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SUMMARY
Yes. For a cash buyer who can hold for at least five years, it is currently a good time to buy property in Argentina, especially in Buenos Aires, although the easiest crisis bargains are already gone.
The market has recovered much more in activity than in price. Buenos Aires transactions are back near unusually strong levels, while apartment asking prices remain 11.7% below their historical peak and have risen only 1.3% over the latest 12 months.
That combination is unusually favorable for selective buyers. The market is liquid enough to reduce some of the risk of buying into a frozen market, but prices are not moving fast enough to force buyers into rushed decisions.
The 2023 bottom is already behind us. Buenos Aires prices are roughly 15% above those depressed levels, and Córdoba has recovered even faster, so the argument for buying today is no longer that Argentine property is obviously distressed.
Financing has not become the big price engine many expected. Mortgage-backed purchases in Buenos Aires have recently fallen sharply, and UVA loans remain difficult to justify for investors because debt is inflation-indexed while average rental yields are only around the mid-5% range.
That makes the opportunity much stronger for buyers arriving with dollars. Cash buyers avoid UVA indexation, are less exposed to local financing costs, and can wait through several years of mediocre rental returns if the property itself was bought well.
Rental deregulation improved the landlord side of the market, but it did not create unlimited pricing power. Traditional rental supply has returned strongly, and recent Buenos Aires rent growth has slightly lagged inflation, giving tenants more choice than they had under the previous regime.
Existing apartments can now offer better value than new construction because dollar construction costs have risen far faster than resale prices. The catch is renovation: a cheap older unit can lose its advantage quickly if kitchens, bathrooms, wiring or structural work are expensive.
Macro conditions are clearly better than during the inflation shock, but the peso remains the biggest reason Argentine property still deserves a discount. A sharp currency move can weaken dollar purchasing power among local buyers and compress dollar rental returns even when the property itself does not fall much in pesos.
For buyers today, property selection and negotiation matter more than calling the next macro move perfectly. Buenos Aires still has a large amount of inventory, so motivated sellers, building costs, condition, expenses and resale liquidity can create bigger differences in outcome than a small move in the citywide price index.
The strongest case is therefore narrow rather than universal: buy a good, well-located property at a negotiated dollar price, without heavy leverage, and be prepared to hold it. Buyers chasing quick flips, relying on rent to cover expensive debt, or waiting specifically for another 2023-style collapse have a much weaker setup.
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Has Argentina's property market already bounced back?
Argentina's property market has already bounced quite a long way from its lows, although buyers today are still paying well below the previous peak in Buenos Aires.
Zonaprop's latest index puts the average asking price for an apartment in Buenos Aires at around USD 2,471 per square meter. That is roughly 15% above the depressed levels seen around 2023, when the index was close to USD 2,150 per square meter.
The recovery started well before today. Prices turned upward after years of decline, helped by lower political uncertainty, the return of mortgage lending and a broader improvement in property demand.
Still, the rebound has only recovered part of the previous fall. Buenos Aires remains 11.7% below its historical high, according to the same Zonaprop series. Around the previous cycle peak, apartment asking prices were close to USD 2,800 per square meter.
That leaves buyers in an unusual position. The crisis discount has partly disappeared, but the market has not returned to its old dollar valuations either.
| Buenos Aires apartment market | Approximate price | Change from previous stage | What we see |
|---|---|---|---|
| Previous peak | ~USD 2,800/m² | — | High point of the last cycle |
| 2023 low area | ~USD 2,150/m² | About -23% | Deep property downturn |
| Current level | USD 2,471/m² | About +15% from 2023 | Clear recovery |
| Gap versus historical peak | — | -11.7% | Part of the discount remains |
Are Argentina property prices still rising fast?
No. Buenos Aires property prices are still moving up today, but the pace has slowed dramatically.
The latest Zonaprop reading shows an average increase of just 0.1% in one month and 1.3% over the previous 12 months. Prices have risen only 0.9% so far this year.
That is much slower than during the first stage of the recovery. Once the market turned in 2023, dollar prices rose enough to recover a meaningful part of their previous losses. These days, the average price is barely moving.
For someone deciding whether to buy now, this removes some urgency. Buyers are entering a functioning market without having to chase a rapidly rising index.
Demand has recovered much faster than prices recently. That is usually a better setup for buyers than a market where both are accelerating at the same time.
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Are people actually buying property in Buenos Aires right now?
Yes. Buenos Aires property sales are currently running at levels that would have looked exceptionally strong only a few years ago.
The latest data from the Colegio de Escribanos de la Ciudad de Buenos Aires recorded 6,051 property purchases in a single month. The Colegio says we have to go back to 2008 to find a stronger result for the same month, apart from the unusually strong comparison a year earlier.
The broader picture is more useful than that one number. There were 35,528 purchases during the first seven months of the year, only 1.8% fewer than during the same period a year earlier.
Transaction activity has stopped growing at the explosive pace seen during the rebound, but buyers have clearly returned. Recent monthly volumes are nowhere near the depressed conditions that defined much of the previous decade.
The average transaction recorded by the Colegio was also worth about USD 116,967 at the official exchange rate, up 1.8% in dollars from a year earlier. Activity has held up without a large jump in average pricing.
| Buenos Aires transactions | Latest reading | Comparison | What it suggests |
|---|---|---|---|
| Property deeds in latest month | 6,051 | -9% YoY | Still an unusually active market |
| Previous month | 5,990 | +1.0% MoM | Activity remains stable |
| First seven months | 35,528 | -1.8% YoY | Strong level, little further acceleration |
| Average transaction value | ~USD 116,967 | +1.8% YoY in USD | Values remain firm |
Is property in Argentina still cheap today?
Property in Argentina can still look cheap in dollars, particularly compared with its own previous peaks, but the bargain phase has already passed in several markets.
Buenos Aires is the clearest example. At USD 2,471 per square meter, the city's average asking price remains 11.7% below its old high. Anyone who bought near the 2023 bottom, however, entered at prices roughly 15% lower than today's.
Córdoba has moved even faster. Recent market data put its average apartment price around USD 1,474 per square meter after a rise of more than 30% from the market's 2023 turning point.
Greater Buenos Aires gives us another useful comparison. GBA Sur remains much cheaper, at roughly USD 1,669 per square meter, while GBA Norte is close to Buenos Aires City at around USD 2,410.
So there is no single “Argentina property price.” A USD 150,000 budget can buy radically different amounts of housing depending on whether we are looking at Palermo, Córdoba or the southern Buenos Aires suburbs.
The part of the cheap-property argument that still holds up today is historical. Prices remain below previous dollar highs in important markets. The argument gets much weaker if “cheap” means today's buyer is still entering anywhere close to the bottom.
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Is Buenos Aires still the safest property bet in Argentina?
Buenos Aires remains the easiest Argentine property market to defend today if we care about resale liquidity, rental demand and the amount of market data available.
Zonaprop currently places the average Buenos Aires apartment around USD 2,471 per square meter. A typical 50 m² two-room apartment is listed around USD 131,000, while a 70 m² three-room unit is around USD 179,000.
Córdoba is roughly 40% cheaper per square meter, so investors willing to move beyond the capital can clearly buy more space for the same money. Parts of Greater Buenos Aires offer similar discounts.
The trade-off is liquidity. Buenos Aires has a much larger pool of apartments, tenants, brokers and comparable transactions. Around 75,000 apartments are currently advertised for sale in the city on Zonaprop alone.
That depth becomes especially useful if we eventually need to sell quickly. A cheaper property in a thin local market can turn out to be more expensive if finding the next buyer takes months.
| Market | Approx. apartment price | Relative position | Main attraction |
|---|---|---|---|
| Buenos Aires City | USD 2,471/m² | Highest of these markets | Liquidity and rental depth |
| GBA Norte | ~USD 2,410/m² | Close to CABA | Affluent suburban demand |
| GBA Sur | ~USD 1,669/m² | About 32% below CABA | Lower entry price |
| Córdoba | ~USD 1,474/m² | About 40% below CABA | Much more space per dollar |
Has Argentina's inflation problem improved enough to make buying property safer?
Yes. Argentina is currently a much easier place to make a long-term property decision than during the inflation shock, although inflation is still high enough to remain part of every calculation.
INDEC's latest consumer-price report showed monthly inflation of 2.1%. That is a completely different environment from late 2023, when annual inflation eventually moved above 200%.
The IMF currently expects the economy to grow around 3.5% this year and projects end-of-year inflation around 25%. Its most recent review also noted that annual inflation had already fallen from more than 200% in late 2023 to roughly the low-30% range by early this year.
For property, lower inflation helps in several ways at once. Rent contracts become easier to price, household incomes are less quickly eroded, banks can offer longer-duration credit, and buyers have a better chance of estimating future costs.
We still would not treat Argentina like a stable 2% inflation economy. A monthly rate around 2% remains very high by international standards, and the IMF itself says the disinflation process has become more gradual.
But compared with the conditions that froze the property market a few years ago, the change is enormous.
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Is the peso still a big risk when buying property in Argentina?
Yes. Currency risk is still one of the main reasons Argentine property deserves a discount, even though buying dollars and completing transactions has become considerably easier.
Residential properties in Argentina are commonly priced in US dollars, while local salaries, many rents and most day-to-day expenses are paid in pesos. That mismatch has always made the exchange rate central to the property market.
Recent policy changes removed much of the old friction around foreign-exchange access for individuals. Buyers no longer face the same USD 200 monthly limit and the labyrinth of restrictions that existed under the previous capital-control regime.
That helps enormously when actually completing a transaction.
The deeper economic risk remains. A major peso depreciation reduces the dollar value of local salaries and can weaken the pool of buyers able to afford dollar-priced homes. It can also lower an investor's rental return once peso income is converted back into dollars.
For someone arriving with dollars already available, this risk is easier to absorb. For a household earning almost entirely in pesos, exchange-rate moves can change affordability very quickly.
Are mortgages about to send Argentina property prices much higher?
No. Mortgage lending has returned to Argentina, but today's data show that the credit boom has recently lost momentum.
The return of UVA mortgages was one of the biggest changes in the property market after 2024. Tens of thousands of households gained access to home financing again after years when mortgage credit had almost disappeared.
The latest Buenos Aires numbers have now moved in the opposite direction.
According to the Colegio de Escribanos, 959 purchases in the latest month involved a mortgage. That was 31.2% fewer than a year earlier. Across the first seven months, only 5,111 mortgage-backed purchases were completed, a drop of roughly 36%.
Mortgage rates have also become less attractive lately. Banco Nación, the biggest player in the revived mortgage market, recently increased the nominal rate on its main UVA line for qualifying primary residences from 6% to 6.7%. Other banks currently range from around 7% to well above 10%, depending on the borrower and product.
Credit can still become a major property-price catalyst later. Today, however, buyers are not being pushed into the market by rapidly expanding cheap mortgages.
| Mortgage indicator | Current reading | Recent change | What we see |
|---|---|---|---|
| Latest CABA mortgage deeds | 959 | -31.2% YoY | Mortgage demand has weakened |
| First seven months | 5,111 | About -36% YoY | Decline is broader than one month |
| Banco Nación primary-home rate | 6.7% + UVA | Up from 6% | Financing recently became pricier |
| Selected competing bank rates | ~6.9% to 15% + UVA | Wide spread | Cheap credit is far from universal |
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Does buying Argentina property with cash make much more sense today?
Yes. Argentina property currently makes considerably more sense for a dollar cash buyer than for someone who needs a large UVA mortgage.
A cash buyer avoids the biggest weakness in the local financing system: UVA debt rises with inflation. Even when the fixed interest rate looks reasonable, the loan principal is indexed, which means the peso amount owed changes over time.
That can work for a household whose income keeps pace with inflation. It becomes much harder when wages lag, employment weakens or inflation accelerates again.
The economics are even less appealing for someone borrowing to buy an investment property. Gross rental yields in Buenos Aires are currently around 5.76%. A mortgage charging a substantial fixed spread on top of UVA indexation does not naturally pay for itself from rental income.
Foreign buyers with dollars have another advantage here. Ordinary urban property can generally be purchased by foreigners once the required local tax identification and transaction procedures are completed, so a buyer bringing hard currency can participate without first building purchasing power through an Argentine salary.
For a cash buyer, several years of mediocre rental returns can be tolerable while waiting for property values to rise. Heavy leverage makes that wait much more expensive.
Are Buenos Aires rental yields actually good now?
Buenos Aires rental yields are decent today, but 5.76% gross is not enough to turn an average apartment into an amazing investment.
According to the latest Zonaprop rental index, the average gross annual return on a Buenos Aires apartment is 5.76%. At that rate, it takes roughly 17.3 years of gross rent to recover the purchase price.
That has improved meaningfully. The recovery time is about 6.5% shorter than it was a year earlier.
Once we move from gross to net return, though, the number falls. Maintenance, periods without a tenant, owner-paid building expenses, taxes, repairs and management fees all come out of that 5.76%.
The neighborhood also makes a large difference. Cheaper districts such as Lugano and La Boca tend to generate stronger percentage yields because purchase prices are low relative to rent. Expensive districts such as Puerto Madero generally produce weaker income yields.
So we would not buy a Buenos Aires apartment today purely for a 5% to 6% headline yield. The investment becomes more interesting when that rental income is combined with a good purchase price and the possibility of further dollar appreciation.
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Has Argentina's rental deregulation made landlords richer?
Argentina's rental deregulation has made it much easier to find tenants and structure contracts, but the flood of apartments returning to the market has also increased competition between landlords.
Reporte Inmobiliario counted 6,661 used apartments available for traditional rent in Buenos Aires in its recent survey. The firm describes today's supply as substantial, a dramatic change from the shortages seen under the previous rental rules.
That extra supply is already affecting pricing.
Zonaprop currently places the average monthly rent for a two-room Buenos Aires apartment at ARS 873,668. Rents have risen 17.5% so far this year, while inflation over the same period reached 19.2%.
In real terms, asking rents therefore slipped about 1.7%.
Deregulation convinced more owners to list their apartments again, which fixed the shortage but also gave tenants more alternatives. Landlords have a much more workable market than they did under the old rules. They do not have unlimited pricing power.
| Buenos Aires rental market | Current reading | Comparison | What it means |
|---|---|---|---|
| Gross rental yield | 5.76% | Better than a year ago | Income return has improved |
| Typical two-room rent | ARS 873,668/month | +17.5% this year | Nominal rents still rising |
| Inflation over same period | 19.2% | Faster than rent growth | Rents fell slightly in real terms |
| Traditional apartments surveyed | 6,661 | Supply remains substantial | Tenants have more choice |
Is an older apartment better value than a new one in Argentina right now?
Often, yes. Existing apartments have become relatively attractive because construction costs in Argentina have risen far faster than resale property prices.
This shift is easy to miss if we only watch sale-price indices.
Zonaprop's Buenos Aires construction series shows that dollar construction costs have risen roughly 104% since the presidential election period in 2023. Building today costs about three times what it did at the low point in 2020 and roughly 29% more than the 2012-2025 historical average.
Existing property followed a much gentler path. As seen above, the Buenos Aires apartment index still sits below its previous dollar peak.
Developers therefore face a much more expensive replacement cost than they did during the crisis. Producing cheap new apartments while protecting margins has become harder.
For buyers, good existing properties can benefit from that gap. The sweet spot is usually an older apartment in a strong location that needs limited renovation.
A deeply outdated unit can quickly lose this advantage because labor, materials, kitchens, bathrooms and electrical work have all become more expensive. Buying USD 20,000 below a renovated comparable means very little if the apartment needs USD 30,000 of work.
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Can buyers still negotiate hard in Buenos Aires?
Yes. Buyers in Buenos Aires still have enough choice today to walk away from an overpriced property.
More than 110,000 properties are currently advertised for sale across Buenos Aires City, according to Zonaprop data reported recently by La Nación. Around 75,000 of them are apartments.
Supply is still growing too. Comparing the available stock with a year earlier shows an increase of roughly 3.4%.
That is a useful counterweight to the strong sales numbers. Thousands of properties are changing hands each month, but inventory has not been cleared out. Buyers still have alternatives.
The opportunity therefore sits below the citywide average. Two similar apartments can produce very different returns if one owner needs liquidity and accepts a realistic dollar price while another refuses to move from an old peak valuation.
Time on market, condition, building expenses, succession issues and renovation needs can matter much more than a 1% change in the Buenos Aires index.
For someone buying now, negotiation is probably more important than trying to predict whether the overall market moves 2% higher or lower next year.
What could push Argentina property prices much higher from here?
Cheaper mortgages, stronger real incomes and another few years of economic stability could push Argentina property prices materially higher from today's levels.
Mortgage credit is the biggest lever because Argentina still has a huge gap between the number of households that would like to own property and the number able to purchase one entirely with savings.
The recent fall in mortgage-backed deals shows how sensitive demand remains to financing conditions. If rates come down later and banks loosen income requirements, that process can reverse.
Economic growth would help as well. The IMF currently expects Argentina's real GDP to expand around 3.5% this year, with private investment and exports among the main drivers. The Fund also expects inflation to continue falling gradually.
Construction creates a third source of pressure. New supply is no longer extraordinarily cheap to build in dollar terms. If demand strengthens while replacement costs stay high, existing well-located apartments become harder to replace at today's prices.
Those three forces have not lined up fully yet. If they eventually do, Buenos Aires could close much more of the remaining gap with its historical peak.
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What could make buying Argentina property now turn out badly?
A renewed currency and inflation shock would hurt Argentina property buyers much more than a small temporary fall in housing demand.
Property owners have lived through this pattern before. When the peso falls sharply, local salaries lose purchasing power in dollars. Fewer households can buy dollar-priced homes, banks become more cautious, and transactions can dry up even if sellers refuse to reduce their asking prices immediately.
Argentina's stabilization is still unfinished. The IMF currently expects inflation to continue declining, but its recent review also stressed the need for tight monetary and fiscal policies and further reserve accumulation. Net international reserves remain an area that investors watch closely.
Political risk cannot be separated from that economic story either. A government capable of keeping fiscal discipline and maintaining the current monetary framework gives property buyers a very different outcome from one that returns to large deficits, aggressive monetary financing or heavy exchange controls.
There is also less room for an obvious bargain than there was around 2023. Buyers entering then had both distressed prices and a possible macroeconomic recovery ahead of them. Today's buyers are paying more after part of that recovery has already happened.
The property itself therefore needs to make sense even if Argentina's economic improvement becomes slower from here.
Should buyers wait another year before buying property in Argentina?
Probably not, unless the property available today is mediocre or the buyer needs expensive financing.
Current Buenos Aires data do not point to an imminent collapse that obviously rewards waiting. Transactions remain close to unusually high levels, inflation has fallen sharply from the crisis period, currency restrictions have eased, and average property prices are still inching upward.
At the same time, waiting a few months costs very little right now. The latest annual price increase is only 1.3%, so buyers have no strong reason to rush into the wrong apartment.
That creates a useful distinction.
Waiting for a better property, a motivated seller or a cleaner financing situation makes sense. Waiting specifically for Buenos Aires prices to return to the 2023 lows means betting on another major Argentine crisis.
We do not see enough current evidence to make that the most likely outcome.
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Is it a good time to buy property in Argentina now?
Yes. For a cash buyer who can hold for at least five years, Argentina currently offers a good property-buying window, especially in Buenos Aires, although the easy crisis bargain is already gone.
The market has recovered enough to remove some of the risks that existed near the bottom. Recent Buenos Aires transactions remain exceptionally strong by the standards of the previous decade, inflation has fallen sharply, foreign-exchange access has improved, and rental returns have recovered to around the mid-5% range.
Prices have been much slower to catch up. As pointed out above, Buenos Aires is still 11.7% below its historical peak, while annual asking-price growth has recently slowed to just 1.3%.
That gap is the main reason we would still buy selectively today.
A broad mortgage boom has yet to arrive, which means the market has another potential demand engine if financing becomes cheaper again. High construction costs also make existing apartments harder to replace cheaply.
There are clear limits to the opportunity. A 5.76% gross rental yield becomes noticeably smaller after expenses. UVA financing can make leveraged purchases uncomfortable. And buyers are entering Argentina after part of the macroeconomic recovery has already been reflected in property prices.
For someone holding dollars, buying a good apartment at a negotiated price and planning to keep it through the next several years, the balance currently looks favorable.
For someone who needs high leverage, expects rent to cover everything or wants to sell again within a year or two, we would stay out for now.
The best opportunity in Argentina today comes from buying a specific property well, rather than making a blind bet that every property in the country is about to rise.
| Buyer profile | Buy now? | Why | Biggest concern |
|---|---|---|---|
| Cash buyer with 5+ year horizon | Yes | Remaining historical discount plus stronger market | Macro reversal |
| Primary-home buyer | Generally yes | Market is functioning and prices are moving slowly | Overpaying for the wrong home |
| Long-term rental investor | Selectively | Decent yield plus possible appreciation | Net yield falls after expenses |
| Heavily leveraged investor | Usually no | UVA debt makes returns harder to justify | Inflation and financing cost |
| Short-term flipper | No | Recent price growth is too slow | Transaction and renovation costs |
| Buyer waiting for another 2023-style bottom | Probably no | Current conditions are much healthier | Another crisis would be required |
OUR METHODOLOGY
We started from a simple premise: whether it is a good time to buy property in Argentina cannot be answered reliably from one price index, one economic headline or a general impression of where the country is heading.
We broke the question into the forces that can materially change the answer for a buyer: valuation, price momentum, transaction activity, financing conditions, rental economics, macro and currency stability, supply conditions, replacement costs and downside risk.
For each dimension, we prioritized recent evidence showing actual market behavior. Completed property deeds were more useful than anecdotes about buyer interest. Mortgage-backed transactions and current bank terms were used to assess the strength of credit, while rental yields, rents and available supply were considered together rather than treating nominal rent growth as proof of landlord strength.
We kept different types of evidence separate before combining them. A healthier market is not automatically a cheap market. Strong transaction activity can coexist with slow price growth, improving macro conditions can coexist with expensive financing, and a market can remain below a previous peak without still offering crisis-level prices.
We did not create an artificial score or give every indicator the same weight. We looked for convergence across independent evidence, and we paid particular attention when one part of the market contradicted another.
Buenos Aires carries more weight because it offers the deepest and most frequently updated evidence across sale prices, rents, transactions, mortgages and inventory. Córdoba and Greater Buenos Aires were used as cross-checks to see whether the patterns visible in the capital were unusually local or part of a broader market direction.
Historical comparisons were used to establish where the market sits in its cycle, while the recommendation itself was based on current conditions. We did not assume that being below a historical peak automatically made property attractive, or that recovering from a previous low automatically made it expensive.
Our source hierarchy was straightforward: official statistics and regulatory sources for inflation, macroeconomic conditions, exchange rules and legal procedures; original property-market datasets for prices, rents, supply and construction costs; completed deed data for transaction activity; and the banks themselves for current mortgage pricing and terms.
Key sources used include Zonaprop's Buenos Aires sale-price index, the Colegio de Escribanos de la Ciudad de Buenos Aires on completed property deeds and mortgage-backed purchases, Zonaprop's Buenos Aires rental-yield index, Zonaprop's Buenos Aires rental index, Reporte Inmobiliario on traditional rental supply, Argentina's official DNU 70/2023 text on rental deregulation, INDEC's consumer-price data, and the IMF's latest review of Argentina's growth, inflation and external risks.
We also used the BCRA on the removal of major foreign-exchange restrictions for individuals, the BCRA Banking Report on mortgage activity, Banco Nación's current UVA mortgage terms, BBVA Argentina and Banco Galicia for competing mortgage pricing, Zonaprop's Córdoba sale-price index, Zonaprop's GBA Sur index, Zonaprop and Cámara Argentina de la Construcción data on dollar construction costs, and Argentina's official CDI procedure for foreigners acquiring registrable assets.
Finally, we applied the evidence to different buyer profiles rather than forcing a universal recommendation. A cash buyer, a heavily leveraged investor and someone planning to resell quickly are exposed to different parts of the same market, so the final judgment reflects the overall direction of the evidence adjusted for the way each buyer would actually enter the market.
Buying real estate in Argentina can be risky
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