How much does an apartment cost in Buenos Aires?

Studio, one-bedroom, two-bedroom: what each costs in Buenos Aires in 2026

Zonaprop's September 2026 index puts a model 40 m² studio at USD 110,000, a 50 m² one-bedroom (two "ambientes") at USD 131,000 and a 70 m² two-bedroom (three "ambientes") at USD 180,000. Those are asking prices across the city, so use them as a first budget estimate.

Real sales come in lower. The M² Real index from RE/MAX Argentina, Universidad del CEMA and Reporte Inmobiliario put used apartments at USD 2,097/m² at closing in September 2026. Zonaprop's asking average was USD 2,484/m².

The barrio then changes the ticket completely. Official Buenos Aires City data for used one-bedrooms runs from USD 1,437/m² in Villa Lugano to USD 5,805/m² in Puerto Madero. On a 50 m² apartment, that takes the price from about USD 72,000 to USD 290,000.

So USD 100,000 is still a real Buenos Aires budget. USD 130,000 gives you much more choice, and USD 180,000 opens most of the mainstream market outside the priciest buildings and barrios.

Apartment type	Typical size	Asking price per m² (implied, Zonaprop Sept 2026)	Approx. total
Studio	40 m²	~USD 2,750/m²	USD 110,000
1 bedroom	50 m²	~USD 2,620/m²	USD 131,000
2 bedrooms	70 m²	~USD 2,570/m²	USD 180,000
Used apartment actually sold (M² Real)	Varies	USD 2,097/m²	Depends on size

Why do Buenos Aires apartment prices seem so inconsistent?

Because people compare different barrios, different sizes and different stages of the sale as if they were the same market.

The barrio gap is the biggest source of confusion. In the latest official city figures (Q2 2026), a used one-bedroom asked USD 5,805/m² in Puerto Madero, USD 3,266 in Núñez, USD 3,118 in Palermo, USD 2,317 in Caballito and only USD 1,437 in Villa Lugano.

Size changes the price per square meter too. Used studios ask USD 2,561/m² citywide, against USD 2,343 for one-bedrooms and USD 2,160 for two-bedrooms. Smaller apartments cost more per square meter.

Age is another big split. The same official data puts new one-bedrooms at USD 3,215/m², about 37% above used ones. For two-bedrooms the gap is wider: USD 3,349/m² new against USD 2,160 used.

Then there is asking vs closing. An asking-price index shows what sellers hope for. M² Real measures what buyers actually paid.

Separate those four things and most of the contradictions disappear.

What is the real price per square meter in Buenos Aires now?

For a used apartment, about USD 2,100/m² is the best citywide figure for a real deal, while listings sit around USD 2,400 to 2,500/m².

M² Real put closed sales of used apartments at USD 2,097/m² in September 2026, down from USD 2,150 in August. The index is built from real RE/MAX closings, with UCEMA and Reporte Inmobiliario.

By size, studios closed at USD 2,211/m², one-bedrooms at USD 2,118 and two-bedrooms at USD 2,038. Same pattern as the listings: the smaller the unit, the higher the price per square meter.

Zonaprop's asking index was USD 2,484/m² in September 2026. Official city listing data sits in the same zone: USD 2,561/m² for used studios, USD 2,343 for used one-bedrooms and USD 2,160 for used two-bedrooms.

Use USD 2,100/m² to estimate where an ordinary used apartment may actually trade, then adjust hard for barrio, condition and size. Use USD 2,500/m² to read the portals.

Price measure (Sept 2026)	Apartments covered	USD/m²	Best use
M² Real closing price	Used apartments sold	2,097	Estimate real deals
M² Real studio	Sold studios	2,211	Small-unit deals
M² Real 1 bedroom	Sold 1-bedrooms	2,118	Mainstream deal benchmark
M² Real 2 bedrooms	Sold 2-bedrooms	2,038	Larger-unit deals
Zonaprop index	Apartments listed	2,484	Listing benchmark

How much can you negotiate on a Buenos Aires apartment?

About 5% below the final asking price, on a used apartment.

M² Real measured closed deals at 4.75% below the last published price in September 2026, after 4.79% in August, 4.81% in July and 5.11% in June. The range is tight.

The longer view is more telling. The yearly average gap was 7.04% in 2022, 6.59% in 2023, 4.79% in 2024 and 4.49% in 2025. Buyers get smaller discounts than three or four years ago.

One catch: the index compares the closing price with the last asking price. A seller who first asked USD 180,000, cut to USD 160,000 and accepted USD 152,000 shows up as a 5% negotiation, even though the deal closed 15.6% below the first price.

For an apartment already priced sensibly at USD 150,000, aim for a closing zone around USD 142,000 to 145,000. A stale or overpriced listing can leave much more room, so check how long it has been online and whether the price was already cut.

How much does a studio cost in Buenos Aires?

About USD 100,000 to 110,000 citywide, though cheap barrios can drop below USD 60,000 and premium ones go well above USD 150,000.

Zonaprop's model 40 m² studio asks USD 110,000. Official city data for used studios gives a similar result: USD 2,561/m² means about USD 102,000 for 40 m².

Real sales are cheaper. M² Real recorded studios closing at USD 2,211/m² in September 2026, which comes to about USD 88,000 for 40 m².

The barrio quickly beats those averages. Official asking prices for used studios reach USD 6,296/m² in Puerto Madero against USD 1,529/m² in La Boca. A 35 m² studio at those rates is about USD 220,000 in Puerto Madero and USD 54,000 in La Boca.

For most buyers, a practical studio budget is USD 70,000 to 130,000, depending on where you are willing to live.

How much does a one-bedroom apartment cost in Buenos Aires?

A normal one-bedroom costs around USD 120,000 to 140,000, with about USD 130,000 in the middle of the market.

Zonaprop's model 50 m² one-bedroom asks USD 131,000. Official city data gives a lower citywide figure: USD 2,343/m² for a used one-bedroom, about USD 117,000 for 50 m².

Real sales are lower again. M² Real put one-bedrooms at USD 2,118/m² at closing in September 2026, about USD 106,000 for 50 m² before adjusting for barrio and quality.

The spread across the city is huge. A 50 m² used apartment comes to about USD 156,000 at Palermo's official asking rate, USD 163,000 in Núñez, USD 134,000 in Recoleta, USD 116,000 in Caballito and USD 72,000 in Villa Lugano.

Barrio	Used 1-bedroom asking USD/m² (Q2 2026)	Approx. price for 50 m²	Position in the market
Puerto Madero	5,805	USD 290,000	In a class of its own
Núñez	3,266	USD 163,000	Premium
Palermo	3,118	USD 156,000	Premium
Villa Urquiza	2,775	USD 139,000	Upper-middle
Recoleta	2,680	USD 134,000	Upper-middle
Caballito	2,317	USD 116,000	Mainstream
Almagro	2,117	USD 106,000	Below city average
Flores	1,974	USD 99,000	Affordable
Villa Lugano	1,437	USD 72,000	Cheapest end

How much does a two-bedroom apartment cost in Buenos Aires?

About USD 150,000 to 180,000 in the broad middle of the market, while the premium northern barrios push a similar unit toward USD 200,000 or more.

Zonaprop's model 70 m² two-bedroom asks USD 180,000. Official asking prices for used two-bedrooms average USD 2,160/m², about USD 151,000 for 70 m².

Real sales are cheaper. M² Real put two-bedrooms at USD 2,038/m² at closing in September 2026, about USD 143,000 for 70 m².

The barrio changes the answer fast. Official data puts used two-bedrooms at USD 2,855/m² in Palermo, USD 2,909 in Núñez and USD 2,797 in Belgrano. At 70 m², that is about USD 200,000, USD 204,000 and USD 196,000.

At the other end, La Boca is around USD 1,343/m² and Villa Lugano only USD 974/m² for this type, about USD 94,000 and USD 68,000 for 70 m².

With USD 150,000 you can buy a real two-bedroom in Buenos Aires. In Palermo, Belgrano or Núñez, the trade-off is usually an older building, a worse condition or a smaller unit.

How expensive are Palermo, Belgrano, Núñez and Recoleta?

Expensive by Buenos Aires standards: ordinary used apartments usually ask USD 2,700 to 3,300/m², and new ones often around USD 4,000/m².

For used one-bedrooms, official city figures put Núñez at USD 3,266/m², Palermo at USD 3,118, Belgrano at USD 2,958 and Recoleta at USD 2,680. The citywide figure is USD 2,343.

So Núñez costs about 39% more than the city average for this type, Palermo about 33% more and Belgrano about 26% more.

Real closings are a bit lower. M² Real's September 2026 sample of one-bedroom sales averaged USD 2,857/m² in Palermo and USD 2,676/m² in Belgrano, roughly 8% to 10% under the official asking figures.

New builds add another layer. Official figures put new one-bedrooms around USD 4,039/m² in Belgrano, USD 4,005 in Palermo, USD 3,893 in Recoleta and USD 3,809 in Núñez. UADE's January 2026 survey found the same order, with new apartments around USD 4,000/m² in Palermo and Belgrano and a little less in Núñez and Recoleta.

These barrios need a serious budget. USD 100,000 can still work for a small or older unit, but it no longer buys the 50 to 60 m² apartment many foreign buyers picture.

Are Caballito, Villa Urquiza and Villa Devoto still cheaper than Palermo?

Caballito and Villa Devoto, yes, clearly. Villa Urquiza has moved much closer to premium pricing.

Official asking prices for used one-bedrooms are about USD 2,317/m² in Caballito, USD 2,352 in Villa Devoto and USD 2,775 in Villa Urquiza. Palermo is at USD 3,118 and Núñez at USD 3,266.

For a 60 m² apartment, that gives roughly USD 139,000 in Caballito, USD 141,000 in Villa Devoto, USD 167,000 in Villa Urquiza, USD 187,000 in Palermo and USD 196,000 in Núñez.

Villa Urquiza is only about 11% below Palermo for this type, and M² Real's September closings there (USD 2,587/m² for one-bedrooms) were not far off Palermo's either. Don't go there expecting a bargain.

Caballito is about 26% cheaper than Palermo and Villa Devoto about 25%. On a family-sized apartment that can save USD 40,000 to 60,000 without moving to the cheapest part of the city.

Where are apartments cheapest in Buenos Aires?

In the south and southwest, where purchases under USD 100,000 are still a normal part of the market.

Official asking prices for used one-bedrooms sit at USD 1,437/m² in Villa Lugano, USD 1,457 in Nueva Pompeya, USD 1,506 in La Boca and USD 1,528 in Constitución.

A 50 m² apartment at those averages comes to roughly USD 72,000 to 76,000 before negotiation.

Larger units are even cheaper per square meter. Used two-bedrooms average only USD 974/m² in Villa Lugano, USD 1,284 in Constitución, USD 1,342 in Nueva Pompeya and USD 1,343 in La Boca.

That makes a 70 m² apartment possible for around USD 68,000 in Villa Lugano and about USD 90,000 to 94,000 in the other three.

The discount reflects real differences: transport, street safety, building stock and resale demand. Visit at night, ask about the building's charges and check how fast similar units resell before you treat a low price as a deal.

Barrio	Used 2-bedroom asking USD/m² (Q2 2026)	Approx. 70 m² price
Palermo	2,855	USD 200,000
Belgrano	2,797	USD 196,000
La Boca	1,343	USD 94,000
Nueva Pompeya	1,342	USD 94,000
Constitución	1,284	USD 90,000
Villa Lugano	974	USD 68,000

What can USD 100,000 buy in Buenos Aires right now?

A real apartment, but you get roughly twice as much space in an affordable barrio as in Palermo or Núñez.

At official asking prices for used one-bedrooms, USD 100,000 buys about 31 m² in Núñez, 32 m² in Palermo, 34 m² in Belgrano, 37 m² in Recoleta, 43 m² in Caballito, 47 m² in Almagro and almost 70 m² in Villa Lugano.

That is simple math: balconies, floor, building condition, monthly charges and renovation needs all move the real price.

Negotiation stretches the budget a little. With closings about 5% below the last asking price, a USD 105,000 listing can sometimes fit a USD 100,000 budget.

The real limit is your total cash. If USD 100,000 has to cover the buying costs too, search around USD 91,000 to 94,000, since costs run about 6.4% to 9.4% with an agent.

Barrio	Approx. space for USD 100K at used 1-bedroom asking rates
Puerto Madero	17 m²
Núñez	31 m²
Palermo	32 m²
Belgrano	34 m²
Villa Urquiza	36 m²
Recoleta	37 m²
Caballito	43 m²
Almagro	47 m²
Flores	51 m²
Villa Lugano	70 m²

How much more does a new apartment cost in Buenos Aires?

Roughly 20% to 55% more per square meter than a used one, depending on size.

Official city figures for Q2 2026 put new studios at USD 3,105/m² against USD 2,561 used, a 21% premium.

For one-bedrooms the gap grows to 37%: USD 3,215/m² new against USD 2,343 used.

Two-bedrooms show the widest spread: USD 3,349/m² new against USD 2,160 used, about 55% more.

On a 70 m² apartment, those averages mean about USD 234,000 new against USD 151,000 used, a difference of around USD 83,000 before negotiation.

In the premium barrios the new-build ticket is higher still. Palermo and Belgrano are around USD 4,000/m² for new one-bedrooms, so a plain 60 m² unit approaches USD 240,000.

More supply is coming: permitted building area in CABA was up 37% year on year in Q2 2026 (CEPA). If you buy off plan, remember instalments are usually indexed to construction costs, so the price you sign is not the price you pay. If you care more about location and space than a brand-new building, the used market gives you far more apartment for the money.

Apartment type	Used USD/m²	New USD/m²	New-build premium
Studio	2,561	3,105	~21%
1 bedroom	2,343	3,215	~37%
2 bedrooms	2,160	3,349	~55%

Are Buenos Aires apartment prices rising quickly again?

No. Asking prices are barely rising and closing prices are flat.

Zonaprop's asking index reached USD 2,484/m² in September 2026 after a 0.3% monthly rise, its biggest of the year. It is up only 1.4% since January.

Real sale prices are flatter still. M² Real put used apartments at USD 2,097/m² in September, against USD 2,150 in August and USD 2,105 in September 2025: 0.4% lower over twelve months.

That is USD 8/m² less than a year ago, a tiny move in a market where barrio gaps routinely exceed USD 1,000/m².

Some pockets move more. In official city data, used one-bedroom asking prices rose 11% year on year in Villa Pueyrredón and 10.1% in Núñez, while Floresta fell 7.2%. Three-bedrooms rose 11.5% in Saavedra, yet Boedo fell 6.5%.

So: moving pockets inside a flat city. Nothing in the data says you need to rush.

Are Buenos Aires apartments still cheap compared with the old peak?

Cheaper than the old dollar peak, yes, but most of the deep 2023 discount is gone.

Zonaprop's asking index was still 11.3% below its historical high in September 2026, which puts the old peak at roughly USD 2,800/m².

The rebound from the bottom has already happened. The index fell to roughly USD 2,150/m² around its 2023 low, so USD 2,484 means asking prices have recovered about 16%.

Closings tell a similar story. M² Real started around USD 2,184/m² in early 2020, dropped below USD 1,700 in the downturn and now sits at USD 2,097: more than 20% above the 2023 lows but still a little under early 2020.

The easy-bargain phase has mostly passed. Prices are below the old peak, but Buenos Aires has already repriced a good part of the post-crisis discount.

Are people actually buying apartments at these prices?

Yes. Volumes are high, which gives today's prices real support.

The Colegio de Escribanos recorded 6,055 sale deeds in CABA in August 2026, 4.9% fewer than a strong August 2025.

From January to August 2026, CABA signed 41,583 sale deeds, only 2.3% fewer than a year earlier.

That holds up even though mortgages have weakened. Only 1,059 of August's deeds used a mortgage, down 20.8% on a year earlier, and mortgage deeds were about 34% lower over January to August. Cash buyers are carrying the market.

The average deed in August was worth about USD 119,270 at the official rate, 2.7% less in dollars than a year earlier. It covers all property types, so it is not a price benchmark, but it fits the USD 100,000 to 180,000 range of mainstream apartments.

Busy volumes with flat closing prices: an active market, not a buying frenzy.

How much extra cash do you need when buying an apartment in Buenos Aires?

Count about 6.4% to 9.4% on top of the price if you use an agent, and 2.8% to 4.6% without one. On a USD 150,000 apartment, where the 3.5% stamp-tax rate applies, that is about USD 10,200 to 14,100 with an agent.

Stamp tax in CABA is 2.7% when the taxable value is up to ARS 226.1 million (about USD 146,000), and 3.5% above, usually split between buyer and seller. Buyers of their only permanent home are exempt up to that threshold; an investment flat or a non-resident's second home is not.

The notary charges about 1% to 2% plus VAT, and certificates and registration add about 0.2% to 0.4%. The buyer's agent fee in CABA is usually 3% to 4% plus 21% VAT.

Two old costs are gone: the 1.5% transfer tax (ITI) was abolished in July 2024, and since 1 January 2026 individuals, residents and non-residents alike, pay no income tax on the gain when they sell (Law 27.802 and Decree 406/2026).

Cash deals above ARS 275,850,000 (about USD 178,000) are reported to the UIF financial-intelligence unit in July–December 2026, and a contract written in dollars must be paid in dollars.

Practical rule: if you have USD 150,000 in total, don't shop at USD 150,000. Ask the notary for a written estimate for your specific deal before making an offer, and work back from the all-in budget.

Is the strong peso making Buenos Aires apartments more expensive for dollar buyers?

Yes, though not on the sticker price. Apartments are priced in dollars and barely moved, but everything you pay in pesos is getting dearer in dollars.

The wholesale dollar rose only about 4.9% from January to 22 October 2026, while consumer prices rose about 23.6% from January to September (INDEC). The peso is strong in real terms, so pesos cost you more dollars each month.

Building charges (expensas) averaged ARS 379,774 a month in CABA in September 2026, about USD 245, up 28.6% in a year (ConsorcioAbierto). Renovation work, municipal tax and services follow the same path.

What to do: ask for the last 12 months of expensas before you offer, get renovation quotes in pesos today rather than trusting last year's figures, and factor those running costs into the price you are willing to pay. A cheap apartment with a doorman, a pool and an old lift can cost more each year than a pricier one in a simpler building.

Should you wait for mortgages to push Buenos Aires prices up?

Not much reason to. Mortgage lending slowed sharply in 2026, and the new programmes are small next to the market.

Argentina granted 14,237 mortgage loans from January to July 2026, against 25,160 a year earlier, down 43% (BCRA data via Tejido Urbano). In CABA, only 14.8% of deeds from January to August used a mortgage.

The government is trying to restart lending: the FGS pension fund auctioned ARS 200 billion to banks on 7 September and another ARS 200 billion on 6 October 2026, for loans at a maximum of UVA+7.5% over at least 15 years. Banco Ciudad offers UVA+6.5% for a first home of up to 80 m².

For a foreign buyer, this mostly helps at the margin. Non-residents with only foreign income have no confirmed access to these UVA loans, so you will be buying in cash, like most of the market. That puts you in a strong position: a seller with a cash buyer and flat prices has little reason to hold out for an extra 5%.

So how much should you expect to pay for a Buenos Aires apartment?

For most buyers, USD 100,000 to 180,000: about USD 100,000 for a studio or a cheap one-bedroom, USD 120,000 to 150,000 for a mainstream one-bedroom and USD 150,000 to 200,000 for a mainstream two-bedroom.

The anchors are clear. Used apartments close around USD 2,097/m² and listings ask around USD 2,484/m². A model 50 m² apartment lists at USD 131,000 and a 70 m² at USD 180,000.

Then the barrio does most of the work. Palermo, Belgrano and Núñez push a used apartment toward USD 3,000/m² or more, and Puerto Madero is in a class of its own. Caballito and Villa Devoto bring the budget down, while Villa Lugano, Nueva Pompeya, La Boca and Constitución still offer apartments under USD 100,000.

New builds change the math too, with premiums from about 21% for studios to 55% for two-bedrooms.

There is no sign you need to rush: asking prices are up 1.4% this year and closing prices are 0.4% below a year ago. Negotiate around 5%, add 6.4% to 9.4% for costs, and check the expensas.

Three numbers to remember: about USD 100,000 for an entry-level purchase, USD 130,000 for a typical one-bedroom and USD 180,000 for a typical two-bedroom.