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SUMMARY
We analyzed residential property rental yields in Bariloche as of 2026, for individual residential property buyers, using the raw dataset provided and our own structured market research process.
Using this work, we built current estimates for residential purchase prices, monthly rents, gross rental yields, and net rental yields across the Bariloche neighborhoods and property types covered in the tracker.
The article is updated regularly, so the numbers should be read as a current Bariloche residential property yield snapshot for May 2026 rather than as a permanent market rule.
The main finding is clear: small apartments usually produce the best residential property rental yields in Bariloche because they rent efficiently compared with their purchase price and are easier to manage than larger houses or villa-style properties.
Ñireco is the strongest beginner yield case in the dataset. A modeled studio costs about ARS 92m, rents for about ARS 560k per month, and produces an estimated 7.3% gross yield and 5.5% net yield.
Melipal, Playa Bonita, Belgrano, Jardín Botánico, and Centro also look useful for buyers who want a mix of rental income, tenant depth, and resale logic. Their best studio net yields generally sit around 4.8% to 5.0%.
Cerro Catedral has some of the highest gross yields in Bariloche, with studio gross yield estimated at 8.0%. But the net yield falls to about 4.6% because winter seasonality, furnishing, cleaning, vacancy, and management costs are heavier.
The weakest income profile is in prestige-led areas such as Llao Llao / Circuito Chico and larger Arelauquen properties. These areas can be beautiful lifestyle purchases, but prices are high relative to achievable rent and net yields can fall close to 3.2% to 3.5%.
For foreign buyers looking at Bariloche residential property, the safest rental-yield strategy is usually a small, well-located, easy-to-heat studio or 1-bedroom apartment rather than a large house, cabaña, or villa.
The practical takeaway is simple: compare net rental yield, not only headline rent. In Bariloche, property operating costs, heating, seasonality, access, tourist-rental rules, building condition, and tenant depth can change the real investment result.
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Residential property rental yields in Bariloche in 2026
This table compares residential property rental yields in Bariloche by neighborhood and bedroom count.
For each area, the table shows estimated average purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom properties, and 2-bedroom properties.
Finally, please note you'll find much more detailed data in our real estate pack about Bariloche.
| Neighborhood | Studio property average purchase price | Studio property average monthly rent | Studio property gross rental yield | Studio property net rental yield | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Arelauquen | ARS 156m | ARS 850k | 6.5% | 4.2% | ARS 262m | ARS 1.35m | 6.2% | 3.8% | ARS 453m | ARS 2.30m | 6.1% | 3.5% |
| Belgrano | ARS 116m | ARS 670k | 6.9% | 5.0% | ARS 184m | ARS 900k | 5.9% | 4.2% | ARS 305m | ARS 1.40m | 5.5% | 3.9% |
| Centro | ARS 122m | ARS 700k | 6.9% | 4.8% | ARS 177m | ARS 900k | 6.1% | 4.3% | ARS 290m | ARS 1.35m | 5.6% | 3.8% |
| Cerro Catedral | ARS 135m | ARS 900k | 8.0% | 4.6% | ARS 220m | ARS 1.40m | 7.7% | 4.2% | ARS 368m | ARS 2.35m | 7.7% | 4.0% |
| Dina Huapi | ARS 92m | ARS 500k | 6.5% | 4.9% | ARS 142m | ARS 670k | 5.7% | 4.3% | ARS 234m | ARS 1.00m | 5.1% | 3.8% |
| El Faldeo | ARS 106m | ARS 560k | 6.3% | 4.7% | ARS 167m | ARS 760k | 5.5% | 4.0% | ARS 269m | ARS 1.15m | 5.1% | 3.6% |
| Jardín Botánico | ARS 111m | ARS 600k | 6.5% | 4.8% | ARS 170m | ARS 800k | 5.6% | 4.2% | ARS 269m | ARS 1.20m | 5.3% | 3.8% |
| Lago Moreno | ARS 120m | ARS 700k | 7.0% | 4.6% | ARS 205m | ARS 1.05m | 6.1% | 3.9% | ARS 347m | ARS 1.75m | 6.1% | 3.6% |
| Llao Llao / Circuito Chico | ARS 170m | ARS 850k | 6.0% | 3.7% | ARS 298m | ARS 1.40m | 5.6% | 3.2% | ARS 552m | ARS 2.70m | 5.9% | 3.2% |
| Melipal | ARS 116m | ARS 680k | 7.0% | 4.9% | ARS 191m | ARS 950k | 6.0% | 4.1% | ARS 312m | ARS 1.50m | 5.8% | 3.8% |
| Ñireco | ARS 92m | ARS 560k | 7.3% | 5.5% | ARS 149m | ARS 750k | 6.0% | 4.5% | ARS 241m | ARS 1.10m | 5.5% | 3.9% |
| Playa Bonita | ARS 128m | ARS 760k | 7.2% | 4.9% | ARS 213m | ARS 1.10m | 6.2% | 4.1% | ARS 340m | ARS 1.70m | 6.0% | 3.7% |
| San Francisco | ARS 96m | ARS 540k | 6.7% | 5.0% | ARS 153m | ARS 700k | 5.5% | 4.1% | ARS 248m | ARS 1.05m | 5.1% | 3.6% |
| Villa Los Coihues | ARS 106m | ARS 620k | 7.0% | 4.9% | ARS 177m | ARS 850k | 5.8% | 3.9% | ARS 283m | ARS 1.30m | 5.5% | 3.6% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Bariloche?
The neighborhoods that offer the best net yield among areas people actually want to live in Bariloche are Ñireco, Melipal, Belgrano, Jardín Botánico, and Playa Bonita.
These areas combine realistic tenant demand with estimated studio net yields around 4.8% to 5.5%, which is stronger than the more prestige-led Bariloche residential property market.
Ñireco is the clearest yield case in the dataset. A modeled studio costs about ARS 92m, rents for about ARS 560k per month, and produces an estimated 5.5% net rental yield.
Melipal and Playa Bonita work for a different reason. Their studios show estimated net yields around 4.9%, but demand is helped by the west-side lifestyle corridor, lake access, restaurants, and easier movement toward Cerro Catedral.
Belgrano and Jardín Botánico are steadier residential choices. They are close enough to central services to support year-round demand, while being less dependent on short tourist stays than Cerro Catedral or Llao Llao.
The practical takeaway is that Ñireco gives the strongest income signal, Melipal gives the best balance, Playa Bonita gives lifestyle-driven rent, and Centro gives liquidity with more operating friction.
Where can I find residential properties with above-average yields and below-average entry prices in Bariloche?
The best places to find residential properties with above-average yields and below-average entry prices in Bariloche are Ñireco, San Francisco, Dina Huapi, El Faldeo, and Villa Los Coihues.
These areas have lower modeled entry prices than Centro, Melipal, Playa Bonita, Arelauquen, and Llao Llao, while still offering usable rental income.
Ñireco is the strongest example. Its estimated studio price is about ARS 92m, compared with about ARS 122m in Centro and ARS 116m in Melipal, while its studio net yield is higher at 5.5%.
San Francisco also looks practical for value-focused buyers. A modeled studio costs about ARS 96m, rents for about ARS 540k per month, and produces an estimated 5.0% net yield.
Dina Huapi is cheaper, with a modeled studio price of about ARS 92m and rent around ARS 500k per month, but it is not the same rental product as central Bariloche.
The honest interpretation is that cheaper areas are cheaper for a reason. A buyer may face weaker walkability, thinner tenant depth, less tourist visibility, older housing stock, or lower resale liquidity.
Where does the rent level justify the purchase price most clearly in Bariloche?
The rent level justifies the purchase price most clearly in Ñireco, Melipal, Playa Bonita, and Centro studios.
These Bariloche neighborhoods show strong rent-to-price relationships, with estimated studio gross yields around 6.9% to 7.3% before ownership costs.
Ñireco looks most rational numerically. A modeled studio at about ARS 92m with ARS 560k monthly rent produces an estimated 7.3% gross yield and 5.5% net yield.
Melipal and Playa Bonita are more lifestyle-led. Their studio prices are higher, at about ARS 116m and ARS 128m, but rents of about ARS 680k and ARS 760k per month still support strong gross yields of 7.0% and 7.2%.
Centro remains rational because liquidity is broad. The modeled Centro studio yield is 6.9% gross and 4.8% net, supported by walkability, tourists, students, workers, and short-stay renters.
The trade-off is that gross yield is not the full answer. Centro and Playa Bonita may have higher management, furnishing, cleaning, and vacancy costs than a simpler year-round rental in Ñireco.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Bariloche?
The best places to buy for stable rental income rather than maximum yield in Bariloche are Belgrano, Jardín Botánico, Centro, Melipal, and San Francisco.
These areas do not always have the highest headline yield, but they offer deeper year-round tenant demand and easier resale logic than more seasonal or peripheral locations.
Belgrano and Jardín Botánico are useful because they are livable and central-adjacent. Their modeled studio net yields are about 5.0% and 4.8%, with less dependence on ski-season demand than Cerro Catedral.
Centro is the most liquid rental zone in Bariloche. A modeled studio rents for about ARS 700k per month, and a modeled 1-bedroom rents for about ARS 900k per month.
Melipal adds lifestyle demand without being as remote as Llao Llao or Circuito Chico. It can attract renters who want west-side access, restaurants, lake proximity, and a practical route toward Cerro Catedral.
For a cautious beginner buyer, stability can be worth more than the highest gross yield. A slightly lower net yield in a deeper tenant market may be safer than a seasonal property that looks stronger only in peak months.
What type of residential property should a beginner investor buy to maximize rental profitability in Bariloche?
A beginner investor who wants to maximize rental profitability in Bariloche should usually buy a studio or 1-bedroom apartment, not a large house or villa-style property.
Small apartments offer the best balance between entry price, tenant depth, operating simplicity, and resale liquidity in the Bariloche residential property market.
The dataset is clear. Studio net yields in attractive Bariloche areas often sit around 4.8% to 5.5%, while many 2-bedroom properties fall closer to 3.6% to 4.0% net.
Ñireco shows the strongest studio example at 5.5% net yield. Belgrano, San Francisco, Melipal, Playa Bonita, Villa Los Coihues, Dina Huapi, Centro, and Jardín Botánico also show studio net yields near 4.8% to 5.0%.
Larger properties can earn high absolute rent, especially in Arelauquen, Llao Llao, Playa Bonita, and Lago Moreno. But purchase prices, heating, repairs, garden care, vacancy, and management burden rise quickly.
The beginner rule is simple: buy a studio for yield, a 1-bedroom for balance, and a 2-bedroom only when stability, family demand, or lifestyle resale matters more than maximum return.
We give you more details in the our real estate pack about Bariloche.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Bariloche?
The neighborhoods that offer strong rental income with the lowest vacancy risk in Bariloche are Centro, Belgrano, Melipal, Jardín Botánico, and Playa Bonita.
These areas combine recognizable rental demand with practical livability, which matters more than a high rent number alone.
Centro has the broadest rental pool. A modeled studio rents for around ARS 700k per month, and a modeled 1-bedroom rents for around ARS 900k, supported by walkability, services, tourism, and year-round city demand.
Belgrano and Jardín Botánico are steadier residential choices. They are less exposed to ski-season volatility than Cerro Catedral and less prestige-priced than Llao Llao.
Melipal and Playa Bonita have stronger lifestyle rents. Their modeled studio rents are about ARS 680k and ARS 760k per month, but the owner needs good pricing and management outside peak seasons.
The honest interpretation is that high-rent tourist zones can still have vacancy risk. A property that earns excellent winter or summer rent can underperform if it sits empty in shoulder periods.
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Which areas look overpriced relative to their rental income in Bariloche?
The areas that look most overpriced relative to rental income in Bariloche are Llao Llao / Circuito Chico, Arelauquen, and some large-property parts of Lago Moreno and Playa Bonita.
These are attractive lifestyle areas, but they are weaker pure rental-yield areas because purchase prices are high relative to rent.
Llao Llao / Circuito Chico is the clearest example. A modeled 2-bedroom property costs around ARS 552m and rents for around ARS 2.70m per month, producing only about 3.2% net yield.
Arelauquen is also prestige-priced. A modeled 2-bedroom property costs around ARS 453m, rents for around ARS 2.30m per month, and produces an estimated 3.5% net yield.
These areas are expensive because buyers pay for privacy, scenery, gated-community quality, scarcity, lake and mountain access, and lifestyle value.
The trade-off is not bad neighborhood versus good neighborhood. It is rental income versus lifestyle, land, privacy, and capital preservation.
Which neighborhoods should I avoid even if the rental yield looks attractive in Bariloche?
A beginner should be cautious with Dina Huapi, parts of San Francisco, and highly seasonal Cerro Catedral units even if the rental yield looks attractive in Bariloche.
The issue is not that these areas cannot work. The issue is that the headline yield can hide thinner tenant depth, weaker resale liquidity, property-specific condition risk, or seasonal income.
Dina Huapi shows an attractive modeled studio net yield of about 4.9%, but it is not the same demand pool as Centro or Melipal. It depends more on price-sensitive local renters and households wanting quieter surroundings.
San Francisco can work well, with a modeled studio net yield around 5.0%. But the buyer must check building quality, heating, access, and resale appeal carefully.
Cerro Catedral looks especially tempting because gross yields are high, at around 8.0% for studios and 7.7% for 1-bedroom and 2-bedroom properties. The problem is that net yields fall because the rental model is seasonal and operating costs are heavier.
The practical takeaway is that a high yield can simply be compensation for higher vacancy, more management work, or weaker liquidity. A beginner should not buy the number without understanding the reason behind it.
Which neighborhoods look risky even though the rental yield is high in Bariloche?
The Bariloche neighborhoods that look risky even though the rental yield is high are Cerro Catedral, Lago Moreno, Villa Los Coihues, and some lower-priced Ñireco stock.
These areas can work, but their risk-adjusted return may be weaker than the gross yield suggests.
Cerro Catedral has the highest modeled gross yield in the table, with studios at 8.0% and 1-bedroom and 2-bedroom properties at 7.7%. But the ski-season rental model needs active management, pricing discipline, furnishing, cleaning, and a plan for low-demand months.
Lago Moreno and Villa Los Coihues attract nature-focused renters, but they are more car-dependent and less liquid than Centro, Belgrano, or Jardín Botánico.
Ñireco is strong numerically, but not every property is equal. Older buildings, poor heating, weak insulation, no parking, or less desirable blocks can turn a good yield into a maintenance problem.
The safer alternative is to accept a slightly lower yield in Belgrano, Jardín Botánico, Centro, or Melipal, where tenant depth and resale liquidity are stronger.
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What neighborhoods should I avoid when buying a rental property in Bariloche?
When buying a rental property in Bariloche, a beginner should avoid overpaying in Llao Llao / Circuito Chico, buying weak-access properties in Dina Huapi, buying poorly maintained stock in San Francisco, and buying highly seasonal Cerro Catedral units without an occupancy plan.
This is not a full-neighborhood ban. It is a warning that the wrong property in these areas can turn a decent yield estimate into a poor real-world result.
Llao Llao is not a beginner yield market. The modeled 2-bedroom net yield is only about 3.2%, because prices are driven by prestige, privacy, and scarcity rather than rent efficiency.
Dina Huapi is not necessarily bad, but it needs a lower purchase price and a clear tenant plan. It is a thinner rental market than central Bariloche.
San Francisco should be filtered by heating, insulation, building condition, access, and resale logic. Low price alone is not enough.
Cerro Catedral should be avoided by beginners who want passive income. It can be profitable, but it behaves more like a small hospitality business than a simple year-round residential rental.
Which neighborhoods are seeing rental demand weaken, and why, in Bariloche?
The neighborhoods most exposed to weakening rental demand in Bariloche are highly seasonal Cerro Catedral, expensive prestige areas like Llao Llao, and weaker-access peripheral stock.
The issue is not that nobody rents there. The issue is that the tenant pool is narrower, so pricing mistakes and vacancy matter more.
Cerro Catedral demand can weaken outside ski season. The table shows high gross yields near 7.7% to 8.0%, but net yields fall to around 4.0% to 4.6% after heavier operating costs.
Llao Llao / Circuito Chico is expensive for renters and investors. A modeled 2-bedroom rent of ARS 2.70m per month is high, but the purchase price of about ARS 552m keeps net yield weak at around 3.2%.
Peripheral areas can suffer when local renters face affordability pressure. If wages do not keep up with rents, landlords may need to discount or accept longer vacancy.
This looks more like cyclical and property-specific weakness than a structural collapse. Investors should negotiate harder and filter properties more carefully rather than reject whole areas automatically.
Which neighborhoods are seeing new developments that could create stronger rental demand in Bariloche?
The Bariloche neighborhoods most likely to benefit from development and demand spillover are Melipal, El Faldeo, Jardín Botánico, Centro edge areas, and parts of the west corridor toward Playa Bonita.
New supply can improve rental quality, but it can also create competition. The useful signal is demand creation, not simply more apartments.
Melipal already has a strong lifestyle-and-access story. Its modeled studio costs about ARS 116m, rents for about ARS 680k per month, and produces an estimated 4.9% net yield.
Centro edge areas can benefit when older stock is replaced or renovated. In Bariloche, heating, insulation, parking, and furnished layouts matter a lot to rental performance.
El Faldeo and Jardín Botánico can benefit from renters and buyers priced out of Centro and Belgrano. Their modeled studio net yields are about 4.7% and 4.8%.
The caution is that new development is not automatically good for landlords. If many similar small apartments enter the same micro-market, rents may not rise as quickly as purchase prices.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Bariloche?
The neighborhoods becoming more attractive to renters because of access and transport logic in Bariloche are Melipal, Playa Bonita, El Faldeo, Villa Los Coihues, and the west corridor toward Cerro Catedral.
In Bariloche, road access often matters more than formal public transport changes. A rental property can look beautiful but still underperform if daily movement is difficult.
Melipal is attractive because it sits between the centre and the tourism corridor. Renters can reach central services, lake areas, restaurants, and routes toward Cerro Catedral more easily than from farther western zones.
Playa Bonita benefits from lake access and tourism appeal. Its modeled studio net yield is about 4.9%, which is stronger than many prestige areas.
El Faldeo benefits when renters want quieter residential areas but still need access to central services. Villa Los Coihues can work for nature-focused renters, but it needs careful tenant targeting.
The practical takeaway is that access is part of yield. A higher rent is less useful if poor roads, parking problems, or seasonal congestion reduce occupancy.
Which neighborhoods have become less attractive for property investors over the last 12 months in Bariloche?
The neighborhoods that have become less attractive for yield-focused property investors in Bariloche are Llao Llao / Circuito Chico, Arelauquen, and some premium west-side houses.
The issue is yield compression, not livability. These areas remain desirable, but purchase prices are high relative to realistic rent.
Llao Llao / Circuito Chico has one of the weakest income profiles in the dataset. Its modeled 1-bedroom and 2-bedroom properties both show estimated net yields around 3.2%.
Arelauquen shows a similar pattern. A modeled 2-bedroom property earns a high rent of around ARS 2.30m per month, but its net yield is only about 3.5% because acquisition and recurring costs are heavy.
Premium houses also face larger ownership costs. Heating, repairs, landscaping, security, community costs, vacancy, furnishing, and management can all reduce the net income.
The practical conclusion is that these areas can still suit lifestyle buyers or capital-preservation buyers. They are weaker for a beginner whose main goal is rental income.
Which property types are becoming harder to rent in Bariloche, and in which neighborhoods?
The property types becoming harder to rent in Bariloche are large premium houses, seasonal ski units, and older poorly insulated apartments.
The problem is different in each case, so buyers should not treat all residential property types as having the same risk.
Large premium houses are harder in Arelauquen, Llao Llao, Lago Moreno, and Playa Bonita because the monthly rent is high and the tenant pool is narrow.
Seasonal ski units are harder in Cerro Catedral outside peak periods. They can earn strong winter income, but they need active pricing and management to protect the annual net yield.
Older apartments are riskier in Centro, Ñireco, San Francisco, and Belgrano if heating, insulation, stairs, parking, or building condition are weak.
For a beginner, the safest property type remains a small, well-located, easy-to-heat apartment. It has the deepest renter pool and simpler resale logic.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Bariloche?
The bedroom count that offers the best balance between entry price, rental yield, and tenant demand in Bariloche is usually a studio or 1-bedroom property.
Studios give the highest yield, while 1-bedroom properties give better tenant comfort and can be easier for longer stays.
Studios have the strongest numbers in the dataset. Attractive studio net yields commonly sit around 4.8% to 5.5%, with the best example in Ñireco at 5.5% net.
One-bedroom properties are the balanced product. They cost more, but they appeal to couples, remote workers, longer-stay tenants, and renters who need more comfort than a studio.
Two-bedroom properties produce higher monthly rent, but the purchase price rises faster. Many 2-bedroom net yields in the table sit around 3.6% to 3.9%.
The beginner rule is simple: buy a studio for yield, a 1-bedroom for balance, and a 2-bedroom only if stability, family demand, or lifestyle resale matters more than maximum return.
INSIGHTS
These insights are drawn from the Bariloche residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Bariloche.
- Ñireco studios show Bariloche’s strongest beginner yield profile. The estimated 5.5% net yield is not just high, it is supported by a low modeled entry price of about ARS 92m and a realistic monthly rent of about ARS 560k.
- Small apartments usually beat houses on yield in Bariloche. The reason is simple: studios and 1-bedroom units rent efficiently, cost less to buy, and are easier to manage than larger houses, cabañas, or villa-style homes.
- Centro is liquid, but not always the highest net-yield option. Its studio yield of 4.8% net is useful, yet tourist use, competition, furnishing, vacancy, and management can reduce the benefit of strong rent.
- Melipal is one of the best balance markets in the dataset. It offers lifestyle demand, access to the west corridor, and an estimated studio net yield of about 4.9% without the extreme pricing of the prestige areas.
- Playa Bonita works best when the rental strategy captures tourist and remote-worker demand. Its studio net yield of about 4.9% is attractive, but the owner must manage seasonality and pricing carefully.
- Cerro Catedral has a high gross yield but a more complicated net result. Its studio gross yield is estimated at 8.0%, yet net yield falls to about 4.6% because the property behaves more like a seasonal rental operation.
- Arelauquen can earn high monthly rent, but recurring costs weaken the income case. The modeled 2-bedroom rent of ARS 2.30m per month looks strong, but net yield is only about 3.5%.
- Llao Llao / Circuito Chico is prestige-led rather than yield-led. The scenery, privacy, and scarcity can be attractive, but the modeled 2-bedroom net yield of about 3.2% is weak for a pure income buyer.
- Belgrano is a useful residential stability market. It does not have the glamour of lakefront or ski-adjacent areas, but a modeled studio net yield of about 5.0% is strong for a livable central-adjacent area.
- Jardín Botánico gives a practical middle-ground profile. Its studio net yield of about 4.8% reflects demand from renters who want access to central Bariloche without paying the busiest central prices.
- Dina Huapi is cheap, but the tenant pool is thinner. Its modeled studio net yield of about 4.9% should be read as a directional value signal, not proof that demand is as deep as Centro or Melipal.
- San Francisco needs careful property selection. The studio net yield of about 5.0% is attractive, but older stock, heating, access, and resale liquidity matter heavily.
- Villa Los Coihues has nature appeal, but that does not guarantee occupancy. It can work for the right renter profile, but car dependence and narrower demand make selection important.
- Two-bedroom Bariloche properties usually offer stability rather than maximum yield. They can suit families or lifestyle renters, but many modeled 2-bedroom net yields sit around 3.6% to 3.9%.
- Net yield deserves more weight than gross yield in Bariloche. Heating, repairs, tax friction, cleaning, furnishing, vacancy, tourist-rental rules, and management costs can materially reduce the headline rent-to-price number.
- The strongest Bariloche rental investment is not simply the cheapest property. A beginner buyer should prioritize tenant depth, building condition, heating quality, access, manageable costs, rental permissions, and resale liquidity.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Bariloche neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Argentine property platforms such as Zonaprop, Argenprop, and Mercado Libre Inmuebles. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, non-residential assets, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized in Argentine pesos. We used the median price as the main reference where possible, or the average only when the sample was clean enough to avoid distortion from luxury outliers or unusually weak stock.
We then built the rental side of the dataset separately. For the same neighborhood and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying one flat discount across every segment. The deduction was adjusted by neighborhood and property type, reflecting differences in vacancy risk, repairs, insurance, property tax, municipal charges, building costs, furnishing, cleaning, heating, management, platform commissions, garden care, and other operating costs when relevant.
This matters in Bariloche because a small central apartment, a PH-style unit, a cabaña, a ski-season rental, and a large west-side house do not have the same cost profile. Tourist-heavy areas usually need a higher gross yield because seasonality and management costs are heavier.
For residential property markets, we also paid attention to property-level factors when available. These include building condition, heating quality, insulation, age, access, parking, layout, rental restrictions, tenant depth, tourist-rental permissions, and resale liquidity.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Fewer than 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Bariloche.
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