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Buenos Aires apartment prices vary dramatically across neighborhoods, with premium areas like Puerto Madero commanding $5,000-6,500 per square meter while affordable districts like Villa Lugano start around $1,500-1,800 per square meter. As of September 2025, the citywide average has reached $2,300-2,500 per square meter, representing a significant increase from previous years driven by both local demand and foreign investment interest.
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Buenos Aires apartment costs range from $80,000 for a one-bedroom in outer areas to over $500,000 for luxury three-bedroom units in premium neighborhoods.
Monthly maintenance fees typically run $50-200 for standard apartments, while closing costs add 4-7% to the purchase price.
| Property Type | City Center Price Range | Outside Center Price Range |
|---|---|---|
| 1-bedroom apartment | $120,000 - $160,000 | $80,000 - $120,000 |
| 2-bedroom apartment | $150,000 - $320,000 | $110,000 - $240,000 |
| 3-bedroom apartment | $200,000 - $500,000+ | $150,000 - $350,000 |
| Price per m² (Premium) | $3,500 - $6,500 | $2,100 - $3,200 |
| Price per m² (Affordable) | $2,300 - $2,800 | $1,500 - $2,200 |
| Monthly Rent (1-bedroom) | $400 - $700 | $250 - $400 |
| Annual Property Tax | $800 - $2,500 | $500 - $1,800 |
What's the average price per square meter for an apartment in Buenos Aires right now?
As of September 2025, the average price per square meter for apartments in Buenos Aires ranges from $2,300 to $2,500, with the market trending toward the higher end of this range.
Premium neighborhoods like Palermo and Recoleta command significantly higher prices, with apartments selling for $3,500 to $4,300 per square meter. Puerto Madero, the most exclusive waterfront district, reaches $5,000 to $6,500 per square meter for luxury developments.
On the opposite end of the spectrum, affordable neighborhoods such as Villa Lugano and Mataderos offer apartments starting from $1,500 to $1,800 per square meter. Emerging areas typically fall between $2,100 to $2,800 per square meter, making them attractive options for buyers seeking growth potential.
The wide price variation reflects Buenos Aires' diverse neighborhood characteristics, from historic charm in San Telmo to modern luxury in Puerto Madero.
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How much does a small one-bedroom apartment cost on average in the city center?
Small one-bedroom apartments in Buenos Aires city center typically cost between $120,000 and $160,000 for purchase, based on units averaging around 60 square meters.
These prices reflect properties in coveted central districts like Recoleta, Palermo, and San Nicolás, where demand remains consistently high due to proximity to business districts, cultural attractions, and transportation hubs.
For rental purposes, these same apartments command monthly rates of $400 to $700, depending on the specific building quality, amenities, and exact location within the city center.
Newly constructed one-bedroom units in premium buildings can exceed these ranges, sometimes reaching $180,000 to $200,000 when they include modern amenities like gym facilities, concierge services, and prime addresses.
How much does a small one-bedroom apartment cost on average outside the city center?
One-bedroom apartments outside Buenos Aires city center cost significantly less, ranging from $80,000 to $120,000 for purchase.
Popular residential neighborhoods like Caballito, Villa Crespo, and Belgrano offer these more affordable options while still providing good connectivity to the city center through public transportation.
Monthly rental rates in these areas typically range from $250 to $400, making them attractive for both investors seeking higher rental yields and residents looking for more space at lower costs.
The outer neighborhoods of Villa Lugano and Mataderos present even more budget-friendly options, with one-bedroom apartments sometimes available for under $80,000, though these areas may have longer commute times to central business districts.
What's the price range for a two-bedroom apartment in a popular neighborhood?
Two-bedroom apartments in popular Buenos Aires neighborhoods range from $150,000 to $320,000 for purchase, with significant variation based on neighborhood prestige and building quality.
| Neighborhood | Purchase Price Range | Monthly Rent Range |
|---|---|---|
| Palermo Soho | $200,000 - $320,000 | $800 - $1,400 |
| Recoleta | $180,000 - $300,000 | $700 - $1,200 |
| Puerto Madero | $250,000 - $400,000 | $1,200 - $2,000 |
| Belgrano | $150,000 - $240,000 | $600 - $900 |
| Caballito | $120,000 - $200,000 | $500 - $750 |
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What's the price range for a three-bedroom apartment in a popular neighborhood?
Three-bedroom apartments in popular Buenos Aires neighborhoods typically range from $200,000 to over $500,000 for purchase, representing the most significant investment category in the residential market.
In prime districts like Recoleta and Palermo, three-bedroom units command monthly rental rates between $1,400 and $2,750, depending on building amenities and specific location within these neighborhoods.
Luxury three-bedroom apartments in Puerto Madero's waterfront towers can exceed $600,000, especially for units with panoramic river views and high-end finishes. These premium properties often include features like private balconies, premium appliances, and access to building amenities such as swimming pools and fitness centers.
More affordable options exist in neighborhoods like Villa Crespo and Belgrano, where three-bedroom apartments range from $180,000 to $350,000, offering families substantial living space at more accessible price points.
The size of these apartments typically ranges from 80 to 150 square meters, with older buildings often offering larger layouts compared to modern developments.
How much more expensive is it to buy in the most expensive neighborhoods compared to the cheapest ones?
The price difference between Buenos Aires' most expensive and cheapest neighborhoods is dramatic, with premium areas costing 3 to 4 times more than affordable districts.
Puerto Madero, the most expensive neighborhood, averages $5,931 per square meter, while the cheapest areas like Villa Lugano and Mataderos range from $1,500 to $1,800 per square meter.
This means a 100-square-meter apartment in Puerto Madero would cost approximately $593,100, while the same size apartment in Villa Lugano would cost around $150,000 to $180,000 - a difference of over $400,000.
Mid-tier neighborhoods like Palermo and Recoleta fall between these extremes, at $3,500 to $4,300 per square meter, making them roughly 2 to 2.5 times more expensive than the most affordable areas.
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What's the average total purchase price for a newly built apartment versus an older one?
Newly built apartments in Buenos Aires command significant price premiums over older properties, often exceeding $4,000 per square meter in desirable areas.
High-end new developments in neighborhoods like Palermo Soho frequently reach $5,000 per square meter, representing a 25-40% premium over comparable older units in the same area.
Older apartments across Buenos Aires typically sell for $2,200 to $3,500 per square meter, depending on their condition, building amenities, and specific location within each neighborhood.
The price premium for new construction reflects modern amenities such as central air conditioning, updated electrical systems, contemporary kitchen appliances, and building features like fitness centers, swimming pools, and 24-hour security.
However, older apartments often offer larger floor plans, higher ceilings, and unique architectural details that some buyers prefer, making the choice between new and old largely dependent on personal preferences and budget considerations.
How much are the average monthly building maintenance fees for apartments?
Monthly building maintenance fees, known locally as "expensas," vary significantly based on building amenities and location, typically ranging from $50 to $200 per month for standard apartments.
1. **Standard apartment buildings**: $50-$120 per month for basic services including cleaning, security, and maintenance2. **Mid-range buildings with amenities**: $120-$200 per month for properties with elevators, doorman services, and small gyms3. **Luxury buildings**: $200-$500+ per month for high-end properties with pools, full gyms, concierge services, and premium locations4. **Per square meter calculation**: Buildings often charge ARS 200-800 per square meter monthly, which translates to approximately $2-8 USD per square meter5. **Additional services**: Some buildings charge extra for services like parking spaces ($30-80/month) or storage units ($20-50/month)These fees cover essential building operations including cleaning common areas, security personnel, elevator maintenance, and general building upkeep, making them a crucial factor in total ownership costs.
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What are the typical annual property taxes for an apartment based on size and location?
Annual property taxes in Buenos Aires, known as "ABL" (Alumbrado, Barrido y Limpieza), typically amount to less than 1% of the property's assessed value.
A typical city center apartment incurs annual property taxes ranging from $500 to $1,500, while luxury or larger units in premium neighborhoods can reach $2,000 to $4,000 annually.
The tax calculation considers both property size and location, with apartments in prestigious neighborhoods like Puerto Madero and Recoleta facing higher assessments than those in residential areas like Caballito or Villa Crespo.
Property owners also face additional municipal charges for services like waste collection and street lighting, though these are typically included in the overall ABL assessment.
Compared to many international markets, Buenos Aires property taxes remain relatively moderate, making them a manageable component of total ownership costs for most apartment owners.
How much should a buyer budget for notary fees, registration costs, and other closing costs?
Buyers should budget 4% to 7% of the total purchase price for closing costs when buying an apartment in Buenos Aires.
Notary fees typically represent approximately 2% of the sale price and cover the legal documentation, contract preparation, and official transaction recording required by Argentine law.
Registration costs, tax stamps, and municipal transfer taxes add another 1% to 2% to the total closing expenses, depending on the property value and location.
Real estate agent commissions, usually split between buyer and seller, can add an additional 1% to 3% to the buyer's total costs, though this varies based on the specific arrangement and property type.
Additional expenses may include property surveys, legal due diligence, and bank transfer fees, which collectively can add another $1,000 to $3,000 to the transaction costs.
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What's the average rental yield for apartments in Buenos Aires right now?
The average gross rental yield for apartments in Buenos Aires currently ranges from 3% to 5% annually, making it a moderate but stable investment option.
Higher yields are typically achievable in mid-tier neighborhoods like Caballito and Villa Crespo, where lower purchase prices combined with steady rental demand create more attractive return ratios.
Premium neighborhoods like Puerto Madero and Recoleta tend to offer lower yields, typically in the 3% to 4% range, due to higher purchase prices, though these areas often provide better capital appreciation potential.
Rental yields can vary significantly based on apartment size, with smaller one-bedroom units often generating higher percentage returns than larger three-bedroom apartments due to stronger demand from young professionals and couples.
These yields represent gross returns before accounting for expenses like building maintenance fees, property taxes, and occasional vacancy periods, which typically reduce net yields by 1% to 2%.
How much have apartment prices changed in the past year, in percentage terms?
Buenos Aires apartment prices have increased 9% to 15% in USD terms during the past year, with prime neighborhoods slightly outperforming the citywide average.
The nominal price increases reflect a combination of strong local demand, renewed foreign investor interest, and the stabilization of Argentina's currency situation following recent economic policy changes.
However, when adjusted for inflation, real price appreciation has been more modest, with some areas experiencing flat or slightly declining real values despite the nominal gains.
Transaction volumes have surged significantly during this period, indicating renewed confidence in the Buenos Aires real estate market and suggesting that the price increases reflect genuine market demand rather than speculative activity.
Premium neighborhoods like Palermo and Puerto Madero have seen the strongest price appreciation, while affordable areas have experienced more moderate increases, though all segments have shown positive nominal growth.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buenos Aires offers apartment buyers a diverse range of options, from affordable $80,000 one-bedroom units in outer neighborhoods to luxury $500,000+ three-bedroom apartments in premium districts.
With maintenance fees ranging from $50-200 monthly and moderate property taxes, ongoing ownership costs remain manageable for most buyers considering Buenos Aires real estate.