, and referral partners. The rest of the portfolio had separate tracks for contractors, citizenship advisors, citizenship investors, and domestic buyers in Turkey.

Direct buyers and family offices were asked if they wanted the property brief. Partners were offered a referral relationship. Contractors were offered parcel and zoning details. Advisors were offered inventory they could take to a client.

Reach the buyer and the people around the buyer

Ultra-high-net-worth buyers are hard to email directly. The people who already advise them are easier to find. We built lists for family-office investment teams, private bankers, wealth managers, buying agents, and introducers, alongside the buyer lists themselves.

The asset in those campaigns is the same private bay. A buyer wants the brief. A partner wants to know if they can place it with a client.

Check the company before finding the contact

Broad database filters kept returning firms that did not fit. We moved to a company-first pass: confirm the firm, then find the decision maker, then verify the email.

In one June sourcing round we reviewed 337 firms across the planned audiences. That produced 520 verified contacts. An extra verification pass removed 63 failed addresses. Those figures describe one sourcing round, not the full campaign.

Lead with the bay and a small next step

The strongest hook in the family-office copy was the private bay, the $5M ask, and the brief available on request. The June revision used this short ask:

If [benefit] is interesting for the family, can I send the brief?

A personal opener gave the recipient context. The body named the asset. The last line asked permission to send the brief. The June 24 drafts still say "owner-direct". Later family-office copy led with the bay and the brief instead.

Keep the Turkish campaigns specific

Contractor copy named the land and the building plans, including 30-villa projects in Çanakkale and 61-villa projects in Isparta. The next step was parcel, zoning, and development details.

Domestic buyer copy covered projects in Bodrum, Eskişehir, Çanakkale, and Isparta, and went out in Turkish. The message changed with the property and with the job of the person reading it.

4. Results: June and July 2026

The full portfolio

The final July 26 record shows 197 replies and 72 interested replies across seven audiences.

Forty-three records appeared in two audiences. Removing that overlap leaves 6,816 unique contacts. Contacted means the record received at least one email.

Where interest landed

Rates use contacted records inside each audience. The offers and sample sizes were different, so that last column compares campaigns. It is not one blended conversion rate.

Contractors produced most of the leads

The two contractor campaigns generated 38 interested replies from 2,338 contacted records. That is just over half of all interested replies in this run.

The emails named the locations, the project sizes, and the file we could send next. A contractor could tell from the first email whether the parcel file was worth asking for.

Partners produced the highest interest rate

The private-bay partner campaign generated 10 interested replies from 462 contacts. That is 21.6 interested replies per 1,000 contacts, the highest rate in this set.

Direct private-property buyers produced 5 interested replies from 1,156 contacts. MENA family offices produced 1 from 309. That is why the bay work also emailed the people around the buyer.

Interested means the reply was marked interested in the sending tool. The count covers the whole portfolio. These records do not show booked meetings, completed sales, or revenue. The July 21 closeout showed 71 interested and 196 replies. One later reply produced the July 26 totals.

5. The emails

These drafts come from the June 24 copy pack. They show the planned offer and the next step. The results above are audience totals. The saved record keeps those totals and these drafts separate.

Private-bay buyers: name the asset

Archived draft subject

An Irreplaceable Waterfront Asset

Archived draft body

Hey {First Name},

Are you looking to place capital into an irreplaceable waterfront asset?

We are selling Istanbul's only private bay at $5M, against an independent $6M appraisal. Owner-direct, no broker chain, cash close. You can commission your own appraisal before anything is signed. It sits 10 minutes by sea from the city, about 4.2 miles out, with no comparable anywhere in Istanbul.

Want the private memorandum?

The useful parts are the asset, the price, the appraisal, and the document on offer. The "only private bay" line is language from the archived draft.

Referral partners: give them a reason to introduce it

Archived draft subject

For Your UHNW Buyers

Archived draft body

Hi {First Name},

If any of your buyers are chasing irreplaceable waterfront, we own Istanbul's only private bay.

It's off-market and owner-direct, with an independent $6M appraisal and available at $5M. One owner, no chain, USD pricing. We work with buying agents on a referral basis at around 10%.

Want me to send the partner one-pager so you can see if it fits a client?

This angle gives the advisor a commercial reason to respond. The property details and referral terms shown here are historical claims from Dreamland's campaign pack.

Contractors: offer the project file

The Turkish contractor drafts named the land, the location, and the building plans. Their next step was to send parcel and zoning details. This is one archived draft from that pack:

Archived draft subject

kat karşılığı arsa

English translation
Land-for-flats plot

Archived draft body

Merhaba {First Name},

Kat karşılığı çalışacak müteahhitlere tapulu, doğrudan kendi arsamızı aracısız veriyoruz.

Şu an Çanakkale'de 30 villalık, Isparta'da 61 villalık konut projeleri için hazır parsellerimiz var. Tapu bizde, komisyoncu yok, arada kimse yok, doğrudan sahibiyle çalışırsınız.

{Company} bu tarz kat karşılığı projelerle ilgilenir mi? Uygunsa parsel, emsal ve imar bilgisini bugün gönderebilirim.

English translation
Hi {First Name},

We are offering our own titled land, direct and with no middleman, to contractors who want to work land-for-flats.

We currently have ready parcels for a 30-villa housing project in Çanakkale and a 61-villa housing project in Isparta. We hold the title, there is no broker, nobody in between, you work directly with the owner.

Is {Company} interested in land-for-flats projects like this? If it fits, I can send the parcel, floor-area, and zoning details today.

That is a different offer from the private-bay memorandum. Each email names a specific opportunity and a clear piece of information to request.

6. What the numbers showed

A firm can invest in real estate and still be the wrong buyer for one property. The early institutional list made that obvious. Research had to check the kind of asset and the likely deal size, not only the job title.

For a rare property, the direct buyer is hard to reach. The partner campaign added a second route into that market and produced the highest interest rate in this run.

Contractors led by volume, with 38 of the 72 interested replies. Referral partners led by rate. Direct private-bay buyers produced 5 interested replies, and family offices produced 1. Separate campaigns made those differences visible.

The $5M bay is the hook that made the ultra-high-net-worth work worth doing. Most of the interested replies came from contractors and citizenship advisors on the rest of the portfolio.

Work with LeadArc

If you sell a high-value offer to a small set of buyers, we can build the lists, the messages, and the sending around that market.

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Historical campaign record. Results read July 26, 2026. Asking price, appraisal, and draft terms come from the 2026 campaign materials.