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SUMMARY
Argentina currently offers roughly 5% to 7% gross rental yields across the mainstream long-term apartment market, with well-chosen properties reaching 7% to 8% and a few neighborhoods going higher.
The national average hides a big geographic spread. Buenos Aires City is currently around the mid-5% range, Greater Buenos Aires South is close to 7%, while Córdoba is near 7.8%, enough to change the investment case materially.
Argentina's yields have already gone through a major recovery. Buenos Aires gross yields fell as low as 2.3% in 2020, but lower dollar property prices and a huge rental catch-up have brought them back toward levels last seen more than a decade ago.
The easy part of that recovery is probably over. Property prices are rising again in several markets while rent growth is cooling, so future returns will depend much more on the price paid for the individual apartment.
Buenos Aires is not Argentina's strongest pure income market, but accepting a lower yield can still make sense because CABA gives landlords deeper tenant demand, much better resale liquidity and more furnished or short-term-rental options.
Córdoba currently has the cleaner cash-flow argument. Its citywide yield is already close to 8%, and some neighborhoods show double-digit gross figures, although unusually high local readings need more scrutiny rather than less.
Apartment size alone does not reliably predict returns. Small units often work well, but the current data includes plenty of exceptions, so the useful calculation is still the exact purchase price relative to realistic rent and tenant demand.
Gross yield also overstates what the landlord keeps. A 6% gross property can end up closer to 4% to 4.5% net after vacancy and operating costs, before considering the investor's personal tax situation.
Airbnb can outperform a conventional lease in Buenos Aires, but the citywide numbers do not support assuming huge returns by default. Higher turnover, furnishing, utilities, management and building restrictions can eat through the apparent revenue advantage quickly.
For a conventional Argentine rental, a defensible 6% gross yield is decent, around 7% is attractive and 8% is strong. Anything materially higher can be interesting, but it deserves a closer look at vacancy, building costs, location and resale demand before the headline percentage gets too exciting.
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What rental yield can you get in Argentina?
What rental yield can you get in Argentina today?
Rental yields in Argentina currently land around 5% to 7% gross for a normal long-term apartment, with roughly 5.5% to 6% a fair center of gravity and selected markets reaching 7% to 8%.
The latest nationwide estimate from Global Property Guide puts Argentina's average gross residential yield at 5.46%. That figure is based on median asking rents and asking prices for one-, two- and three-bedroom properties across the markets it tracks.
Local data shows a much wider range. Zonaprop currently puts the gross rental yield at 5.76% in Buenos Aires City, 6.91% in GBA South and 7.80% in Córdoba. Its latest Rosario reading is 5.99%.
Those gaps are large enough to change an investment. At 5.76%, annual rent equals the purchase price after about 17.3 years before costs. At 7.80%, that falls to 12.8 years.
So if someone asks what rental yield they can get in Argentina today, we would start with 5% to 7% gross and then immediately ask where they intend to buy.
| Market | Latest gross yield | Gross payback period | How we read it |
|---|---|---|---|
| Argentina, broad estimate | 5.46% | ~18 years | Useful national benchmark |
| Buenos Aires City | 5.76% | 17.3 years | Solid, especially for a deep market |
| Rosario | 5.99% | 16.7 years | Slightly stronger cash flow |
| GBA South | 6.91% | 14.5 years | Clearly above CABA |
| Córdoba | 7.80% | 12.8 years | One of the strongest large-city readings |
Why do rental yield estimates for Argentina disagree so much?
Argentina rental yield estimates disagree because different datasets measure different places, apartment sizes and asking prices, so two credible sources can produce very different numbers without either one being obviously wrong.
Global Property Guide's latest national estimate is 5.46%, but its city breakdown puts Buenos Aires-area properties at an average 6.26%, Córdoba at 5.99% and Rosario at 4.12%. Zonaprop's own local indices currently show 5.76% for CABA, 7.80% for Córdoba and 5.99% for Rosario.
Rosario is a good example of the problem. Global Property Guide calculates yields from median asking prices and rents across several apartment sizes. Its latest Rosario sample ranges from 5.17% for studios to just 3.02% for three-bedroom apartments. Zonaprop's Rosario index instead follows its own representative apartment basket and arrives at 5.99%.
The useful takeaway is that a national percentage should never be treated as the expected return on a specific apartment.
Property type also matters. Global Property Guide currently finds a 7.64% yield on a studio along the Buenos Aires Costa Atlántica, 6.64% on a one-bedroom unit in Tigre and only 4.80% on one- and two-bedroom apartments in San Isidro. Even within the same metropolitan area, the range can easily exceed two percentage points.
For this article, we therefore give more weight to city-specific local indices when asking what a landlord can earn in a particular market, while using the nationwide figures as a broad reality check.
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Have rental yields in Argentina really recovered?
Argentina's rental yields have recovered sharply from the exceptionally weak returns seen a few years ago, especially in Buenos Aires.
Zonaprop's long-running CABA series shows just how large the swing has been. The average gross yield was 5.6% in 2012 before falling to 3.0% in 2019, 2.3% in 2020 and 2.9% in 2021. It climbed back to 5.0% in 2023 and averaged 5.2% in 2025.
The low point was extreme. A 2.3% gross yield implies more than 43 years of rent to equal the property's purchase price before maintenance, vacancies or taxes. The current CABA reading brings that period down to 17.3 years.
Two big shifts drove the recovery. Dollar property prices fell heavily from their previous peak, while nominal rents later caught up at extraordinary speed. Global Property Guide's rental index shows Argentine rents increasing 260% in 2023 and another 64% in 2024 before growth slowed dramatically.
The rental market has moved a long way from the conditions that crushed landlord returns earlier in the decade.
We would be much more cautious about expecting another move of the same size. The starting point today is already far healthier.
| Year | Average CABA gross yield | Approx. gross payback period |
|---|---|---|
| 2012 | 5.6% | 17.9 years |
| 2019 | 3.0% | 33.3 years |
| 2020 | 2.3% | 43.5 years |
| 2021 | 2.9% | 34.5 years |
| 2023 | 5.0% | 20.0 years |
| 2025 | 5.2% | 19.2 years |
| Current reading | 5.76% | 17.3 years |
Which Argentine city gives landlords the best rental yield right now?
Among the large Argentine markets we can compare cleanly today, Córdoba currently stands out for long-term rental yield.
Zonaprop puts Córdoba's gross rent-to-price ratio at 7.80%. That is well ahead of Buenos Aires City and also above its latest readings for Rosario and GBA South.
The gap is meaningful in actual money. Invest USD 100,000 at a 5.76% gross yield and the annual rent works out to USD 5,760. At 7.80%, it becomes USD 7,800. Before costs, Córdoba gives an extra USD 2,040 of rent for every USD 100,000 invested.
Córdoba also contains neighborhoods with returns well above the city average. In Zonaprop's detailed neighborhood data earlier this year, Las Palmas reached 11.2%, San Vicente 10.7% and General Bustos 10.1%. Nueva Córdoba, one of the city's better-known central districts, was closer to 6.8%.
Those double-digit neighborhood figures deserve careful due diligence because a local average can be pushed around by the mix of listings. Still, they show that Córdoba has a genuinely wide yield curve rather than one isolated high citywide number.
For an investor whose first priority is rent, we would currently look at Córdoba before automatically defaulting to Buenos Aires.
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Is Buenos Aires still worth buying if Córdoba yields more?
Buenos Aires can still make sense at today's lower rental yields because investors get a much deeper rental and resale market in exchange for giving up some cash flow.
CABA is the obvious entry point for many foreign buyers. It has a huge stock of apartments, dense professional and student demand, international tourism, established furnished-rental neighborhoods and a much larger pool of potential buyers when it is time to sell.
That flexibility has value.
It also explains why we would tolerate a 5% to 6% gross yield on an unusually good Buenos Aires apartment while demanding more from a less liquid property elsewhere.
There is a point where the premium stops making sense, though. Paying a very high price per square meter in a famous neighborhood simply because Palermo, Recoleta or Puerto Madero feels safer can leave the investor with weak income.
The better Buenos Aires deals usually come from finding a property whose purchase price is attractive relative to the rent that the exact micro-location can support.
Today, Buenos Aires looks more convincing as a combination of income, liquidity and possible appreciation than as Argentina's pure high-yield play.
Which Buenos Aires neighborhoods give the best rental yields?
The strongest Buenos Aires rental yields currently sit mostly in cheaper neighborhoods where property prices fall much faster than rents.
Zonaprop currently places Lugano and La Boca among the city's best areas for landlords seeking rental return. Its more detailed geographic data has also shown the southern part of CABA producing much higher yields than the expensive northern corridor.
The gap becomes pretty clear when we compare rents. Zonaprop currently puts the average rent for a two-room CABA apartment at about ARS 874,000 a month. Puerto Madero is above ARS 1.3 million, while Lugano is around ARS 656,000.
Puerto Madero therefore charges roughly twice the rent of Lugano. The purchase-price difference can be considerably larger, which compresses the yield.
This is one of the easiest mistakes to make in Argentina. Expensive rent looks attractive when viewed by itself, but the investor earns a return on the capital used to buy the property.
We would rather own a well-located apartment in a cheaper neighborhood at a clean 7% gross yield than chase a prestigious address whose price leaves the landlord earning 4% or 5%.
The street, building and transport links still need to work. A high neighborhood yield cannot rescue a badly located apartment.
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Can you get close to 7% around Buenos Aires without buying in CABA?
Yes. Parts of Greater Buenos Aires currently offer gross rental yields close to 7%, so investors do not need to move to another Argentine province to beat central Buenos Aires on cash flow.
Zonaprop's latest GBA South index puts the gross yield at 6.91%, equivalent to around 14.5 years of rent to recover the purchase price before costs.
The current rent for a typical two-room apartment in GBA South is around ARS 628,000 per month. That sits well below CABA's roughly ARS 874,000, yet apartment prices also fall substantially once we move outside the capital.
That is where the yield advantage comes from.
There is another current development worth watching. GBA South rents have recently been losing ground to inflation. Zonaprop shows rents rising 11.7% so far this year while consumer prices increased faster, producing a 7.5% real decline.
That makes today's near-7% yield attractive, but it also argues against blindly projecting rapid future rent growth.
For a landlord prepared to research individual municipalities, transport access and tenant demand, the Buenos Aires suburbs currently provide one of the clearest ways to add roughly one percentage point of gross yield versus CABA.
Do studios and one-bedroom apartments give the best yields in Argentina?
Small apartments often give landlords good yields in Argentina, but the current data is too mixed to say that studios always win.
Global Property Guide's latest sample shows why. Along the Costa Atlántica, studios yield 7.64%, compared with 6.34% for two-bedroom apartments. In Tigre, a one-bedroom property comes out at 6.64%, versus 5.33% for two bedrooms. In Morón, studios and one-bedroom units both sit around 6.7%.
Then the pattern breaks.
Its San Isidro sample gives a three-bedroom apartment an unusually high 8.54% yield. Vicente López shows an even more extreme 10.14% for three bedrooms, although that figure is likely sensitive to the small number and mix of expensive listings used in the calculation.
Size by itself does not determine yield.
Smaller units still have practical advantages. They need less capital, appeal to large pools of single tenants and couples, and make it easier to spread money across several properties.
We would choose the apartment with the cleanest price-to-rent relationship and strongest tenant demand rather than impose a rule that everything must be a studio.
| Area | Studio yield | 1-bedroom yield | 2-bedroom yield | 3-bedroom yield |
|---|---|---|---|---|
| Costa Atlántica | 7.64% | 6.75% | 6.34% | 7.42% |
| Tigre | 6.05% | 6.64% | 5.33% | 5.54% |
| La Matanza | 6.75% | 6.46% | 6.40% | 5.66% |
| Morón | 6.72% | 6.71% | 6.16% | — |
| San Isidro | 6.59% | 4.80% | 4.80% | 8.54% |
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How much of a 6% gross rental yield do you actually keep?
A 6% gross rental yield in Argentina will often end up several percentage points lower once we include the costs a landlord actually pays.
Global Property Guide currently estimates that Argentine net yields are typically about 1.5 to 2 percentage points below gross yields. That would take a 6% gross property toward roughly 4% to 4.5% net before considering the investor's exact tax situation.
Vacancy alone can move the number quickly. One empty month removes 8.3% of a full year's scheduled rent. A property expected to generate USD 6,000 annually loses USD 500 before any repair bill arrives.
There are also maintenance costs, insurance, owner-paid building expenses and occasional capital work. In Argentine apartment buildings, extraordinary expenses can be particularly unpleasant when elevators, façades, roofs or shared systems need major work.
Remote ownership adds another layer. An investor living abroad may need an agent or property manager to handle tenant changes, repairs and collection.
Purchase costs should also enter the calculation. If a USD 100,000 apartment requires several thousand dollars of closing costs and work before it can be rented, the real amount of capital producing the income is above USD 100,000.
Gross yield is useful for screening. Net yield is the number that decides whether the property is actually worth owning.
| Gross yield | Minus 1.5 points | Minus 2 points |
|---|---|---|
| 5.0% | 3.5% | 3.0% |
| 6.0% | 4.5% | 4.0% |
| 7.0% | 5.5% | 5.0% |
| 8.0% | 6.5% | 6.0% |
Can Airbnb beat a normal rental yield in Buenos Aires?
A good Buenos Aires Airbnb can beat a conventional lease, although the latest citywide data gives a much less spectacular result than simply assuming every short-term rental earns double-digit yields.
AirDNA's specific dataset for the City of Buenos Aires currently tracks about 39,700 active short-term rentals. Those properties average roughly 65% occupancy, a USD 64 daily rate and about USD 8,100 in annual revenue.
Now compare that with current purchase prices. Zonaprop values a representative 40-square-meter CABA studio at about USD 108,000 and a typical 50-square-meter two-room apartment at roughly USD 131,000.
USD 8,100 of annual revenue against a USD 108,000 purchase price equals about 7.5% gross revenue. Against USD 131,000, it equals roughly 6.2%.
Those are crude comparisons because the AirDNA listing and the Zonaprop apartment are not the same property. They are still useful because they show that the average short-term rental does not automatically blow away a normal long-term lease.
Airbnb costs are also heavier. The owner may pay utilities, internet, furnishing, linen, replacement items, platform fees, cleaning coordination and active management. Turnover is much higher.
The interesting part of AirDNA's latest CABA data is the direction of travel. Revenue per active listing has risen sharply year over year, occupancy is now around 65%, and RevPAR has increased by roughly 28%. Short-term rental demand currently looks healthy.
The better Airbnb properties can clearly outperform the average. We would want unit-level evidence before paying extra for that upside.
| CABA short-term rental metric | Current AirDNA reading |
|---|---|
| Active listings | ~39,700 |
| Average occupancy | 65% |
| Average daily rate | $64 |
| Average annual revenue | ~$8,100 |
| RevPAR | $37 |
| RevPAR change YoY | +27.7% |
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Can any Buenos Aires apartment be used as an Airbnb?
No. A Buenos Aires apartment intended for tourist rental needs to fit the city's short-term-rental rules and the building itself can create another restriction.
CABA regulates tourist temporary rentals under Law 6,255. Properties offered under that regime must be registered in the city's Tourist Temporary Rental Property Registry.
The process requires information about the property and owner, and apartment owners have to deal with the building's condominium rules as part of the documentation.
That building-level check is easy to underestimate.
An apartment can look perfect for tourists because it sits in Palermo or Recoleta, yet restrictions inside the building may completely change the plan. Buying first and investigating the rules later is an avoidable mistake.
For an Airbnb investment, we would verify short-term-rental eligibility before putting any value on projected tourist income.
Did Argentina's rental deregulation improve the economics for landlords?
Argentina's deregulated rental rules have made long-term leasing much easier for landlords to manage, particularly in a country where inflation and currency movements can destroy a badly structured contract.
The change came through Decree 70/2023 and is now reflected in Argentina's Civil and Commercial Code.
Landlords and tenants can agree on the duration of the lease. They can also set rent in Argentine pesos or foreign currency, and they are free to choose an agreed public or private index for rent adjustments.
That flexibility addresses one of the biggest problems in the previous system. When inflation moved much faster than permitted rent adjustments, owners could see the real value of their rental income collapse during a contract.
Argentina's rental market reacted strongly under the old rules. Owners withdrew properties from long-term supply, moved units into temporary rentals or simply kept them off the market.
Today's contracts give both sides much more room to adapt.
The improvement does not mean landlords can charge whatever they want. Tenants still have budgets, competing properties still exist and an aggressive contract can sit empty.
But from an investment perspective, the rules now make it much easier to protect rental income against Argentina's unusual inflation and currency risk.
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How dangerous is the peso for a foreign landlord in Argentina?
Currency risk can materially change an Argentine rental property's real return because many homes are valued in US dollars while long-term rents are often collected in pesos.
Imagine buying an apartment worth USD 100,000 and receiving rent that initially equals USD 6,000 a year at the prevailing exchange rate.
If the peso then weakens faster than the rent is adjusted, the landlord's dollar income falls. A contract can still look perfectly healthy in pesos while producing a much worse result for an investor measuring wealth in dollars or euros.
The reverse can happen too. When nominal rents reprice faster than the exchange rate, dollar-equivalent rental income rises.
Argentina has experienced both conditions within a relatively short period, which helps explain why rental yields have moved so violently.
The current legal framework gives investors more tools to manage the problem because contracts can be denominated in foreign currency or adjusted using a mutually agreed index.
Actual tenant demand still decides what is commercially realistic. A dollar-denominated lease works much better in some furnished, premium or expat-facing segments than in a normal local residential market.
Foreign investors should therefore calculate their return in the currency they ultimately care about rather than stop at the peso rent written into the contract.
Are rising property prices starting to squeeze Argentina's rental yields?
Buenos Aires is already showing the first signs of a less generous rent-to-price equation as property values recover and rent growth cools.
Zonaprop currently puts the average CABA apartment at USD 2,471 per square meter. Prices are up 1.3% over the past 12 months and now sit only 11.7% below the historical peak in its series.
Rental growth has slowed at the same time. CABA asking rents are up 30.7% year over year, but so far this year they have risen 17.5%, slightly below the 19.2% inflation recorded over the same period.
GBA South shows the same pattern more clearly, with rents currently falling in real terms.
Argentina's national rental index also points to a much calmer market. After nominal rent growth of 260% in 2023 and 64% in 2024, Global Property Guide records about 35% in 2025 and roughly the same year-on-year pace in its latest 2026 data.
The period when collapsing dollar property prices and exploding rents mechanically pushed yields higher has faded.
We still see decent income today, but buying price matters more again. Investors who overpay for a property can no longer count on another huge rental catch-up to rescue the return.
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Is a 7% rental yield in Argentina actually a good deal?
A clean 7% gross long-term yield looks attractive in Argentina today, but we would still walk away if the property needs that high yield to compensate for obvious problems.
A 7% property sits above the current national benchmark and comfortably above the average CABA apartment.
The first test is whether the rent really exists. Asking rent can differ from signed rent, especially when a landlord has priced aggressively.
Then we would check the purchase price. Paying USD 90,000 instead of USD 100,000 for a property generating USD 6,000 of annual rent raises the gross yield from 6% to 6.67% without asking the tenant for a single extra dollar.
Building costs come next. A cheap apartment with large extraordinary expenses can lose its yield advantage quickly.
Vacancy and resale demand complete the picture. A property that produces 8% while occupied but regularly sits empty or takes a year to sell may be a worse investment than a liquid apartment producing 6%.
This is where Argentina gets interesting. Current market data shows that 6% to 8% can be achieved without automatically moving into fringe territory, particularly in Córdoba and parts of Greater Buenos Aires.
That gives investors room to reject suspicious deals rather than chase every unusually high percentage they see.
What rental yield should an investor target in Argentina now?
For a conventional Argentine rental, we would currently target at least 6% gross and become genuinely interested around 7%, provided the property still has strong tenant demand and reasonable resale liquidity.
Below 5%, the rental case becomes weak unless there is a convincing reason to expect appreciation or the property has exceptional defensive qualities.
Between 5% and 6%, the numbers can work in prime Buenos Aires locations where liquidity, location and resale demand justify accepting less income.
The 6% to 7% band is where the balance becomes more attractive. It is high enough to sit above today's national average without immediately suggesting something is wrong with the property.
Around 7% to 8%, the cash flow becomes strong by current Argentine standards. Córdoba proves that this range exists at city scale rather than only in obscure listings.
Anything substantially higher deserves extra scrutiny. Some Córdoba neighborhoods genuinely show double-digit gross figures, but an investor still has to ask why the purchase price is low relative to rent.
For short-term rentals, we would set a higher hurdle because the owner takes on more work and more expenses.
| Gross long-term yield | Our view today |
|---|---|
| Below 4% | Poor income deal |
| 4–5% | Weak unless appreciation is the real thesis |
| 5–6% | Acceptable for prime or very liquid property |
| 6–7% | Attractive |
| 7–8% | Strong |
| Above 8% | Interesting, but investigate the reason carefully |
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So what rental yield can you actually get in Argentina?
Argentina currently offers roughly 5% to 7% gross rental yields across the mainstream long-term apartment market, while well-chosen properties can reach 7% to 8% and some individual neighborhoods go higher.
That range is much more useful than one national average.
The latest national estimate sits at 5.46%, while local markets show how far an actual investment can move from that number. As seen above, Buenos Aires City is currently around the mid-5% range, while Córdoba is near 7.8% and parts of Greater Buenos Aires are close to 7%.
Net returns will usually end up around 1.5 to 2 percentage points below the gross figure according to Global Property Guide's current estimate. A property advertised at 7% should therefore be viewed more like a potential 5% to 5.5% net asset before the investor's personal tax situation.
Buenos Aires makes the most sense when the investor values liquidity, deep tenant demand and the option to operate furnished or short term. Córdoba currently has the stronger pure cash-flow case. Greater Buenos Aires can also push returns higher without leaving the country's largest metropolitan area.
Short-term rentals deserve separate underwriting. AirDNA's latest CABA data shows healthy occupancy and rising revenue, but the citywide average does not support the idea that every Buenos Aires Airbnb automatically delivers a huge return once purchase price and operating costs are considered.
We would currently aim for a defensible 6% to 8% gross long-term yield in Argentina. Around 6% is a decent deal, around 7% is attractive, and 8% starts to look genuinely strong. If a property offers much more, we would spend more time understanding the catch before getting excited about the number.
OUR METHODOLOGY
This analysis estimates the rental yield an investor can realistically target in Argentina by comparing national benchmarks with city, neighborhood and apartment-level evidence. We separate the question into the factors that materially change the answer: geography, apartment size, gross versus net yield, long-term versus short-term rental, rent and property-price trends, liquidity, regulation and currency exposure.
We prioritized recent local market indices for current rents, sale prices and rental yields, then used broader specialist datasets as cross-checks rather than mechanically averaging conflicting figures. When two sources produced different yields, we looked at what each dataset was measuring, including geography, apartment mix, asking prices, asking rents, sample construction and update frequency.
Citywide yield figures establish the baseline, while neighborhood and apartment-size data show how far individual properties can move around it. Historical series are used to judge whether today's yields reflect a broader recovery or an unusually short-lived spike, and current rent, inflation and property-price trends help assess whether yields are still expanding or beginning to compress.
Long-term gross yield is the main comparison measure because it gives the cleanest common benchmark across Argentine markets. Net yield is treated separately as a reality check after vacancy and operating costs. Short-term rentals are also assessed separately because Airbnb revenue comes with different expenses, turnover, management requirements and regulatory constraints.
Unusually high neighborhood or apartment-size yields are treated as evidence of what may be achievable, not as representative returns for the wider market. The 6%, 7% and 8% investment thresholds used in the article are our synthesis of the current evidence rather than a rating system taken from one source.
Key market sources include Global Property Guide's Argentina rental-yield data, its historical rent-price series, Zonaprop's CABA rental-yield index, Zonaprop's GBA South yield index, Zonaprop's Córdoba yield index, and Zonaprop's Rosario yield index.
For the short-term-rental comparison, we use AirDNA's Buenos Aires market data. For regulation, we rely on Buenos Aires City's official tourist-rental registration requirements, the city's tourist-rental legal framework, and Argentina's current Civil and Commercial Code. Inflation comparisons are checked against INDEC's official consumer-price series.
The final yield range is therefore an aggregation of several recent market views rather than a single headline statistic. The goal is to identify what a normal investor can plausibly earn now, where stronger returns are available, and when a higher advertised yield is more likely to reflect additional risk than a genuinely better property.
Buying real estate in Argentina can be risky
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