What is the average rent in Mendoza?

Authored by the expert who managed and guided the team behind the Argentina Property Pack

Yes, the analysis of Mendoza's property market is included in our pack

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 Mendoza. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The Latinvestor, we explore the Mendoza real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in neighborhoods like City Center, Chacras de Coria, and Godoy Cruz. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average rent for each type of property in Mendoza?

The Mendoza rental market shows distinct pricing tiers based on property type and location as of September 2025.

One-bedroom apartments in the city center command between $400-$600 monthly, with an average of approximately $506. These properties attract young professionals and digital nomads seeking urban convenience and access to amenities.

Three-bedroom apartments in prime city center locations range from $700-$1,200 monthly, often priced between 600,000-700,000 ARS. Family-sized properties in central areas maintain strong demand due to proximity to schools, businesses, and cultural attractions.

Budget-friendly properties, including smaller condos and houses in outer districts, typically rent for the equivalent of $287-$400 monthly. These options provide affordable housing for local families and cost-conscious renters.

Luxury properties and vineyard estates represent the premium segment, with some rental options available though most properties in this category ($140,000-$300,000+ USD value) serve the sales market rather than rentals.

How do average rents vary between the main neighborhoods and districts?

Mendoza's neighborhoods show significant rental price variations reflecting local amenities, demographics, and development levels.

The City Center commands premium rates with one-bedroom apartments at $400-$600 monthly and three-bedroom units reaching $700-$1,200. This area offers the highest rental yields due to strong demand from professionals and tourists.

Chacras de Coria attracts affluent renters and expats, with one-bedroom properties starting at $500-$700 monthly and larger homes exceeding $1,000. This upscale suburban area appeals to those seeking lifestyle amenities and proximity to wineries.

Godoy Cruz presents excellent value for families, with rental ranges of $320-$500 for one-bedroom and $700-$950 for three-bedroom properties. This fast-growing district combines affordability with good infrastructure and family-oriented amenities.

Las Heras offers emerging market opportunities with rents between $250-$400 for one-bedroom and $600-$800 for three-bedroom properties. Urban regeneration projects are improving this area's appeal and investment potential.

What's the typical rent per square meter for each property type and area?

Rental rates per square meter provide clear benchmarks for comparing property values across Mendoza's diverse neighborhoods.

The citywide average ranges from $16-$20 USD per square meter monthly for typical apartments between 60-80 square meters. This baseline reflects standard urban housing in established neighborhoods.

Premium zones including Chacras de Coria and other upscale areas command $22-$28 USD per square meter monthly. These higher rates reflect superior amenities, larger property sizes, and prestigious locations.

Emerging neighborhoods like Las Heras and parts of Godoy Cruz offer attractive value at $13-$15 USD per square meter monthly. These areas provide investment opportunities for buyers seeking appreciation potential at lower entry costs.

The variation in per-square-meter pricing directly correlates with neighborhood amenities, infrastructure quality, and proximity to employment centers and tourist attractions.

What's the total monthly cost for a rental, including fees, taxes, and other expenses?

Understanding total monthly rental costs requires accounting for multiple expense categories beyond base rent.

Expense Category	Monthly Cost Range (USD)	Notes
Base Rent (2BR City)	$600	Average market rate
Utilities	$40-$60	Electricity, water, gas
Building Maintenance	$50-$150 (apt) / $100-$200 (house)	Common areas, security
Property Taxes	$25-$150	0.25-1.5% annually
Total Monthly Cost	$715-$960	All-inclusive estimate
Insurance (Optional)	$20-$40	Contents/liability
Internet/Cable	$25-$45	High-speed packages

A typical two-bedroom city center apartment totals approximately $820 monthly including all major expenses, representing a 37% premium over base rent alone.

What are the current mortgage rates and how do they impact rental profitability?

Argentina's mortgage market presents significant challenges for leveraged real estate investment as of September 2025.

Current mortgage rates average 37.8% APR in local currency, making traditional financing extremely expensive for property investors. These rates far exceed typical rental yields of 6-7%, creating negative leverage scenarios for most properties.

The high interest rate environment strongly favors cash buyers or investors with access to USD-denominated financing from international sources. Buyers using Argentine peso mortgages face monthly payments that often exceed potential rental income.

Foreign investors with dollar resources maintain significant advantages in Mendoza's property market, as they can avoid peso-denominated debt while generating rental income in a market where rents often track USD values informally.

It's something we develop in our Argentina property pack.

What's the difference in rental returns between short-term and long-term strategies right now?

Mendoza's rental market offers distinct opportunities for both short-term and long-term investment strategies with different risk-return profiles.

Short-term rentals through platforms like Airbnb can generate gross yields of 8-10% in tourist-focused areas, with some premium locations like Las Leñas achieving $3,427 monthly during peak season. However, occupancy rates average 48-55%, requiring active management and seasonal planning.

Long-term rental strategies provide more stable returns with gross yields averaging 6.0-6.6% citywide. These investments require less hands-on management and offer predictable monthly income streams with lower vacancy risk.

Short-term rentals excel in neighborhoods near tourist attractions, wineries, and seasonal destinations, while long-term strategies work best in residential areas with consistent demand from locals and expats.

The choice between strategies depends on management capacity, risk tolerance, and property location, with many investors finding success combining both approaches across different properties.

Can you give examples of actual rental prices for different property sizes and types?

Real market examples provide concrete benchmarks for understanding Mendoza's current rental landscape.

A typical two-bedroom city center apartment commands 506,000 ARS monthly (approximately $550 USD at current exchange rates), representing the market standard for urban professional housing.

Four-bedroom houses with two bathrooms in desirable areas like Luján De Cuyo typically rent for $1,000+ monthly, attracting families and executive relocations seeking space and suburban amenities.

One-bedroom apartments in premium Chacras de Coria range from $400-$700 monthly, reflecting the area's appeal to expats and affluent local renters seeking lifestyle benefits.

The July 2025 median rental price reached ARS 533,992 for one-bedroom units and ARS 643,912 for all apartment types, showing consistent demand across different property categories.

Short-term vacation rentals in wine tourism areas can achieve significantly higher daily rates during peak season, though annual yields depend heavily on occupancy management and seasonal demand patterns.

Who are the typical renters in Mendoza, and what's their profile?

Mendoza's rental market serves diverse tenant demographics, each with distinct preferences and budget ranges.

1. **Young professionals and digital nomads** primarily target city center apartments, seeking modern amenities, internet connectivity, and proximity to coworking spaces and nightlife.2. **Expatriate families and retirees** gravitate toward Chacras de Coria and similar upscale suburban areas, prioritizing lifestyle amenities, larger spaces, and international community access.3. **Local families with children** concentrate in neighborhoods like Godoy Cruz and Las Heras, balancing affordability with school access and family-friendly infrastructure.4. **Seasonal tourists and wine enthusiasts** drive short-term rental demand, particularly during harvest season and peak tourism months from March to May.5. **University students and young locals** seek budget-friendly options in outer districts, often sharing accommodations to reduce individual rental costs.

The diverse tenant base provides rental market stability, as different demographic groups maintain demand throughout various economic cycles and seasonal variations.

What's the current vacancy rate for each type of property and area?

Vacancy rates across Mendoza vary significantly by property type and location, reflecting local demand dynamics.

Short-term rental properties experience seasonal vacancy patterns with 48-55% average occupancy rates in tourist areas like Las Leñas. Peak season occupancy improves dramatically, while off-season requires strategic pricing and marketing.

Long-term residential apartments maintain estimated vacancy rates of 6-10% citywide, with city center properties experiencing lower vacancy due to consistent professional and expat demand.

Premium neighborhoods like Chacras de Coria show minimal vacancy for quality properties, as the limited supply of upscale rentals meets steady demand from affluent tenants.

Outer districts including Maipú and San Rafael experience higher vacancy rates due to limited amenities and transportation access, though lower rents help attract budget-conscious tenants.

Tourist-oriented areas face pronounced seasonal variations, with near-zero vacancy during harvest season and wine tourism peaks, but significant challenges during quieter months requiring flexible management strategies.

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.

Which property types and locations are offering the smartest investment opportunities today?

September 2025 presents several compelling investment opportunities across Mendoza's property market, each suited to different investor profiles and strategies.

City center apartments offer the most reliable returns with gross yields reaching 6.8-7.2% and consistent demand from professionals and tourists. These properties provide excellent liquidity and minimal vacancy risk.

Chacras de Coria represents the premium investment segment, attracting affluent expats and locals seeking lifestyle properties. While entry costs are higher, this area offers strong appreciation potential and premium rental rates.

Godoy Cruz and Las Heras present growth opportunities for value-oriented investors, with affordable entry points and improving infrastructure supporting long-term appreciation prospects.

Short-term rental properties in tourist districts can achieve 8-10% gross yields but require active management and seasonal planning to optimize occupancy and revenue.

It's something we develop in our Argentina property pack.

What's the current average rental yield, and how does it break down by property type and area?

Mendoza's rental yields in September 2025 demonstrate competitive returns compared to other Argentine cities and international markets.

Area/Property Type	Gross Rental Yield	Investment Notes
Citywide Average	6.0-6.6%	Stable baseline return
Premium Neighborhoods	Up to 7.0%	Chacras de Coria, prime areas
Affordable Districts	5.0-6.0%	Las Heras, Maipú
Short-term Tourist Rentals	8.0-10.0%	Higher management requirements
City Center Apartments	6.8-7.2%	Best liquidity and demand
Suburban Houses	6.2-6.8%	Family-oriented properties
Emerging Areas	6.5-7.0%	Growth potential markets

These yields compare favorably to Buenos Aires (4.8-7.3%) and significantly exceed returns in many developed markets, making Mendoza attractive for income-focused investors.

How have rents and yields changed compared to one year ago and five years ago, and what's the forecast?

Mendoza's rental market has shown consistent growth over the past five years with positive outlook for continued expansion.

Property prices per square meter have increased from $950 USD in 2021 to $1,200 USD in September 2025, representing a 26% appreciation over four years. This steady growth reflects increasing demand and economic stability improvements.

Rental yields have improved from 5.5% in 2021 to 6.6% in 2025, indicating rental growth has outpaced property price appreciation. This trend benefits both current investors and new market entrants.

One-year forecasts for 2026 predict price stability to modest growth between $1,180-$1,250 per square meter, with yields potentially reaching 6.2-7.0% as rental demand continues strengthening.

Five-year projections through 2030 anticipate continued moderate appreciation with prices reaching $1,200-$1,300 per square meter and yields stabilizing at 6.5-7.5%, supported by growing tourism and expat populations.

Ten-year outlook depends significantly on Argentine economic policy stability, but strong fundamentals suggest upside potential if inflation control and institutional improvements continue.

It's something we develop in our Argentina property pack.

How do Mendoza's rental prices and yields compare to other similar-sized cities?

Mendoza's rental market performance stands out favorably when compared to other major Argentine cities and regional centers.

Buenos Aires commands higher absolute rents ($400-$700 for one-bedroom apartments) but offers lower yields of 4.8-7.3% due to higher property prices. Mendoza provides better value for yield-focused investors.

Córdoba shows similar rental pricing to Mendoza but slightly higher yields at 6.45%, though with less tourism infrastructure and international appeal limiting long-term growth potential.

Rosario offers cheaper entry points but significantly lower yields of 4.1-5.3% due to weaker rental demand and limited economic diversification compared to Mendoza's wine and tourism industries.

Internationally, Mendoza's rental yields exceed most developed markets while offering lower entry costs than comparable wine regions in Chile, South Africa, or secondary markets in Europe and North America.

The combination of competitive yields, affordable entry points, growing international recognition, and diverse economic base positions Mendoza advantageously among similar-sized investment markets globally.

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.

Sources

1. The Latinvestor - Average Rent Argentina
2. Numbeo - Cost of Living Mendoza Argentina
3. Expatra - Living in Mendoza Argentina
4. Expat Focus - Argentina Property Rental Prices
5. The Latinvestor - Mendoza Price Forecasts
6. The Latinvestor - Mendoza Property
7. The Global Economy - Argentina Mortgage Interest Rate
8. AirROI - Mendoza Las Leñas
9. AirROI - Mendoza Report
10. Global Property Guide - Argentina Rental Yields