Authored by the expert who managed and guided the team behind the Argentina Property Pack
Get all the data you need about the real estate market in Buenos Aires
We constantly update this blog post so you can follow current housing prices in Buenos Aires with fresh and easy-to-read data.
In this article, we focus only on residential property in Buenos Aires, meaning the City of Buenos Aires, also called CABA.
We look at home prices, apartment prices, price per square meter, neighborhood differences, renovation costs, and what different budgets can buy in Buenos Aires in 2026.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Buenos Aires.
Insights
- The average apartment asking price in Buenos Aires in 2026 is about USD 2,460 per square meter, but a realistic closed price is often closer to USD 2,100 per square meter.
- A normal buyer in Buenos Aires in 2026 should think of USD 100,000 as an entry budget, not a comfortable middle-market budget.
- Puerto Madero is still in a different price league, with apartment prices around six times higher per square meter than Lugano.
- The Buenos Aires housing market is priced in US dollars, so peso figures can move quickly even when dollar prices barely change.
- Listed property prices in Buenos Aires are usually negotiable, and a realistic buyer discount is often around 5% to 8% below asking price.
- New-build apartments in Buenos Aires usually cost about 20% to 35% more than comparable existing homes, especially in Palermo, Belgrano, Núñez, and Colegiales.
- The northern and central neighborhoods of Buenos Aires attract higher budgets, while the southern neighborhoods offer lower entry prices and higher perceived risk.
- Buying costs, fees, taxes, and light renovation can add about 7% to 12% above the purchase price in Buenos Aires in 2026.
What is the average housing price in Buenos Aires in 2026?
The median housing price in Buenos Aires in 2026 is often more useful than the average price because a few luxury homes in Puerto Madero, Recoleta, Palermo Chico, and Belgrano R can make the average look higher than what most buyers actually pay.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In 2026, the estimated median housing price in Buenos Aires is about ARS 181 million, or USD 125,000, or around €107,000. The estimated average housing price in Buenos Aires in 2026 is about ARS 268 million, or USD 185,000, or around €159,000.
A realistic price range covering about 80% of residential properties in the Buenos Aires market in 2026 is ARS 94 million to ARS 798 million, or USD 65,000 to USD 550,000, or around €56,000 to €472,000.
A realistic entry range in Buenos Aires in 2026 is ARS 73 million to ARS 138 million, or USD 50,000 to USD 95,000, or around €43,000 to €82,000, and this usually buys an older studio or small one-bedroom apartment in areas such as Balvanera, Flores, San Cristóbal, La Boca, Nueva Pompeya, or Lugano.
A typical luxury property in Buenos Aires in 2026 usually starts around ARS 1.3 billion to ARS 4.4 billion or more, equal to USD 900,000 to USD 3 million or more, or about €773,000 to €2.6 million or more, and this can buy a large apartment in Puerto Madero, Palermo Chico, Recoleta, Belgrano R, or Núñez.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Buenos Aires.
Are Buenos Aires property listing prices close to the actual sale price in 2026?
In Buenos Aires in 2026, actual sale prices are usually about 5% to 8% below listing prices, with a central estimate near 6% for realistically priced homes.
This happens because Buenos Aires sellers usually list homes in US dollars, while buyers negotiate hard and often use renovation needs as a reason to lower the offer. The discount can be larger for older apartments, overpriced listings, homes with poor layouts, or properties that need heavy renovation.
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What is the price per sq m or per sq ft for properties in Buenos Aires in 2026?
As of 2026, the median housing price in Buenos Aires is about ARS 3.34 million per square meter, or USD 2,300 per square meter, or €1,976 per square meter, which equals about ARS 310,000 per square foot, or USD 214 per square foot, or €184 per square foot. The average asking price in Buenos Aires is about ARS 3.57 million per square meter, or USD 2,462 per square meter, or €2,115 per square meter, which equals about ARS 332,000 per square foot, or USD 229 per square foot, or €197 per square foot.
The highest price per square meter in Buenos Aires in 2026 is usually found in small premium apartments and luxury units, while the lowest price per square meter is usually found in older homes in less demanded southern neighborhoods.
The highest price per square meter in Buenos Aires in 2026 is found in Puerto Madero, Palermo, Núñez, Belgrano, and premium Recoleta, where values can run from about ARS 4.5 million to ARS 9.4 million per square meter. The lowest price ranges are usually found in Lugano, Nueva Pompeya, La Boca, Villa Riachuelo, and nearby southern areas, where prices can be close to ARS 1.45 million to ARS 2.2 million per square meter.
How have property prices evolved in Buenos Aires?
Compared with one year ago, apartment asking prices in Buenos Aires are up about 1.9% in US dollars. In pesos, the increase looks much larger because the Argentine peso weakened against the US dollar, but inflation reduced the real gain for local buyers.
Compared with two years ago, Buenos Aires housing prices have recovered from the weak 2020 to 2023 period, but the market is still below the 2018 peak in many areas. The recovery is supported by more activity, more stable dollar pricing, and renewed interest from local buyers and foreign buyers.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Argentina.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Buenos Aires.
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How do prices vary by property type in Buenos Aires in 2026?
Buenos Aires in 2026 is mainly an apartment market, with apartments representing about 75% to 80% of the residential market, PH and older low-rise units about 8% to 10%, houses about 6% to 8%, new-build apartments about 5% to 7%, luxury apartments about 2% to 4%, and very high-end villas or houses below 1%.
In Buenos Aires in 2026, apartments usually average around ARS 218 million, or USD 150,000, or €129,000, while PH-style low-rise units average about ARS 196 million, or USD 135,000, or €116,000. Houses usually average around ARS 435 million, or USD 300,000, or €258,000, while new-build apartments are closer to ARS 276 million, or USD 190,000, or €163,000. Luxury apartments often average around ARS 1.74 billion, or USD 1.2 million, or €1.03 million, while very high-end houses can start above ARS 2.18 billion, or USD 1.5 million, or €1.29 million.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Buenos Aires in 2026?
In Buenos Aires in 2026, new-build homes usually cost about 20% to 35% more than comparable existing homes, with a central estimate near 25%.
This premium exists because new buildings in Buenos Aires usually offer better layouts, modern amenities, lower short-term maintenance costs, and stronger appeal in high-demand neighborhoods such as Palermo, Belgrano, Núñez, Colegiales, and Puerto Madero.
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How do property prices vary by neighborhood in Buenos Aires in 2026?
Palermo is one of the most popular areas for foreign buyers and upper-middle-income local buyers, with many one-bedroom, two-bedroom, and new-build apartments. In 2026, a typical Palermo home can range from about ARS 203 million to ARS 943 million, or USD 140,000 to USD 650,000, or about €120,000 to €559,000, because Palermo combines restaurants, parks, nightlife, coworking spaces, and strong rental demand.
Recoleta is a classic central Buenos Aires neighborhood, with many older apartment buildings, renovated units, and elegant streets. In 2026, a normal Recoleta apartment often sits around ARS 174 million to ARS 725 million, or USD 120,000 to USD 500,000, or about €103,000 to €430,000, because buyers pay for location, walkability, architecture, and long-term prestige.
Belgrano and Núñez are family-friendly areas with larger apartments, newer buildings, good transport, parks, and a safer residential feel. In 2026, typical homes in Belgrano and Núñez often range from about ARS 218 million to ARS 870 million, or USD 150,000 to USD 600,000, or about €129,000 to €516,000, because these neighborhoods attract families and buyers looking for more space.
You will find a much more detailed analysis by areas in our property pack about Buenos Aires. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Area profile | Typical home price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Puerto Madero | Luxury waterfront | ARS 870m to 3.6bn USD 600k to 2.5m |
ARS 8.0m to 9.4m USD 5,500 to 6,500 |
ARS 742k to 876k USD 511 to 604 |
| Palermo | Popular and expat-friendly | ARS 203m to 943m USD 140k to 650k |
ARS 4.5m to 5.4m USD 3,100 to 3,700 |
ARS 417k to 499k USD 288 to 344 |
| Núñez | Family and upscale | ARS 218m to 798m USD 150k to 550k |
ARS 3.8m to 4.5m USD 2,600 to 3,100 |
ARS 350k to 417k USD 242 to 288 |
| Belgrano | Family and established | ARS 203m to 870m USD 140k to 600k |
ARS 3.5m to 4.2m USD 2,400 to 2,900 |
ARS 324k to 391k USD 223 to 269 |
| Colegiales | Trendy residential | ARS 189m to 653m USD 130k to 450k |
ARS 3.3m to 3.9m USD 2,250 to 2,700 |
ARS 303k to 364k USD 209 to 251 |
| Caballito | Middle-class and central | ARS 145m to 508m USD 100k to 350k |
ARS 2.8m to 3.3m USD 1,900 to 2,300 |
ARS 256k to 310k USD 177 to 214 |
| Villa Urquiza | New-build and family | ARS 152m to 551m USD 105k to 380k |
ARS 2.8m to 3.3m USD 1,900 to 2,250 |
ARS 256k to 303k USD 177 to 209 |
| Villa Crespo | Value near Palermo | ARS 138m to 464m USD 95k to 320k |
ARS 2.6m to 3.2m USD 1,800 to 2,200 |
ARS 242k to 296k USD 167 to 204 |
| Almagro | Central value | ARS 116m to 377m USD 80k to 260k |
ARS 2.4m to 2.9m USD 1,650 to 2,000 |
ARS 222k to 270k USD 153 to 186 |
| San Telmo | Historic and tourist | ARS 109m to 435m USD 75k to 300k |
ARS 2.2m to 2.8m USD 1,500 to 1,900 |
ARS 202k to 256k USD 139 to 177 |
| La Boca | Low-cost tourist edge | ARS 73m to 261m USD 50k to 180k |
ARS 1.6m to 2.2m USD 1,100 to 1,500 |
ARS 148k to 202k USD 102 to 139 |
| Lugano | Lowest-cost area | ARS 65m to 218m USD 45k to 150k |
ARS 1.45m to 1.8m USD 1,000 to 1,250 |
ARS 135k to 168k USD 93 to 116 |
How much more do you pay for properties in Buenos Aires when you include renovation work, taxes, and fees?
In Buenos Aires in 2026, buyers should usually budget about 7% to 12% above the purchase price for transaction costs and light renovation, and about 20% to 35% more if the property needs heavy renovation.
If you buy a Buenos Aires property for around USD 200,000, or about ARS 290 million, light extra costs can add about USD 16,000 to USD 24,000, or ARS 23 million to ARS 35 million. This means the real all-in cost can end up around USD 216,000 to USD 224,000, or about ARS 313 million to ARS 325 million, before any major renovation.
If you buy a Buenos Aires property for around USD 500,000, or about ARS 725 million, light extra costs can add about USD 35,000 to USD 60,000, or ARS 51 million to ARS 87 million. This means the real all-in cost can end up around USD 535,000 to USD 560,000, or about ARS 776 million to ARS 812 million.
If you buy a Buenos Aires property for around USD 1,000,000, or about ARS 1.45 billion, light extra costs can add about USD 70,000 to USD 110,000, or ARS 102 million to ARS 160 million. This means the real all-in cost can end up around USD 1.07 million to USD 1.11 million, or about ARS 1.55 billion to ARS 1.61 billion.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Argentina.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Buenos Aires
| Expense | Type | Estimated cost range |
|---|---|---|
| Stamp tax or impuesto de sellos | Tax | Usually about 1.8% to 3.6% of the purchase price. On a USD 200,000 property, this can mean around USD 3,600 to USD 7,200, or ARS 5.2 million to ARS 10.4 million. The exact split depends on the deal and the rules applied at the time of purchase. |
| Notary and deed costs | Fees | Usually about 1.0% to 2.0% of the purchase price. On a USD 200,000 property, this can mean around USD 2,000 to USD 4,000, or ARS 2.9 million to ARS 5.8 million. These costs cover the legal and notarial work needed to complete the transaction. |
| Real estate agent commission | Fees | Usually around 3.0% to 4.0%, depending on the side and agreement. On a USD 200,000 property, this can mean around USD 6,000 to USD 8,000, or ARS 8.7 million to ARS 11.6 million. Buyers should confirm who pays the commission before making an offer. |
| Registration, certificates, and admin | Fees | Usually around 0.3% to 0.8% of the purchase price. On a USD 200,000 property, this can mean around USD 600 to USD 1,600, or ARS 870,000 to ARS 2.3 million. These smaller items can still add up during the closing process. |
| Light renovation | Renovation | Usually around USD 200 to USD 500 per square meter, or ARS 290,000 to ARS 725,000 per square meter. This can cover painting, small repairs, simple kitchen updates, bathroom refreshes, and basic electrical work. Older Buenos Aires apartments often need at least some light renovation. |
| Full renovation | Renovation | Usually around USD 700 to USD 1,200 per square meter, or ARS 1.0 million to ARS 1.7 million per square meter. This can apply when plumbing, electricity, floors, bathrooms, and kitchens need major work. It is common in older buildings with attractive locations but outdated interiors. |
| Furniture and appliances | Setup | Usually around USD 5,000 to USD 30,000, or ARS 7 million to ARS 44 million. A small rental apartment can sit near the low end, while a large premium unit can cost much more to furnish well. This is especially important for buyers planning to rent the home furnished. |
We made this infographic to show you how property prices in Argentina compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Buenos Aires in 2026 with different budgets?
With USD 100,000 in Buenos Aires in 2026, you can buy an existing 35 to 40 square meter studio in Almagro or Balvanera, an existing 45 to 55 square meter one-bedroom apartment in Flores or San Cristóbal, or a larger 60 to 70 square meter older apartment in Lugano or Nueva Pompeya.
With USD 200,000 in Buenos Aires in 2026, you can buy an existing 65 to 75 square meter two-bedroom apartment in Caballito, Villa Crespo, or Almagro, a modern 45 to 55 square meter apartment in Palermo, Colegiales, or Belgrano, or a 75 to 90 square meter PH-style home in Villa Urquiza or Chacarita.
With USD 300,000 in Buenos Aires in 2026, you can buy an existing 85 to 100 square meter apartment in Recoleta, Belgrano, or Palermo, a 100 to 130 square meter PH or townhouse-style unit in Villa Crespo, Chacarita, or Villa Urquiza, or a 150 to 180 square meter existing house in Villa Devoto, Saavedra, or parts of Núñez.
With USD 500,000 in Buenos Aires in 2026, you can buy a 120 to 150 square meter premium apartment in Palermo, Belgrano, or Núñez, an existing 180 to 250 square meter house in Villa Devoto, Belgrano R, or Saavedra, or an 80 to 100 square meter modern apartment in Puerto Madero depending on the tower and view.
With USD 1,000,000 in Buenos Aires in 2026, you can buy a 150 to 180 square meter luxury apartment in Puerto Madero, a renovated 180 to 220 square meter classic apartment in Recoleta or Palermo Chico, or a large family house in Belgrano R, Núñez, or Villa Devoto.
With USD 2,000,000 in Buenos Aires in 2026, there is a real but thin luxury market, and this budget can buy a 250 to 350 square meter waterfront apartment in Puerto Madero, a mansion-style house in Belgrano R or Palermo Chico, or several smaller investment apartments across Caballito, Almagro, Villa Crespo, and Palermo.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Argentina.
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.
| Source | Why it is useful | How we used it |
|---|---|---|
| Zonaprop Index CABA Venta, May 2026 | Zonaprop is one of the largest property portals in Argentina and publishes regular CABA price data. | We used it as the main benchmark for Buenos Aires asking prices. We relied on its citywide average, sample apartment prices, house examples, and barrio-level values. |
| Colegio de Escribanos de la Ciudad de Buenos Aires | This source reports notarial deed activity for real property transactions in CABA. | We used it to cross-check market activity and transaction volume. We used this source so the article does not rely only on portal listing prices. |
| RE/MAX, UCEMA, and Reporte Inmobiliario Índice Real m2 | This source is useful because it compares published prices with effective closing prices. | We used it to estimate the gap between listed prices and final sale prices. We also used it to check whether our closing-price estimates were realistic. |
| INDEC CPI | INDEC is Argentina’s official statistics agency. | We used it to understand inflation and real peso-adjusted price movements. We did not use it to set property prices directly because Buenos Aires real estate is usually priced in US dollars. |
| BCRA retail exchange-rate page | BCRA is Argentina’s central bank and an official source for exchange-rate information. | We used it to sanity-check peso and dollar conversion assumptions. We kept the article simple by using a working rate of USD 1 = ARS 1,450. |
| BCRA exchange rates by date | This official page allows date-based checks of exchange-rate references. | We used it to review exchange-rate context around the writing period. We kept the final article focused on dollar values because property in Buenos Aires is normally quoted in dollars. |
| European Central Bank EUR/USD reference rate | The ECB is the official central bank for the euro area and publishes daily euro reference exchange rates. | We used it to convert US dollar values into euros. We used a simple working conversion of USD 1 = €0.86 for readability. |
| Zonaprop property listings | Live portal listings show the type of homes buyers actually see in Buenos Aires. | We used listing logic to keep budget examples realistic. We did not treat individual listings as final sale prices because asking prices can be negotiated. |
| Reporte Inmobiliario | Reporte Inmobiliario is a long-running Argentina real estate information source. | We used it through the Índice Real m2 collaboration with RE/MAX and UCEMA. We used its market logic to compare asking prices with effective values. |
| RE/MAX Argentina | RE/MAX is an active real estate brokerage network with broad market exposure in Argentina. | We used its role in the Índice Real m2 dataset to understand real transaction behavior. We treated its data as a useful market sample, not as the whole Buenos Aires market. |
| UCEMA | UCEMA is a recognized university in Argentina and adds academic weight to the Índice Real m2 report. | We used the UCEMA-hosted report to estimate effective sale prices. We used it to avoid relying only on asking prices from property portals. |
| Argentina government information portal | This official portal gives context for rules, public bodies, and administrative references in Argentina. | We used it as background context for the institutional framework. We did not use it as the main source for Buenos Aires property prices. |
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