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
This blog post covers the current housing prices in Buenos Aires as of January 2026, using the latest available data from trusted local sources.
We constantly update this article to reflect the most recent market conditions in the Buenos Aires real estate market.
Whether you're a first-time buyer, an investor, or just curious about property values in Buenos Aires, you'll find all the key numbers here.
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
- Buenos Aires property prices rose about 5.6% in USD terms over the past year, marking one of the first sustained recoveries after nearly a decade of decline in real terms.
- Puerto Madero remains the most expensive neighborhood in Buenos Aires at around $6,100 per square meter, which is nearly six times higher than Villa Lugano's $1,100 per square meter.
- Apartments dominate the Buenos Aires housing market, making up roughly 82% of all residential listings, while standalone houses account for only about 10%.
- Listing prices in Buenos Aires typically close about 7% below the asking price, meaning a property listed at $140,000 often sells closer to $130,000.
- New construction in Buenos Aires commands a premium of around 20% over comparable older properties in the same neighborhood, driven by rising construction costs and buyer preferences.
- Despite nominal price increases, Buenos Aires apartment values in USD are still about 10% lower than they were ten years ago in January 2016.
- A typical two-bedroom apartment (called "3 ambientes" locally) in Buenos Aires costs around $180,000, which is approximately ARS 270 million at current exchange rates.
- Palermo, Recoleta, and Belgrano remain the top three neighborhoods for expats in Buenos Aires, combining walkability, international services, and relatively liquid resale markets.
- Buyers in Buenos Aires should budget an extra 6% to 9% on top of the agreed purchase price to cover notary fees, taxes, and closing costs.
What is the average housing price in Buenos Aires in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed upward by a handful of ultra-expensive luxury properties in neighborhoods like Puerto Madero.
We are writing this as of January 2026, using the latest data collected from authoritative sources like Zonaprop's CABA Index (November 2025), which we manually verified and cross-referenced.
The median housing price in Buenos Aires in 2026 is around ARS 193 million, which converts to approximately $129,000 or €110,000 for a typical 50-square-meter two-bedroom apartment. The average housing price in the Buenos Aires market is higher at roughly ARS 255 million ($170,000 or €145,000), because larger units and premium neighborhoods pull the number up.
About 80% of residential properties in Buenos Aires in 2026 fall within a price range of $70,000 to $350,000 (ARS 105 million to ARS 525 million, or €60,000 to €300,000).
A realistic entry-level price range in Buenos Aires starts at $45,000 to $80,000 (ARS 67 million to ARS 120 million, or €38,000 to €68,000), which can get you an older one-room studio of 30 to 38 square meters in affordable neighborhoods like Villa Lugano or Nueva Pompeya.
Luxury properties in Buenos Aires in 2026 typically range from $700,000 to $2,500,000 (ARS 1 billion to ARS 3.75 billion, or €600,000 to €2.1 million), which includes newer high-rise apartments of 120 to 200 square meters in Puerto Madero with premium amenities, parking, and 24-hour security.
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, listing prices are typically about 7% higher than final closing prices, meaning a property listed at $140,000 usually sells closer to $130,000.
This gap exists because negotiation is standard practice in Buenos Aires, especially for properties that have been on the market for a while. The discount can be larger (into the low teens percentage-wise) for older apartments in less desirable locations or properties needing significant renovation work.
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What is the price per sq m or per sq ft for properties in Buenos Aires in 2026?
As of January 2026, the median price per square meter for apartments in Buenos Aires is around ARS 3.7 million ($2,450 or €2,100), which translates to about ARS 342,000 ($228 or €195) per square foot. The average price per square meter is slightly higher at ARS 3.9 million ($2,600 or €2,220), or roughly ARS 362,000 ($242 or €207) per square foot, because premium neighborhoods pull the average up.
Premium waterfront areas like Puerto Madero have the highest price per square meter in Buenos Aires at around $6,100 per square meter, while peripheral southern neighborhoods like Villa Lugano have the lowest at about $1,100 per square meter, mainly due to differences in location quality, amenities, security, and buyer demand.
In Buenos Aires in 2026, the highest prices per square meter are found in Puerto Madero (ARS 9.2 million or $6,100 per sqm), Palermo (ARS 5.1 million or $3,400 per sqm), and Núñez (ARS 5 million or $3,350 per sqm). The lowest prices are in Villa Lugano (ARS 1.6 million or $1,100 per sqm), Nueva Pompeya (ARS 2.2 million or $1,450 per sqm), and La Boca (ARS 2.3 million or $1,530 per sqm).
How have property prices evolved in Buenos Aires?
Compared to one year ago (January 2025), apartment prices in Buenos Aires have increased by about 5.6% in USD terms. This recovery is driven by improving economic confidence and a pickup in mortgage activity, with notarized property transactions growing significantly throughout 2025.
Looking back ten years to January 2016, Buenos Aires apartment prices are actually about 10% lower in real USD terms despite massive nominal increases in Argentine pesos. This long decline was caused by years of restricted affordability, capital controls, and currency instability that pushed the market into a USD-denominated "safe value" mode rather than sustained real growth.
By the way, we've written a blog article detailing the latest updates on property price variations in Buenos Aires.
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.
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 types of properties are available in Buenos Aires and how do prices vary in 2026?
In Buenos Aires in 2026, apartments make up about 82% of the residential market, followed by houses at 10%, traditional low-rise buildings (called "PH") at 5%, duplexes and townhouses at 2%, and luxury penthouses at about 1%, reflecting the city's dense urban character where apartment living is the norm.
Average prices by property type in Buenos Aires as of January 2026 are: studios (35-40 sqm) at around ARS 158 million ($105,000 or €90,000); two-room apartments or "2 ambientes" (45-55 sqm) at ARS 195 million ($130,000 or €111,000); three-room apartments or "3 ambientes" (65-80 sqm) at ARS 270 million ($180,000 or €154,000); traditional low-rise PH units (70-100 sqm) at ARS 315 million ($210,000 or €179,000); family houses (around 170 sqm) at ARS 450 million ($300,000 or €256,000); and premium luxury apartments (120-160 sqm) at ARS 1.35 billion ($900,000 or €769,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Buenos Aires?
- How much should you pay for an apartment in Buenos Aires?
- How much should you pay for a studio in Buenos Aires?
- How much should you pay for a loft in Buenos Aires?
- How much should you pay for a duplex in Buenos Aires?
How do property prices compare between existing and new homes in Buenos Aires in 2026?
In Buenos Aires in 2026, new construction typically costs about 20% more than comparable existing properties in the same neighborhood and of similar size.
This premium reflects higher replacement costs (materials and labor have risen significantly according to INDEC's Construction Cost Index), modern building standards with better insulation and amenities, and buyer preferences for move-in-ready units that require no immediate renovation spending.
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How do property prices vary by neighborhood in Buenos Aires in 2026?
Palermo is one of the most popular neighborhoods for expats and young professionals in Buenos Aires, offering modern apartments, excellent nightlife, parks, and international restaurants. Prices in Palermo in January 2026 range from ARS 4.3 million to ARS 5.9 million per square meter ($2,880 to $3,900), making it one of the pricier areas outside of Puerto Madero.
Caballito is a family-friendly neighborhood in Buenos Aires known for good schools, parks, and a balanced mix of residential calm with urban convenience. Property prices in Caballito in January 2026 are more affordable, ranging from ARS 2.2 million to ARS 3 million per square meter ($1,480 to $2,000), attracting middle-class families and first-time buyers.
Villa Lugano is the most affordable neighborhood in Buenos Aires, located in the southern periphery with fewer amenities and lower demand from high-income buyers. Prices in Villa Lugano in January 2026 range from ARS 1.4 million to ARS 1.9 million per square meter ($930 to $1,250), making it accessible for budget-conscious buyers willing to trade location for value.
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 | Profile | Price Range (ARS and $) | Per sqm (ARS and $) | Per sqft (ARS and $) |
|---|---|---|---|---|
| Puerto Madero | Luxury / Prestige | ARS 920M - 1.7B ($615k - $1.1M) | ARS 7.8M - 10.6M ($5,200 - $7,050) | ARS 728k - 984k ($485 - $655) |
| Palermo | Popular / Expat | ARS 360M - 600M ($240k - $400k) | ARS 4.3M - 5.9M ($2,880 - $3,900) | ARS 402k - 544k ($268 - $363) |
| Núñez | Family / Commute | ARS 350M - 580M ($235k - $385k) | ARS 4.3M - 5.8M ($2,860 - $3,870) | ARS 399k - 539k ($266 - $359) |
| Recoleta | Classic Upscale | ARS 300M - 500M ($200k - $330k) | ARS 3.5M - 4.8M ($2,350 - $3,170) | ARS 327k - 442k ($219 - $296) |
| Belgrano | Family / Expat | ARS 240M - 400M ($160k - $265k) | ARS 2.4M - 3.3M ($1,620 - $2,190) | ARS 226k - 306k ($150 - $204) |
| Retiro | Central / Commute | ARS 160M - 280M ($107k - $185k) | ARS 1.6M - 2.2M ($1,080 - $1,460) | ARS 150k - 204k ($100 - $136) |
| Caballito | Balanced / Family | ARS 200M - 340M ($135k - $225k) | ARS 2.2M - 3M ($1,480 - $2,000) | ARS 206k - 279k ($138 - $186) |
| Almagro | Central / Value | ARS 180M - 300M ($120k - $200k) | ARS 2.1M - 2.8M ($1,370 - $1,850) | ARS 190k - 257k ($127 - $172) |
| San Telmo | Character / Central | ARS 170M - 280M ($115k - $185k) | ARS 1.8M - 2.5M ($1,210 - $1,640) | ARS 169k - 229k ($113 - $153) |
| Villa Urquiza | Family / Growth | ARS 195M - 330M ($130k - $220k) | ARS 2.2M - 3M ($1,470 - $1,990) | ARS 205k - 278k ($137 - $185) |
| La Boca | Budget / Patchy | ARS 145M - 240M ($95k - $160k) | ARS 2M - 2.7M ($1,300 - $1,770) | ARS 181k - 246k ($121 - $164) |
| Villa Lugano | Lowest Cost | ARS 105M - 170M ($70k - $115k) | ARS 1.4M - 1.9M ($930 - $1,250) | ARS 129k - 175k ($86 - $116) |
How much more do you pay for properties in Buenos Aires when you include renovation work, taxes, and fees?
When buying property in Buenos Aires in 2026, you should budget an additional 6% to 9% on top of the agreed purchase price to cover notary fees, stamp duties, certificates, and potential brokerage commissions.
If you buy a property for around $200,000 (ARS 300 million) in Buenos Aires, expect to pay an extra $12,000 to $18,000 (ARS 18 million to ARS 27 million) in closing costs alone. If the property needs light renovation like fresh paint and new floors, add another $15,000 to $25,000, bringing your total investment to roughly $227,000 to $243,000.
For a $500,000 property (ARS 750 million) in Buenos Aires, closing costs would run $30,000 to $45,000 (ARS 45 million to ARS 67 million). A full interior remodel could add $45,000 to $80,000 more, so your total budget should be in the range of $575,000 to $625,000.
If you're purchasing a $1,000,000 property (ARS 1.5 billion) in Buenos Aires, closing costs alone could reach $60,000 to $90,000 (ARS 90 million to ARS 135 million). For a high-end property needing structural updates or a complete renovation, add $90,000 to $150,000 on top, meaning your all-in cost could be $1,150,000 to $1,240,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Buenos Aires.
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 (ARS and $) |
|---|---|---|
| Notary and Escritura | Fees | ARS 4.5M - 9M ($3,000 - $6,000). This covers the notary's professional fees for preparing and registering the property deed (escritura), plus related certificates and administrative costs required to complete the legal transfer. |
| Stamp Duty and Local Taxes | Taxes | ARS 3M - 7.5M ($2,000 - $5,000). These are government taxes applied to the property transaction, varying based on the declared value and specific deal structure in Buenos Aires. |
| Agency Commission (Buyer Side) | Fees | ARS 4.5M - 12M ($3,000 - $8,000). If a real estate agent represents you, commission rates in Buenos Aires typically range from 3% to 4% of the purchase price, though this varies by agency and negotiation. |
| Light Renovation | Renovation | ARS 30M - 60M ($20,000 - $40,000). This covers cosmetic updates like painting, refinishing floors, updating lighting fixtures, and minor kitchen or bathroom refreshes without structural changes. |
| Full Renovation | Renovation | ARS 60M - 120M ($40,000 - $80,000). A complete interior remodel including new kitchen and bathrooms, electrical updates, plumbing improvements, and new flooring throughout the property. |
| Heavy Structural Renovation | Renovation | ARS 135M - 225M ($90,000 - $150,000). For houses or older properties requiring structural work, roof repairs, complete system replacements, and high-end finishes throughout. |
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 $100,000 in Buenos Aires in January 2026, you could buy a one-room studio (around 35 sqm) in an older building in Almagro, a small two-room apartment (40-45 sqm) in Balvanera near Once, or a two-room apartment (45 sqm) in a better pocket of La Boca.
With $200,000, your options in Buenos Aires expand to a three-room apartment (around 70 sqm) in the family-friendly Caballito neighborhood, a two-room apartment (55-60 sqm) in up-and-coming Villa Urquiza, or a smaller two-room unit (50 sqm) in an older building in a non-premium section of Belgrano.
With $300,000 in Buenos Aires, you could purchase a large three-room apartment (around 95 sqm) in an older but well-maintained Recoleta building, a charming PH-style unit (90 sqm) in trendy Chacarita or Villa Crespo, or a small house (120-140 sqm) needing updates in residential Villa Devoto.
With $500,000, Buenos Aires offers you a newer three or four-room apartment (around 120 sqm) with amenities in Palermo, a family house (170 sqm) in good condition in Devoto or Villa del Parque, or a premium renovated three-room apartment (100 sqm) in classic Recoleta.
With $1,000,000 in Buenos Aires, you enter the luxury segment with options like a 150-square-meter apartment in a newer Puerto Madero tower with full amenities, a penthouse-style unit (160 sqm) in exclusive Palermo Chico or near Recoleta, or a high-end upgraded house (300 sqm) in a prime pocket of Núñez.
With $2,000,000, you reach the top tier of the Buenos Aires market, where you could buy a 250 to 300-square-meter luxury apartment in a Puerto Madero tower with premium finishes, an ultra-prime trophy unit (300 sqm) in Recoleta with exceptional ceilings and renovation, or a large modern house (450 sqm) in the prestigious Núñez or Belgrano R neighborhoods.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Buenos Aires.
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's Authoritative | How We Used It |
|---|---|---|
| Zonaprop CABA Index | Zonaprop is one of Argentina's largest real estate listing platforms and publishes a monthly index with documented methodology. | We used this as our main benchmark for USD per square meter and neighborhood price levels in Buenos Aires. We also extracted year-over-year price changes and typical unit examples from their November 2025 report. |
| Colegio de Escribanos CABA | This is the official professional body that reports notarized property transactions (escrituras) in Buenos Aires. | We used their transaction data to validate that real deals are happening at volumes consistent with listing activity. We paired this with media reports citing their averages to understand closing price behavior. |
| INDEC Consumer Price Index | INDEC is Argentina's national statistics agency and the standard reference for inflation data. | We used this to inflation-adjust local currency comparisons over one year and ten years. We also used it to explain why ARS prices are less intuitive than USD pricing for Buenos Aires real estate. |
| INDEC Construction Cost Index | This is the official recurring measure of construction costs including materials, labor, and overhead in Argentina. | We used this to estimate renovation and rebuild cost pressures. We also used it to explain part of the price gap between new and existing properties in Buenos Aires. |
| BCRA Market Expectations Survey | This is the Argentine central bank's standardized survey of macroeconomic expectations from professional forecasters. | We used this as context for why inflation expectations affect construction costs and housing affordability. We also used it to support our macro framing for early 2026. |
| European Central Bank EUR/USD Rate | This is the official euro-area reference for foreign exchange rates. | We used this to convert USD prices into euros in a transparent and consistent way. We kept the conversion assumption of 1 EUR equals 1.17 USD throughout all sections. |
| BYMA Dollar Rate via El Litoral | El Litoral is a mainstream Argentine outlet that explicitly states its FX figures are provided by BYMA (the Buenos Aires stock exchange). | We used this to anchor a realistic financial USD (MEP/BYMA) reference level for ARS conversions. We applied a late December 2025 rate of approximately 1,500 ARS per USD for our January 2026 analysis. |
| UCEMA Real Square Meter Index | UCEMA is a well-known Argentine university that publishes research specifically about real closing prices, not listing asks. | We used this to triangulate listing versus closing prices. We did not use it as our main price source, but it strengthened our estimate that listings typically close about 7% below asking prices. |
| Infobae Economic Reports | Infobae is one of Argentina's largest news outlets and regularly reports on official real estate transaction statistics. | We used their reporting on notarized transaction growth to support our analysis of improving market confidence. We cross-referenced their figures with official Colegio de Escribanos data. |
| La Nación Real Estate Section | La Nación is a leading Argentine newspaper that consults with official real estate bodies for commission and fee guidance. | We used their reporting to estimate typical buyer-side brokerage commissions in Buenos Aires. We applied their guidance to our closing cost calculations and expense tables. |
| Zonaprop Listings Platform | Zonaprop is one of the two dominant real estate listing platforms in Argentina with comprehensive coverage of Buenos Aires. | We used their active listings to verify price ranges by neighborhood and property type. We cross-referenced individual listings with their published index to ensure consistency. |
| Argenprop Listings Platform | Argenprop is another major Argentine real estate listing platform that provides broad market coverage. | We used this as a secondary source to verify price ranges and listing distributions. We compared their data with Zonaprop to identify any significant discrepancies. |
| RE/MAX Argentina | RE/MAX is a major international real estate franchise with extensive presence in Buenos Aires and access to closing price data. | We used their market insights to support our estimate of the gap between listing and closing prices. We referenced their participation in the UCEMA closing-price research project. |
| Reporte Inmobiliario | Reporte Inmobiliario is a specialized Argentine real estate research firm that tracks construction costs and market trends. | We used their analysis to validate construction cost trends and new-build pricing. We cross-referenced their data with INDEC figures for consistency. |
| Buenos Aires City Government | This is the official government website for the City of Buenos Aires with access to urban planning and neighborhood data. | We used their neighborhood classifications and urban planning information to contextualize our price-by-area analysis. We verified neighborhood boundaries and characteristics. |
| Properati Argentina | Properati is a real estate data platform that aggregates listings and provides market analytics for Latin America. | We used their market analytics as an additional data point for price trends. We compared their neighborhood rankings with Zonaprop to verify our geographic analysis. |
| Ámbito Financiero | Ámbito is a leading Argentine financial newspaper that reports daily on exchange rates and economic indicators. | We used their exchange rate tracking to verify our USD/ARS conversion assumptions. We cross-referenced their MEP dollar quotes with BYMA data. |
| El Cronista | El Cronista is a major Argentine business newspaper covering real estate market trends and economic policy. | We used their real estate market coverage to identify key trends affecting Buenos Aires property prices. We referenced their reporting on credit availability and transaction volumes. |
| iProfesional | iProfesional is an Argentine business news portal that covers real estate, finance, and economic trends. | We used their market analysis articles to understand buyer sentiment and market dynamics. We cross-referenced their price trend reporting with official index data. |
| Clarín Inmuebles | Clarín is Argentina's largest newspaper and their real estate section covers market trends with access to industry sources. | We used their market reporting to verify price trends and buyer behavior patterns. We referenced their interviews with real estate professionals for market context. |
| Cámara Inmobiliaria Argentina | This is the Argentine Real Estate Chamber, the main professional association representing real estate agents and developers. | We used their market reports and professional guidance on transaction practices. We referenced their commission structure guidance for our closing cost estimates. |
| Café de las Ciudades | This is an Argentine urban studies publication that analyzes neighborhood development and real estate patterns. | We used their neighborhood analysis to understand the factors driving price differences across Buenos Aires. We referenced their urban development insights for context. |
| World Bank | The World Bank provides independent economic analysis and data on housing markets in developing economies. | We used their economic context data for Argentina to frame the macroeconomic environment affecting Buenos Aires real estate. We referenced their affordability metrics for perspective. |
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