Is now a good time to buy a property in Buenos Aires? (January 2026)

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

Is it smart to buy now in Buenos Aires, or should I wait as of 2026?

Do real estate prices look too high in Buenos Aires as of 2026?

As of January 2026, property prices in Buenos Aires look moderate rather than stretched, with average apartment prices around USD 2,450 per square meter, which is still about 12% below the 2017-2019 peak of nearly USD 2,800 per square meter.

One clear signal from the Buenos Aires listings data is that only about half of the city's neighborhoods showed monthly price increases by late 2025, which suggests buyers still have room to negotiate rather than facing aggressive competition everywhere.

Another helpful indicator is that gross rental yields in Buenos Aires remain near 5%, meaning prices haven't disconnected from what properties actually earn, which usually happens when a market gets truly overheated.

You can also read our latest update regarding the housing prices in Buenos Aires.

Does a property price drop look likely in Buenos Aires as of 2026?

As of January 2026, the likelihood of a meaningful property price drop in Buenos Aires over the next 12 months appears low to medium, as the macro situation has stabilized significantly compared to the crisis years.

A plausible range for Buenos Aires property prices over the next year would be somewhere between a 5% decline and a 10% increase in USD terms, depending heavily on how inflation and FX stability evolve.

The single most important factor that could trigger a price drop in Buenos Aires would be a renewed surge in inflation or a sharp peso devaluation, which historically freezes demand and forces some sellers to accept lower USD prices.

However, this scenario looks less likely now because the central bank's forecaster survey projects continued disinflation through 2026, with monthly inflation expected to drop toward 1.5% by mid-year.

Finally, please note that we cover the price trends for next year in our pack about the property market in Buenos Aires.

Could property prices jump again in Buenos Aires as of 2026?

As of January 2026, the likelihood of a renewed price surge in Buenos Aires within the next 12 months is medium, as some conditions for a jump are forming but not yet fully in place.

A plausible upside scenario for Buenos Aires property prices would be gains of 10% to 20% in USD terms over the next year, but this would require sustained credit expansion and continued macro stability.

The single biggest demand-side trigger that could drive Buenos Aires prices higher would be a significant expansion in mortgage credit availability, which the central bank reports has been growing steadily through late 2025.

Please also note that we regularly publish and update real estate price forecasts for Buenos Aires here.

Are we in a buyer or a seller market in Buenos Aires as of 2026?

As of January 2026, Buenos Aires leans toward a buyer's market overall, though sellers maintain leverage in specific high-demand neighborhoods and for turnkey properties.

While Buenos Aires doesn't publish a formal months-of-inventory figure, the transaction flow of over 5,000 deeds per month combined with selective price increases suggests supply remains ample enough that most buyers can negotiate 5% to 15% off asking prices.

Similarly, the fact that only about half of Buenos Aires neighborhoods showed price increases in late 2025 indicates that many sellers are having to adjust expectations, which is a classic sign of buyer leverage in most areas.

Are homes overpriced, or fairly priced in Buenos Aires as of 2026?

Are homes overpriced versus rents or versus incomes in Buenos Aires as of 2026?

As of January 2026, Buenos Aires homes appear fairly priced relative to rents but expensive relative to local peso-based incomes, making them more accessible for buyers with USD savings or high earnings.

The price-to-rent ratio in Buenos Aires currently sits around 20 years of rent to equal the purchase price, which translates to a gross yield near 5%, a level that suggests reasonable rather than bubble-like pricing.

The price-to-income ratio in Buenos Aires is trickier because properties are priced in USD while most salaries are in pesos, but a typical apartment costs roughly 6 to 10 times an average household's annual income, which is high by global standards.

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

Are home prices above the long-term average in Buenos Aires as of 2026?

As of January 2026, Buenos Aires apartment prices are roughly 4% to 5% above the long-term average of about USD 2,350 per square meter, but still well below the prior cycle peak of nearly USD 2,800.

Over the past 12 months, Buenos Aires prices have risen roughly 10% to 14% from the mid-2023 trough, which is faster than the long-run average pace but represents recovery rather than overheating.

When adjusted for Argentina's high inflation, real peso-denominated property values have actually been more volatile, but in USD terms, Buenos Aires remains cheaper than its 2017-2019 highs by a meaningful margin.

What local changes could move prices in Buenos Aires as of 2026?

Are big infrastructure projects coming to Buenos Aires as of 2026?

As of January 2026, the biggest infrastructure project with potential to lift Buenos Aires property prices is the announced Subte Linea F, which would be the city's first new metro line in decades and could boost values along its corridor.

The timeline for Linea F remains in early stages, with the city government having announced the project and moving toward procurement, but actual construction and delivery would likely take several years to complete.

For the latest updates on the local projects, you can read our property market analysis about Buenos Aires here.

Are zoning or building rules changing in Buenos Aires as of 2026?

The most important zoning change being discussed in Buenos Aires involves updates to the Codigo Urbanistico, which has seen multiple modifications affecting building heights and density allowances in various neighborhoods.

As of January 2026, these zoning changes in Buenos Aires could support prices for existing PH and casa properties in areas where new construction becomes more restricted, while potentially softening prices for commodity apartments in corridors where more development is allowed.

The areas most affected by these rule changes in Buenos Aires tend to be traditional residential streets in neighborhoods like Belgrano, Colegiales, and parts of Palermo, where height restrictions protect existing character and limit future supply.

Are foreign-buyer or mortgage rules changing in Buenos Aires as of 2026?

As of January 2026, the direction of mortgage rules in Buenos Aires is toward easier access rather than tighter restrictions, as banks have been expanding credit and mortgage lending has gained momentum throughout 2025.

Argentina has not historically relied on foreign-buyer taxes or bans like some countries, so there are no major foreign-buyer rule changes currently being considered that would affect Buenos Aires property prices.

On the mortgage side, the most notable development is the continued growth of UVA-indexed mortgages and broader credit availability, though borrowers should understand that these loans adjust with inflation, which creates payment uncertainty.

You can also read our latest update about mortgage and interest rates in Argentina.

Will it be easy to find tenants in Buenos Aires as of 2026?

Is the renter pool growing faster than new supply in Buenos Aires as of 2026?

As of January 2026, renter demand in Buenos Aires appears to be outpacing new rental supply, as evidenced by rents rising faster than inflation over the past year.

The strongest demand-side signal in Buenos Aires is the large urban renter base combined with the post-DNU 70/2023 market adjustment, which brought more properties back to the rental market but also attracted tenants who had been priced out during the strict rent control era.

On the supply side, new rental completions in Buenos Aires have been uneven across neighborhoods, with some corridors seeing more development while prime areas remain constrained by zoning and land scarcity.

Are days-on-market for rentals falling in Buenos Aires as of 2026?

As of January 2026, days-on-market for rentals in Buenos Aires is likely falling in high-demand segments, based on the combination of real rent growth and stable yields near 5%.

The difference in leasing speed between best and weaker areas in Buenos Aires is significant, with well-located monoambientes and two-bedroom apartments in Palermo, Belgrano, and Villa Urquiza often renting within days, while less desirable locations can sit for weeks.

One common reason days-on-market falls in Buenos Aires is the shift in rental regulations under DNU 70/2023, which brought landlords back to the market and increased tenant confidence to sign longer contracts.

Are vacancies dropping in the best areas of Buenos Aires as of 2026?

As of January 2026, vacancies appear to be low and possibly dropping in Buenos Aires' best rental areas like Palermo, Recoleta, Belgrano, Nunez, and Caballito, based on strong rent growth and steady yields.

While Buenos Aires lacks an official vacancy rate, proxies suggest these prime neighborhoods have tighter conditions than the city average, with landlords able to fill units quickly and at rising rents.

One practical sign that these best areas are tightening first is that landlords in Palermo and Belgrano can now require shorter notice periods and face less pushback on annual rent adjustments than they could two years ago.

By the way, we've written a blog article detailing what are the current rent levels in Buenos Aires.

Am I buying into a tightening market in Buenos Aires as of 2026?

Is for-sale inventory shrinking in Buenos Aires as of 2026?

As of January 2026, we cannot confirm that for-sale inventory in Buenos Aires is shrinking hard, as price breadth data suggests supply remains relatively balanced rather than acutely tight.

Buenos Aires does not publish a formal months-of-supply figure, but the combination of over 5,000 transactions per month and only modest price acceleration suggests inventory is probably adequate rather than critically low.

Are homes selling faster in Buenos Aires as of 2026?

As of January 2026, well-priced homes in Buenos Aires are likely selling faster than during the market's weakest period in 2022-2023, though overpriced listings still sit for extended periods.

Compared to last year, the transaction volume in Buenos Aires has remained robust at over 5,000 deeds per month, which typically correlates with faster absorption times for correctly priced properties in desirable neighborhoods.

Are new listings slowing down in Buenos Aires as of 2026?

As of January 2026, we are not confident that new for-sale listings in Buenos Aires are dramatically slowing, as the absence of runaway price pressure suggests sellers are still active in the market.

Buenos Aires typically sees stronger listing activity in spring (September to December) and a seasonal slowdown in January, so current levels should be interpreted with that pattern in mind.

Is new construction failing to keep up in Buenos Aires as of 2026?

As of January 2026, new construction in Buenos Aires appears uneven, with adequate supply coming online in some development corridors but constrained delivery in prime residential areas where zoning limits building intensity.

Permit data from Buenos Aires shows that the construction pipeline is active, though the lag between permits and completed units means today's approvals will not affect supply for several years.

The biggest bottleneck limiting new construction in Buenos Aires is a combination of financing challenges during high-inflation periods and zoning restrictions in desirable neighborhoods that cap building heights.

Will it be easy to sell later in Buenos Aires as of 2026?

Is resale liquidity strong enough in Buenos Aires as of 2026?

As of January 2026, resale liquidity in Buenos Aires is reasonably strong by emerging-market standards, with over 5,000 property transactions completing monthly and an established USD-pricing culture that attracts both local and foreign buyers.

While Buenos Aires lacks an official median days-on-market figure, correctly priced properties in good locations typically sell within 60 to 120 days, which is acceptable liquidity for a market of this size.

The property characteristic that most improves resale liquidity in Buenos Aires is location in a high-demand neighborhood like Palermo, Belgrano, Recoleta, or Nunez, followed by good building condition and reasonable common expenses.

Is selling time getting longer in Buenos Aires as of 2026?

As of January 2026, selling time in Buenos Aires appears flat to slightly improved compared to the difficult years of 2022-2023, as transaction volumes have recovered and properly priced stock moves reasonably well.

The current median selling time in Buenos Aires likely ranges from 60 days for well-priced apartments in prime areas to 180 days or more for overpriced or less desirable properties.

One clear reason selling time can lengthen in Buenos Aires is overpricing relative to comparable units, as this market is very price-sensitive and buyers will simply wait for sellers to reduce their expectations.

Is it realistic to exit with profit in Buenos Aires as of 2026?

As of January 2026, the likelihood of selling a Buenos Aires property with profit is medium, as it depends heavily on your purchase price, holding period, and whether the macro environment remains stable.

The minimum holding period that typically makes exiting with profit realistic in Buenos Aires is around 5 to 7 years, which allows time for price appreciation to offset transaction costs and potential FX volatility.

Total round-trip costs in Buenos Aires, including notary fees, transfer taxes, and agent commissions on both purchase and sale, typically run between 8% and 12% of the property value, or roughly USD 10,000 to 15,000 on a USD 130,000 apartment (around EUR 9,500 to 14,000).

The factor that most increases profit odds in Buenos Aires is buying below market value through strong negotiation, as the current buyer-friendly environment means discounts of 10% to 15% off asking prices are achievable for patient purchasers.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Buenos Aires, we always rely on the strongest methodology we can, and we don't throw out numbers at random.

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