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Buenos Aires rental market has experienced dramatic shifts in 2024 and 2025, with rents increasing 52% so far this year while offering investors some of the highest yields in Latin America.
The average rent for a one-bedroom apartment in Buenos Aires ranges from ARS507,000 to ARS586,000 per month (approximately USD430-500), though costs vary significantly between neighborhoods like Puerto Madero where luxury units command over ARS900,000 monthly and budget areas like Villa Lugano where similar properties rent for around ARS470,000.
If you want to go deeper, you can check our pack of documents related to the real estate market in Buenos Aires, based on reliable facts and data, not opinions or rumors.
Studio apartments in Buenos Aires average ARS424,500-489,000 monthly, while two-bedroom units range from ARS682,000-788,000, with premium neighborhoods like Palermo and Recoleta commanding 30-50% higher rents than outer districts.
Rental yields currently range from 6-8% gross annually, significantly higher than most global cities, driven by limited mortgage availability and strong demand from both locals and expats seeking quality housing in central areas.
| Property Type | Average Monthly Rent (ARS) | Average Monthly Rent (USD) | Typical Gross Yield |
|---|---|---|---|
| Studio (40m²) | 424,500 - 489,000 | 360 - 415 | 6.5 - 8.4% |
| 1-Bedroom (50m²) | 507,000 - 586,000 | 430 - 500 | 6.7 - 7.2% |
| 2-Bedroom (70m²) | 682,000 - 788,000 | 580 - 670 | 6.6 - 7.0% |
| 3+ Bedrooms | 1,400,000+ | 1,190+ | 7.1 - 7.8% |
| Luxury Puerto Madero | 900,000 - 1,100,000 | 765 - 935 | 5.5 - 6.5% |
| Budget Outer Districts | 200,000 - 425,000 | 170 - 360 | 5.0 - 6.0% |
| Short-term Rentals | Variable (ADR: 34,000) | Variable (ADR: 29) | 8.0 - 12.0% |
What's the current average rent in Buenos Aires for different property types?
As of September 2025, rental prices in Buenos Aires vary significantly by property size and location, with studios being the most affordable entry point for renters.
Studio apartments (monoambiente) averaging around 40 square meters typically rent for ARS424,500 to ARS489,000 per month, equivalent to approximately USD360-415. These compact units are particularly popular among young professionals, students, and recently arrived expats who prioritize location over space.
One-bedroom apartments spanning roughly 50 square meters command monthly rents between ARS507,000 and ARS586,000 (USD430-500). These properties attract couples, small families, and professionals who need separate living and sleeping areas while maintaining affordability.
Two-bedroom units of approximately 70 square meters rent for ARS682,000 to ARS788,000 monthly (USD580-670), making them suitable for families or professionals who require a home office. The median rent for expats across all property types is about USD650 per month.
Three-bedroom apartments and larger units typically start at ARS1,400,000 per month (USD1,190+) in central neighborhoods, with prices increasing substantially in premium areas like Puerto Madero where luxury properties can exceed ARS1,500,000 monthly.
How does the average rent vary by neighborhood in Buenos Aires?
Neighborhood location dramatically affects rental prices in Buenos Aires, with premium areas commanding 2-3 times higher rents than budget districts.
Puerto Madero represents the most expensive rental market, where studios and one-bedroom apartments often exceed ARS600,000-800,000 monthly due to modern construction, waterfront views, and premium amenities. This upscale neighborhood attracts high-earning professionals and expatriates willing to pay premium prices for luxury living.
Palermo follows as the second most expensive area, with studios averaging ARS564,000, one-bedrooms at ARS655,000, and two-bedrooms reaching ARS1,007,000 monthly. Recoleta offers similar pricing with studios at ARS533,000, one-bedrooms at ARS614,000, and two-bedrooms at ARS1,090,000.
Belgrano provides a middle-ground option with studios at ARS539,000, one-bedrooms at ARS470,000, and two-bedrooms at ARS993,000, offering good value for families seeking quality neighborhoods with reasonable commute times to downtown areas.
Budget-conscious renters find the most affordable options in outer districts like Villa Lugano, where studios rent for ARS425,000, one-bedrooms for ARS470,000, and two-bedrooms for ARS507,000. Even more affordable options exist in Parque Patricios and Caballito, where studios can be found for ARS200,000-222,000 and one-bedrooms for ARS219,000-428,000.
What's the typical rent per square meter in each area?
Rental rates per square meter provide a clear comparison metric across Buenos Aires neighborhoods, ranging from budget-friendly outer areas to premium central districts.
| Area | Sales Price (USD/m²) | Typical Rent (USD/m²) | Market Position |
|---|---|---|---|
| Puerto Madero | $6,500 | $18-$22 | Ultra-premium waterfront |
| Palermo | $3,600 | $13-$17 | Trendy nightlife district |
| Recoleta | $3,000 | $10-$15 | Historic upscale area |
| Belgrano | $3,000 | $10-$15 | Family-friendly residential |
| Caballito/Villa Crespo | $2,500 | $7-$12 | Emerging middle-class |
| Villa Lugano | $1,500 | $3-$6 | Budget outer district |
| Citywide Average | $2,460 | $8-$14 | Overall market benchmark |
What's the total monthly cost for tenants including fees and utilities?
The total monthly cost for tenants extends well beyond base rent, with additional expenses that can increase the total housing cost by 20-30% depending on the property type and building amenities.
For a standard one-bedroom apartment with base rent around ARS550,000 monthly (USD470-500), tenants should budget an additional ARS50,000-80,000 for basic utilities including electricity, water, and gas (USD50-80). Internet service adds another ARS15,000-30,000 monthly (USD15-30), while building maintenance fees called "expensas" typically range from ARS25,000-65,000 monthly (USD25-65).
Premium buildings with amenities like 24-hour security, swimming pools, gyms, and concierge services can charge significantly higher expensas, sometimes exceeding ARS100,000 monthly. Property taxes are often included in expensas or represent a small additional cost of approximately USD10-20 monthly.
The total monthly cost for a standard one-bedroom apartment typically ranges from ARS615,000-660,000 (USD470-520), while luxury properties in premium neighborhoods can reach ARS900,000 or more when including all fees and utilities.
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How do mortgage costs compare with rental income for similar properties?
The relationship between mortgage payments and rental income has shifted dramatically in Buenos Aires, with rental costs now often exceeding mortgage payments for comparable properties due to high rental inflation.
UVA mortgages, which are inflation-adjusted loans, currently offer initial monthly payments that can be lower than rental costs for similarly priced apartments. For example, a standard one-bedroom apartment in a mid-tier neighborhood with a purchase price of USD95,000 and monthly rent of USD532 might have initial mortgage payments starting at ARS450,000-540,000.
However, UVA mortgage payments increase with inflation adjustments over time, creating uncertainty for borrowers about future payment amounts. This inflation-linked structure means that while initial payments may be attractive, long-term costs can become substantial if inflation remains high.
Mortgage availability remains extremely limited due to strict eligibility requirements, high down payment demands (typically 20-30%), and concerns about inflation risk. Most property buyers in Buenos Aires purchase without financing, making cash purchases the dominant transaction method.
The limited mortgage market actually supports higher rental yields, as restricted buyer financing keeps more people in the rental market, maintaining strong demand for rental properties across all price segments.
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What's the difference in profitability between short-term and long-term rentals?
Short-term and long-term rental strategies offer distinct profitability profiles in Buenos Aires, with short-term rentals generally providing higher gross yields but requiring significantly more management effort.
Short-term rentals through platforms like Airbnb have shown strong performance post-pandemic, with occupancy rates reaching up to 66% and properties being booked approximately 241 nights per year. The average daily rate (ADR) ranges from ARS34,000-35,000 (USD29-30), generating annual gross income of approximately ARS8,200,000-8,500,000 (USD6,800-7,100) for well-positioned properties.
Long-term rentals offer more predictable returns with average gross yields of 6-8% annually, though net yields typically run 1.5-2% lower after accounting for management costs, maintenance, and vacancy periods. These rentals require less day-to-day management and face fewer regulatory uncertainties than short-term options.
Short-term rentals perform best in tourism-heavy districts like Palermo, Recoleta, and Centro, where international visitors and business travelers drive consistent demand. However, these properties face potential regulatory changes and require active management for cleaning, guest communication, and maintenance.
Mid-term rentals (1-12 months) represent an emerging middle ground, attracting digital nomads, expat workers, students, and business travelers who need temporary housing. These rentals offer easier management than short-term options while generating higher yields than traditional long-term leases.
Can you provide example rental prices for representative properties in popular areas?
Specific rental examples from recent market data illustrate the practical pricing ranges across Buenos Aires' most sought-after neighborhoods as of mid-2025.
1. **Studio in Palermo:** ARS564,000 monthly (USD480) - Modern unit near subway, popular with young professionals2. **One-bedroom in Recoleta:** ARS614,000 monthly (USD520) - Classic building with doorman, walking distance to cultural attractions 3. **Two-bedroom in Belgrano:** ARS993,000 monthly (USD845) - Family-friendly area with good schools and parks nearby4. **Two-bedroom in Villa Lugano:** ARS507,000 monthly (USD430) - Budget option with basic amenities, longer commute to downtown5. **Three-bedroom in Barrio Norte:** ARS1,524,000 monthly (USD1,295) - Spacious unit suitable for families or shared housing6. **Luxury one-bedroom in Puerto Madero:** ARS900,000-1,100,000 monthly (USD765-935) - High-end building with amenities and river viewsThese examples demonstrate how location, building quality, and amenities significantly impact rental pricing, with premium neighborhoods commanding substantial premiums over budget areas for similar-sized properties.
What's the typical tenant profile for each property type?
Buenos Aires rental market serves diverse tenant segments, with each property type attracting specific demographic groups based on lifestyle needs and budget constraints.
Studio apartments primarily attract young singles, university students, recently arrived expatriates, and digital nomads who prioritize location and affordability over space. These tenants often value proximity to nightlife, public transportation, and cultural attractions more than extensive living space.
One-bedroom apartments appeal to couples, small families, working professionals, and remote workers who need separate living and sleeping areas. This segment includes both local residents and international expats seeking comfortable urban living without premium pricing.
Two-bedroom and larger apartments cater to families with children, high-earning professionals requiring home offices, and sometimes groups of friends or expats who share housing costs. These properties often attract tenants planning longer-term stays who value stability and space.
Short-term rental guests include international tourists, business travelers, visiting academics, and transitional residents exploring Buenos Aires before committing to long-term housing. This segment values convenience, furnished accommodations, and flexible lease terms.
Mid-term rentals (3-12 months) attract visiting professionals, students in exchange programs, digital nomads, and expatriates in transition, offering more stability than hotels while maintaining flexibility compared to annual leases.
What's the current vacancy rate in different parts of Buenos Aires?
Vacancy rates in Buenos Aires vary significantly between property types and neighborhoods, reflecting strong overall rental demand but with notable differences across market segments.
Short-term rentals show a median occupancy rate of 66%, indicating a 34% vacancy rate, which is considered healthy for the Airbnb market in top tourist areas like Palermo, Recoleta, and San Telmo. These rates reflect seasonal tourism patterns and the competitive short-term rental landscape.
Long-term rental vacancy rates remain relatively low, particularly for smaller units in central neighborhoods where vacancy often stays below 10%. This low vacancy reflects strong demand from both locals facing limited homebuying options and expatriates seeking quality housing in desirable areas.
Larger family units and studios in outlying districts experience higher vacancy rates, typically ranging from 15-20%, as these properties face more limited demand pools. Family apartments compete with suburban housing options, while remote studios struggle with transportation accessibility.
The overall city rental market maintains strong demand fundamentals, driven by limited mortgage availability, inflation concerns that make renting attractive compared to buying, and continued influx of international residents and workers.
Premium neighborhoods consistently show lower vacancy rates due to limited supply of high-quality properties and strong demand from affluent renters willing to pay premium prices for desirable locations and amenities.
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What rental yields can investors expect for each property type and area?
Buenos Aires offers some of the most attractive rental yields in Latin America, with returns varying significantly by property type, location, and rental strategy.
| Property Type/Area | Gross Annual Yield | Best Investment Areas |
|---|---|---|
| Studios | 6.5-8.4% | Palermo, San Telmo, Villa Crespo |
| 1-Bedroom | 6.7-7.2% | Recoleta, Belgrano, Barracas |
| 2-Bedroom | 6.6-7.0% | Caballito, Villa Crespo, Chacarita |
| 3+ Bedrooms | 7.1-7.8% | Belgrano, Núñez, Colegiales |
| Short-term Rentals | 8.0-12.0% | Palermo, Recoleta, San Telmo |
| Budget Outer Areas | 5.0-6.0% | Villa Lugano, Constitución |
| Luxury Properties | 4.5-6.5% | Puerto Madero, Palermo Chico |
The smartest investment choices currently focus on studios and one-bedroom apartments in central neighborhoods like Palermo and Recoleta, which combine strong rental demand with reasonable purchase prices. Short-term rentals in tourist areas can achieve gross yields exceeding 10%, but require active management and face regulatory uncertainty.
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How have rents and yields changed over recent years and what's the forecast?
Buenos Aires rental market has experienced dramatic changes in recent years, with 2024-2025 marking a period of significant rent increases and yield improvements following years of rent controls and economic uncertainty.
Rents have increased 52% so far in 2024, though this growth has lagged behind overall inflation which exceeded 102% during the same period. This rental inflation reflects pent-up demand following the elimination of rent control laws and landlords adjusting prices to market levels after years of below-market rents.
Rental yields have improved substantially, rising from 4.6% in mid-2023 to current levels of 6-8% by mid-2025. This yield improvement reflects both rental price increases and relatively stable property purchase prices, creating more attractive investment conditions for property owners.
**Forecast for the next year:** Rents are expected to continue outpacing inflation if the mortgage market remains constrained and tourist demand increases. The elimination of rent controls and peso devaluation should support continued rental growth, potentially reaching 8-10% annual increases in dollar terms.
**Five-year outlook:** If inflation moderates as government policies take effect, rental yields may stabilize in the 6-7% range. Continued currency devaluation could boost dollar-based yields further, while infrastructure improvements in emerging neighborhoods like Chacarita and Barracas may create new investment opportunities.
**Ten-year projection:** Urban renewal projects, new construction in developing areas, and sustained tourism growth could boost both rental demand and property values in districts like Palermo, San Telmo, and emerging neighborhoods, potentially creating significant capital appreciation alongside strong rental yields.
How do Buenos Aires rents and yields compare with other regional and global cities?
Buenos Aires positions itself competitively within the Latin American rental market while offering superior yields compared to most developed global cities.
Within Latin America, Buenos Aires rental prices in premium neighborhoods like Puerto Madero, Palermo, and Recoleta demand nearly as much per square meter as upscale areas in Rio de Janeiro and Santiago, but generally less than Mexico City's Polanco district or São Paulo's Jardins neighborhood. However, Buenos Aires offers better overall value due to superior infrastructure and cultural amenities.
The yield advantage becomes more apparent when comparing Buenos Aires' 6-8% gross returns with other regional markets. Most Latin American capitals offer yields in the 4-6% range, while Buenos Aires' combination of reasonable property prices and strong rental demand creates superior investment returns.
Compared to global cities, Buenos Aires offers significantly better yields than most Western European capitals (typically 2-4%) or North American markets (3-5%). Even Asian markets like Singapore or Hong Kong rarely exceed 3-4% gross yields, making Buenos Aires particularly attractive for yield-focused investors.
The peso's volatility creates additional opportunities for foreign investors, as property purchase prices in dollar terms can be attractive during currency weakness while rental income in peso terms tends to track inflation, providing some currency hedge benefits.
Buenos Aires' combination of European-style architecture, vibrant culture, reasonable living costs, and strong rental yields makes it one of the most compelling rental investment markets in Latin America for both local and international investors.
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 rental market offers exceptional opportunities for both residents and investors, with yields ranging from 6-8% annually and strong demand across all property types.
The elimination of rent controls and limited mortgage availability have created favorable conditions for property investors, while renters benefit from diverse housing options across varied neighborhoods and price points.
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Sources
- BA Times - Rent Increases in Buenos Aires
- Expats BA - Studio Apartment Costs by Neighborhood
- BuySellBA - Rent Prices by Neighborhood
- Argentina Expat - Cost of Living Buenos Aires
- Expat Focus - Argentina Property Rental Prices
- The LatinVestor - Average Rent Argentina
- The LatinVestor - Average House Price Argentina
- Statista - Apartment Prices per Square Foot Buenos Aires
- Wise - Cost of Living Buenos Aires
- Global Property Guide - Argentina Rental Yields