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Buenos Aires property market has undergone dramatic changes since President Milei took office.
With inflation dropping from over 200% to around 55%, the elimination of most currency controls, and a stabilizing macroeconomic environment backed by a $20 billion IMF program, the market presents both opportunities and challenges for potential buyers in June 2025.If you want to go deeper, you can check our pack of documents related to the real estate market in Argentina, based on reliable facts and data, not opinions or rumors.
| Factor | Status | Does it make it a good time to buy? |
|---|---|---|
| Property Prices (USD) | Stabilized with modest appreciation | Yes - reasonable entry point |
| Currency Stability | Peso stabilized (1,000-1,400 ARS/USD) | Yes - reduced volatility risk |
| Market Inventory | High (163,000 units) | Yes - buyer's market |
| Economic Outlook | 5% GDP growth forecast | Yes - positive fundamentals |
| Foreign Access | Currency controls lifted | Yes - easy transactions |
| Mortgage Availability | Limited for foreigners | No - cash buyers preferred |
| Transaction Costs | High (7-10%) | No - reduces returns |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Are current property prices in Buenos Aires offering good opportunities for buyers in June 2025?
Yes, Buenos Aires property prices currently offer reasonable opportunities for buyers, especially those with US dollars.
USD-denominated property values have stabilized and are showing modest appreciation in premium neighborhoods as investor confidence returns. The market has emerged from years of volatility, and while prices aren't at rock-bottom levels anymore, they remain significantly below their historical peaks from the early 2010s.
The removal of currency controls in April 2025 has made transactions more transparent and straightforward. Properties in central neighborhoods like Palermo, Recoleta, and Puerto Madero are seeing renewed interest, while emerging areas offer better value propositions.
The key advantage for buyers today is the combination of stabilized prices, improved economic outlook, and the ability to freely convert and transfer funds.
As of today, is there more supply or demand in the Buenos Aires real estate market?
Buenos Aires currently faces a significant oversupply situation with approximately 163,000 units on the market and a 6-year absorption timeline.
This compares unfavorably to the pre-pandemic absorption rate of 2-3 years. The flood of new listings came after rent controls ended and many investors decided to sell properties that had been tied up in unfavorable rental agreements.
However, demand is gradually recovering, particularly from foreign buyers who now represent 8-12% of transactions. The oversupply creates a buyer's market where negotiation power is strong, especially for cash buyers.
Properties in less desirable locations or older buildings requiring renovation face the most pressure, while premium properties in sought-after neighborhoods maintain stronger demand.
What are the short-term and long-term price forecasts for Buenos Aires properties in 2025?
Property prices in Buenos Aires are expected to appreciate modestly in the short term and more robustly over the long term.
| Timeframe | Expected Appreciation | Key Drivers |
|---|---|---|
| Short-term (6-12 months) | 5-8% in USD terms | Foreign investment return, macroeconomic stabilization |
| Premium neighborhoods | 8-12% | High demand from international buyers |
| Long-term (2-5 years) | 7-10% annually | 5% GDP growth, infrastructure investments, RIGI program |
The key long-term drivers include continued foreign investment as confidence in the Milei administration grows, infrastructure development spurring demand in emerging neighborhoods, and the gradual absorption of current oversupply.
There's also potential for Buenos Aires to reclaim its position as a regional financial center, which would significantly boost property values.
Are current mortgage rates favorable for property buyers in Buenos Aires as of June 2025?
Mortgage availability has improved dramatically compared to recent years, but conditions remain challenging for foreign buyers.
The mortgage market, which had virtually disappeared, is showing signs of life with property deed signings involving mortgages up 35% year-on-year. However, most favorable terms are reserved for residents.
For foreign buyers, interest rates range from 7-10% (compared to 3.5-8.5% for residents), loan-to-value ratios are conservative at 50-60%, and most mortgages are indexed to inflation (UVAs), providing some protection against currency volatility.
Cash purchases still dominate foreign transactions at approximately 88-92%. While not ideal, the mere availability of mortgages represents significant progress from the completely frozen credit market of previous years.
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Are Buenos Aires condos regarded as a safe investment today in June 2025?
Buenos Aires condos are increasingly viewed as a relatively safe investment, particularly for those seeking to hedge against regional instability or currency risks.
The combination of President Milei's economic reforms, IMF support, and the lifting of currency controls has significantly reduced the country risk that previously deterred investors. Key safety factors include physical asset ownership in a major Latin American capital, rental income potential in both long-term (4-6% yields) and short-term markets, and the historical tendency for Buenos Aires real estate to preserve value in USD terms.
The improved ability to repatriate funds following the April 2025 currency liberalization and growing foreign buyer confidence evidenced by 8-12% market participation further support the investment case.
However, risks remain including potential political changes, high transaction costs (7-10%), and the current oversupply situation affecting liquidity.
What types of properties offer the best value in Buenos Aires today?
The best value opportunities in Buenos Aires vary significantly depending on your investment objectives.
| Property Type | Investment Appeal | Expected Returns |
|---|---|---|
| Studios in non-touristy areas | High rental yields | Up to 8.35% |
| Properties near infrastructure | Capital appreciation | Above-market growth |
| Older buildings for renovation | Value-add opportunity | 20-30% uplift potential |
| Mixed-use properties | Income diversification | 6-8% yields |
| Two/three-bedrooms in established areas | Personal use value | Stable appreciation |
Properties suitable for both long-term and short-term rentals provide flexibility as regulations evolve, while "more Argentinian" neighborhoods offer better value than tourist-heavy areas while maintaining good amenities.
How do Buenos Aires property transaction costs compare to other Latin American markets in 2025?
Buenos Aires has relatively high transaction costs compared to regional competitors, which buyers must factor into their investment calculations.
Total transaction costs in Buenos Aires range from 7-10%, including property taxes, transfer fees, and other charges. This compares unfavorably to Brazil (3-5% total) and Chile (2-3% total), making Buenos Aires one of the more expensive markets for property transactions in Latin America.
Annual property taxes are 0.5-1.2% on fiscal value in Buenos Aires, which is competitive, but the high upfront transaction costs mean buyers need to plan for longer holding periods to amortize these expenses.
Foreign buyers often face the upper end of these ranges, making careful financial planning essential for achieving target returns.
What impact are the new Airbnb regulations having on Buenos Aires investment properties as of June 2025?
The new Airbnb regulations introduced by Mayor Macri in January 2025 have created a more structured but challenging environment for short-term rentals.
All properties must now be registered, comply with safety standards, and collect an Urban Use Right (DUU) fee from guests. Currently, only 16% of the 31,000+ active listings are fully licensed as of mid-2025, creating a compliance gap.
Despite regulations, average Airbnb occupancy remains strong at 65%, and short-term rentals still generate approximately double the revenue of long-term rentals. However, enforcement is gradually tightening, creating risks for non-compliant properties, and market saturation is narrowing the profitability gap between short and long-term rentals.
Investors should factor in compliance costs and potential enforcement risks when considering short-term rental strategies. Properties in tourist-friendly areas with proper licensing maintain strong returns, while non-compliant operations face increasing regulatory pressure.
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We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Argentina. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
How accessible is the Buenos Aires property market for foreign buyers following the April 2025 currency reforms?
The Buenos Aires property market has become significantly more accessible for foreign buyers since the April 2025 currency liberalization.
The peso now floats within a managed band of 1,000-1,400 ARS/USD, and most capital controls have been eliminated. Key improvements include free conversion between pesos and dollars at market rates, ability to repatriate rental income without restrictions, and simplified procedures for transferring sale proceeds abroad.
The elimination of the parallel exchange rate system has created transparent pricing with most properties listed in USD. US Treasury support for Argentina's IMF program has further boosted investor confidence.
Some minor restrictions remain on specific company transactions and foreign card purchases, but the environment is vastly more open than pre-2024 conditions, making property transactions straightforward for international buyers.
What are the risks of buying property in Buenos Aires given the current 163,000-unit inventory oversupply?
The substantial inventory oversupply presents both significant risks and unique opportunities for buyers.
Primary risks include liquidity concerns as properties may take longer to sell (current 6-year absorption rate vs. 2-3 years historically), price pressure especially in less desirable locations or older buildings, and rental competition as more units compete for tenants which may suppress rental growth.
Only premium properties may see significant price gains, and the oversupply can create negative market psychology affecting prices. However, strong properties in prime locations remain liquid, foreign buyer interest (8-12% of market) provides steady demand, and economic growth at 5% should gradually absorb excess inventory.
The current oversupply creates excellent negotiation opportunities for buyers, and infrastructure investments are creating new demand nodes that will help balance the market over time.
How have construction costs affected new development opportunities in Buenos Aires as of 2025?
Construction costs have soared dramatically, creating significant challenges for new development in Buenos Aires.
| Metric | Change | Impact on Market |
|---|---|---|
| 2024 cost increase | +30% | Project delays/cancellations |
| Since 2020 | 2.8x increase | Limited new affordable supply |
| YoY increase (2024) | 231.8% | Only luxury viable |
Many affordable and mid-market projects have been delayed or cancelled as developers struggle to pass costs to buyers with limited purchasing power. Only premium/luxury segments remain consistently viable, benefiting from buyers seeking inflation hedges.
For buyers, this means limited new supply coming to market, existing properties may offer better value than new construction, and future supply constraints could support price appreciation.
Should foreign investors prioritize Buenos Aires or emerging Argentine cities for property investment in June 2025?
While Buenos Aires remains the primary market for foreign property investment, emerging cities are gaining attention due to major infrastructure investments.
Buenos Aires offers an established market with 8-12% foreign buyer participation, better liquidity and exit strategies, diverse neighborhood options, strong rental demand for both long and short-term, and cultural and business hub status. It's something we develop in our Argentina property pack.
Emerging cities like Salta, Neuquén, and Córdoba are benefiting from investments in mining projects (especially lithium), energy infrastructure, export logistics, and regional business development under the Large Investment Incentive Regime (RIGI).
These cities offer lower entry prices but higher growth potential. However, they lack Buenos Aires' market depth and may present liquidity challenges.
For most foreign buyers, Buenos Aires remains the safer choice, while emerging cities suit investors with higher risk tolerance and longer investment horizons.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buenos Aires presents a reasonably attractive opportunity for property buyers in June 2025. The combination of economic stabilization under President Milei, elimination of currency controls, and modest price appreciation creates a favorable environment for foreign investors.
While challenges remain - including high transaction costs (7-10%), limited mortgage access for foreigners, and significant market oversupply - the overall trajectory is positive. The market particularly favors cash buyers who can negotiate in the current oversupply environment and those seeking rental income from properties in established neighborhoods. With Argentina's GDP projected to grow 5% in 2025 and continued infrastructure investment, property values should see steady appreciation over the medium to long term.
Sources
- WSC Legal - Executive Order 70/23 Rural Land Law
- Adventures in CRE - Exploring Latin America's Real Estate Markets: Argentina
- WSC Legal - Is Now a Good Time to Buy Real Estate in Argentina?
- The Wandering Investor - Buenos Aires Real Estate Market
- The Latin Investor - Buenos Aires Market Data Real Estate
- BA Times - Mortgages Triple as Milei Reignites Housing Market
- BowTied Mara - January 2025 BA Real Estate Update
- The Latin Investor - Buenos Aires Real Estate Trends
- PBS NewsHour - Argentina Secures IMF Loan and Ends Most Capital Controls
- Global Property Guide - Argentina Rent Yields
- Airbtics - Airbnb Rules in Buenos Aires Argentina
- Airbtics - Annual Airbnb Revenue in Buenos Aires Argentina