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Argentina offers some of the highest rental yields in Latin America, with foreign investors achieving gross returns of 4.9% to 7.3% in Buenos Aires and up to 6.6% in secondary cities like Córdoba and Mendoza.
Studios and one-bedroom apartments consistently deliver the strongest yields, particularly in central neighborhoods and university areas where demand from students and young professionals remains robust throughout the year.
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Foreign investors can expect gross rental yields of 4.9-7.3% in Buenos Aires, 6.45% in Córdoba, and 6.6% in Mendoza as of September 2025.
Studios and one-bedroom apartments in central areas deliver the highest returns, while transaction costs and taxes typically reduce net yields by 1.5-2%.
| City | Average Gross Yield | Best Property Type | Price per m² (USD) |
|---|---|---|---|
| Buenos Aires | 4.9-7.3% | Studios/1BR in Palermo, Recoleta | $2,460-$2,500 |
| Córdoba | 6.45% | Studios near universities | $1,000-$3,000 |
| Mendoza | 6.6% | Tourist/expat areas | $1,000-$3,000 |
| Rosario | 4.2% | Suburban family properties | $1,200-$2,500 |
| Short-term Rentals | Up to 12.3% | Tourist hotspots (Buenos Aires) | Varies by location |
| Commercial Spaces | 7-10% | Retail/office in central areas | Higher than residential |
| National Average | ~6% | Mixed property types | $1,500-$2,500 |
How much is the average rental yield in Buenos Aires right now?
Buenos Aires delivers gross rental yields averaging 4.9% to 7.3% as of September 2025, with significant variation depending on property type and neighborhood location.
Studios and one-bedroom apartments in popular neighborhoods like Palermo and Recoleta achieve the highest returns, typically ranging from 6% to 9% gross yield. These smaller units benefit from strong demand from young professionals, students, and short-term renters who prefer central locations.
Premium neighborhoods like Puerto Madero show lower yields between 3.5% and 4% due to higher property purchase prices that aren't matched by proportionally higher rents. The luxury market generally underperforms compared to mid-market properties in terms of yield generation.
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Net yields after accounting for taxes, management fees, and other costs typically range from 2.4% to 5.8%, representing a reduction of approximately 1.5% to 2% from gross figures.
What are the typical yields in other major cities like Córdoba, Mendoza, or Rosario?
Córdoba offers attractive yields averaging 6.45%, with studios near major universities reaching up to 7.2% due to consistent student demand throughout the academic year.
Mendoza performs similarly strong at around 6.6%, particularly in areas that benefit from tourism and the growing expat community. Properties near wine country attractions and business districts command premium rents relative to purchase prices.
Rosario shows more modest performance with overall yields averaging 4.2%. However, suburban family-oriented areas within Rosario can achieve higher returns, while the city center yields range from just 2.8% to 4.5% due to higher property values.
Secondary cities generally offer better yield opportunities than Buenos Aires premium areas because purchase prices remain more affordable while rental demand stays robust from local professionals and university students.
What kinds of properties usually give the best returns?
Studios and one-bedroom apartments consistently deliver the highest yields across all major Argentine cities, typically achieving 6% to 9% gross returns.
Short-term rental properties (Airbnb-style) can reach gross yields as high as 12.3% in tourist hotspots, but require active management, compliance with local regulations, and carry higher vacancy risks between bookings.
Commercial spaces often offer the highest gross yields ranging from 7% to 10%, but these investments require local business knowledge and carry greater vacancy risks compared to residential properties.
Larger apartments and houses generally yield less (4% to 6%) because their higher purchase prices aren't matched by proportional rental premiums in the market.
Small residential units in central locations or near universities consistently outperform due to strong rental demand from students, young professionals, and individuals seeking affordable housing in prime areas.
How do yields differ between city center neighborhoods and suburban areas?
Central city neighborhoods command higher absolute rental prices but often show lower yields due to premium property purchase prices that reduce percentage returns.
Suburban and emerging neighborhoods frequently yield more (sometimes 6% to 8%) because lower purchase prices aren't matched by proportionally lower rents, creating better yield opportunities for investors.
In Buenos Aires, neighborhoods like Palermo and Recoleta offer balanced performance with good yields (6% to 9%) and strong rental demand, while ultra-premium areas like Puerto Madero underperform on yield metrics.
Across all Argentine cities, prime central luxury markets consistently show lower yields, while smaller properties in up-and-coming areas or student-heavy districts typically outperform.
The suburban advantage often comes from rising demand as these areas develop better transportation links and amenities while maintaining lower property acquisition costs.
What is the current purchase price per square meter in Buenos Aires compared to the national average?
| Location | Price per m² (USD) | Comparison to National Average |
|---|---|---|
| Buenos Aires | $2,460 - $2,500 | +15% to +25% above national average |
| Córdoba | $1,000 - $3,000 | Wide range, overlaps national average |
| Mendoza | $1,000 - $3,000 | Wide range, overlaps national average |
| Rosario | $1,200 - $2,500 | At or slightly above national average |
| National Average | $1,500 - $2,500 | Baseline comparison |
| Premium Buenos Aires (Puerto Madero) | $3,500 - $4,500 | +75% to +100% above national average |
| Secondary Cities Average | $1,200 - $2,200 | -10% to +10% of national average |
What is the average monthly rent per square meter in Buenos Aires and in other big cities?
Buenos Aires commands monthly rents averaging $9 to $12 per square meter for studios and one-bedroom apartments, with premium locations reaching up to $15 per square meter.
Córdoba shows more affordable rental rates averaging $5 to $9 per square meter, making it attractive for yield-focused investors seeking lower entry costs with decent rental income.
Mendoza achieves $7 to $10 per square meter monthly rents, benefiting from tourism demand and expat interest in wine country living. Rosario rents range from $4 to $8 per square meter, reflecting its position as a secondary market.
The national average for monthly rents sits between $7 and $10 per square meter, with Buenos Aires commanding a significant premium due to employment opportunities and urban amenities.
Rent pricing has become increasingly dollarized since 2024, with many contracts now set in USD to protect both landlords and tenants from peso volatility.
What are the local taxes and costs that reduce net yields for foreign investors?
Annual property tax ranges from 0.5% to 2% of the assessed property value, varying by municipality and property type across Argentina.
Foreign investors face a wealth tax of 0.5% to 1.75% on local assets, which directly impacts net rental yields by reducing overall returns.
Purchase-related costs total approximately 10.5% to 11% of the purchase price, including transfer taxes, notary fees, and legal expenses that must be factored into investment calculations.
Additional foreign investor costs include appointing local tax representatives and legal advisors, plus ongoing compliance fees that typically reduce net yields by an additional 1.5% to 2% compared to gross yield figures.
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Property management fees (if using local agents) typically cost 8% to 12% of rental income, which must be subtracted from gross yields to calculate true net returns.
Are there restrictions or additional fees foreigners face when buying property in Argentina?
Foreign buyers face minimal legal restrictions when purchasing urban, residential, or commercial property in Argentina, with no residency or special visa requirements needed.
Foreigners only need to obtain a tax ID (CDI) from AFIP, which is a straightforward administrative process that enables property ownership and tax compliance.
Special restrictions apply only to rural properties or land in border areas, but these limitations don't affect typical residential investment properties in major cities.
Most real estate transactions occur in USD due to currency instability, and mortgages are rarely available for foreign buyers, making cash purchases the standard approach.
Foreign investors must appoint local representatives for tax purposes and comply with annual tax filings, creating ongoing administrative costs but no prohibitive barriers to ownership.
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How does the exchange rate of the peso to the dollar or euro affect real rental income?
Currency volatility previously created significant challenges for foreign investors, but the widespread adoption of dollarized rental contracts since 2024 has largely stabilized real income streams.
Many landlords and tenants now set rents in USD or even cryptocurrency to protect against peso devaluation, making rental income much more predictable for foreign investors.
The weak peso has actually benefited foreign buyers by reducing property purchase prices in hard currency terms, while dollarized rents maintain value in international currency.
Before the 2024 reforms allowing foreign currency contracts, peso depreciation significantly eroded real rental returns, but current dollarized arrangements provide much better currency risk protection.
Foreign investors now face minimal exchange rate risk on rental income, though they should still monitor currency trends when planning property exits or major renovations paid in pesos.
What has been the trend in rental yields over the last five years in Argentina?
Rental yields dropped significantly between 2020 and 2022 due to strict rent control laws and currency instability that discouraged landlords and reduced available rental stock.
The national average yield fell to approximately 4.6% by late 2023 as rent controls limited landlord flexibility and peso volatility created uncertainty for both parties.
Since the December 2023 reforms that repealed rent controls and allowed foreign currency contracts, yields have rebounded sharply to nearly 6% nationally by 2025.
Buenos Aires has seen particularly strong recovery, with available rental listings increasing by 184% following the deregulation, creating more opportunities and competitive pricing.
The trend toward dollarized contracts and elimination of rent controls has fundamentally improved the investment environment, with yields now trending upward rather than stagnating under previous restrictive policies.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Argentina versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How easy is it for foreigners to find tenants and manage property locally?
Finding tenants in Buenos Aires and Córdoba is relatively straightforward due to established online platforms and active local real estate agents who can assist foreign investors.
Some landlords require higher security deposits or guarantors from foreign property owners, but these requirements are manageable and don't create significant barriers to rental income.
Most foreign investors use local property management companies that handle tenant screening, rent collection, and maintenance issues for fees typically ranging from 8% to 12% of rental income.
The December 2023 reforms have made tenant relations easier by allowing landlords to set terms more freely and require adequate security deposits without restrictive government interference.
Reliable property management support is readily available in major cities, though foreign owners should budget for professional management fees and maintain oversight of their local representatives.
What are the risks of vacancy, rent defaults, or government rent controls that could impact yields?
Vacancy risk is currently moderate in central districts and lower for well-located studios and short-term rentals, while suburban and luxury units face higher vacancy challenges.
Rent default risk has improved significantly since 2024 reforms allowed landlords to require better guarantees, higher deposits, and dollar-based rental contracts that reduce payment disputes.
Government rent controls were eliminated for new contracts signed after December 2023, greatly reducing regulatory risk compared to the restrictive 2020-2023 period.
Political risk remains as rent controls could potentially return under different government policies, though current market conditions strongly favor landlord flexibility and yield generation.
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1. **Vacancy Risk Levels:** - Central districts: Moderate risk (4-6% annual vacancy) - Studios/short-term rentals: Lower risk (2-4% annual vacancy) - Suburban properties: Higher risk (6-10% annual vacancy) - Luxury units: Highest risk (8-12% annual vacancy) - University areas: Seasonal risk (higher during summer months)2. **Default Risk Factors:** - Improved tenant screening since 2024 reforms - Stronger deposit and guarantee requirements now allowed - Dollar-based contracts reduce payment disputes - Local guarantor systems provide additional security - Legal eviction processes remain lengthy but manageable3. **Regulatory Risk Assessment:** - No rent controls on new contracts since December 2023 - Landlords can freely set terms and pricing - Foreign currency contracts now legally permitted - Political risk exists if policies reverse - Current government strongly supports deregulated rental marketConclusion
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.
Argentina's rental market offers attractive yields for foreign investors, particularly in smaller residential units within major cities.
The elimination of rent controls and adoption of dollarized contracts since 2024 has fundamentally improved investment conditions and yield stability for international buyers.
Sources
- Global Property Guide - Argentina Rental Yields
- The LatinVestor - Average Rental Yield Argentina
- The LatinVestor - Housing Market Argentina
- The LatinVestor - Can Foreigners Buy Property Argentina
- The LatinVestor - Argentina Property Taxes
- The LatinVestor - Argentina Property Buying Guide
- Airbtics - Buenos Aires Airbnb Revenue
- Reason - End of Rent Control Argentina