Buenos Aires: Belgrano for expats/investors

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

Yes, the analysis of Buenos Aires' 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 Buenos Aires. 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 Buenos Aires 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 Belgrano, Palermo, and Puerto Madero. 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 average price per square meter to buy an apartment in Belgrano right now?

The average apartment price in Belgrano sits at US$2,916 per square meter as of September 2025.

This figure represents a significant recovery from the market lows experienced in 2023-2024, with prices climbing approximately 8.3% year-over-year. Belgrano's pricing positions it among Buenos Aires' premium districts, sitting below the ultra-luxury Puerto Madero but above most other established neighborhoods.

The current pricing reflects strong underlying demand from both local buyers and international investors seeking quality properties in safe, well-connected areas. Recent transactions show consistent activity across different apartment sizes, with particular strength in 1-3 bedroom units in modern or recently renovated buildings.

Market analysts expect continued moderate appreciation as Argentina's economy stabilizes and new mortgage financing options become available to buyers. Properties with premium amenities, security features, and proximity to green spaces or transport hubs command the highest prices within the neighborhood range.

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

How much do rents typically cost for a one-bedroom and a two-bedroom apartment in Belgrano?

One-bedroom apartments in Belgrano typically rent for US$729-765 per month, while two-bedroom apartments range from US$1,400-1,625 per month.

These rental rates reflect the neighborhood's premium status and high demand from expat professionals, diplomatic staff, and local executives. The pricing varies based on specific building amenities, renovation level, floor height, and exact location within Belgrano's different sub-areas.

Properties in modern buildings with security, parking, and gym facilities command the higher end of these ranges. Apartments near major transport hubs like subway stations or close to international schools also achieve premium rents due to convenience factors.

The rental market in Belgrano remains consistently strong throughout the year, with particularly high demand during the March-April and August-September periods when international school terms begin and many expat families relocate.

Landlords typically require deposits and guarantees, but the stable tenant demand and neighborhood reputation make Belgrano an attractive option for rental property investors.

What is the average rental yield for apartments in Belgrano compared to other Buenos Aires neighborhoods?

Belgrano delivers average gross rental yields of 4.3%, positioning it competitively within Buenos Aires' premium neighborhood category.

Compared to other established areas, Belgrano's yields sit slightly below Palermo's 4.5-5.8% range but above Puerto Madero's premium 3.5-4% yields. The neighborhood offers better returns than ultra-luxury districts while maintaining strong capital appreciation potential.

Recoleta provides similar yields at 4-5.5%, while emerging areas like San Telmo offer around 5% but with higher management requirements. Outer neighborhoods can achieve 7-8% yields but lack Belgrano's capital growth prospects and tenant quality.

The 4.3% yield in Belgrano reflects the balance between premium property prices and strong rental demand from quality tenants, including expat professionals and diplomatic families who typically maintain properties well and pay consistently.

Investors should consider that Belgrano's yields come with lower vacancy rates, minimal property management issues, and steady capital appreciation, making the total return proposition attractive for long-term investment strategies.

How safe is Belgrano in terms of crime rates, both during the day and at night?

Belgrano ranks among Buenos Aires' safest neighborhoods, with significantly lower crime rates than central and southern districts.

During daytime hours, the neighborhood maintains excellent safety levels with active street life, regular police presence, and well-maintained public spaces. The residential character attracts families, seniors, and professionals who contribute to natural surveillance and community stability.

Night-time safety remains good across most of Belgrano, particularly along major avenues like Cabildo and Juramento where commercial activity extends into evening hours. Main residential blocks stay reasonably active after dark, though quieter side streets require normal urban awareness.

The primary security concerns involve occasional petty theft and opportunistic robberies, typical of any major city, but violent crime rates remain low by Buenos Aires standards. The neighborhood's upper-middle-class character and family-oriented environment contribute to overall security.

Many buildings feature 24-hour security, controlled access, and surveillance systems, adding additional protection layers for residents and making Belgrano particularly attractive to expat families and international professionals.

What are the main public transport options in Belgrano, and how long does it take to get to downtown Buenos Aires?

Belgrano offers excellent public transport connectivity through subway Line D, commuter trains, and extensive bus networks, with downtown access in 20-35 minutes.

The subway Line D serves multiple stations throughout Belgrano, providing direct connections to Microcentro and other central business districts. During peak hours, the journey typically takes 25-35 minutes, while off-peak travel can be completed in 20-25 minutes.

Belgrano C station anchors the commuter train network, offering broad access to northern suburbs and central Buenos Aires. The train system provides an alternative to subway travel, particularly useful during maintenance periods or for reaching specific destinations.

Multiple bus lines traverse major avenues including Cabildo and Juramento, creating redundant transport options and ensuring residents can always reach their destinations. The bus network connects to areas not directly served by subway or train lines.

Most residents can achieve door-to-door downtown commutes within 40 minutes during rush hours, making Belgrano highly practical for professionals working in central Buenos Aires while maintaining suburban quality of life.

How walkable is Belgrano, and are daily essentials like supermarkets, pharmacies, and gyms within easy reach?

Belgrano offers exceptional walkability with wide sidewalks, tree-lined streets, and compact block layouts that make daily essentials easily accessible on foot.

Supermarkets including Carrefour Express locations are distributed throughout the neighborhood, ensuring residents can complete grocery shopping within a few blocks of most addresses. The acclaimed Mercado de Belgrano provides fresh produce, specialty foods, and artisanal products in a traditional market setting.

Pharmacies, bakeries, and basic services cluster along major commercial streets, creating convenient shopping circuits for daily needs. Medical clinics, dental offices, and specialist services are readily available within walking distance for most residents.

Fitness facilities including gyms, yoga studios, and sports clubs are well-distributed across the neighborhood. Parks like Plaza Manuel Belgrano provide green spaces for recreation and exercise within easy walking distance.

The neighborhood's design encourages pedestrian activity with shade from mature trees, well-maintained sidewalks, and regular street cleaning, making walking a pleasant and practical way to handle daily activities throughout the year.

What international schools or bilingual schools are in Belgrano, and how much do they cost?

Belgrano hosts five major international and bilingual schools, making it a top choice for expat families seeking quality education options.

School	Type	Estimated Annual Cost
Belgrano Day School	Bilingual (English-Spanish)	US$6,000-8,000
Islands International School	International Curriculum	US$8,000-10,000
Escuela ORT Sede Belgrano	Technical/Bilingual	US$5,500-7,500
Buenos Aires English High School	English-focused	US$6,500-9,000
Washington School	American Curriculum	US$7,000-11,000

These institutions offer various curricula including International Baccalaureate, American standards, and bilingual programs that prepare students for university admission in Argentina and abroad. The concentration of quality schools makes Belgrano particularly attractive to diplomatic families and international executives.

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

How is the healthcare access in Belgrano, and are there reputable hospitals or clinics nearby?

Belgrano provides comprehensive healthcare access through multiple reputable hospitals, clinics, and specialist centers within the neighborhood.

Clínica Adventista Belgrano serves as the primary 24-hour hospital facility, offering emergency services, surgery, and comprehensive medical care with modern equipment and international standards. The facility accepts various insurance plans and provides services in multiple languages.

Luis Pasteur Medical Center Belgrano specializes in general and specialist care, including cardiology, gynecology, and pediatrics. The center maintains high service standards and offers appointment scheduling compatible with expat needs.

Additional facilities include Belgrano Medical Center for outpatient care, Centro Médico Emergencias-Belgrano for urgent care, and Integrative Medicine Belgrano SRL for multispecialty services and diagnostics.

The concentration of healthcare options means residents can access routine check-ups, specialist consultations, emergency care, and complex procedures without traveling to other districts. Many facilities accept international insurance and provide billing in US dollars for expat convenience.

What types of properties are most in demand in Belgrano—apartments, family houses, or luxury condos?

Apartments dominate property demand in Belgrano, particularly 1-3 bedroom units in modern or renovated buildings with security and amenities.

The apartment market shows strongest activity in properties featuring contemporary finishes, balconies or terraces, parking spaces, and building amenities like gyms, pools, or rooftop areas. Units in buildings with 24-hour security achieve premium pricing and faster sales.

Family houses represent a smaller but steady market segment, appealing primarily to established expat families and wealthy locals seeking private outdoor space. These properties typically feature 3-4 bedrooms, private gardens, and parking for multiple vehicles.

Luxury condos in premium developments attract investors and high-net-worth individuals, though this represents the smallest market segment by transaction volume. These properties often include concierge services, spa facilities, and prime locations near parks or major avenues.

Market liquidity remains highest in the apartment sector, where properties typically sell within 3-6 months of listing at appropriate prices, while houses and luxury condos may require 6-12 months for optimal sales results.

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 is the profile of the expat community in Belgrano, and are there active social or professional networks?

Belgrano attracts a diverse, well-educated expat community including diplomats, corporate executives, international school staff, and retirees seeking quality urban living.

The community composition includes significant populations from North America, Europe, and Asia, drawn by the neighborhood's international schools, healthcare quality, and cultural amenities. Many expat families choose Belgrano specifically for its family-friendly environment and educational opportunities.

Professional networks flourish around international schools, with parent communities forming natural social circles that extend beyond educational activities. Language exchange groups, cultural associations, and professional meetups create additional networking opportunities.

Business networks include chambers of commerce chapters, rotary clubs, and industry-specific groups that meet regularly in neighborhood venues. The proximity to diplomatic missions and multinational corporations creates a natural professional ecosystem.

Social integration proves easier in Belgrano than in some Buenos Aires neighborhoods due to the international character and English language prevalence, though Spanish skills remain valuable for deeper community engagement and accessing all local services.

How have property prices in Belgrano changed over the past five years, and what's the outlook for the next five?

Belgrano property prices experienced significant volatility over the past five years, falling sharply from 2019 peaks before recovering 8.3% year-over-year in 2025.

The period 2019-2023 saw substantial price declines reaching approximately 19% below peak levels, reflecting Argentina's broader economic challenges, currency instability, and reduced international investment. The market bottomed during 2023-2024 before beginning recovery.

Current prices at US$2,916 per square meter represent strong recovery momentum, supported by renewed economic stability, improved access to financing, and returning international buyer interest. The rebound demonstrates underlying market strength and Belgrano's enduring appeal.

The five-year outlook suggests continued slow but steady appreciation, assuming continued economic stabilization and expanding mortgage market access. Market fundamentals support gradual price growth driven by limited quality supply and sustained demand from expats and wealthy locals.

Potential risks include macroeconomic instability or currency volatility, while upside opportunities include improved financing options and increased international tourism driving secondary residence demand in premium neighborhoods like Belgrano.

What are the local amenities and lifestyle perks in Belgrano, such as parks, cafés, shopping centers, and cultural spots?

Belgrano offers exceptional lifestyle amenities including verdant parks, vibrant café culture, quality shopping, and rich cultural attractions that enhance daily living quality.

1. **Green Spaces**: Plaza Manuel Belgrano and Plaza Noruega provide landscaped areas for recreation, while tree-lined streets create a garden-like atmosphere throughout the neighborhood.2. **Café Culture**: The area features numerous cafés ranging from traditional porteño establishments to modern specialty coffee shops, creating social hubs and work-friendly spaces for residents.3. **Shopping Options**: Major supermarkets like Carrefour Express serve daily needs, while Mercado de Belgrano offers artisanal foods, fresh produce, and specialty items in a traditional market setting.4. **Cultural Attractions**: The neighborhood hosts regular cultural events, art galleries, bookstores, and performance spaces that contribute to an intellectually stimulating environment.5. **Sports and Recreation**: Multiple gyms, sports clubs, tennis facilities, and yoga studios cater to active lifestyles, while parks provide space for jogging, cycling, and outdoor activities.

The combination of urban sophistication and residential tranquility makes Belgrano ideal for families, professionals, and retirees seeking high-quality city living with suburban comfort and community feel.

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

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. Global Property Guide - Argentina Price History
2. Gateway to South America - Buenos Aires Property Values
3. 4Rent Argentina - Belgrano Apartments
4. The LatinVestor - Average Rental Yield Buenos Aires
5. The LatinVestor - Housing Market Buenos Aires
6. The LatinVestor - Buenos Aires Real Estate Market
7. Numbeo - Cost of Living Buenos Aires
8. The LatinVestor - Average Rent Argentina
9. Properstar - Buenos Aires House Prices
10. Global Property Guide - Argentina Rent Yields