What are rents like in Buenos Aires right now? (January 2026)

If you're looking to rent or invest in Buenos Aires, understanding current rent levels is essential.

Buenos Aires has a unique dual-currency rental market where mainstream apartments are priced in pesos while premium units are often listed in US dollars.

We constantly update this blog post so you always have access to the freshest rent data for Buenos Aires in 2026.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Buenos Aires.

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Buenos Aires. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Buenos Aires as of 2026?

What's the average monthly rent for a studio in Buenos Aires as of 2026?

As of early 2026, the average monthly rent for a studio in Buenos Aires is approximately ARS 550,000 (USD 525 or EUR 480) in the peso market, while USD-listed studios typically ask around USD 700 (EUR 645).

Studio rents in Buenos Aires range from ARS 400,000 (USD 380 or EUR 350) in Almagro or Caballito, up to USD 1,000 (EUR 920) or more in Puerto Madero or Palermo Soho.

The main factors causing studio rents to vary include neighborhood desirability, air conditioning, balcony, building amenities, and whether pricing is in pesos or dollars.

What's the average monthly rent for a 1-bedroom in Buenos Aires as of 2026?

As of early 2026, the average rent for a 1-bedroom (called "2 ambientes" locally) is approximately ARS 720,000 (USD 685 or EUR 630) in pesos, while USD-listed units ask around USD 950 (EUR 875).

The range runs from ARS 500,000 (USD 475 or EUR 440) in Villa Crespo or Chacarita, up to USD 1,400 (EUR 1,290) in Recoleta or Palermo Hollywood.

For 1-bedrooms, Almagro, Caballito, and Villa Urquiza have the most affordable rents, while Palermo Soho, Recoleta, and Puerto Madero command the highest prices.

What's the average monthly rent for a 2-bedroom in Buenos Aires as of 2026?

As of early 2026, the average rent for a 2-bedroom (called "3 ambientes") is approximately ARS 1,080,000 (USD 1,030 or EUR 950) in pesos, while USD-listed units ask around USD 1,300 (EUR 1,200).

The range extends from ARS 750,000 (USD 715 or EUR 660) in Villa Devoto, up to USD 2,500 (EUR 2,300) or more in Puerto Madero luxury buildings.

The most affordable 2-bedrooms are in Caballito, Flores, and Villa del Parque, while Puerto Madero, Recoleta, and Belgrano R have the highest rents.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Buenos Aires.

What's the average rent per square meter in Buenos Aires as of 2026?

As of early 2026, the average rent per square meter in Buenos Aires is approximately ARS 25,000 (USD 24 or EUR 22) monthly in pesos, while premium USD properties average USD 22 to 28 (EUR 20 to 26) per square meter.

The range varies from ARS 18,000 (USD 17 or EUR 16) in affordable neighborhoods to ARS 35,000 (USD 33 or EUR 31) or higher in Puerto Madero and Palermo Soho.

Buenos Aires commands 40% to 60% higher rents per square meter than cities like Córdoba or Rosario, reflecting the capital's economic importance.

Properties with modern amenities like central A/C, 24-hour doorman, gym or pool, and proximity to Subte stations push rent per square meter above average.

How much have rents changed year-over-year in Buenos Aires in 2026?

As of early 2026, peso rents in Buenos Aires have increased approximately 30% to 45% year-over-year, while USD rents rose a more moderate 15% to 30%.

The main drivers include persistent inflation pushing peso rents upward, increased freedom for landlords after the 2023 contract law changes, and strong expat demand in premium neighborhoods.

This year's rent growth is slower than the sharp increases in 2024, when the market adjusted rapidly to new rules and supply was extremely tight.

What's the outlook for rent growth in Buenos Aires in 2026?

As of early 2026, peso rents are projected to grow in the mid-to-high double digits over the year, while USD rents should increase in the single-to-mid double digits.

Key factors include inflation expectations from the BCRA REM survey, continued supply recovery since 2023, and expat demand strength in premium neighborhoods.

Puerto Madero, Palermo, Recoleta, and Belgrano are expected to see the strongest rent growth, where USD pricing is common and international demand concentrates.

Risks include sudden inflation or exchange rate policy changes, shifts in expat demand, or new rental market regulations.

We have made this infographic to give you a quick and clear snapshot of the property market in Argentina. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods rent best in Buenos Aires as of 2026?

Which neighborhoods have the highest rents in Buenos Aires as of 2026?

As of early 2026, the three highest-rent neighborhoods in Buenos Aires are Puerto Madero (USD 2,000 to 3,500 or EUR 1,840 to 3,220 monthly), Recoleta (USD 1,200 to 2,000 or EUR 1,100 to 1,840), and Palermo Soho (USD 1,100 to 1,800 or EUR 1,010 to 1,660).

These neighborhoods command premiums due to safety, walkability, proximity to restaurants and culture, modern buildings, and appeal to international tenants paying in dollars.

Typical tenants include expats at multinationals, digital nomads, diplomats, and wealthy local professionals prioritizing convenience over cost.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Buenos Aires.

Where do young professionals prefer to rent in Buenos Aires right now?

Young professionals prefer Palermo (Soho and Hollywood), Villa Crespo, and Chacarita, offering nightlife, coworking spaces, and excellent Subte access.

They typically pay ARS 600,000 to 900,000 (USD 570 to 860 or EUR 525 to 790) monthly for a 1-bedroom, with USD units in Palermo reaching USD 1,000 to 1,200 (EUR 920 to 1,100).

These neighborhoods attract young professionals with abundant cafes and bars, bike-friendly streets, tech company proximity, fast internet, and vibrant culture.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Buenos Aires.

Where do families prefer to rent in Buenos Aires right now?

Families prefer Belgrano, Núñez, and Villa Urquiza, offering larger apartments, calmer streets, green spaces, and good school access.

They typically pay ARS 900,000 to 1,500,000 (USD 860 to 1,430 or EUR 790 to 1,315) monthly for 2 to 3 bedrooms, with premium Belgrano R buildings reaching higher.

These neighborhoods attract families with wide sidewalks, parks, lower street noise, and a strong residential community feel.

Nearby educational options include bilingual private schools in Belgrano and Núñez, reputable public schools in Villa Urquiza, and easy access to Ciudad Universitaria.

Which areas near transit or universities rent faster in Buenos Aires in 2026?

As of early 2026, the fastest-renting areas are Palermo along Subte Line D, Villa Crespo and Chacarita along Line B, and Núñez near Ciudad Universitaria.

Well-priced properties in these areas stay listed for only 15 to 20 days, compared to 30+ days in less connected neighborhoods.

Properties near Subte stations or universities command a 10% to 20% premium, adding ARS 70,000 to 150,000 (USD 65 to 145 or EUR 60 to 130) monthly.

Which neighborhoods are most popular with expats in Buenos Aires right now?

The most popular expat neighborhoods are Palermo (Soho/Hollywood), Recoleta, and Belgrano, offering safety, English-speaking services, and cosmopolitan atmosphere.

Expats typically pay USD 900 to 1,800 (EUR 830 to 1,660) monthly for furnished 1 or 2 bedroom apartments, with most leases in US dollars.

These neighborhoods attract expats with international restaurants, reliable internet, embassy proximity, international schools, and landlords experienced with foreign tenants.

The main expat communities include Americans and Europeans working remotely, Brazilians in corporate roles, and digital nomads attracted by Buenos Aires' favorable cost of living.

And if you are also an expat, you may want to read our exhaustive guide for expats in Buenos Aires.

Who rents, and what do tenants want in Buenos Aires right now?

What tenant profiles dominate rentals in Buenos Aires?

The three dominant tenant profiles are young professionals seeking 1-bedrooms near Subte lines, families looking for 2 to 3 bedrooms in residential neighborhoods, and expats renting furnished apartments in premium areas.

Young professionals represent about 40% of the market, families roughly 35%, and expats plus short-term tenants the remaining 25% (growing in Palermo).

Young professionals seek compact 1-bedrooms near transit, families want spacious units with natural light, and expats prefer furnished apartments with A/C and reliable internet.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Buenos Aires.

Do tenants prefer furnished or unfurnished in Buenos Aires?

About 70% of long-term tenants prefer unfurnished apartments, while 30% seek furnished units, concentrated among expats and short-term renters.

Furnished apartments command a 20% to 40% premium, adding ARS 150,000 to 300,000 (USD 145 to 285 or EUR 130 to 260) monthly versus equivalent unfurnished units.

Tenants preferring furnished rentals include expats on 6 to 12 month assignments, digital nomads, provincial students, and professionals on temporary contracts.

Which amenities increase rent the most in Buenos Aires?

The five amenities that increase rent most are split A/C, balcony or terrace, 24-hour doorman, in-building pool or gym, and elevator with good natural light.

Split A/C adds ARS 50,000 to 100,000 monthly, a balcony adds ARS 40,000 to 80,000, 24-hour doorman adds ARS 60,000 to 120,000, and premium amenities add 15% to 25% to base rent.

In our property pack covering the real estate market in Buenos Aires, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Buenos Aires?

The five best-ROI renovations are installing split A/C, kitchen refresh with new fixtures, bathroom refresh, fresh paint with improved lighting, and fixing humidity issues.

Split A/C costs ARS 800,000 to 1,500,000 and increases rent by ARS 50,000 to 100,000 monthly; kitchen refresh costs ARS 1,500,000 to 3,000,000 and adds ARS 40,000 to 80,000; paint plus lighting at ARS 500,000 to 1,000,000 adds ARS 30,000 to 60,000.

Poor-ROI renovations include complete gut remodels of functional kitchens, luxury finishes in mid-market buildings, and major structural changes where CAMARCO-tracked costs outpace rental premiums.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Argentina versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How strong is rental demand in Buenos Aires as of 2026?

What's the vacancy rate for rentals in Buenos Aires as of 2026?

As of early 2026, the vacancy rate for Buenos Aires rentals is approximately 4%, meaning most well-located properties find tenants without extended vacancies.

Vacancy ranges from 2% to 3% in high-demand areas like Palermo and Belgrano, up to 5% to 7% for overpriced or poorly located units.

Current vacancy is higher than the near-zero levels during the 2023 crisis but below the historical 5% to 6% average, showing demand still outpaces supply in prime areas.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Buenos Aires.

How many days do rentals stay listed in Buenos Aires as of 2026?

As of early 2026, rentals in Buenos Aires stay listed approximately 20 to 25 days for well-priced units, varying significantly by quality and pricing.

The range spans 10 to 15 days for competitively priced apartments in Palermo or Belgrano, up to 45+ days for overpriced or poorly connected units.

Current days-on-market is slightly higher than last year, when post-2023 supply shortages meant almost any decent listing found a tenant within two weeks.

Which months have peak tenant demand in Buenos Aires?

Peak demand months are February and March at the start of the university and work year, with a secondary peak in July and August during mid-year contract cycles.

Drivers include the academic calendar (universities start in March), corporate hiring concentrating relocations in late summer, and mid-year contract renewal traditions.

The lowest demand months are December and January, when many porteños leave for summer vacations and housing decisions are delayed until after holidays.

What will my monthly costs be in Buenos Aires as of 2026?

What property taxes should landlords expect in Buenos Aires as of 2026?

As of early 2026, landlords should expect ARS 300,000 to 1,400,000 (USD 285 to 1,330 or EUR 260 to 1,225) yearly in ABL, the main local property tax covering street lighting, cleaning, and municipal services.

ABL ranges from ARS 300,000 for modest apartments in less central areas to ARS 1,400,000+ for high-value properties in Puerto Madero or Recoleta.

ABL is calculated based on cadastral value, location, and building characteristics, with rates set by AGIP and bills accessible through the city government portal.

Please note that, in our property pack covering the real estate market in Buenos Aires, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Buenos Aires right now?

A realistic annual maintenance budget is 1 to 1.5 months of rent, roughly ARS 720,000 to 1,080,000 (USD 685 to 1,030 or EUR 630 to 950) for an average 1-bedroom.

The range varies from 0.5 months for newer buildings to 2+ months for older properties with humidity, aging electrical systems, or deferred repairs.

Landlords typically set aside 8% to 12% of annual rental income for maintenance, covering routine repairs, appliance replacements, and periodic refreshes.

What utilities do landlords often pay in Buenos Aires right now?

Landlords commonly pay ABL, building insurance, and extraordinary building expenses, while tenants pay electricity, gas, water, internet, and ordinary expensas.

When landlords cover utilities (common for furnished rentals), typical monthly costs are ARS 30,000 to 60,000 for electricity, ARS 15,000 to 40,000 for gas, and ARS 10,000 to 25,000 for water.

Utility responsibility is contractual, so landlords should explicitly state who pays what, with the standard being tenants taking over accounts for long-term unfurnished rentals.

How is rental income taxed in Buenos Aires as of 2026?

As of early 2026, rental income is taxed under Monotributo (simplified regime with fixed payments) for eligible small landlords, or under Impuesto a las Ganancias (income tax) at progressive rates for larger portfolios.

Main deductions include property depreciation, maintenance costs, expensas, ABL, and a specific deduction when renting as the tenant's primary residence.

A common mistake is failing to register with ARCA and issue invoices from day one, or incorrectly choosing Monotributo when income requires the general regime, triggering penalties.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Buenos Aires.

We made this infographic to show you how property prices in Argentina compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses in our property pack about Buenos Aires, we always rely on the strongest methodology we can.

We aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.

Source	Why it's authoritative	How we used it
IDECBA (Buenos Aires City Statistics)	Official statistics body for Buenos Aires publishing standardized housing-market series.	We used it to anchor official asking rents and dynamics. We also used its methodology notes to explain what the numbers represent.
INDEC (National CPI)	Argentina's national statistics agency and the inflation reference.	We used it to frame the inflation backdrop driving peso rents and cross-check projections to January 2026.
IPCBA (CABA Inflation Report)	City's official inflation report tracking housing-related price changes.	We used it to validate rent and expensas contributions to housing inflation and justify our January 2026 projections.
BCRA REM	Central bank's standardized macro expectations survey.	We used it to build a defensible 2026 rent-growth outlook and sanity-check trend projections.
BCRA A3500 Exchange Rate	Central bank's official wholesale reference exchange rate.	We used it to translate USD rents to pesos and keep conversions consistent.
Zonaprop Index CABA	Major listings platform with published index and consistent methodology.	We used it to triangulate asking rents and support neighborhood-level patterns.
Mercado Libre and UdeSA Report	Structured dataset partnership with academic institution and documented method.	We used it for demand/supply dynamics and days-on-market assumptions.
Infobae (Zonaprop USD rents)	Major national outlet explicitly attributing numbers to Zonaprop.	We used it to pin down the USD market segment and provide neighborhood examples.
Infobae (IDECBA peso rents)	Major outlet directly reporting official IDECBA rent levels.	We used it as the cleanest peso rent benchmark and projected forward to January 2026.
ARCA/AFIP (Landlord Registration)	Tax authority's official guidance for landlord registration and invoicing.	We used it to explain Monotributo versus general regime and support a practical landlord checklist.
ARCA/AFIP (Tax Deductions)	Tax authority's official rules for income-tax deductions on housing rentals.	We used it to describe deductions landlords can apply when renting for primary residence.
GCBA (ABL Portal)	City government's official property tax bill access page.	We used it to explain ABL and ground our costs section in real admin steps.
AGIP (CABA Tax Agency)	Official revenue agency for Buenos Aires.	We used it for city tax rules and to triangulate local tax responsibilities.
ENRE (Electricity Tariffs)	National electricity regulator publishing official tariff tables.	We used it to justify electricity as a meaningful variable cost and support the utilities breakdown.
ENARGAS (Gas Tariffs)	National gas regulator publishing official tariff tables.	We used it to explain gas cost sensitivity and cross-check distributor rates.
MetroGAS	Main gas distributor in Buenos Aires publishing user-facing tariffs.	We used it to translate tariffs into reality tenants see on bills.
CAMARCO (Construction Costs)	Main construction chamber with standard cost indicators.	We used it to ground renovation costs and justify why simple refreshes beat full remodels.