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Núñez is not overpriced compared to nearby Belgrano, with apartments averaging USD 2,800-3,500 per square meter versus Belgrano's USD 3,200-3,800.
Both neighborhoods offer similar rental yields of 5-7% annually and comparable market dynamics, though Belgrano commands higher prices due to its established reputation, superior transport connectivity, and premium amenities. Núñez presents better value for money with modern developments and growing infrastructure, making it an attractive alternative for buyers seeking quality at a lower price point.
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Núñez apartments cost approximately USD 400-300 less per square meter than Belgrano properties as of September 2025.
Both neighborhoods have experienced 5-8% nominal price increases over the last 12 months, with similar rental yields and market conditions.
| Comparison Factor | Núñez | Belgrano |
|---|---|---|
| Price per m² | USD 2,800-3,500 | USD 3,200-3,800 |
| 2-bedroom apartment range | USD 168,000-245,000 | USD 192,000-266,000 |
| Rental yields | 5-7% annually | 5-7% annually |
| Time on market | 60-90 days | 60-90 days |
| Monthly expensas | USD 2-3 per m² | USD 2-3 per m² |
| Transport access | Mitre Line, buses, Ave. Libertador | Subte D, extensive bus network |
| Development status | Growing new construction | Established, limited new supply |
What is the current average price per square meter for apartments in Núñez?
The current average price per square meter for apartments in Núñez ranges from USD 2,800 to USD 3,500 as of September 2025.
This pricing reflects Núñez's position as an emerging premium neighborhood in Buenos Aires' northern zone. The neighborhood has experienced significant growth in recent years, attracting younger buyers and investors looking for modern developments at competitive prices.
New construction projects in Núñez typically command higher prices within this range, often reaching USD 3,200-3,500 per square meter for premium units with modern amenities. Older apartments and those in less prime locations within the neighborhood tend to fall toward the lower end of the range at USD 2,800-3,000 per square meter.
The pricing variation within Núñez depends on factors such as proximity to Avenida del Libertador, building age and amenities, and specific micro-location within the neighborhood. Properties closer to transportation hubs and green spaces command premium pricing.
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What is the current average price per square meter for apartments in Belgrano?
Belgrano apartments currently average USD 3,200 to USD 3,800 per square meter as of September 2025, making it approximately 14-20% more expensive than neighboring Núñez.
This premium pricing reflects Belgrano's established status as one of Buenos Aires' most desirable residential neighborhoods. The area's reputation for excellent schools, mature infrastructure, and superior connectivity to the city center justifies the higher property values.
Premium properties in Belgrano, particularly those near the Barrancas de Belgrano or with exceptional amenities, can reach USD 3,600-3,800 per square meter. Mid-market apartments typically fall in the USD 3,200-3,500 range, while older buildings or less prime locations may start around USD 3,000 per square meter.
The pricing stability in Belgrano is supported by consistent demand from families and established professionals who value the neighborhood's traditional character and comprehensive amenities. Limited new construction also helps maintain price levels.
How much have prices in Núñez changed over the last 12 months compared to Belgrano?
Both Núñez and Belgrano have experienced similar nominal price increases of 5-8% over the past 12 months ending in September 2025.
However, when adjusted for Argentina's high inflation rate, real property values in USD terms have remained relatively flat or may have declined slightly. The peso's rapid devaluation against the dollar has impacted the actual purchasing power of these nominal increases.
Núñez has shown slightly stronger momentum in the premium segment due to new development completions and growing buyer interest. The neighborhood's improving infrastructure and amenities have attracted more investment, supporting price resilience despite broader economic challenges.
Belgrano's price evolution has been more stable and predictable, with steady demand from traditional buyers helping maintain values. The established neighborhood's reputation provides some insulation from market volatility, though it hasn't been immune to broader economic pressures affecting the Buenos Aires property market.
What is the typical price range for 2-bedroom apartments in Núñez versus Belgrano?
A typical 2-bedroom apartment of 60-70 square meters in Núñez ranges from USD 168,000 to USD 245,000, while similar properties in Belgrano cost USD 192,000 to USD 266,000.
| Apartment Size | Núñez Price Range | Belgrano Price Range |
|---|---|---|
| 60m² (2-bedroom) | USD 168,000 - 210,000 | USD 192,000 - 228,000 |
| 65m² (2-bedroom) | USD 182,000 - 227,500 | USD 208,000 - 247,000 |
| 70m² (2-bedroom) | USD 196,000 - 245,000 | USD 224,000 - 266,000 |
| 75m² (large 2-bedroom) | USD 210,000 - 262,500 | USD 240,000 - 285,000 |
| New construction premium | +10-15% above average | +8-12% above average |
How do rental yields in Núñez compare to those in Belgrano?
Both Núñez and Belgrano offer similar gross rental yields of 5-7% annually, making them equally attractive from an investment return perspective.
Núñez properties tend to achieve yields closer to the upper end of this range (6-7%) due to strong rental demand from young professionals and families attracted to the neighborhood's modern amenities and relatively lower purchase prices. New developments with premium amenities can generate particularly strong rental income.
Belgrano yields typically fall in the 5-6% range, reflecting higher purchase prices but consistent rental demand from established families and professionals. The neighborhood's premium status allows landlords to command stable rents, though the higher acquisition costs impact overall yield calculations.
Both neighborhoods benefit from strong rental markets supported by their desirable locations, good transport connections, and quality of life factors. Rental vacancy periods are typically short in both areas, contributing to stable cash flows for investors.
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What is the average time properties stay on the market before selling in Núñez versus Belgrano?
Properties in both Núñez and Belgrano typically remain on the market for 60-90 days before selling, indicating healthy liquidity in both neighborhoods.
Núñez properties, particularly new developments and well-priced units, often sell toward the faster end of this range at 60-75 days. The neighborhood's growing popularity and competitive pricing relative to Belgrano contribute to quicker sales, especially for properties targeting young professionals and investors.
Belgrano properties generally take 70-90 days to sell, reflecting buyers' more deliberate decision-making process for higher-priced properties. However, exceptional properties in prime Belgrano locations can sell more quickly, while overpriced units may remain on the market longer.
Market conditions, seasonality, and pricing strategy significantly impact sale timeframes in both neighborhoods. Properties priced competitively and marketed effectively typically sell within the 60-75 day range regardless of location.
How do recent new developments in Núñez affect pricing compared to the more established Belgrano?
New developments in Núñez are driving upward price pressure and attracting younger buyers, while Belgrano's limited new supply helps maintain its premium pricing stability.
Núñez has experienced significant new construction activity, with modern residential projects offering contemporary amenities, better energy efficiency, and updated layouts. These developments command premium prices of USD 3,200-3,500 per square meter and are raising the neighborhood's overall price ceiling.
The influx of new properties in Núñez has created a two-tier market: modern developments at premium prices and older stock at more moderate levels. This dynamic has increased the neighborhood's appeal to investors and young professionals seeking modern living spaces.
Belgrano's established character and limited new development opportunities help preserve its premium positioning. The scarcity of new supply supports price stability and prevents oversupply conditions that might pressure values downward.
New construction in Núñez is gradually closing the price gap with Belgrano, particularly in the premium segment where modern amenities can justify pricing closer to Belgrano levels.
What are the average monthly maintenance fees (expensas) in Núñez compared to Belgrano?
Monthly maintenance fees (expensas) average USD 2-3 per square meter in both Núñez and Belgrano, with newer buildings in Núñez potentially commanding slightly higher fees due to modern amenities.
Núñez new developments typically charge USD 2.5-3.5 per square meter for expensas due to premium amenities such as fitness centers, swimming pools, 24-hour security, and modern common areas. Older buildings in the neighborhood generally charge USD 2-2.5 per square meter for basic building maintenance and services.
Belgrano expensas are more consistent across the neighborhood at USD 2-3 per square meter, reflecting the area's mature building stock and established management practices. Premium buildings with doormen and additional services may charge up to USD 3.5 per square meter.
The slight premium for expensas in newer Núñez buildings reflects the cost of maintaining modern amenities and technology systems, though these features often justify the additional expense through enhanced property values and rental appeal.
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How does the quality of public transport access and commute times differ between Núñez and Belgrano?
Belgrano offers superior public transport connectivity with direct subway access via Subte Line D, while Núñez relies primarily on the Mitre commuter rail line and bus services.
Belgrano residents benefit from multiple Subte D stations (Juramento, Congreso de Tucumán, and José Hernández), providing direct access to the city center in 25-35 minutes. The neighborhood also has extensive bus coverage with numerous lines connecting to major destinations throughout Buenos Aires.
Núñez commuters primarily use the Mitre Line stations (Núñez and Colegiales), which connect to Retiro in approximately 20-25 minutes. However, the commuter rail system can be less frequent than the subway during off-peak hours, and transfers may be required to reach certain destinations.
Avenida del Libertador provides excellent road connectivity for both neighborhoods, though Belgrano's central location offers more diverse transport options. Núñez residents often find themselves with longer commute times to microcentro destinations compared to Belgrano residents.
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What are the differences in safety statistics and neighborhood perception between Núñez and Belgrano?
Both Núñez and Belgrano are considered safe and desirable neighborhoods with lower crime rates than central Buenos Aires, though Belgrano maintains a slightly stronger reputation for security and family-friendliness.
Belgrano benefits from its established status as a traditional family neighborhood with well-lit streets, regular police patrols, and active neighborhood watch programs. The area's mature infrastructure and higher foot traffic during daytime hours contribute to enhanced security perception.
Núñez has improved significantly in terms of safety as development has increased, with new buildings featuring modern security systems and increased residential density creating natural surveillance. The neighborhood's growing popularity has led to enhanced municipal services and security presence.
Both areas require standard urban precautions, particularly during evening hours and in less trafficked areas. Property crime rates are lower than in tourist-heavy neighborhoods like San Telmo or La Boca, making both suitable for families and investors concerned about security.
Neighborhood perception favors Belgrano for its traditional, established character, while Núñez is viewed as an up-and-coming area attracting younger residents and modern development.
How do local amenities like schools, parks, and shopping compare in Núñez versus Belgrano?
Belgrano offers more established and prestigious amenities, while Núñez provides growing modern options and improved access to green spaces.
Educational Facilities:- Belgrano hosts some of Buenos Aires' most prestigious private schools and educational institutions
- The neighborhood features established bilingual schools and preparatory institutions
- Núñez has growing educational options but fewer prestigious institutions currently
- Both areas have good access to public schools and educational services
- University access is excellent from both neighborhoods via public transport
- Belgrano features the famous Barrancas de Belgrano, a large historic park with events and activities
- Núñez offers proximity to Parque Saavedra and riverside green spaces
- Both neighborhoods have local plazas and smaller parks for daily recreation
- Núñez residents have easier access to the Río de la Plata waterfront
- Sports facilities and clubs are available in both areas
- Belgrano has established shopping areas along Avenida Cabildo and Juramento
- The neighborhood features traditional markets, boutiques, and service providers
- Núñez is developing modern retail options and contemporary restaurants
- Both areas have good access to supermarkets and daily necessities
- Medical facilities and professional services are well-represented in both neighborhoods
What do real estate agents say about buyer demand and negotiation room in Núñez compared to Belgrano?
Real estate agents report high buyer demand in both neighborhoods, with Núñez attracting more investment buyers due to new developments, while Belgrano appeals primarily to end-users and families.
Núñez has experienced increased investor interest driven by new construction projects and competitive pricing relative to established neighborhoods. Agents note strong demand from buyers seeking modern amenities at prices below Belgrano levels, creating multiple offer situations for well-priced properties.
Belgrano maintains consistent demand from traditional buyers seeking established neighborhood character and premium amenities. The market is more stable with less speculative activity, attracting families and professionals willing to pay premium prices for quality and location.
Negotiation room exists in both markets but varies by property type and pricing. Núñez sellers of new developments have less flexibility due to strong demand, while older properties may offer 5-8% negotiation room. Belgrano properties rarely see aggressive discounts, but 3-5% negotiations are typical for appropriately priced units.
Agents emphasize that both markets reward realistic pricing and quality presentation, with overpriced properties in either neighborhood facing extended market times and eventual price reductions.
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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.
Núñez offers excellent value compared to Belgrano, with similar investment fundamentals at lower prices.
Both neighborhoods provide strong rental yields and stable market conditions, making either suitable for property investment or residential purposes.
Sources
- Buenos Aires Average Apartment Prices - The LatinVestor
- Argentina Price Forecasts - The LatinVestor
- Square Meter Buenos Aires - The LatinVestor
- Buenos Aires Real Estate Market Trends - The LatinVestor
- Q1 Trends in Buenos Aires Real Estate - BowTied Mara
- Buenos Aires Apartment Prices - LinkedIn
- Neighborhood by Neighborhood Apartment Prices - BuySellBA
- Buenos Aires House Prices - Properstar