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Argentina's rental market has experienced significant improvements following economic reforms in 2024-2025. The national average gross rental yield reached 5.98% by September 2025, up from 4.64% in late 2023. This comprehensive guide examines rental yields across major Argentine cities, helping investors understand where the best opportunities lie in today's market.
If you want to go deeper, you can check our pack of documents related to the real estate market in Argentina, based on reliable facts and data, not opinions or rumors.
Argentina offers rental yields ranging from 4.19% in Rosario to 6.6% in Mendoza, with Buenos Aires averaging 4.88% but reaching 6-9% for studios in prime areas.
Short-term rentals significantly outperform traditional leases, achieving up to 12.3% gross yields in tourist destinations like Buenos Aires and Córdoba.
| City | Average Gross Yield | Studio/1-Bed Yield | Short-term Rental Yield | Average Price per m² |
|---|---|---|---|---|
| Buenos Aires | 4.88% | 6-9% | 12.3% | $2,460 |
| Córdoba | 6.45% | 7.2% | 12.3% | $1,000-3,000 |
| Mendoza | 6.6% | 7% | 12.3% | $1,000-3,000 |
| Rosario | 4.19% | 4-5% | 12.3% | $1,200-2,500 |
| National Average | 5.98% | 6-8% | 12.3% | $1,500-2,500 |
What are the current average rental yields in Argentina by major city and region?
As of September 2025, Argentina's rental market shows significant variation across major cities and regions.
Buenos Aires delivers an average gross rental yield of 4.88%, though this figure masks considerable variation within the capital. Studios and one-bedroom apartments in high-demand neighborhoods like Palermo, Recoleta, and San Telmo can achieve 6-9% gross yields. Premium areas such as Puerto Madero command higher purchase prices but offer lower yields due to their luxury positioning.
Córdoba leads provincial cities with average yields of 6.45%, making it particularly attractive for investors. The city benefits from a strong university presence, creating consistent rental demand. Studios and one-bedroom units near universities can reach 7.2% gross yields, especially in areas close to Universidad Nacional de Córdoba and Universidad Tecnológica Nacional.
Mendoza offers competitive yields averaging 6.6%, supported by its wine tourism industry and growing expat community. The city's strategic location near the Andes mountains attracts both long-term residents and short-term visitors, providing flexible rental strategies for property owners.
Rosario shows the lowest yields among major cities at 4.19%, particularly for larger residential units. The city's industrial focus and lower tourism appeal contribute to more modest rental returns compared to other Argentine metropolitan areas.
How do yields differ between property types such as apartments, houses, and commercial spaces?
Property type significantly impacts rental yields across Argentina's real estate market.
Apartments consistently outperform other residential property types, with studios and one-bedroom units delivering the highest returns. These smaller units typically achieve 6-9% gross yields in central locations, benefiting from strong demand from young professionals, students, and expatriates. Three-bedroom apartments generally yield 4-6% gross, as their higher purchase prices aren't proportionally matched by rental premiums.
Houses in central locations tend to yield similar or slightly lower returns compared to apartments, mainly due to higher maintenance costs and property taxes. Suburban houses often struggle to match apartment yields, particularly in markets like Buenos Aires where urban density creates rental premiums for well-located apartments.
Commercial spaces typically offer higher gross yields, often ranging from 7-10% based on Latin American market standards. Office spaces in prime Buenos Aires districts like Puerto Madero and Microcentro command premium rents from multinational corporations and local businesses. Retail spaces in high-traffic areas also generate strong returns, though they require more active management and carry higher vacancy risks.
Short-term rental properties represent a distinct category, achieving gross yields up to 12.3% in tourist-friendly cities like Buenos Aires, Bariloche, and Córdoba. These properties benefit from higher daily rates and strong occupancy levels, though they require more intensive management and regulatory compliance.
What is the breakdown of yields by property size or surface area?
Property size directly correlates with rental yield performance across Argentina's market.
| Property Size | Typical Gross Yield | Best Locations | Target Renters |
|---|---|---|---|
| Studios (25-35m²) | 7-9% | University areas, business districts | Students, young professionals |
| 1-Bedroom (35-50m²) | 6-8% | Trendy neighborhoods, near transport | Young couples, expats |
| 2-Bedroom (50-75m²) | 5-7% | Family neighborhoods, suburbs | Small families, working professionals |
| 3-Bedroom (75-100m²) | 4-6% | Established residential areas | Families, shared accommodation |
| Large Units (100m²+) | 3-5% | Premium neighborhoods | Affluent families, executives |
Smaller units consistently deliver superior yields because their lower absolute purchase prices make them accessible to more renters, while rental rates don't decrease proportionally with size. Studios and one-bedroom apartments benefit from high demand in urban centers where space efficiency matters more than total area.
Larger apartments and houses face yield challenges because their higher purchase prices aren't matched by proportionally higher rents. A 100m² apartment might cost three times more than a 35m² studio but only command twice the monthly rent, resulting in lower percentage returns.
It's something we develop in our Argentina property pack.
What are the current average purchase prices including all fees and taxes?
Property purchase prices vary significantly across Argentina's major markets as of September 2025.
Buenos Aires presents the highest purchase costs, with average prices reaching $2,460 per square meter. Premium neighborhoods like Puerto Madero command over $6,500 per square meter, while more affordable areas like Villa Lugano start around $1,500 per square meter. The median home price in Buenos Aires currently sits around $355,000, reflecting the capital's premium positioning within Argentina's market.
Secondary cities offer more accessible entry points, with Córdoba and Mendoza ranging from $1,000 to $3,000 per square meter depending on location and property quality. These markets provide opportunities for investors seeking higher yields at lower absolute investment levels.
Transaction costs add 7-10% to the base property price, covering legal fees, registration costs, transfer taxes, and notary expenses. This means a $100,000 property effectively costs $107,000-$110,000 when including all mandatory fees and taxes.
Foreign buyers face additional considerations, including currency exchange costs and potential restrictions in certain border areas. However, Argentina generally welcomes foreign real estate investment with minimal additional bureaucratic requirements compared to regional peers.
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What are the typical financing costs and mortgage rates for property buyers in Argentina?
Argentina's mortgage market has undergone dramatic changes following economic reforms in 2024-2025.
Current mortgage interest rates stand at 37.84% annually as of September 2025, representing a significant decrease from peaks exceeding 130% in late 2023. While these rates remain high by international standards, they reflect the ongoing economic stabilization process under the current administration's reforms.
Mortgage issuance has increased dramatically, with $3 billion expected in 2025 representing a 260% year-on-year increase. This revival indicates renewed confidence in Argentina's financial system and improved access to property financing for qualified buyers.
Argentine mortgages typically feature inflation-indexed payments, meaning monthly payments adjust with official inflation rates. This mechanism protects lenders but creates payment uncertainty for borrowers during periods of rising inflation. Most mortgages require 20-30% down payments, with loan terms extending 15-20 years for qualified applicants.
Foreign buyers often rely on cash purchases or financing from their home countries, as accessing Argentine mortgages requires local income verification and banking relationships. This dynamic has created opportunities for cash buyers to negotiate favorable purchase prices in a market where many local buyers depend on financing.
What are the average long-term rental rates versus short-term rental rates for similar properties?
Rental rate structures show dramatic differences between long-term and short-term strategies across Argentina.
Long-term residential rentals typically generate $320-$700 monthly for one-bedroom units, varying by city and neighborhood quality. Buenos Aires commands the highest rates at $400-$700 monthly, while secondary cities like Córdoba and Mendoza range from $300-$500 monthly. These rates reflect traditional lease arrangements with annual contracts and inflation adjustments.
Short-term rentals through platforms like Airbnb generate significantly higher gross returns. Buenos Aires short-term rentals average ARS35,050 (~$35) daily with 66-67% occupancy rates. A typical Buenos Aires listing operates 241 nights annually, generating approximately $8,760 in gross revenue - substantially higher than equivalent long-term rental income.
Short-term rental occupancy varies by location, with Buenos Aires achieving 67% occupancy, Córdoba around 56%, and Mendoza approximately 51%. These occupancy levels, combined with premium daily rates, enable gross yields up to 12.3% in well-managed properties.
The short-term rental advantage comes with additional responsibilities including higher management costs, more frequent maintenance, guest services, and regulatory compliance. However, the revenue premium often justifies these additional expenses for properties in tourist-friendly locations.
Can you give example rental yield calculations for different types of properties?
Understanding rental yield calculations helps investors evaluate potential returns across different property types and strategies.
The gross rental yield formula divides annual rental income by property value, multiplied by 100 for percentage: (Annual Rental Income ÷ Property Value) × 100 = Gross Yield %.
For a Buenos Aires one-bedroom apartment costing $95,000 generating $532 monthly rent: Annual rent equals $532 × 12 = $6,384. Gross yield equals $6,384 ÷ $95,000 × 100 = 6.72%. This example represents typical performance for well-located smaller units in Argentina's capital.
A Córdoba one-bedroom apartment costing $65,000 generating $390 monthly rent achieves: Annual rent of $390 × 12 = $4,680. Gross yield equals $4,680 ÷ $65,000 × 100 = 7.20%, demonstrating how secondary cities often provide superior percentage returns.
Short-term rental calculations require different approaches due to variable occupancy and seasonal pricing. A Buenos Aires studio costing $75,000 generating $40 daily at 65% occupancy equals: Annual revenue of $40 × 365 × 0.65 = $9,490. Gross yield equals $9,490 ÷ $75,000 × 100 = 12.65%, highlighting short-term rental potential.
Net yields subtract operating expenses including management fees, maintenance, taxes, and vacancy allowances. Typical expense ratios range 25-35% of gross rental income, reducing net yields by approximately 1.5-2% compared to gross calculations.
What are the common renter profiles in different cities and property segments?
Argentina's rental markets serve distinct demographic segments across different cities and property types.
1. **Buenos Aires attracts diverse renter profiles including young professionals working in finance, technology, and multinational corporations seeking studios and one-bedroom apartments in trendy neighborhoods like Palermo and Recoleta**2. **International expatriates and remote workers preferring furnished units with short-term flexibility, often paying premium rates for move-in ready properties**3. **University students concentrated near educational institutions, creating consistent demand for affordable studios and shared accommodations**4. **Tourism and business travelers utilizing short-term rentals, particularly in areas with good transportation access and entertainment options**5. **Local families seeking larger apartments in established residential neighborhoods with schools and parks nearby**Córdoba's rental market centers heavily around its university population, with Universidad Nacional de Córdoba and Universidad Tecnológica Nacional driving demand for affordable student housing. Young families and working professionals also seek rental properties in this more affordable alternative to Buenos Aires.
Mendoza attracts a mixed profile including wine industry professionals, tourism workers, and retirees drawn to the region's climate and lifestyle. The city's growing expat community creates demand for quality rental properties with modern amenities.
Understanding these profiles helps investors target appropriate property types and neighborhoods. Properties near universities command steady demand but may require more frequent turnovers, while family-oriented areas provide stability with longer-term leases.
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.
What are the current vacancy rates, and how do they vary by area and property type?
Vacancy rates across Argentina have improved significantly following the elimination of rent control policies in late 2023.
Buenos Aires residential vacancy has dropped sharply since rent control removal, with strong demand particularly evident in desirable neighborhoods like Palermo, Recoleta, and San Telmo. The elimination of rent freezes and eviction restrictions encouraged landlords to return properties to the rental market, improving overall availability while establishing market-based pricing.
Short-term rental occupancy provides measurable data, with Buenos Aires achieving 67% occupancy rates for Airbnb properties. Córdoba maintains approximately 56% occupancy, while Mendoza averages 51% occupancy. These figures represent strong performance considering seasonal variations and competition from hotels.
Commercial real estate shows positive absorption trends, with Class A office space in Buenos Aires recording net absorption of 61,680 square meters in Q2 2025. This indicates growing business confidence and expansion activity among corporations operating in Argentina.
Property type significantly influences vacancy patterns. Smaller apartments in central locations experience minimal vacancy due to high demand from young professionals and students. Larger family units may experience longer marketing periods but generally achieve stable occupancy once leased. Luxury properties in premium areas can experience extended vacancy periods due to limited qualified tenant pools.
What are the typical ongoing expenses for landlords, including maintenance, management, and taxes?
Landlord expenses significantly impact net rental yields and require careful consideration in investment calculations.
Property maintenance costs typically range 0.5-1.5% of property value annually, depending on building age, quality, and usage intensity. Older buildings or high-traffic short-term rentals require higher maintenance budgets, while newer apartments with professional building management may have lower ongoing costs.
Professional property management services charge approximately 7-10% of gross rental income for long-term rentals, handling tenant placement, rent collection, maintenance coordination, and legal compliance. Short-term rental management commands higher fees due to increased service requirements including guest communication, cleaning, and platform management.
Property taxes average 0.5-1% of assessed property value annually, varying by municipality and property type. Buenos Aires property taxes tend toward the higher end of this range, while secondary cities often impose lower rates. Some areas offer tax incentives for new construction or renovation projects.
Additional expenses include building insurance, utility costs during vacancy periods, periodic renovations, and legal fees for tenant issues. Conservative investors budget 25-35% of gross rental income for total operating expenses, ensuring adequate reserves for unexpected repairs and extended vacancies.
It's something we develop in our Argentina property pack.
How do we go from gross rental yield to net rental yield after all costs are factored in?
Converting gross rental yields to net yields requires systematic deduction of all operating expenses and ownership costs.
The calculation begins with gross annual rental income, then subtracts property management fees (7-10% of rent), maintenance costs (0.5-1.5% of property value), property taxes (0.5-1% of value), insurance premiums, and vacancy allowances. Additional deductions include periodic renovations, legal fees, and utility costs during vacant periods.
For a typical Argentine rental property generating 7% gross yield, operating expenses usually reduce net yield by 1.5-2 percentage points. This means the net yield ranges from 5-5.5%, representing the actual cash return to property owners after all expenses.
Short-term rentals face higher expense ratios due to increased management requirements, more frequent cleaning, higher utility usage, and platform commission fees. These properties might see gross yields reduced by 2-3 percentage points, though their higher gross yields often still produce competitive net returns.
Conservative investors should budget for expense ratios between 25-35% of gross rental income. Properties in premium locations with professional management may achieve lower expense ratios, while older buildings or high-maintenance properties require higher reserves.
Accurate net yield calculations prove essential for comparing investment opportunities and ensuring adequate cash flow for property ownership sustainability.
Given today's market, which property types and locations offer the smartest rental yield opportunities?
September 2025 market conditions create specific opportunities for yield-focused investors across Argentina.
Córdoba represents the strongest overall opportunity, combining 6.45% average yields with lower entry costs and stable rental demand. Properties near Universidad Nacional de Córdoba achieve 7.2% yields for one-bedroom units, supported by consistent student housing demand and growing professional populations.
Buenos Aires offers selective opportunities in emerging neighborhoods like Villa Crespo and Palermo Soho, where gentrification drives rental growth while purchase prices remain below premium areas. Studios and one-bedroom apartments in these locations can achieve 6-9% gross yields with potential for capital appreciation.
Short-term rental strategies work exceptionally well in tourist destinations including Buenos Aires, Bariloche, and Mendoza wine regions. These properties can achieve 12.3% gross yields through platforms like Airbnb, though they require active management and regulatory compliance.
Mendoza provides balanced opportunities with 6.6% average yields supported by wine tourism and growing expat communities. The city's international appeal creates diverse rental demand spanning tourists, business travelers, and permanent residents.
Property types favoring smaller units consistently outperform, with studios and one-bedroom apartments delivering the highest yields across all markets. These properties benefit from strong demand, lower absolute prices, and efficient space utilization appealing to modern renters.
How have rental yields and rents changed compared to one year ago and five years ago?
Argentina's rental market has experienced dramatic transformation over recent years, particularly following economic policy changes.
Rental yields increased substantially from 4.64% in Q3 2023 to 5.98% by September 2025, representing a 29% improvement in gross yields. This increase reflects market liberalization following rent control elimination and improved economic stability under current reforms.
Mortgage issuance surged over 1,000% year-on-year post-2024, indicating renewed confidence in Argentina's financial system. Transaction volumes increased sharply, with median sale prices in Buenos Aires rising 38.9% year-over-year in USD terms by June 2025, suggesting strong recovery and new demand patterns.
Five-year comparisons show more complex patterns due to currency devaluation and economic volatility. Real estate prices in USD terms remain below pre-2019 levels despite recent recovery, creating opportunities for investors entering at historically attractive valuations. The peso's devaluation has made Argentine real estate more accessible to foreign buyers while potentially offering currency appreciation upside if economic reforms succeed.
Rental rates have adjusted to market conditions following rent control removal, with landlords now able to set competitive rates reflecting true market demand. This change has encouraged property owners to return units to the rental market, improving supply while establishing sustainable pricing structures.
It's something we develop in our Argentina property pack.
What is the forecast for yields and rents over the next one, five, and ten years?
Argentina's rental market outlook depends heavily on continued economic reform success and political stability.
Short-term forecasts for 2026 suggest rental yields in premium Buenos Aires areas may grow 8-12%, driven by continued market liberalization and increased foreign investment. Córdoba and Mendoza should maintain steady yields around 5-7% with gradual rent increases matching broader economic growth.
Five-year projections assume successful implementation of current economic reforms, potentially stabilizing inflation and reducing currency volatility. Under this scenario, prime neighborhood yields could stabilize at 7-9% while maintaining real purchasing power. International buyer interest should increase if economic stability proves sustainable, supporting both rental demand and capital appreciation.
Ten-year outlooks present greater uncertainty but significant potential rewards. If Argentina achieves sustained economic stability and rejoins international capital markets fully, the country could offer some of Latin America's best risk-adjusted real estate returns. Demographic trends favoring urbanization and growing middle-class populations support long-term rental demand in major cities.
Key risks include political changes reversing current reforms, renewed inflation pressures, or global economic conditions affecting commodity prices crucial to Argentina's economy. Investors should monitor policy continuity and economic indicators when making long-term investment decisions.
Conservative projections suggest yields remaining competitive regionally while optimistic scenarios envision Argentina becoming a premier Latin American real estate investment destination.
How do rental yields in Argentina compare with other large, comparable cities around the world?
Argentina's rental yields compare favorably with both regional peers and international markets as of September 2025.
| City/Country | Average Gross Yield | Short-term Rental Yield | Price per m² (USD) | Market Characteristics |
|---|---|---|---|---|
| Buenos Aires, Argentina | 4.88-6% | 8.35-12.3% | $2,460 | Post-reform recovery |
| Santiago, Chile | 5-6% | 6-8% | $3,200 | Stable, mature market |
| São Paulo, Brazil | 6-7% | 7-9% | $2,800 | Large, diverse market |
| Montevideo, Uruguay | 5-6% | 6-7% | $2,100 | Small, stable market |
| Mexico City, Mexico | 6-8% | 8-10% | $1,800 | Growing international interest |
Buenos Aires offers superior short-term rental yields at 8.35% compared to regional competitors, while maintaining competitive long-term yields. The city's lower price per square meter compared to Santiago creates better entry opportunities for international investors.
Compared to major North American and European cities, Argentina provides significantly higher yields. Cities like New York (3-4%), London (3-5%), and Toronto (4-5%) offer lower returns due to higher property prices relative to rental income. Argentina's current market positioning reflects both opportunity and higher perceived risk.
Within Latin America, Argentina competes favorably with established markets while offering potentially higher upside if economic reforms prove successful. The combination of competitive yields, relatively low entry costs, and recovery potential makes Argentina attractive for investors seeking emerging market exposure with developed-world infrastructure.
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.
Argentina's rental market in September 2025 presents compelling opportunities for yield-focused investors, particularly in secondary cities like Córdoba and Mendoza where gross yields exceed 6% with lower entry costs than Buenos Aires.
The market's recovery following economic reforms, combined with improved mortgage access and eliminated rent controls, has created a more favorable environment for property investors seeking both rental income and potential capital appreciation.
Sources
- Global Property Guide - Argentina Rental Yields
- The LatinVestor - Average Rent Argentina
- Airbtics - Best Airbnb Markets Argentina
- The LatinVestor - Average House Price Argentina
- The Global Economy - Argentina Mortgage Rates
- Buenos Aires Times - Argentina Housing Market
- Airbtics - Buenos Aires Airbnb Revenue
- Cushman & Wakefield - Argentina Market
- eSales International - Argentina Property Outlook
- The LatinVestor - Argentina Price Forecasts