As of June 2026, a standard apartment in Buenos Aires usually costs about USD 115,000 to USD 135,000, which is roughly ARS 167 million to ARS 196 million, or EUR 99,000 to EUR 116,000, but the real price changes a lot by neighborhood, building age and monthly expensas.
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We constantly update this blog post because Buenos Aires apartment prices, mortgage access, expensas and taxes can change quickly in 2026.
The simple idea is this: Buenos Aires apartments are priced in US dollars, but many ownership costs are paid in Argentine pesos.
That mix can make a Buenos Aires apartment look stable on the purchase side, while the monthly ownership cost can move fast.
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
- In June 2026, the average asking price for Buenos Aires apartments is close to USD 2,462/m², but a careful buyer should still negotiate below portal prices.
- The average deed value in CABA was about USD 112,000 in April 2026, which is a useful reality check against expensive online listings.
- A normal one-bedroom apartment in Buenos Aires usually sits around USD 120,000 to USD 145,000, before closing costs.
- For a foreign buyer, Buenos Aires is still mostly a cash market, because local mortgage access usually depends on Argentine income and banking history.
- Expensas are one of the biggest ownership risks in Buenos Aires, especially in older buildings with elevators, doormen or deferred repairs.
- Puerto Madero can cost several times more per square meter than Villa Lugano, Nueva Pompeya or La Boca, even though all are inside the same city.
- High rental yield in Buenos Aires often comes from cheaper southern neighborhoods, but those areas can also have weaker resale liquidity.
- Palermo, Belgrano, Núñez and Colegiales are expensive because they combine local demand, foreign demand, lifestyle value and easier resale.
- New-build apartments in Buenos Aires often cost 20% to 30% more than resale apartments in the same broad area.
- For planning, a foreign cash buyer should usually add 7% to 10% on top of the apartment price for taxes, notary fees, agency costs and documentation.
How much do apartments really cost in Buenos Aires in 2026?
What's the average and median apartment price in Buenos Aires in 2026?
As of June 2026, the average apartment price in Buenos Aires is about ARS 181 million, USD 125,000 or EUR 108,000, while the median buyer should think closer to ARS 167 million to ARS 196 million, USD 115,000 to USD 135,000 or EUR 99,000 to EUR 116,000.
For the price per square meter, Buenos Aires apartments average about ARS 3.57 million/m², USD 2,460/m² or EUR 2,120/m², which is about ARS 331,000/ft², USD 229/ft² or EUR 197/ft².
For most standard Buenos Aires apartments in 2026, a realistic purchase range is about ARS 116 million to ARS 261 million, USD 80,000 to USD 180,000 or EUR 69,000 to EUR 155,000, with luxury areas going much higher.
How much is a studio apartment in Buenos Aires in 2026?
As of June 2026, a typical studio apartment in Buenos Aires costs about ARS 157 million, USD 108,000 or EUR 93,000, based on a normal 40 m² unit.
In practice, entry-level and mid-range studios in Buenos Aires often cost ARS 65 million to ARS 181 million, USD 45,000 to USD 125,000 or EUR 39,000 to EUR 108,000, while high-end studios in Palermo, Recoleta, Belgrano or Puerto Madero can reach ARS 247 million to ARS 435 million, USD 170,000 to USD 300,000 or EUR 147,000 to EUR 259,000.
A typical studio in Buenos Aires is around 30 m² to 45 m², with newer buildings often using compact layouts and older buildings sometimes offering larger but less efficient spaces.
How much is a one-bedroom apartment in Buenos Aires in 2026?
As of June 2026, a typical one-bedroom apartment in Buenos Aires costs about ARS 189 million, USD 130,000 or EUR 112,000 for a standard 2 ambientes unit.
Entry-level and mid-range one-bedroom apartments in Buenos Aires usually cost ARS 94 million to ARS 239 million, USD 65,000 to USD 165,000 or EUR 56,000 to EUR 142,000, while premium or luxury one-bedroom apartments often cost ARS 290 million to ARS 653 million, USD 200,000 to USD 450,000 or EUR 173,000 to EUR 388,000.
A normal one-bedroom apartment in Buenos Aires is usually around 45 m² to 60 m², with 50 m² being a common benchmark for price comparisons.
How much is a two-bedroom apartment in Buenos Aires in 2026?
As of June 2026, a typical two-bedroom apartment in Buenos Aires costs about ARS 260 million, USD 179,000 or EUR 155,000 for a standard 70 m² 3 ambientes unit.
Entry-level and mid-range two-bedroom apartments in Buenos Aires usually cost ARS 131 million to ARS 334 million, USD 90,000 to USD 230,000 or EUR 78,000 to EUR 198,000, while high-end and luxury two-bedroom apartments often cost ARS 435 million to more than ARS 1.3 billion, USD 300,000 to more than USD 900,000 or EUR 259,000 to more than EUR 777,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Buenos Aires.
How much is a three-bedroom apartment in Buenos Aires in 2026?
As of June 2026, a typical three-bedroom apartment in Buenos Aires costs about ARS 319 million to ARS 464 million, USD 220,000 to USD 320,000 or EUR 190,000 to EUR 276,000 in the middle market.
Entry-level and mid-range three-bedroom apartments in Buenos Aires often cost ARS 261 million to ARS 551 million, USD 180,000 to USD 380,000 or EUR 155,000 to EUR 328,000, while premium family apartments in Belgrano, Núñez, Palermo, Recoleta or Puerto Madero can cost ARS 653 million to more than ARS 2.2 billion, USD 450,000 to more than USD 1.5 million or EUR 388,000 to more than EUR 1.3 million.
A typical three-bedroom apartment in Buenos Aires is usually around 90 m² to 130 m², but older Recoleta and Belgrano apartments can be much larger.
What's the price gap between new and resale apartments in Buenos Aires in 2026?
As of June 2026, new-build apartments in Buenos Aires usually cost about 20% to 30% more per square meter than resale apartments in the same broad neighborhood.
A practical average for new-build apartments in Buenos Aires is about ARS 4.2 million to ARS 4.5 million/m², USD 2,900 to USD 3,100/m² or EUR 2,500 to EUR 2,680/m².
For resale apartments in Buenos Aires, a more realistic negotiated average is about ARS 3.3 million to ARS 3.4 million/m², USD 2,250 to USD 2,350/m² or EUR 1,940 to EUR 2,030/m².
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Can I afford to buy in Buenos Aires in 2026?
What's the typical total budget (all-in) to buy an apartment in Buenos Aires in 2026?
As of June 2026, a foreign buyer should plan about ARS 202 million, USD 139,000 or EUR 120,000 all-in for a standard Buenos Aires apartment priced near USD 130,000.
This all-in Buenos Aires apartment budget usually includes the purchase price, stamp tax when due, notary costs, registry costs, agency commission, banking costs, foreign buyer paperwork and a small buffer for exchange-rate friction.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Buenos Aires property pack.
What down payment is typical to buy in Buenos Aires in 2026?
As of June 2026, a foreign buyer without Argentine income should normally expect a 100% cash purchase, so a USD 130,000 apartment means about ARS 189 million, USD 130,000 or EUR 112,000 before closing costs.
For buyers who qualify for an Argentine UVA mortgage, many banks can require at least 20% to 25% down, which is about ARS 38 million to ARS 47 million, USD 26,000 to USD 33,000 or EUR 22,000 to EUR 28,000 on a USD 130,000 apartment.
A safer down payment target in Buenos Aires is 30% to 40%, because bank valuation gaps, peso loan disbursement and income tests can reduce the real amount a buyer can borrow.
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Which neighborhoods are cheapest or priciest in Buenos Aires in 2026?
How much does the price per m² for apartments vary by neighborhood in Buenos Aires in 2026?
As of June 2026, apartment prices in Buenos Aires range from about ARS 1.6 million to ARS 10.2 million/m², USD 1,100 to USD 7,000/m² or EUR 950 to EUR 6,040/m², depending on the neighborhood.
The most affordable Buenos Aires neighborhoods include Villa Lugano, Villa Riachuelo, Nueva Pompeya, La Boca and Constitución, where typical prices are about ARS 1.6 million to ARS 2.8 million/m², USD 1,100 to USD 1,900/m² or EUR 950 to EUR 1,640/m².
The most expensive Buenos Aires neighborhoods include Puerto Madero, Palermo, Belgrano, Núñez, Colegiales and prime Recoleta, where typical prices are about ARS 4.4 million to ARS 10.2 million/m², USD 3,000 to USD 7,000/m² or EUR 2,590 to EUR 6,040/m².
What neighborhoods are best for first-time buyers on a budget in Buenos Aires in 2026?
As of June 2026, the top three budget-friendly Buenos Aires neighborhoods for first-time buyers are Almagro, Balvanera and San Telmo, with Villa Crespo, Chacarita and Parque Patricios also worth checking.
In those budget-friendly Buenos Aires neighborhoods, standard apartments often cost about ARS 102 million to ARS 218 million, USD 70,000 to USD 150,000 or EUR 60,000 to EUR 129,000.
These areas can work well because they offer subte access, central locations, everyday shops, rental demand and lower entry prices than Palermo, Belgrano or Núñez.
The trade-off is that building quality can be uneven, so a cheap Buenos Aires apartment can become expensive if the building has high expensas, weak administration or major repairs coming.
Which neighborhoods have the fastest-rising apartment prices in Buenos Aires in 2026?
As of June 2026, the strongest recent price momentum in Buenos Aires is mainly in Núñez, Colegiales and Chacarita, with Villa Crespo also benefiting from Palermo spillover.
These fast-appreciating Buenos Aires neighborhoods appear to be rising by roughly 3% to 8% year over year in practical buyer terms, while the citywide Zonaprop index shows a much softer 1.9% annual rise in May 2026.
The main driver is not a simple citywide boom, but a shift toward neighborhoods with good transport, lifestyle demand, family appeal and prices that still look cheaper than nearby premium areas.
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What extra costs will I pay on top of the apartment price in Buenos Aires in 2026?
What are all the buyer closing costs when you buy an apartment in Buenos Aires?
For a typical USD 130,000 apartment in Buenos Aires, buyer closing costs are usually about ARS 16 million, USD 11,000 or EUR 9,500 if the buyer budgets around 8.5%.
The main Buenos Aires closing-cost categories are stamp tax when due, notary fees, registry costs, certificates, agency commission, bank costs if financed and foreign buyer documentation costs.
The largest cost is often the real estate agency commission, unless the transaction has a high stamp-tax burden or special legal structuring.
Some Buenos Aires closing costs can vary, because the agency commission, stamp-tax treatment, buyer status, mortgage use and declared deal structure can change the final amount.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Buenos Aires?
A good planning estimate is that buyer closing costs for a Buenos Aires apartment are about 8.5% of the purchase price for a foreign cash buyer.
Most standard Buenos Aires apartment purchases should fit between 7% and 10% in buyer closing costs, while financed or more complex purchases can reach 9% to 12%.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Buenos Aires.
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What are the ongoing monthly and yearly costs of an apartment in Buenos Aires in 2026?
What are typical HOA fees in Buenos Aires right now?
HOA fees are common in Buenos Aires and are called expensas, and a normal apartment owner should often budget about ARS 120,000 to ARS 300,000 per month, which is about USD 83 to USD 207 or EUR 71 to EUR 178.
Basic Buenos Aires buildings can have expensas around ARS 70,000 to ARS 150,000 per month, while premium buildings with security, pools, gyms or many staff can reach ARS 450,000 to ARS 1.2 million per month, which is about USD 310 to USD 828 or EUR 267 to EUR 714.
What utilities should I budget monthly in Buenos Aires right now?
A typical Buenos Aires apartment owner should budget about ARS 120,000 to ARS 250,000 per month for utilities, which is about USD 83 to USD 172 or EUR 71 to EUR 149.
The realistic monthly range is about ARS 80,000 to ARS 350,000, or USD 55 to USD 241 and EUR 47 to EUR 208, depending on apartment size, heating, air-conditioning and whether water is included in expensas.
The usual Buenos Aires utility budget includes electricity, gas, water when billed separately, internet and mobile phone service.
Electricity is often the utility that becomes most expensive in Buenos Aires, especially in summer, in all-electric apartments or in poorly insulated older units.
How much is property tax on apartments in Buenos Aires?
A typical annual property tax and ABL budget for a Buenos Aires apartment is about ARS 250,000 to ARS 900,000, which is about USD 172 to USD 621 or EUR 149 to EUR 535.
Buenos Aires property tax is paid through the Inmobiliario/ABL bill, and the amount depends on the fiscal valuation, property characteristics and the city tax rules rather than a simple market-value rate.
The realistic annual range is about ARS 120,000 to ARS 2.5 million, or USD 83 to USD 1,724 and EUR 71 to EUR 1,486, depending on the apartment value and fiscal classification.
What's the yearly building maintenance cost in Buenos Aires?
A practical yearly building maintenance reserve for a Buenos Aires apartment is about 0.5% to 1.0% of the property value, so a USD 130,000 apartment needs about ARS 943,000 to ARS 1.9 million, USD 650 to USD 1,300 or EUR 561 to EUR 1,122 per year.
The realistic range is very broad, from about ARS 580,000 per year for a simple studio to more than ARS 4.4 million per year for a premium apartment in an older or service-heavy building.
Buenos Aires building maintenance usually covers repairs, painting, plumbing, elevators, façades, roofs, appliances, vacancy wear and occasional extraordinary expensas.
Some maintenance is already included in monthly expensas, but owners should still keep a separate reserve because extraordinary repairs in Buenos Aires buildings can arrive suddenly.
How much does home insurance cost in Buenos Aires?
A typical annual home insurance budget for a Buenos Aires apartment is about ARS 150,000 to ARS 600,000, which is about USD 103 to USD 414 or EUR 89 to EUR 357.
The realistic range is about ARS 100,000 to ARS 1.2 million per year, or USD 69 to USD 828 and EUR 59 to EUR 714, depending on contents, liability, insured value and rental use.
Home insurance is usually optional for a cash buyer in Buenos Aires, but a lender can require insurance if the apartment is bought with a mortgage.
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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 we trust it | How we used it |
|---|---|---|
| Zonaprop Index CABA Venta | It is a major Argentine property portal with a regular apartment price index. | We used it for the May 2026 average asking price of USD 2,462/m². We treated it as an asking-price source, not a guaranteed closing-price source. |
| Zonaprop May 2026 CABA report | It gives current unit-type benchmarks for Buenos Aires apartments. | We used it for studio, one-bedroom and two-bedroom apartment benchmarks. We then adjusted those benchmarks by neighborhood and building quality. |
| Zonaprop Index CABA Alquiler | It tracks asking rents from one of Argentina’s largest listing platforms. | We used it to sanity-check income potential for small Buenos Aires apartments. We did not use gross rent as a net yield. |
| Zonaprop Index CABA Rentabilidad | It directly compares apartment prices and rents by Buenos Aires neighborhood. | We used it to identify yield-led areas such as Lugano and Parque Avellaneda. We also used it to explain why prestige areas can have lower rental yields. |
| IDECBA sales datasets | It is the official statistics office of the Buenos Aires City government. | We used it to check apartment prices by size, condition, barrio and comuna. We used it as the official baseline behind the neighborhood comparisons. |
| IDECBA real estate market data | It centralizes official Buenos Aires property and rental indicators. | We used it to check that the sale and rental series were current to early 2026. We also used it to avoid relying only on property portal data. |
| IDECBA Q1 2026 apartment report | It is a fresh official report focused on Buenos Aires apartment sales. | We used it to confirm the early-2026 market direction. We also used it to support the new-versus-resale and neighborhood sections. |
| Colegio de Escribanos deed statistics | It records actual notarized transactions in Buenos Aires City. | We used it to compare listing prices with real market activity. We also used the April 2026 deed count and average deed value as a liquidity check. |
| Colegio de Escribanos CABA 2026 fiscal note | It explains fiscal-law changes that affect real estate closings. | We used it to frame 2026 stamp-tax changes in CABA. We kept the estimate conservative because final treatment depends on buyer status and property use. |
| UCEMA / RE/MAX / Reporte Inmobiliario M² Real | It focuses on real price references, not only public asking prices. | We used it to adjust advertised prices toward realistic buying budgets. We also used it to explain why negotiated prices can differ from portal averages. |
| Argentina.gob.ar and BCRA UVA mortgage comparison | It is an official transparency page for Argentine mortgage comparisons. | We used it to frame mortgage availability in June 2026. We also used it to separate local-buyer financing from foreign-buyer cash assumptions. |
| Banco Nación UVA mortgage simulator | Banco Nación is a reference public lender in Argentina. | We used it to estimate realistic loan-to-value and down-payment needs. We also used it to show why foreign buyers should not assume easy mortgage access. |
| AGIP Sellos | AGIP is the Buenos Aires City tax authority. | We used it for stamp-tax rules and exemptions. We then combined it with notary practice to estimate buyer closing costs. |
| AGIP Inmobiliario/ABL | It is the official source for Buenos Aires property tax and ABL. | We used it to explain how annual property tax is calculated. We gave ranges because actual bills depend on fiscal valuation and property classification. |
| AGIP 2026 ABL benefits | It gives current 2026 payment benefits for ABL. | We used it to check the 2026 ABL payment framework. We did not assume every buyer qualifies for every discount. |
| ConsorcioAbierto expensas report via Dólar Hoy | It cites a large sample of Buenos Aires condominium buildings. | We used the reported ARS 336,545 average expensa for April 2026. We adjusted the number for small apartments and amenity-heavy buildings. |
| Ámbito expensas report | It reports the same expensas trend from a recognized Argentine business outlet. | We used it as a second check on Buenos Aires expensas. We also used it to explain why monthly costs can hurt net returns. |
| La Nación Buenos Aires property map | It gives neighborhood-level market context from a major Argentine newspaper. | We used it to cross-check neighborhood tiers and price dispersion. We treated it as context, not as the only pricing source. |
| BCRA exchange-rate data | The Central Bank publishes official exchange-rate reference data. | We used it to frame ARS conversions carefully. We rounded currency values because Buenos Aires prices are quoted in USD but many costs are paid in ARS. |
| European Central Bank EUR/USD reference rate | It is an official reference source for euro exchange rates. | We used it to convert USD amounts into EUR. We rounded euro figures so the article stays easy to read. |
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