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Buenos Aires property prices vary dramatically across neighborhoods, with apartments dominating the market at an average of USD 2,500 per square meter as of mid-2025. The market has shown strong recovery signs after hitting bottom in 2023, with prices now stabilizing and foreign investment returning to key areas like Palermo and Puerto Madero.
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Buenos Aires apartments average USD 2,500/m² with luxury areas like Puerto Madero reaching USD 5,500/m², while budget neighborhoods start at USD 1,500/m².
Property prices declined 50% in USD terms over the past 5 years but showed 5.7% growth in 2024, with moderate growth expected through 2025-2029.
| Neighborhood | Average Price/m² | Property Type |
|---|---|---|
| Puerto Madero | USD 5,000-5,500 | Luxury Apartments |
| Recoleta | USD 4,300 | Premium Apartments |
| Palermo | USD 3,500-4,000 | Modern Apartments |
| Villa Crespo | USD 3,400 | Up-and-coming Area |
| San Telmo | USD 2,500-3,000 | Historic Apartments |
| Flores | USD 2,400-2,900 | Residential Area |
| Villa Lugano | USD 1,500-1,800 | Budget-friendly |
What types of properties do people typically buy in Buenos Aires?
Apartments dominate the Buenos Aires property market, representing the vast majority of transactions in the city center and popular neighborhoods.
Most buyers focus on apartments ranging from 50 to 120 square meters, with two to three bedrooms being the most sought-after configuration. These properties appeal to both local residents and foreign investors looking for rental income opportunities.
Houses are significantly less common in central Buenos Aires due to limited availability and higher prices per unit. When houses are available, they're typically found in outer neighborhoods or suburban areas like Tigre or San Isidro, where prices average around USD 1,200 per square meter.
New developments are emerging in transitional neighborhoods like Villa Crespo and Palermo Green, targeting long-term investors with modern amenities and energy-efficient features. These projects often offer pre-construction pricing advantages.
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What are the current purchase prices for different property types and sizes?
Apartment prices in Buenos Aires vary significantly based on location, size, and condition, with the median price reaching ARS 3,083,784 per square meter (approximately USD 2,500/m²) as of June 2025.
| Property Type | Size Range | Average Price Range |
|---|---|---|
| Studio Apartment | 30-45 m² | USD 75,000-180,000 |
| 1-Bedroom Apartment | 45-65 m² | USD 112,500-325,000 |
| 2-Bedroom Apartment | 65-85 m² | USD 162,500-425,000 |
| 3-Bedroom Apartment | 85-120 m² | USD 212,500-600,000 |
| Luxury Penthouse | 120-200 m² | USD 600,000-1,100,000 |
| Suburban House | 150-300 m² | USD 180,000-360,000 |
| Premium House | 200-400 m² | USD 400,000-800,000 |
Which neighborhoods are most expensive and which offer better value?
Puerto Madero stands as Buenos Aires' most expensive neighborhood, with luxury apartments commanding USD 5,000 to USD 5,500 per square meter.
Recoleta follows as the second most expensive area at approximately USD 4,300 per square meter, known for its elegant architecture and proximity to cultural attractions. Palermo, particularly Palermo Soho and Palermo Hollywood, ranges from USD 3,500 to USD 4,000 per square meter.
Up-and-coming neighborhoods include Villa Crespo at USD 3,400 per square meter, which offers growth potential over the next 2-10 years due to infrastructure improvements and increasing expat interest. Palermo Green represents another emerging area with new developments targeting modern buyers.
Budget-friendly options include San Telmo (USD 2,500-3,000/m²), Flores (USD 2,400-2,900/m²), Villa Lugano and Mataderos (USD 1,500-1,800/m²). These neighborhoods offer authentic Buenos Aires living at more accessible price points.
Foreign investors typically gravitate toward Palermo and Recoleta for their international appeal and rental potential, while locals often consider emerging areas for long-term capital appreciation.
How have property prices changed over recent years?
Buenos Aires property prices experienced a dramatic 50% decline in USD terms between 2018 and 2023, reaching market bottom by late 2023.
The market showed recovery signs in 2024 with a 5.7% nominal price increase, though inflation-adjusted values dropped 71.6% during the same period. Over the past 12 months ending June 2025, prices grew 5.49% in nominal terms.
The significant price decline created opportunities for foreign buyers, as properties now trade 20-25% below their 2018 peak values. This correction was primarily driven by economic instability, currency devaluation, and political uncertainty.
As of mid-2025, the market has stabilized with increasing foreign investment and improved economic outlook under current government policies. Monthly price variations have become more predictable, ranging from 2-4% increases in prime neighborhoods.
Regional variations show that luxury areas like Puerto Madero maintained better price stability compared to budget neighborhoods, which experienced more volatile swings during the correction period.
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What are the price forecasts for the next 1, 5, and 10 years?
The Buenos Aires property market is expected to show moderate growth over the next year, with analysts predicting 3-5% price increases through 2026.
- 1-Year Forecast (2025-2026): Moderate growth of 3-5% driven by returning foreign investment and improved economic stability
- 5-Year Forecast (2025-2030): Steady annual growth of approximately 3% supported by mortgage market revival and infrastructure projects
- 10-Year Outlook (2025-2035): Sustained growth averaging 3-4% annually, with premium neighborhoods potentially outperforming the market
- Foreign Investment Impact: Increased demand from US and European buyers seeking value opportunities
- Infrastructure Development: New transport links and urban renewal projects in growth corridors like Juan B. Justo Avenue
How do prices per square meter vary across different areas?
Price variations across Buenos Aires neighborhoods reflect location desirability, infrastructure quality, and proximity to business districts and amenities.
| Area/Neighborhood | Price per m² (USD) | Characteristics |
|---|---|---|
| Puerto Madero | 5,000-5,500 | Waterfront, modern towers, business district |
| Recoleta | 4,300 | Historic, cultural attractions, upscale |
| Palermo Soho/Hollywood | 3,500-4,000 | Trendy, nightlife, expat-friendly |
| Villa Crespo | 3,400 | Up-and-coming, tango culture |
| San Telmo | 2,500-3,000 | Historic, bohemian, tourist area |
| Flores | 2,400-2,900 | Residential, family-oriented |
| Villa Lugano/Mataderos | 1,500-1,800 | Outer areas, developing infrastructure |
What are the total costs involved in buying property?
Total acquisition costs in Buenos Aires typically range from 8% to 12% of the property purchase price, significantly higher than many international markets.
Stamp duty varies between 1.25% and 3.6% depending on property value and location, while property transfer tax adds another 1.5% to the total cost. Notary fees range from 1% to 2% of the purchase price.
Realtor commissions represent 3-4% of the purchase price plus 21% VAT, making them one of the highest cost components. Registration fees add 0.2% to 0.5% for property title transfers and legal documentation.
Legal fees for due diligence and contract review typically cost USD 2,000 to USD 5,000 for standard transactions, with complex cases requiring additional investment. Property surveys and technical inspections add USD 500 to USD 1,500.
Foreign buyers should budget an additional 2-3% for currency exchange costs and international wire transfer fees when bringing funds from overseas accounts.
What financing options are available for buyers?
Local buyers benefit from newly revived mortgage programs offering rates between 3.5% and 8.5% plus inflation adjustment, with Banco Nación leading a USD 4 billion mortgage initiative.
Foreign buyers face more limited financing options, typically restricted to builder financing arrangements requiring 30% down payment and up to 30 monthly installments. Most international buyers rely on cash purchases due to banking restrictions.
Traditional mortgage terms for residents include loan-to-value ratios up to 70% for primary residences and 50% for investment properties. Income verification requires demonstrating debt-to-income ratios below 35%.
Developer financing has become increasingly popular, with pre-construction projects offering payment plans spanning 24-36 months at fixed USD rates. These arrangements often include 10-20% down payments with monthly installments.
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Can you provide real examples of current property prices?
Puerto Madero luxury apartments typically sell for USD 500,000 to USD 700,000 for 100-square-meter units with waterfront views and premium amenities.
- Palermo Soho 2-bedroom apartment (80 m²): USD 300,000-400,000 with modern finishes and balcony
- San Telmo renovated loft (60 m²): USD 150,000-200,000 featuring historic charm and updated systems
- Recoleta 3-bedroom apartment (110 m²): USD 450,000-550,000 in classic building with doorman
- Villa Crespo 2-bedroom unit (75 m²): USD 220,000-280,000 in emerging neighborhood with growth potential
- Belgrano family house (200 m²): USD 350,000-450,000 with garden and parking
Should you buy to live, rent out, or resell?
Buying to live offers the best value in Buenos Aires due to current market conditions, with properties trading 20-25% below peak values from 2018.
Short-term rental investments (Airbnb) generate higher yields in expat-friendly neighborhoods like Palermo Soho and Recoleta, where tourists and business travelers create consistent demand. These areas can produce gross yields of 8-12% annually.
Long-term rental strategies work best for steady income, producing yields of 3-3.5% annually with lower management requirements and more predictable cash flow. Consider properties near universities or business districts for reliable tenant demand.
Buy-and-hold strategies for capital appreciation suit emerging neighborhoods like Villa Crespo and areas along development corridors. The current market bottom presents excellent entry opportunities for long-term investors.
Resale timing depends on market cycles, with optimal holding periods typically ranging from 5-7 years to capture full appreciation potential in Buenos Aires' volatile market conditions.
What are the current rental yields in Buenos Aires?
Long-term rental yields in Buenos Aires average 3% to 3.5% annually, providing steady cash flow for buy-and-hold investors as of mid-2025.
Short-term rentals through platforms like Airbnb generate significantly higher returns, particularly in tourist-heavy areas like Palermo Soho, San Telmo, and Recoleta. These properties can achieve gross yields between 8% and 12% annually.
Premium neighborhoods like Puerto Madero and Recoleta command higher rental rates but also require larger initial investments, resulting in yields similar to the market average. However, these areas offer better tenant quality and lower vacancy rates.
Emerging neighborhoods like Villa Crespo provide opportunities for higher yields as gentrification increases rental demand. Early investors in these areas often see both rental income growth and capital appreciation.
Rental yields vary seasonally, with peak tourist months (November through March) generating 20-30% higher income for short-term rentals compared to winter months.
How do Buenos Aires prices compare to similar cities?
Buenos Aires remains significantly more affordable than comparable Latin American capitals, offering excellent value for both investors and residents.
| City | Average Price/m² (USD) | Relative Affordability |
|---|---|---|
| Buenos Aires | 2,500 | Base comparison |
| São Paulo | 3,000 | 20% more expensive |
| Santiago | 2,800 | 12% more expensive |
| Lisbon | 4,200 | 68% more expensive |
| Mexico City | 2,200 | 12% less expensive |
| Lima | 1,800 | 28% less expensive |
| Bogotá | 1,600 | 36% less expensive |
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 compelling opportunity for property investors as of mid-2025, with prices having bottomed out and showing signs of recovery.
The combination of affordable entry points, diverse neighborhood options, and improving economic conditions makes this an attractive time to enter the Buenos Aires real estate market.
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Sources
- The Wandering Investor - Buenos Aires Real Estate Market
- BowTiedMara - New Zones and BA Real Estate Update
- Properstar - Buenos Aires House Prices
- TheLatinInvestor - Buenos Aires Apartment Prices
- Global Property Guide - Argentina Price Trends
- Adventures in CRE - Argentina Real Estate Markets
- TheLatinInvestor - Argentina Real Estate Forecasts
- TheLatinInvestor - Buenos Aires Property Taxes and Fees
- BA Times - Mortgage Market Revival
- Global Property Guide - Argentina Square Meter Prices