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
Buenos Aires property prices are slowly climbing after hitting bottom in 2023, and this blog post breaks down where they stand right now in January 2026.
We cover current housing prices in Buenos Aires, neighborhood trends, forecasts for 2026 and beyond, and we keep this article constantly updated with fresh data.
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 apartments cost around USD 2,450 per square meter in January 2026, which means a typical two-bedroom apartment in the city runs about USD 129,000.
- Houses in Buenos Aires are actually cheaper per square meter than apartments (USD 1,825 vs USD 2,450), but because houses are bigger, the typical ticket price is around USD 365,000.
- Property prices in Buenos Aires rose about 5.6% for apartments and 6.2% for houses over the past 12 months, a modest recovery after years of decline.
- Recoleta houses jumped 23.8% in value over the past year, the highest increase among all Buenos Aires neighborhoods for this property type.
- Villa Lugano led monthly apartment price gains at 1.7%, showing that value neighborhoods in Buenos Aires can move faster than premium areas in the short term.
- Around 80% of Buenos Aires property purchases fall between USD 80,000 and USD 500,000, with the sweet spot being USD 130,000 to USD 250,000 for most buyers.
- The planned Linea F subway line could reshape Buenos Aires property values over the next decade by connecting currently underserved southern neighborhoods to the city center.
- Buenos Aires gross rental yields sit around 5% annually, with neighborhoods like Villa Lugano and Nueva Pompeya offering the strongest returns for rental investors.
What are the current property price trends in Buenos Aires as of 2026?
What is the average house price in Buenos Aires as of 2026?
As of January 2026, the average house price in Buenos Aires sits around USD 365,000 (approximately 535 million Argentine pesos or EUR 312,000), though this figure represents a midpoint since houses in the city vary widely depending on neighborhood and size.
When it comes to price per square meter in Buenos Aires, apartments average around USD 2,450 per square meter (about 3.6 million ARS or EUR 2,100), while houses come in lower at roughly USD 1,825 per square meter (around 2.7 million ARS or EUR 1,560).
If you're wondering about the realistic range for Buenos Aires property purchases, about 80% of buyers pay somewhere between USD 80,000 for a small studio and USD 500,000 for a large family home or upscale apartment, with the most common transactions landing in the USD 130,000 to USD 250,000 range.
How much have property prices increased in Buenos Aires over the past 12 months?
Property prices in Buenos Aires increased by approximately 5% to 6% in USD terms over the past 12 months, marking a continuation of the recovery that began after the market bottomed out in 2023.
Breaking it down by property type, apartments in Buenos Aires rose around 5.6% year-on-year while houses outperformed slightly at 6.2%, and within the house category, larger homes with four or more bedrooms saw even stronger gains.
The single biggest factor behind this price movement in Buenos Aires has been the gradual return of mortgage credit, particularly UVA-indexed loans, which expanded the pool of buyers who can actually finance a purchase rather than paying all cash.
Which neighborhoods have the fastest rising property prices in Buenos Aires as of 2026?
As of January 2026, the Buenos Aires neighborhoods with the fastest rising apartment prices in the short term include Villa Lugano, Liniers, and San Cristobal, all located in the southern and western parts of the city.
Villa Lugano led with a 1.7% monthly increase, Liniers followed at 1.4%, and San Cristobal came in at 1.3%, though for houses the annual leaders were premium neighborhoods like Recoleta (up 23.8%), Belgrano (up 17.2%), and Nunez (up 14.2%).
What's driving this split is that value neighborhoods like Villa Lugano see quick repricing when even small demand shifts occur, while expensive areas like Recoleta and Belgrano benefit from scarcity since very few houses exist there and wealthy buyers compete intensely for them.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Buenos Aires.
We have made this infographic to give you a quick and clear snapshot of the property market in Argentina. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Buenos Aires as of 2026?
As of January 2026, the ranking of property types by appreciation rate in Buenos Aires puts houses at the top (around 6.2% annually), followed by new-build apartments sold "en pozo" (off-plan), then standard apartments (around 5.6%), with smaller units trailing slightly behind.
The top performer, larger houses with four or more bedrooms in Buenos Aires, appreciated faster than other segments because buyers are paying a premium for space that simply doesn't exist in most of the city's apartment-heavy neighborhoods.
This "space premium" reflects a broader shift in Buenos Aires buyer preferences since 2020, where outdoor areas, terraces, and extra rooms have become much more valuable, which also explains why PH units (low-rise homes with patios) and duplexes tend to hold value well.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- 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?
What is driving property prices up or down in Buenos Aires as of 2026?
As of January 2026, the three main factors driving Buenos Aires property prices are the gradual return of mortgage credit (which expands the buyer pool), stabilizing inflation expectations (which affects how people view real estate as a store of value), and the gap between construction costs and existing property prices (which limits new supply).
The single strongest upward pressure on Buenos Aires property prices right now is credit availability, because when UVA mortgages become more accessible, buyers who previously couldn't afford to purchase suddenly enter the market and create competition for available units.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Buenos Aires here.
Get fresh and reliable information about the market in Buenos Aires
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What is the property price forecast for Buenos Aires in 2026?
How much are property prices expected to increase in Buenos Aires in 2026?
As of January 2026, property prices in Buenos Aires are expected to increase by around 5% in USD terms over the full year, continuing the modest upward trend from 2024 and 2025.
Different analysts project a realistic range of 3% to 10% growth for Buenos Aires real estate in 2026, with the lower end assuming credit stays tight and the higher end assuming UVA mortgages scale up significantly and macroeconomic confidence strengthens.
The main assumption behind most Buenos Aires property forecasts is that Argentina's inflation will continue to decline and that the central bank will maintain conditions favorable for mortgage lending, since without accessible credit, demand stays limited to cash buyers only.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Buenos Aires.
Which neighborhoods will see the highest price growth in Buenos Aires in 2026?
As of January 2026, the Buenos Aires neighborhoods expected to see the highest price growth include Parque Patricios, Barracas, Chacarita, La Paternal, and Villa Crespo, all areas where prices remain accessible but urban improvements are underway.
These neighborhoods could see 7% to 12% growth in 2026, outperforming the citywide average, because they combine relatively low entry prices with improving connectivity and lifestyle appeal that attracts younger buyers and investors.
The primary catalyst is infrastructure investment, particularly the Linea F subway project and the San Martin viaduct improvements, which make these areas more connected to employment centers and reduce the "distance penalty" that historically kept prices lower.
One emerging neighborhood that could surprise with higher growth is Saavedra, which offers parks, family-friendly streets, and good transport links without the premium pricing of neighboring Belgrano.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Buenos Aires.
What property types will appreciate the most in Buenos Aires in 2026?
As of January 2026, the property types expected to appreciate the most in Buenos Aires are larger houses and PH units (low-rise homes with outdoor space), followed by new-build apartments sold off-plan, and then well-located two to three bedroom apartments in improving neighborhoods.
Larger houses and PH units in Buenos Aires could see 8% to 10% appreciation in 2026, outpacing the 4% to 6% expected for standard apartments, because the demand for space and outdoor areas remains strong.
The main trend driving this is that Buenos Aires buyers have permanently shifted their preferences toward properties with terraces, patios, or gardens, a change that accelerated during the pandemic and shows no signs of reversing.
The property type most likely to underperform in Buenos Aires in 2026 is small studios in central neighborhoods, because they lack the space premium and face competition from a large existing supply.
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.
How will interest rates affect property prices in Buenos Aires in 2026?
As of January 2026, interest rate trends in Buenos Aires are having a meaningful but indirect effect on property prices, because while many purchases are still made in cash, the marginal buyers who push prices up typically depend on mortgage financing.
UVA mortgage rates in Buenos Aires currently sit in the range of 4% to 8% above inflation (real rates), and most analysts expect these to remain stable or edge slightly lower through 2026 as the central bank continues its disinflation efforts.
When mortgage rates drop by 1% in Buenos Aires, it typically allows buyers to afford roughly 10% more property for the same monthly payment, which translates into increased competition and upward price pressure, especially for two to three bedroom apartments that are the main product financed this way.
You can also read our latest update about mortgage and interest rates in Argentina.
What are the biggest risks for property prices in Buenos Aires in 2026?
As of January 2026, the three biggest risks for Buenos Aires property prices are a slowdown in mortgage credit expansion, a resurgence in inflation expectations that damages buyer confidence, and potential policy changes that could affect rental laws or tax treatment of real estate.
The risk with the highest probability of materializing is credit disappointment, where UVA mortgages simply don't scale as fast as optimists hope, which would keep demand limited to cash buyers and cap how much prices can rise.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Buenos Aires.
Is it a good time to buy a rental property in Buenos Aires in 2026?
As of January 2026, buying a rental property in Buenos Aires looks reasonably attractive for investors who can tolerate some volatility, particularly if you target neighborhoods where purchase prices remain low relative to rental income potential.
The strongest argument for buying now is that gross rental yields in Buenos Aires sit around 5% annually, which is competitive by global standards, and you're acquiring a USD-denominated asset at a point when prices have recovered from their 2023 lows but haven't yet entered expensive territory.
The strongest argument for waiting is that if credit doesn't expand as expected or Argentina faces another macroeconomic shock, prices could stagnate for an extended period, leaving you holding an illiquid asset with limited appreciation.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Buenos Aires.
You'll also find a dedicated document about this specific question in our pack about real estate in Buenos Aires.
Buying real estate in Buenos Aires can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Buenos Aires?
What is the 5-year property price forecast for Buenos Aires as of 2026?
As of January 2026, property prices in Buenos Aires are expected to grow by 20% to 35% cumulatively over the next five years in USD terms, assuming Argentina maintains its current path toward macroeconomic stability.
The range of five-year forecasts for Buenos Aires spans from a conservative 20% total gain (about 3.7% per year) if credit remains tight and cycles repeat, to an optimistic 35% or more (about 6.2% per year) if mortgage markets deepen and confidence strengthens.
On average, forecasters project Buenos Aires property prices to appreciate around 4% to 5% annually over the next five years, which represents a continuation of the current modest recovery rather than a boom.
The key assumption most forecasters rely on is that Argentina will avoid another severe economic crisis and that inflation will remain on a downward trajectory, because Buenos Aires real estate performance is fundamentally tied to macroeconomic stability.
Which areas in Buenos Aires will have the best price growth over the next 5 years?
The Buenos Aires neighborhoods expected to deliver the best price growth over the next five years are Barracas, Parque Patricios, Chacarita, La Paternal, Villa Crespo, Saavedra, and Villa Urquiza, all areas combining accessibility, improving infrastructure, and room to appreciate.
These top-performing areas in Buenos Aires could see 30% to 50% cumulative price growth over five years, outperforming the citywide average by a meaningful margin if infrastructure projects like the Linea F subway and the San Martin viaduct corridor materialize as planned.
This is similar to our shorter-term forecast, but over five years the infrastructure effect becomes much stronger because buyers begin to price in connectivity improvements even before construction is complete, creating a sustained re-rating of these neighborhoods.
The currently undervalued area with the best five-year outperformance potential in Buenos Aires is Barracas, which sits close to the city center, has interesting architecture, and could benefit substantially from any southern connectivity improvements.
What property type will give the best return in Buenos Aires over 5 years as of 2026?
As of January 2026, the property type expected to give the best total return over five years in Buenos Aires is PH units (low-rise homes with patios or terraces) in improving neighborhoods, which combine the space premium with strong rental demand and resale liquidity.
A well-chosen PH or larger two to three bedroom apartment in Buenos Aires could deliver 40% to 60% total returns over five years when you combine 25% to 35% appreciation with rental income yielding around 4% to 5% annually.
The main structural trend favoring this property type over the next five years in Buenos Aires is the permanent shift in buyer preferences toward outdoor space and larger layouts, combined with the fact that PH units are a distinctly Buenos Aires product that can't be easily replicated by new construction.
For investors prioritizing lower risk over maximum returns, the best balance in Buenos Aires comes from well-located two to three bedroom apartments in established middle-class neighborhoods like Villa Urquiza, Colegiales, or Villa Crespo, which offer strong liquidity and stable rental demand.
How will new infrastructure projects affect property prices in Buenos Aires over 5 years?
The three major infrastructure projects expected to impact Buenos Aires property prices over the next five years are the Linea F subway extension, the San Martin viaduct urban corridor improvements, and ongoing public space upgrades in southern neighborhoods.
Properties near completed infrastructure projects in Buenos Aires typically command a 10% to 20% premium over comparable units in less connected areas, and this premium begins building even during the planning and construction phases as buyers anticipate future accessibility.
The specific Buenos Aires neighborhoods that will benefit most from these developments include Parque Patricios and Barracas (from southern connectivity improvements), Chacarita and La Paternal (from the San Martin corridor upgrades), and any stops along the future Linea F route.
How will population growth and other factors impact property values in Buenos Aires in 5 years?
Population growth in Buenos Aires city proper is relatively slow at under 1% annually, but the more important factor for property values over five years is household formation, with more single-person and smaller households driving demand for compact units.
The demographic shift with the strongest influence on Buenos Aires property demand is the growth of single-person households and young professionals seeking their first homes, which supports demand for one to two bedroom apartments in well-connected neighborhoods.
Migration patterns, both domestic moves from other Argentine provinces and international arrivals, are expected to continue supporting Buenos Aires property demand over five years, particularly in neighborhoods with good transport links and rental affordability.
The property types and areas that will benefit most from these demographic trends in Buenos Aires are two-bedroom apartments in middle-class neighborhoods like Villa Crespo, Palermo Viejo, and Almagro, which offer the combination of location, size, and price that appeals to growing demographic segments.
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 is the 10 year property price outlook in Buenos Aires?
What is the 10-year property price prediction for Buenos Aires as of 2026?
As of January 2026, property prices in Buenos Aires are projected to grow by 50% to 80% cumulatively over the next ten years in USD terms, though this wide range reflects the significant uncertainty inherent in long-term forecasting for Argentina.
The range of ten-year forecasts for Buenos Aires spans from a conservative 50% total gain (about 4% annually) if Argentina experiences periodic economic setbacks, to an optimistic 80% or more (about 6% annually) if sustained macroeconomic stability allows mortgage markets to deepen significantly.
On average, forecasters project Buenos Aires property prices to appreciate around 4% to 5% annually over the next decade, which would represent a meaningful recovery but not the kind of boom seen in other emerging market cities.
The biggest uncertainty in making ten-year property predictions for Buenos Aires is whether Argentina can maintain consistent macroeconomic policy over multiple administrations, because real estate values are ultimately a reflection of economic stability and credit availability.
What long-term economic factors will shape property prices in Buenos Aires?
The three long-term economic factors that will shape Buenos Aires property prices over the next decade are inflation regime durability (whether expectations stay anchored), mortgage market depth (how many people can finance purchases), and fiscal and monetary credibility (which affects confidence in holding peso-denominated income while owning USD-priced assets).
The single factor with the most positive potential impact on Buenos Aires property values is the deepening of mortgage markets, because if UVA lending reaches scale and real rates stay manageable, it would unlock demand from millions of households currently priced out of ownership.
The single factor posing the greatest structural risk to Buenos Aires property values is a return to high inflation expectations, which would damage confidence, raise mortgage rates, reduce purchasing power, and potentially trigger another cycle of price declines in real terms.
You'll also find a much more detailed analysis in our pack about real estate 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 | Argentina's largest real estate portal with documented methodology and monthly data. | We used it as our backbone for current USD per square meter prices and 12-month changes. We also extracted typical ticket prices by property size and type. |
| LA NACION | Major national newspaper that clearly attributes neighborhood data to Zonaprop. | We extracted named neighborhoods with fastest price movements and validated citywide figures. We cross-checked their reporting against original Zonaprop data. |
| Colegio de Escribanos CABA | Professional regulator publishing official deed statistics for Buenos Aires. | We used deed volumes as a reality check on whether price movements reflect actual transaction activity. |
| BCRA (Central Bank of Argentina) | Argentina's central bank publishing official surveys and rate references. | We used their REM survey for inflation and growth expectations that drive our 2026 forecasts. We also referenced their interest rate and UVA coefficient data. |
| Banco Ciudad | Major Buenos Aires bank offering UVA mortgages with published terms. | We used their mortgage product documentation to explain how UVA loans work in practice and who qualifies. |
| INDEC | Argentina's national statistics agency with official construction cost index. | We used their ICC data as a proxy for replacement costs that influence new-build pricing and developer behavior. |
| IDECBA (Buenos Aires City Statistics) | Official Buenos Aires city statistics office for demographic data. | We used their data to understand local demand drivers like household formation and population trends. |
| Buenos Aires City Government (GCBA) | Primary source for infrastructure announcements and urban development plans. | We used their Linea F subway and San Martin viaduct documentation to identify neighborhoods with connectivity improvements ahead. |
| International Monetary Fund (IMF) | Top-tier international institution with standardized economic forecasts. | We used their World Economic Outlook to sanity-check Argentina's medium-term macro assumptions behind our longer forecasts. |
| World Bank | Global institution with transparent methodology for regional economic outlook. | We used their Global Economic Prospects report to frame Argentina's recovery within the Latin American context. |
| Reuters | Reputable wire service summarizing official Argentine government budget assumptions. | We used their reporting to cross-check official 2026 inflation and growth assumptions from policy documents. |
| Trading Economics | Aggregates official exchange rate data from central banks globally. | We used their real-time exchange rate data to convert USD prices to Argentine pesos and euros accurately. |
| Wise | Financial services provider with transparent mid-market exchange rates. | We cross-referenced their exchange rate history to ensure our currency conversions reflected current market conditions. |
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If you want to go deeper, you can read the following: