Buenos Aires: property buying guide (Sept 2025)

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

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Buenos Aires. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The LatinVestor, we explore the Buenos Aires real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in neighborhoods like Palermo, Recoleta, and Puerto Madero. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of properties can foreigners legally buy in Buenos Aires, and are there any restrictions?

Foreigners can purchase apartments, houses, and commercial properties in Buenos Aires with the same rights as Argentine citizens.

The main restrictions apply only to rural land, where foreigners are limited to owning up to 15% of total rural land in Argentina. Properties near border security zones and important water sources also face restrictions.

In Buenos Aires city specifically, there are no limitations on urban properties including residential apartments, single-family homes, and commercial spaces. State-owned land cannot be purchased by private individuals, but this applies to both foreigners and locals equally.

The reciprocity principle means your property rights depend on how Argentina treats property ownership in your home country, but this rarely creates obstacles for buyers from mainstream countries like the US, Canada, or European nations.

As of September 2025, these regulations remain stable and well-established in Argentine property law.

Is there a path to residency or citizenship through property ownership?

Property ownership in Argentina does not grant residency or citizenship - these require separate visa processes.

The previous investor visa program has been discontinued, so owning property alone cannot secure legal residency status. You must pursue residency through other categories such as work visas, family reunification, retirement visas, or the digital nomad visa program.

Permanent residency becomes available after maintaining temporary resident status for two consecutive years. Argentine citizenship typically requires two years of legal residency, plus additional requirements including basic Spanish proficiency and demonstration of integration into Argentine society.

While property ownership may support your residency application by showing ties to the country, it is not sufficient on its own to meet immigration requirements.

It's something we develop in our Argentina property pack.

Which neighborhoods are most popular with foreign buyers and why?

Palermo (including Palermo Soho and Palermo Hollywood) leads as the top choice for foreign buyers due to its vibrant nightlife, trendy restaurants, and strong rental demand.

Neighborhood	Why Popular	Best For
Palermo Soho/Hollywood	Trendy, vibrant nightlife, arts scene, strong short-term rental demand	Active expats, digital nomads, investment properties
Recoleta	Elegant, historical, quieter atmosphere, cultural attractions	Professionals, retirees, long-term residents
Puerto Madero	Modern, waterfront location, luxury high-rise developments	Luxury buyers, premium investments
San Telmo	Historic charm, tango culture, bohemian atmosphere	Culture enthusiasts, unique character seekers
Belgrano	Residential, family-friendly, good transport connections	Families, quieter lifestyle preferences

What is the typical step-by-step process for buying property as a foreigner?

The property buying process in Buenos Aires follows a structured seven-step procedure that typically takes 30-60 days to complete.

1. **Find a property** with a licensed real estate agent and engage a qualified lawyer specializing in property transactions2. **Obtain a CDI (tax ID number)** from Argentina's AFIP tax authority - this is mandatory for all property buyers3. **Conduct legal due diligence** to verify property titles, confirm absence of debts, and check zoning compliance4. **Sign preliminary purchase agreement** (boleto de compraventa) and pay 20-30% deposit (seña/reserva)5. **Finalize the transaction** by signing the final contract at a notary office and paying the remaining balance6. **Register ownership** with the Land Registry (Registro de la Propiedad Inmueble)7. **Pay all taxes and fees** and take physical possession of the property

Each step requires specific documentation and involves various professionals including real estate agents, lawyers, and notaries.

What documents do you need to complete a purchase, and which must be translated?

The required documentation includes both personal identification and property-specific documents, with foreign documents requiring translation and legalization.

Essential documents include a valid passport (minimum 6-month validity), CDI tax ID from AFIP, proof of address in Argentina (certificado de domicilio), and signed purchase agreements including both the preliminary boleto and final deed.

Property-specific documents include clean title certificate, tax payment certificates, municipal cadastral documents, and for rural land purchases, certificates from the National Rural Land Registry.

All foreign documents must be apostilled in your home country and translated into Spanish by a certified translator in Argentina. This process typically adds $2,000-$5,000 to transaction costs and requires 2-3 weeks for completion.

Do you have to be physically in Argentina to buy property, or can you do it from abroad?

You can buy property remotely by granting power of attorney (poder) to a local representative through an Argentine consulate in your home country.

Remote purchases typically add 15-25% in extra costs for specialized legal and banking procedures. You still need to obtain a CDI tax ID and may need to establish a legal address in Argentina, making some in-country presence practically necessary.

Many foreign buyers choose a hybrid approach - visiting once for property viewing and banking setup, then completing the transaction remotely. This balances convenience with cost control while ensuring you see the property firsthand.

Remote transactions require more extensive documentation and longer processing times, typically adding 2-4 weeks to the standard timeline.

What taxes, fees, and other costs are involved in buying, owning, and selling property?

Total transaction costs typically range from 8-12% of the purchase price, with ongoing annual costs of 1-2% for property taxes and maintenance.

Cost Type	Rate/Amount	When Paid
Property Transfer Tax (ITI)	1.5%	At closing
Stamp Duty	2-4%	At closing
Notary Fees	1-2%	At closing
Registration Fees	0.5-1%	At closing
Real Estate Agent Fees	3-4% (split buyer/seller)	At closing
Legal Fees	1-2%	At closing
ABL Property Tax (Buenos Aires)	0.5-1.2% of fiscal value	Annually
VAT on Services	21%	On applicable services

The fiscal value used for tax calculations is typically lower than market value, reducing the actual tax burden compared to the purchase price.

Can you buy property entirely in cash, and is that the most common method?

Cash payments in USD bills are the standard practice for Buenos Aires property transactions, with nearly all deals completed using physical $100 bills.

Sellers typically demand cash payments and may require declared prices below actual sales figures - a common local practice. Buyers must bring physical cash to the closing, often requiring substantial amounts of $100 bills.

Alternative mechanisms exist through Argentina's bond market for moving dollars legally, but carrying physical cash remains the most common and expected method. Banking transfers are possible but less frequently used due to currency controls and practical complications.

This cash-based system requires careful planning for security and logistics, particularly for larger transactions exceeding $200,000.

It's something we develop in our Argentina property pack.

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.

Is mortgage financing available for foreigners, and what are the conditions?

Mortgage financing for foreigners is extremely limited and generally only available for residents with substantial local banking history.

Argentine banks rarely offer mortgages to non-residents, and when available, the conditions are restrictive with high interest rates and significant documentation requirements. The unstable economic environment makes lenders cautious about foreign borrowers.

Most foreign buyers complete transactions entirely in cash as this is the expected and fastest method. The few mortgage options available typically require Argentine residency, local employment, and extensive financial documentation.

If seeking financing, consult directly with major Argentine banks including Banco Santander, BBVA, and Banco Nación, but prepare for lengthy approval processes and limited success rates for non-residents.

What are the common mistakes foreign buyers make and how can you avoid them?

The most costly mistakes involve inadequate due diligence, improper legal representation, and underestimating total costs and currency complications.

1. **Failing to verify property titles and debts** - Always conduct thorough legal due diligence including title searches and debt verification2. **Not using qualified legal representation** - Engage lawyers specializing in foreign property transactions to avoid losing deposits3. **Underestimating total costs** - Factor in all fees, taxes, and currency exchange losses which can add 8-12% to purchase price4. **Attempting remote purchases without local assistance** - This leads to practical challenges and potential legal complications5. **Ignoring rural land restrictions** - Special government authorizations for border areas are rarely granted to foreigners6. **Believing property grants residency** - Property ownership alone does not provide legal residency or citizenship rights

Working with experienced professionals and conducting proper research prevents most common pitfalls that cost foreign buyers thousands of dollars.

What are the average prices, rental yields, and current market trends?

Buenos Aires property prices remain significantly below global standards, offering attractive entry points for international buyers as of September 2025.

Average prices vary by neighborhood, with Palermo ranging from $2,500-$3,500 per square meter, Recoleta at $3,000-$4,500 per square meter, and Puerto Madero commanding premium prices of $4,000-$6,000 per square meter.

Rental yields in popular expat areas like Palermo and Recoleta typically range from 4-8% annually, with short-term rental properties (Airbnb) often achieving higher returns due to strong tourist and digital nomad demand.

Current market trends show continued demand for short-term rentals post-pandemic, while local inflation and currency volatility create opportunities for USD-based buyers to acquire properties at favorable exchange rates.

It's something we develop in our Argentina property pack.

What is the long-term forecast for Buenos Aires real estate and investment returns?

Buenos Aires real estate is considered undervalued by global standards, with positive investment return projections driven by growing international interest and economic stabilization efforts.

Market outlook indicators suggest continued growth in high-demand neighborhoods, particularly Palermo and Recoleta, supported by sustained expat and digital nomad migration. Political and economic volatility may create short-term fluctuations but also opportunities for strategic buyers.

Rental demand from expats, digital nomads, and tourists is expected to maintain strong yields in prime locations through 2026-2027. Currency devaluation trends historically favor USD-based investors who can capitalize on favorable exchange rates.

Long-term investors should plan for macroeconomic hedges and stay informed about policy changes that could affect property rights or taxation, while the fundamentally strong tourism and expat markets support sustained demand.

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.

Sources

1. Argentina Real Estate for Foreigners - The LatinVestor
2. Guide to Buying Property in Argentina - Life Abroad Hero
3. Argentina Foreign Farmland Ownership - Gateway to South America
4. Argentina Property Law - JD Supra
5. Property Legalities and Costs - Argentina Asado
6. Argentina Property Buying Guide - Global Property Guide
7. Buying House in Argentina - Lawyers Argentina
8. Moving to Argentina Property Guide - The LatinVestor