Summary
Buenos Aires housing prices currently center on US$ 2,439 per square meter for the city as a whole. Puerto Madero is the most expensive neighborhood in our table at US$ 5,935 per square meter, while San Telmo is the cheapest at US$ 1,944, a 3.1x gap.
That spread matters more than the city average once a buyer starts looking at actual homes. Family-home tickets stay accessible in several central neighborhoods, then jump sharply in the northern premium areas and Puerto Madero.
A fixed cash budget makes the contrast even clearer. US$ 200K buys ~103 m² in San Telmo, ~92 m² in Almagro, ~86 m² in Caballito and ~85 m² in Villa Crespo, against ~34 m² in Puerto Madero.
Prices are moving again, although Buenos Aires is not rising in one clean block. Our citywide direction is rising, +2%; Palermo is rising, +4%, Belgrano +5% and Retiro +6%, while Recoleta is slipping, −4% and Villa Devoto −2%.
The sales market is busy enough to support that recovery. The Buenos Aires notaries' college recorded 6,612 purchase deeds in September 2026 and 48,195 in the first nine months, while mortgage-backed purchases remained well below their 2025 pace.
Asking prices still leave room for negotiation. Our citywide estimate is ~5%, and Mudafy's current CABA data puts the median closing price 4% below the advertised price, so the number in a listing is still an opening number for many transactions.
The expensive neighborhoods do not always produce the strongest rents. Puerto Madero has the lowest gross rental yield in our table at ~2.4%, while Saavedra has the highest at ~8.2%; Almagro is ~7.8% and San Telmo ~7.7%.
Buenos Aires looks like a selective value market today. The premium is concentrated in Puerto Madero and the northern neighborhoods, while several central areas still offer much more space for the same money, even as citywide prices and sales activity recover.
Buenos Aires housing prices by neighborhood
This table shows what homes cost in the 14 neighborhoods of Buenos Aires we track, including asking prices per square foot and per square meter, how each area compares with the city average, and the price of a studio, a 1-bedroom, a 2-bedroom and a family home.
It also gives price direction, negotiation margins, time to sell, available homes, long-term rents, gross rental yield, the typical housing stock and what each area feels like, so the headline price can be read in context.
If you want real answers from the field about a specific home or street, ask a pro in Buenos Aires for free.
| Price | What you get | Market | Renting it out | More about the area | |||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Neighborhood |
Price per Sq Ft asking price, today |
Compared with the average price hereiRed: more than 15% above the Buenos Aires average. Grey: within 15%. Green: more than 15% below. |
Price Change over the last 12 monthsiWhere asking prices went over the last 12 months. An order of magnitude, not an exact figure. |
Price Range per sq ft, most homesiMiddle half of the asking prices we found: a quarter of homes are cheaper, a quarter dearer. |
What US$200K buys you here |
Entry Price cheapest home, a studioiA studio (monoambiente) of about 32 m² / 340 sq ft: the cheapest way to own here. |
Price 2-room flat (1 bedroom)iA 2-ambiente flat: living room + 1 bedroom, about 45 m² / 480 sq ft. |
Price 3-room flat (2 bedrooms)iA 3-ambiente flat: living room + 2 bedrooms, about 70 m² / 750 sq ft. In Argentina, homes are counted in rooms (ambientes), not bedrooms. |
Price family flat, askingi3 bedrooms (4 ambientes), about 100 m² / 1,080 sq ft. |
Negotiation Margin usual discountiHow far below the asking price homes usually sell, from closing-price data and agents. |
Time to Sell in months, fair priceiHow long a fairly priced home usually stays on the market before it sells. |
Homes for Sale how much choiceiHow much choice you have: many, some or few homes on sale compared with the other neighborhoods. |
Monthly Rent 2-room flat, yearly leaseiTypical asking rent for an unfurnished flat on a long-term contract. |
Monthly Rent 3-room flat, yearly lease |
Gross Rental Yield a year of rent ÷ priceiA year of rent divided by the price, before costs and taxes. |
Typical home what most homes here look like |
Area feel what the area is like |
Time to City Center by transit, rush houriDoor-to-door time to the city center by public transport, at rush hour. |
Data Confidence |
| Buenos Aires averagePrices checkedChecked Nov 2026 | 227 | — | ↗Rising +2% | 180–273 | ~880 sq ft · 3-room | 86K | 115K | 171K | 244K | ~5% | ~10 mo | — | ~590 | ~760 | ~5.4% | Mid-rise flats with balconies | Endlessly varied and walkable, but noisy and intense | — | MediumWe found official and market sources that vary on prices, so we went with their average. |
| 1Puerto Madero | 551 | +143% | →Flat | 426–582 | ~360 sq ft · studio | 209K | 371K | 500K | 594K | ~5% | ~10 mo | Some | ~780 | ~1,020 | ~2.4% | Luxury tower flats with pool and security | Polished and calm by the water, but sterile after hours | ~11 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 2Núñez | 307 | +36% | ↘Slipping −1% | 284–378 | ~650 sq ft · 3-room | 116K | 145K | 232K | 387K | ~6% | ~11 mo | Many | ~630 | ~900 | ~4.6% | Modern balcony flats and low family blocks | Calm and green, but far north and hectic on match days | ~26 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 3Palermo | 305 | +35% | ↗Rising +4% | 218–329 | ~660 sq ft · 3-room | 83K | 100K | 230K | 328K | ~6% | ~11 mo | Many | ~590 | ~890 | ~4.6% | Low houses mixed with new amenity towers | Green and energetic, but expensive and noisy in hotspots | ~20 min | MediumWe found official and market sources that vary on prices, so we went with their average. |
| 4Belgrano | 294 | +30% | ↗Rising +5% | 238–311 | ~680 sq ft · 3-room | 105K | 126K | 185K | 379K | ~6% | ~11 mo | Many | ~560 | ~880 | ~5.7% | Balcony flats in mid/high-rise blocks | Leafy and practical, but busy around Cabildo | ~23 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 5Colegiales | 276 | +22% | →Flat | 203–279 | ~730 sq ft · 3-room | 105K | 118K | 138K | 297K | ~4% | ~9 mo | Few | ~570 | ~800 | ~7.0% | Older low-rise flats beside new blocks | Quiet and local, but dining growth is lifting activity | ~19 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 6Villa Urquiza | 257 | +14% | →Flat | 242–287 | ~780 sq ft · 3-room | 98K | 162K | 190K | 228K | ~5% | ~10 mo | Some | ~560 | ~850 | ~5.4% | New mid-rise balcony flats with roof terraces | Quiet and neighborly, but far from downtown and low-key | ~24 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 7Saavedra | 255 | +13% | ↗Rising +4% | 209–265 | ~780 sq ft · 3-room | 97K | 110K | 132K | 165K | ~4% | ~9 mo | Few | ~610 | ~900 | ~8.2% | Low-rise flats and new small buildings | Green and relaxed, but distant and unevenly connected | ~35 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 8Recoleta | 253 | +11% | ↘Slipping −4% | 203–259 | ~790 sq ft · 3-room | 96K | 128K | 150K | 272K | ~6% | ~11 mo | Many | ~510 | ~840 | ~6.7% | Older flats with parquet and balconies | Elegant and central, but busy near sights and avenues | ~16 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 9Villa Devoto | 242 | +7% | ↘Slipping −2% | 244–283 | ~830 sq ft · 3-room | 92K | 122K | 219K | 317K | ~5% | ~10 mo | Some | ~560 | ~920 | ~5.0% | 1-2 storey houses, chalets and PH homes | Leafy and peaceful, but the centre feels far away | ~28 min | MediumWe found official and market sources that vary on prices, so we went with their average. |
| 10Retiro | 230 | +1% | ↗Rising +6% | 193–257 | ~870 sq ft · 3-room | 64K | 95K | 173K | 247K | ~4% | ~9 mo | Few | ~490 | ~700 | ~4.8% | Older elegant flats in 8-17 floor buildings | Grand and ultra-central, but hectic around the terminals | ~10 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 11Villa Crespo | 218 | −4% | ↗Rising +1% | 176–230 | ~920 sq ft · 4-room | 88K | 102K | 125K | 212K | ~5% | ~10 mo | Some | ~530 | ~720 | ~6.9% | 60s flats, PHs and newer 8-10 floor blocks | Local and lively, but plainer with loud main avenues | ~13 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 12Caballito | 217 | −4% | →Flat | 183–250 | ~920 sq ft · 4-room | 82K | 97K | 154K | 202K | ~6% | ~11 mo | Many | ~510 | ~770 | ~6.0% | 70s-2000s family flats with balconies | Very livable and local, but dense and traffic-heavy | ~18 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 13Almagro | 202 | −11% | ↗Rising +1% | 180–211 | ~990 sq ft · 4-room | 77K | 103K | 110K | 139K | ~5% | ~10 mo | Some | ~460 | ~710 | ~7.8% | 60s-70s flats, PH patios and old conversions | Central and authentic, but short on parks and avenue-quiet | ~9 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| 14San Telmo | 181 | −20% | ↘Slipping −1% | 142–208 | ~1,110 sq ft · 4-room | 62K | 75K | 98K | 194K | ~4% | ~9 mo | Few | ~490 | ~630 | ~7.7% | High-ceiling old flats and patio conversions | Historic and bohemian, but gritty and crowded on Sundays | ~10 min | HighWe found consistent figures across recent official statistics and portal data. Solid data. |
| Fewer listings, rough estimates?We're still digging into these areas. Once we find solid sources, they'll move up into the main table. | |||||||||||||||||||
| Palermo Soho | 298 | +32% | ↗Rising +4% | 262–396 | ~670 sq ft · 3-room | 115K | 157K | 306K | 368K | ~4% | ~9 mo | Few | ~590 | ~890 | ~3.5% | Small flats, patios and newer roof pools | Creative and walkable, but loud and touristy at night | ~24 min | LowWe found only secondary data sources here, and too few listings to verify them. |
| Palermo Hollywood | 295 | +30% | ↗Rising +4% | 238–306 | ~680 sq ft · 3-room | 112K | 195K | 234K | 281K | ~4% | ~9 mo | Few | ~590 | ~890 | ~7.8% | Newer amenity flats with balconies | Foodie and social, but noisy and less charming by day | ~27 min | LowWe found only secondary data sources here, and too few listings to verify them. |
- Asking prices of homes ready to live in, not final sale prices; sizes are interior covered area (superficie cubierta).
- Vs average: red = more than 15% above the Buenos Aires average, grey = within 15%, green = more than 15% below.
Source: TheLatinvestor property database, November 2026.
Ask an agent who knows
Buenos Aires, for free.
They know which homes sell fast and which sit for months.
Message a proHow much does a home in Buenos Aires cost right now?
Buenos Aires housing prices currently average US$ 2,439 per square meter, or US$ 227 per square foot, with a typical studio at ~US$ 86K and a family flat at ~US$ 244K.
The citywide number is only a starting point. Five neighborhoods sit more than 15% above the typical city price, while only San Telmo sits more than 15% below it. The rest of the market forms a broad middle between the premium north and the cheapest southern end.
Home size changes the picture again. Our price table above puts a 1-bedroom at ~US$ 115K and a 2-bedroom at ~US$ 171K for Buenos Aires as a whole. A buyer looking at Puerto Madero faces ~US$ 371K for a 1-bedroom and US$ 500K for a 2-bedroom, while San Telmo is US$ 75K and US$ 98K for the same broad categories.
Outside indices land in the same broad market even when their exact figures differ. Zonaprop's October 2026 index put the average CABA apartment asking price at USD 2,493 per m² and said prices had risen 1.8% in 2026. Mudafy's November 2026 market report used a median across a much larger listing universe and produced a higher citywide figure. IDECBA publishes separate series for used and completed-new apartments, which is another reason serious sources can disagree on the headline number.
Our figures keep one scope throughout: homes ready to live in, pre-sale excluded, measured on covered interior area.
The table below shows a selection of neighborhoods across the current Buenos Aires price range.
| Area | US$ per m² | 1-bed price | 2-bed price | Family home | Vs Buenos Aires |
|---|---|---|---|---|---|
| Puerto Madero | US$ 5,935 | ~US$ 371K | US$ 500K | ~US$ 594K | +143% |
| Núñez | US$ 3,308 | US$ 145K | US$ 232K | US$ 387K | +36% |
| Palermo | US$ 3,281 | US$ 100K | US$ 230K | ~US$ 328K | +35% |
| Belgrano | US$ 3,167 | ~US$ 126K | US$ 185K | US$ 379K | +30% |
| Colegiales | US$ 2,969 | US$ 118K | US$ 138K | ~US$ 297K | +22% |
| Recoleta | US$ 2,718 | ~US$ 128K | US$ 150K | US$ 272K | +11% |
| Caballito | US$ 2,334 | US$ 97K | US$ 154K | US$ 202K | -4% |
| San Telmo | US$ 1,944 | US$ 75K | US$ 98K | ~US$ 194K | -20% |
Are Buenos Aires housing prices still going up?
Yes, Buenos Aires property prices are rising overall today, with our citywide line at +2%, but several neighborhoods are moving the other way.
Palermo is rising, +4%, Belgrano +5%, Saavedra is also rising, Retiro +6%, Villa Crespo +1% and Almagro +1%. Núñez is slipping, −1%, Recoleta −4%, Villa Devoto −2% and San Telmo −1%. Puerto Madero, Colegiales, Villa Urquiza and Caballito are flat in our table.
Zonaprop's October 2026 index gives the same broad answer for CABA. Its average price rose 0.4% in October, the strongest monthly increase of the year, and had accumulated 1.8% in 2026. The official IDECBA series is more fragmented because it separates used apartments, new completed units and different room counts, but it also shows that neighborhoods are moving at different speeds.
Sales volumes are still high enough that the recovery has real transactions behind it. The Colegio de Escribanos recorded 6,612 purchase deeds in September 2026, down 5.5% from the exceptional September 2025 level but up 9.2% from August. The first nine months reached 48,195 purchases, only 2.7% below the same period of 2025.
Credit is the weaker part of the picture. September had 1,256 mortgage-backed deeds, down 15.5% year on year, and the first nine months were down 31.4% from 2025. June had already shown the same split: total sales were roughly level with the previous year even with far fewer mortgages.
So the current rise in Buenos Aires prices is broad enough to call a recovery, but a buyer still needs the neighborhood line. Recoleta's −4% direction looks nothing like Retiro's +6%, even though both are central and only a short distance apart.
Why is Puerto Madero so much pricier than San Telmo?
Puerto Madero costs far more because Buenos Aires buyers are comparing modern waterfront towers with San Telmo's older historic housing stock: US$ 5,935 per square meter versus US$ 1,944.
The gap is 3.1x between the most and least expensive neighborhoods we rank. A studio is ~US$ 209K in Puerto Madero against ~US$ 62K in San Telmo. The fixed-budget comparison is just as stark: Puerto Madero gives the least space in our table and San Telmo the most.
The buildings themselves explain much of the spread. Our typical Puerto Madero home is a luxury tower flat with pool and security. The Buenos Aires city government describes Puerto Madero as a redeveloped docklands district where former port land was turned into housing, parks, offices and a large collection of towers. San Telmo's typical home in our sample is a high-ceiling old flat or patio conversion, and the city's tourism office still anchors the neighborhood's built identity around the Mercado de San Telmo, inaugurated in 1897.
Newness carries a measurable premium across CABA. The city's statistics office publishes separate asking-price series for used apartments and completed-new apartments. CEPA's October 2026 review found that first-half prices for new apartments had reached their highest levels since 2021, while used apartments were still below their early-2021 levels for the room counts it tracked.
Rent does not close the capital-value gap. Puerto Madero's 1-bedroom rent is ~US$ 780 and San Telmo's ~US$ 490, but the much larger purchase-price premium in Puerto Madero pushes its gross yield to the bottom of our table while San Telmo sits near the top.
The table below shows how the price gap continues through home prices, rents and selling conditions.
| Area | Studio | Family home | 1-bed rent | Homes for sale | Time to sell |
|---|---|---|---|---|---|
| Puerto Madero | ~US$ 209K | ~US$ 594K | ~US$ 780 | Some | ~10 months |
| Núñez | ~US$ 116K | US$ 387K | ~US$ 630 | Many | ~11 months |
| Palermo | ~US$ 83K | ~US$ 328K | ~US$ 590 | Many | ~11 months |
| Belgrano | US$ 105K | US$ 379K | ~US$ 560 | Many | ~11 months |
| Colegiales | ~US$ 105K | ~US$ 297K | ~US$ 570 | Few | ~9 months |
| Villa Urquiza | ~US$ 98K | ~US$ 228K | ~US$ 560 | Some | ~10 months |
| Saavedra | ~US$ 97K | US$ 165K | ~US$ 610 | Few | ~9 months |
| San Telmo | ~US$ 62K | ~US$ 194K | ~US$ 490 | Few | ~9 months |
Are Núñez, Palermo and Belgrano equally expensive now?
Yes, for practical purposes: Núñez is US$ 3,308 per square meter, Palermo US$ 3,281 and Belgrano US$ 3,167, so the three now sit in the same premium price band.
Núñez and Palermo are less than 5% apart, which makes the small ordering difference less useful than the actual figures. Belgrano is a little lower, but still +30% versus the typical Buenos Aires price. The next step down is Colegiales at US$ 2,969, followed by Villa Urquiza at US$ 2,770 and Saavedra at US$ 2,748.
The total home price is less tidy. A 1-bedroom is US$ 145K in Núñez, US$ 100K in Palermo and ~US$ 126K in Belgrano. A 2-bedroom is US$ 232K in Núñez, US$ 230K in Palermo and US$ 185K in Belgrano. A family home is US$ 387K in Núñez, ~US$ 328K in Palermo and US$ 379K in Belgrano. Different unit sizes and building mixes can move the ticket price even when the per-square-meter figures are close.
The official data adds another useful wrinkle. IDECBA's 2026 used-apartment series has at times put Núñez above Palermo and Belgrano, while our current cross-source direction has Núñez slipping, −1%, Palermo rising, +4% and Belgrano rising, +5%. A buyer who remembers the old hierarchy of Palermo first and everything else behind it is now working with an outdated simplification.
Palermo also carries more name recognition than its current price gap justifies. Our serious price figure is for Palermo as the official barrio. Palermo Soho and Palermo Hollywood appear only as rough estimates in our working table because the strongest official and portal series aggregate them into Palermo, so we do not use those subareas to support a ranking argument.
The table below shows how the premium northern neighborhoods compare with nearby alternatives on both price and home cost.
| Area | US$ per m² | 1-bed price | 2-bed price | Family home | Typical home |
|---|---|---|---|---|---|
| Núñez | US$ 3,308 | US$ 145K | US$ 232K | US$ 387K | Modern balcony flats |
| Palermo | US$ 3,281 | US$ 100K | US$ 230K | ~US$ 328K | Houses and amenity towers |
| Belgrano | US$ 3,167 | ~US$ 126K | US$ 185K | US$ 379K | Balcony flats |
| Colegiales | US$ 2,969 | US$ 118K | US$ 138K | ~US$ 297K | Older flats and new blocks |
| Villa Urquiza | US$ 2,770 | US$ 162K | US$ 190K | ~US$ 228K | New mid-rise flats |
| Saavedra | US$ 2,748 | ~US$ 110K | US$ 132K | US$ 165K | Low-rise flats |
| Retiro | US$ 2,474 | US$ 95K | ~US$ 173K | ~US$ 247K | Older elegant flats |
| Villa Devoto | US$ 2,602 | US$ 122K | US$ 219K | US$ 317K | Houses and PH homes |
Ask an agent who knows
Buenos Aires, for free.
They know how much room sellers usually leave.
Message a pro
Is Recoleta cheaper than its reputation suggests?
Yes, Recoleta looks cheaper than its prestige suggests today: US$ 2,718 per square meter, only +11% versus the Buenos Aires city line.
The northern trio all sits materially higher. Recoleta is much closer in price per square meter to Villa Urquiza and Saavedra. A 2-bedroom is US$ 150K in Recoleta, against US$ 230K in Palermo and US$ 232K in Núñez. A family flat is US$ 272K in Recoleta, compared with ~US$ 328K in Palermo and US$ 387K in Núñez.
The building stock helps explain the surprise. Our typical Recoleta home is an older apartment with parquet floors and balconies. In Palermo, Núñez and Belgrano, buyers are more often comparing older units with newer balcony buildings and amenity towers. IDECBA's official series separates used apartments from completed-new ones, and the new category carries a higher asking price across the city.
Recoleta is also soft right now. Our direction is slipping while Palermo and Belgrano are rising. That is enough to change how the neighborhood feels in a live search, especially for a buyer who has not looked at Buenos Aires property since prices started recovering.
The rental comparison makes Recoleta look less stretched too. A 1-bedroom rents for ~US$ 510 and a 2-bedroom for ~US$ 840, giving a gross rental yield of ~6.7%. That sits above both Puerto Madero and Palermo in our table.
Recoleta remains a premium central address, but its current asking prices no longer place it among the three most expensive northern neighborhoods we track. That is the part many foreign buyers miss when they come in with an older mental map of Buenos Aires.
What can US$ 200K buy in Buenos Aires today?
US$ 200K buys ~103 m² in San Telmo and ~92 m² in Almagro today, but only ~34 m² in Puerto Madero.
The middle of the city gives a buyer far more room than the premium districts. Caballito, Villa Crespo, Retiro, Villa Devoto, Recoleta and Saavedra all sit well above the space available in the northern premium band, while Belgrano, Palermo and Núñez cluster much closer together.
Those area estimates line up with the home tickets in useful ways. Almagro has a typical family flat at US$ 139K, Saavedra US$ 165K and San Telmo ~US$ 194K. Caballito is US$ 202K, so the fixed budget in this comparison sits right at the edge of that family-home category. Palermo is ~US$ 328K, Belgrano US$ 379K, Núñez US$ 387K and Puerto Madero ~US$ 594K.
Zonaprop's October 2026 city models put a typical 40 m² studio at USD 111,000, a 50 m² 2-room apartment at USD 132,000 and a 70 m² 3-room unit at USD 181,000. Those figures cover its own listing universe, so we keep our neighborhood numbers as the reference, but the outside model confirms that a six-figure dollar budget still reaches ordinary apartment stock across much of CABA.
A fixed budget also changes which prestigious areas look accessible. Recoleta and Retiro both offer much more interior space than Palermo at the same spend, so staying central does not automatically require paying the Palermo or Puerto Madero premium.
The table below shows where that budget stretches furthest among the neighborhoods we track.
| Area | Budget buys | 2-bed price | Family home | Homes for sale | Time to sell |
|---|---|---|---|---|---|
| San Telmo | ~103 m² | US$ 98K | ~US$ 194K | Few | ~9 months |
| Almagro | ~92 m² | US$ 110K | US$ 139K | Some | ~10 months |
| Caballito | ~86 m² | US$ 154K | US$ 202K | Many | ~11 months |
| Villa Crespo | ~85 m² | US$ 125K | US$ 212K | Some | ~10 months |
| Retiro | ~81 m² | ~US$ 173K | ~US$ 247K | Few | ~9 months |
| Villa Devoto | ~77 m² | US$ 219K | US$ 317K | Some | ~10 months |
| Recoleta | ~74 m² | US$ 150K | US$ 272K | Many | ~11 months |
| Saavedra | ~73 m² | US$ 132K | US$ 165K | Few | ~9 months |
Do Buenos Aires sellers still negotiate much on price?
Yes, Buenos Aires sellers still negotiate today, with our citywide estimate at ~5% and neighborhood estimates ranging from ~4% to ~6%.
Colegiales, Saavedra, Retiro and San Telmo sit at ~4%. Puerto Madero, Villa Urquiza, Villa Devoto, Villa Crespo and Almagro are ~5%. Núñez, Palermo, Belgrano, Recoleta and Caballito are ~6%. Those are normal negotiation ranges for our current table, not automatic discounts on every listing.
Mudafy's November 2026 CABA report gives the cleanest outside check. Across its closed sales with a recorded closing price, the median sale closed 4% below the last advertised price. Its live CABA monitor still reports the same 4% median gap. That puts the current market much closer to ordinary bargaining than to the large discounts buyers may remember from weaker periods in Argentina.
The transaction data helps explain the tighter gap. The Colegio de Escribanos continues to report strong sales activity by recent historical standards. Sellers in a functioning market have less reason to accept a dramatic cut simply because a buyer offers cash.
Time on market still leaves room for discussion. Our estimates run from ~9 months to ~11 months. Caballito combines ~6% negotiation with ~11 months to sell, while Colegiales combines ~4% with ~9 months. The numbers vary enough that the building, condition and seller's starting price still matter more than a single citywide rule.
A Buenos Aires asking price is negotiable, but it is not fiction. The current discount is usually measured in single digits, which is a much firmer market than the distressed-sale image many foreign buyers still associate with the city.
Why do new apartments in Buenos Aires cost more than older ones?
New Buenos Aires apartments carry a real premium today, and official data puts completed-new units well above used stock across the room counts it tracks.
IDECBA publishes separate asking-price series for used apartments and apartments a estrenar. CEPA's October 2026 review of those official figures found that first-half 2026 prices for new apartments had reached their highest levels since 2021, while used apartments remained below their early-2021 levels for the comparable categories.
The reason is visible in the product. Newer buildings more often bring balconies, elevators, pools, gyms, roof terraces, security and parking. Mudafy's November 2026 market report found much higher asking prices among listings with amenities such as gyms and pools, although it explicitly warns that those features are concentrated in newer and more expensive buildings, so the gap is not a clean standalone amenity premium.
Neighborhood mix then changes the headline price. Palermo, Núñez, Belgrano, Colegiales, Villa Urquiza and Saavedra all have substantial newer apartment stock alongside older buildings. Recoleta and San Telmo lean much more heavily toward older apartments. A portal that mixes both can produce a higher barrio figure than an official series restricted to used units.
Construction costs are still pushing in the same direction. INDEC reported that its construction-cost index for Greater Buenos Aires rose 1.5% in September 2026, after a 2.5% increase in August. CEPA also found dollar construction costs well above their 2021 level, which puts pressure on the price developers need from new supply.
This is why a buyer can find two serious Buenos Aires price references that look far apart. One may be describing used apartments, while the other is carrying much more new stock. The apartment condition and building age often explain more of that gap than the neighborhood name alone.
Ask a Buenos Aires agent
today, for free.
They can visit, film and check the home for you.
Message a proAre expensive Buenos Aires neighborhoods also the worst for rental yield?
Mostly yes: Puerto Madero has the highest sale price in our table and the lowest gross rental yield at ~2.4%.
The pattern continues across several premium areas. Núñez and Palermo are both ~4.6%, while Belgrano is ~5.7%. Cheaper neighborhoods sit much higher: Saavedra has the highest yield at ~8.2%, Almagro is ~7.8%, San Telmo ~7.7% and Villa Crespo ~6.9%.
Rents simply do not rise in proportion to purchase prices. Puerto Madero's 1-bedroom rent is ~US$ 780, higher than Saavedra's ~US$ 610 and Almagro's ~US$ 460, but the apartment purchase price in Puerto Madero is far higher. The rental premium does not catch up with the capital premium.
Mudafy's November 2026 citywide rental comparison arrived at a gross yield of 4.9% for a typical 2-room CABA apartment in its own market sample. Our citywide estimate is ~5.4%. The exact values differ because the sources use different sale prices, rents and exchange-rate conventions, but both place the city well between our Puerto Madero and Saavedra extremes.
Gross yield is only a price-to-rent comparison here. It leaves out building fees, vacancy, taxes, maintenance and transaction costs, so we use it to explain how sale prices relate to rents, not to promise an investment return.
The table below shows how sharply price and rent pull apart across the neighborhoods we track.
| Area | 1-bed rent | 2-bed rent | Gross yield | 1-bed price | Homes for sale |
|---|---|---|---|---|---|
| Puerto Madero | ~US$ 780 | ~US$ 1,020 | ~2.4% | ~US$ 371K | Some |
| Núñez | ~US$ 630 | ~US$ 900 | ~4.6% | US$ 145K | Many |
| Palermo | ~US$ 590 | ~US$ 890 | ~4.6% | US$ 100K | Many |
| Belgrano | ~US$ 560 | ~US$ 880 | ~5.7% | ~US$ 126K | Many |
| Colegiales | ~US$ 570 | ~US$ 800 | ~7.0% | US$ 118K | Few |
| Saavedra | ~US$ 610 | ~US$ 900 | ~8.2% | ~US$ 110K | Few |
| Villa Crespo | ~US$ 530 | ~US$ 720 | ~6.9% | US$ 102K | Some |
| Almagro | ~US$ 460 | ~US$ 710 | ~7.8% | ~US$ 103K | Some |
| San Telmo | ~US$ 490 | ~US$ 630 | ~7.7% | US$ 75K | Few |
Are Buenos Aires homes selling quickly now?
No, Buenos Aires homes still take time to sell: our citywide estimate is ~10 months, with neighborhoods ranging from ~9 months to ~11 months.
Colegiales, Saavedra, Retiro and San Telmo sit at ~9 months. Puerto Madero, Villa Urquiza, Villa Devoto, Villa Crespo and Almagro are ~10 months. Núñez, Palermo, Belgrano, Recoleta and Caballito are ~11 months.
That sounds slow beside the citywide transaction count, yet both can be true. The Colegio de Escribanos recorded 6,612 purchase deeds in September 2026, one of the stronger September totals in its long series. A city can complete thousands of sales every month while individual listings still spend months on the market, especially when supply is deep and seller expectations vary by building.
Our table gives one clue. Núñez, Palermo, Belgrano, Recoleta and Caballito all have Many homes for sale, and all sit at ~11 months. Colegiales, Saavedra, Retiro and San Telmo have Few homes for sale and sit at ~9 months. It is not a universal rule, but the pattern is consistent enough to matter when comparing how much choice a buyer has.
Negotiation moves with that picture too. Caballito has ~6% negotiation and ~11 months to sell, while Colegiales has ~4% and ~9 months. A slow listing is not automatically a distressed listing, but a neighborhood with more stock and longer selling times usually gives a buyer more alternatives before making an offer.
Buenos Aires is active at the city level while individual properties still sell slowly. Buyers still have time to compare buildings, and sellers still need realistic pricing if they want to avoid sitting for months.
Is Buenos Aires still cheap for a foreign buyer?
Partly: Buenos Aires still gives a foreign buyer a lot of home for the money in several central neighborhoods, but the premium districts no longer look cheap.
The citywide price is moderate by the standards of many global capitals, but the neighborhood spread is the more useful guide. San Telmo, Almagro, Caballito and Villa Crespo sit in the lower half of our table, while Puerto Madero and the northern premium band are far more expensive.
The dollar question is also less simple than it looks. Argentine residential sale listings are predominantly quoted in US dollars, which means a buyer bringing dollars does not automatically get a cheaper sticker price every time the peso falls. Currency moves still affect local incomes, construction costs, financing and seller behavior, but the sale price itself is usually already dollarized.
The fixed-budget comparison makes the foreign-buyer question concrete without needing a cross-country index. San Telmo, Almagro, Caballito and Recoleta all deliver far more interior space than Puerto Madero at the same spend. Those are radically different versions of what "Buenos Aires is cheap" can mean.
The market is firmer now than during the years when crisis headlines shaped foreign perceptions. Zonaprop's October 2026 index had prices rising in 2026, and the notaries' college reported the first nine months only 2.7% below the same period of 2025.
For a foreign buyer, the value case is strongest in the middle of the table, not across the whole city. Buenos Aires still offers comparatively modest dollar tickets in several central neighborhoods, while Puerto Madero and the northern premium band already price in scarcity, new buildings and location.
Has the return of mortgages changed Buenos Aires housing prices yet?
Only partly: mortgages are back in Buenos Aires, but the market is currently completing far more purchases than the mortgage figures alone would support.
The Colegio de Escribanos recorded 1,256 mortgage-backed deeds in September 2026, down 15.5% from September 2025. The first nine months reached 7,426, down 31.4% from the same period of 2025, while total purchase deeds were only 2.7% lower. June had already reached almost 30,000 total sales in the first half with far fewer mortgages than a year earlier.
That gap points to a market still powered heavily by cash and non-mortgage buyers. It fits the long-standing Buenos Aires habit of quoting residential property in US dollars and also explains why the return of mortgage products has not produced a simple credit-driven price surge.
The credit channel is still improving, though. The BCRA said in its August 2026 monetary report that mortgage lending continued to grow. It also described a program that can place up to ARS 2 trillion of FGS money into UVA deposits at banks, with those funds directed to first-home loans. Buenos Aires City's housing institute continues to promote first-home mortgage lines through Banco Ciudad as well.
Prices have moved before mortgage-backed transactions fully recovered. Our citywide direction is rising, with several neighborhoods up, several flat and others still slipping. That mix looks more like a recovering property market with an incomplete credit comeback than a citywide mortgage boom.
If mortgage-backed deeds start rising again while total sales stay near current levels, financing would add another pool of buyers. For now, Buenos Aires housing prices are already recovering without that extra demand running at full strength.
So, is property in Buenos Aires expensive or not?
Buenos Aires property is moderately priced overall at US$ 2,439 per square meter today, but Puerto Madero and San Telmo sit so far apart that a single citywide label is misleading.
Five neighborhoods sit more than 15% above the typical city price, while only San Telmo sits more than 15% below it. The premium is concentrated in a small group of neighborhoods.
Puerto Madero stands alone at the top, with Núñez, Palermo and Belgrano forming the next expensive band. Recoleta is much lower than many buyers expect from its reputation, while Villa Crespo, Caballito and Almagro sit at or below the city line.
A cash budget makes those differences hard to ignore. San Telmo, Almagro, Caballito and Villa Crespo give dramatically more space than Puerto Madero at the same spend, while Recoleta still offers a central address without entering the northern premium band.
The market is also firmer than the old crisis image suggests. Zonaprop's latest completed monthly index had CABA prices rising during 2026, and the Colegio de Escribanos still reports historically strong transaction activity. Our neighborhood directions remain mixed, with Palermo, Belgrano, Saavedra, Retiro, Villa Crespo and Almagro rising while Núñez, Recoleta, Villa Devoto and San Telmo are slipping.
Sellers still negotiate, but the discount is no longer the main story. Mudafy's closed-sale data confirms a modest single-digit gap from advertised prices, while our selling-time estimates still give buyers time to compare without assuming that every seller is desperate.
Rental economics reinforce the split. Puerto Madero sits at the bottom of our yield range, while Saavedra, Almagro and San Telmo sit near the top. High prices in Buenos Aires often reflect the building and the address more strongly than the rent a long-term tenant will pay.
Building age is another reason the city resists a single label. IDECBA separates used apartments from completed-new units, and the newer stock carries a clear premium. That helps explain why Recoleta can look unexpectedly affordable beside newer northern neighborhoods even though its address remains prestigious.
Financing is changing the market too, but it has not taken over. Mortgage products are back and the BCRA says mortgage lending is growing, while recent deed data still shows a large share of purchases happening without a mortgage. Prices have started recovering before credit has returned to its previous pace.
The best description of Buenos Aires today is a recovering market with expensive pockets and a large middle. Buyers can still find substantial space in San Telmo, Almagro, Villa Crespo, Caballito and even Recoleta, while Puerto Madero and the northern premium neighborhoods have already moved well beyond the bargain label.
Our methodology
Our data runs through November 2026. We measure asking prices for homes ready to live in, excluding pre-sale units, and use price per square meter of covered interior area, the superficie cubierta convention used by Argentine listings and official price series.
For each neighborhood, we combine the serious sources that publish a usable price per square meter for that area: the Buenos Aires city statistics office for used apartments, Argentina's main property portal and a second large portal. We check those figures against a smaller data source and our own sample of 252 listings, with no more than two listings from the same building. When the listing sample agrees with the published sources, the neighborhood can move up one confidence level.
High means two serious sources agree and our listing checks support them. Medium means one strong source is available, or two serious sources measure different housing stocks but point in the same direction. Low means the evidence is too thin or the sources disagree, so the figure is only a rough estimate. Palermo Soho and Palermo Hollywood sit in a separate rough-estimate group and are not part of the ranked 14 neighborhoods.
Homes for sale in Buenos Aires are predominantly priced in US dollars, so no currency conversion is needed for our sale-price table. Rents and recorded deeds can be reported in pesos, and outside reports may convert them using an official or financial exchange rate. We never mix those converted figures into our neighborhood asking-price benchmark.
These are asking prices, not signed sale prices. Current closing data confirms that negotiation still exists, so a buyer can close below the figure shown in our table. We keep asking prices as the main benchmark because they can be measured consistently by neighborhood and home type, while closed-sale prices are not published with the same coverage.
A reader may find another serious source with a different Buenos Aires figure. IDECBA separates used from completed-new apartments, portals can mix both, and some sources use medians while others use averages. We keep one definition throughout: ready-to-live homes, pre-sale excluded, covered interior area, checked against the same neighborhood listing sample.
Key sources used for this analysis include IDECBA official CABA asking-price series for used and completed-new apartments by barrio, Zonaprop CABA sale index, including October 2026 price direction and model apartment prices, Mudafy November 2026 CABA listing data, neighborhood medians, closing-price gap and gross rental comparison, Mudafy live CABA market monitor and current median list-to-close gap, September 2026 CABA deeds, year-on-year comparison and mortgage-backed deeds, August 2026 CABA deeds and mortgage activity, July 2026 CABA deeds and mortgage activity, June 2026 deeds and first-half comparison between sales and mortgage activity, BCRA August 2026 monetary report on mortgage lending and FGS-backed first-home funding, Buenos Aires City first-home mortgage programs through Banco Ciudad, CEPA October 2026 review of new and used CABA sale prices, construction and mortgage activity, INDEC construction-cost index for Greater Buenos Aires through September 2026, Buenos Aires City history of Puerto Madero's redevelopment and tower-led urban form, Buenos Aires City history of the Mercado de San Telmo and its 1897 opening and Official CABA construction-permit series used to contextualize new housing supply.
Spotted an error? Tell us, we fix it within days.