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
The Buenos Aires real estate market has entered a clear recovery phase in 2026, with transaction volumes rising and prices climbing for the first time in years.
This article covers everything you need to know about current housing prices in Buenos Aires, from neighborhood breakdowns to buyer tips and market forecasts.
We constantly update this blog post as new data becomes available, so you always get the freshest picture of the Buenos Aires property market.
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.
How's the real estate market going in Buenos Aires in 2026?
What's the average days-on-market in Buenos Aires in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Buenos Aires is around 90 to 150 days, depending on the property type, pricing, and neighborhood location.
The realistic range that covers most typical listings in Buenos Aires spans from about 90 days for well-priced studios and one-bedroom apartments in popular areas like Palermo, to 180 days or more for larger units or properties in less central neighborhoods.
Compared to one or two years ago, the current days-on-market in Buenos Aires has shortened noticeably because transaction volumes have surged roughly 40% year-over-year and mortgage lending has returned to the market after years of near-absence.
Are properties selling above or below asking in Buenos Aires in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Buenos Aires is around 93% to 95%, meaning most buyers negotiate about 5% to 7% off the listed price.
In Buenos Aires, roughly 85% to 90% of properties sell at or below asking price, while only about 10% to 15% close at full asking, and above-asking sales remain rare outside of very specific premium situations.
The property types and neighborhoods most likely to see less negotiation and occasional full-asking sales in Buenos Aires include renovated apartments with good natural light in Palermo Soho, Palermo Hollywood, Recoleta, and Belgrano, especially newer buildings with desirable amenities and correct pricing.
By the way, you will find much more detailed data in our property pack covering the real estate market in Buenos Aires.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Argentina. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Buenos Aires?
What property types dominate in Buenos Aires right now?
The estimated breakdown of the most common residential property types available for sale in Buenos Aires in 2026 is approximately 82% apartments, 10% houses, 5% traditional low-rise buildings called "PH," and about 3% duplexes, townhouses, and penthouses combined.
Apartments represent the largest share of the Buenos Aires market by a wide margin, making up more than four out of every five residential listings in the city.
Apartments became so dominant in Buenos Aires because the city developed as a dense urban center with European-style architecture, limited land availability, and a cultural preference for apartment living that has shaped building patterns for over a century.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Buenos Aires right now?
The estimated share of new-build properties among all residential listings currently available in Buenos Aires is around 15% to 20%, with the majority of the market consisting of used apartments built decades ago.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Buenos Aires include Palermo, Belgrano, Nunez, Villa Urquiza, Caballito, and parts of Almagro, where developers have focused construction activity due to strong buyer demand and viable land prices.
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Which neighborhoods are improving fastest in Buenos Aires in 2026?
Which areas in Buenos Aires are gentrifying in 2026?
As of early 2026, the top neighborhoods in Buenos Aires currently showing the clearest signs of gentrification include Chacarita, Colegiales, Villa Crespo, parts of Barracas, and Parque Patricios, all of which have seen rising property values and changing demographics.
Visible changes that indicate gentrification is underway in these Buenos Aires areas include the arrival of specialty coffee shops, craft cocktail bars, co-working spaces, and design-focused restaurants, along with warehouse-to-loft conversions and young professionals replacing longtime working-class residents.
The estimated price appreciation in gentrifying neighborhoods like Villa Crespo and Chacarita over the past two to three years has been around 5% to 8% annually in USD terms, which outpaces the citywide average and reflects growing buyer interest in these Palermo-adjacent areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Buenos Aires.
Where are infrastructure projects boosting demand in Buenos Aires in 2026?
As of early 2026, the top areas in Buenos Aires where major infrastructure projects are currently boosting housing demand include the corridors along the planned Subte Line F route, neighborhoods near the TramBus project, and Parque Patricios thanks to its tech district development.
The specific infrastructure projects driving that demand in Buenos Aires are the Subte Line F connecting Barracas to Palermo, the TramBus rapid transit system expected to launch in 2026, and ongoing improvements in the Distrito Tecnologico around Parque Patricios where over 240 tech companies have established offices.
The estimated timeline for completion of these major projects in Buenos Aires varies: the TramBus is expected to begin operations in 2026, while Subte Line F has been officially announced by the city government but will take several years to complete given the scale of subway construction.
The typical price impact on nearby properties once such infrastructure projects are announced versus completed in Buenos Aires tends to be a 5% to 15% premium at announcement stage, with additional gains of 10% to 20% as construction progresses and the project nears completion.
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.
What do locals and insiders say the market feels like in Buenos Aires?
Do people think homes are overpriced in Buenos Aires in 2026?
As of early 2026, the general sentiment among locals and market insiders in Buenos Aires is mixed, with many feeling that some listings remain overpriced while others see current prices as fair given the market's recent recovery from historic lows.
The specific evidence locals typically cite when arguing homes are overpriced in Buenos Aires includes high expensas (monthly building fees) that erode value, outdated apartments listed at peak-era prices, and the gap between asking prices and what buyers actually pay after negotiation.
Those who believe prices are fair in Buenos Aires counter that current values remain 20% to 25% below 2019 peaks in USD terms, that mortgage lending has returned making homes more accessible, and that inflation has made real estate one of the few reliable stores of value.
The price-to-income ratio in Buenos Aires is notably high compared to regional standards, as local peso salaries struggle to keep pace with USD-denominated property prices, though for foreign buyers with hard currency income the city appears relatively affordable compared to other Latin American capitals like Santiago or Montevideo.
What are common buyer mistakes people regret in Buenos Aires right now?
The most frequently cited buyer mistake that people regret making in Buenos Aires is underestimating expensas, those monthly building fees that can range from $100 to $400 or more and dramatically affect the true cost of ownership, especially in buildings with pools, gyms, or deferred maintenance issues.
The second most common buyer mistake people mention regretting in Buenos Aires is buying based on neighborhood reputation alone without walking the specific block, since areas like Barracas and La Boca can vary enormously in safety and quality from one street to the next.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Buenos Aires.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Buenos Aires.
Get the full checklist for your due diligence in Buenos Aires
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Buenos Aires in 2026?
Do foreigners face extra challenges in Buenos Aires right now?
The estimated overall difficulty level foreigners face when buying property in Buenos Aires is moderate, as there are no major legal restrictions on urban property ownership, but the administrative and banking processes can be unfamiliar and time-consuming.
The specific legal requirements that apply to foreign buyers in Buenos Aires include obtaining a CDI or CUIT tax identification number from AFIP, passing anti-money-laundering checks on fund sources, and providing certified translations of foreign documents for the escritura (deed) process.
The practical challenges foreigners most commonly encounter in Buenos Aires include navigating the escribano system which differs from title insurance models used elsewhere, dealing with the prevalence of cash transactions in physical USD bills, and understanding the boleto versus escritura contract stages that can confuse first-time buyers.
We will tell you more in our blog article about foreigner property ownership in Buenos Aires.
Do banks lend to foreigners in Buenos Aires in 2026?
As of early 2026, mortgage financing for foreign buyers in Buenos Aires is very limited, with most Argentine banks requiring local residency, a DNI, and provable Argentine income before they will consider lending to non-residents.
The typical loan-to-value ratios foreign buyers might access if they qualify in Buenos Aires range from 50% to 70%, with interest rates tied to UVA (inflation-indexed) adjustments plus spreads of 6% to 14%, making monthly payments unpredictable in an inflationary environment.
The documentation and income requirements banks typically demand from foreign applicants in Buenos Aires include proof of local employment or business income, tax returns from Argentina, a DNI rather than just a CDI, and often a co-signer or guarantor with Argentine residency.
You can also read our latest update about mortgage and interest rates in Argentina.
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 risky is buying in Buenos Aires compared to other nearby markets?
Is Buenos Aires more volatile than nearby places in 2026?
As of early 2026, the estimated price volatility of Buenos Aires is notably higher than nearby comparable markets like Santiago (Chile) and Montevideo (Uruguay), primarily due to Argentina's macroeconomic instability, high inflation, and periodic currency crises.
Over the past decade, Buenos Aires has experienced more dramatic price swings than its neighbors, with property values dropping roughly 50% in real USD terms from 2018 to 2023 while Chile and Uruguay saw relatively stable or modestly growing markets during the same period.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Buenos Aires.
Is Buenos Aires resilient during downturns historically?
The estimated historical resilience of Buenos Aires property values during past economic downturns is moderate in nominal USD terms but weak in real terms, as sellers often hold their asking prices while transaction volumes collapse and actual sales happen at steep discounts.
During the most recent major downturn from 2018 to 2023, property prices in Buenos Aires dropped about 50% in real USD terms when adjusted for inflation, and the market only began showing signs of recovery in 2024 with meaningful transaction volume increases.
The property types and neighborhoods in Buenos Aires that have historically held value best during downturns include premium apartments in Recoleta, Palermo Chico, and Belgrano R, where wealthy local buyers provide baseline demand, plus small efficient units in central locations that remain rentable even in crisis periods.
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How strong is rental demand behind the scenes in Buenos Aires in 2026?
Is long-term rental demand growing in Buenos Aires in 2026?
As of early 2026, the estimated growth trend for long-term rental demand in Buenos Aires is positive, supported by a large renter population, ongoing household formation, and affordability pressures that keep many residents in the rental market longer.
The tenant demographics driving long-term rental demand in Buenos Aires include young professionals working in the city center, university students from the provinces, expats and digital nomads attracted by favorable exchange rates, and local families who cannot yet afford to buy.
The neighborhoods in Buenos Aires with the strongest long-term rental demand right now include Palermo, Belgrano, Recoleta, and Villa Crespo for higher-end tenants, plus Caballito, Almagro, and Villa Urquiza for middle-market renters seeking good transit connections and reasonable prices.
You might want to check our latest analysis about rental yields in Buenos Aires.
Is short-term rental demand growing in Buenos Aires in 2026?
Buenos Aires currently has relatively permissive short-term rental regulations compared to many global cities, though some building consorcios (associations) have begun restricting or prohibiting Airbnb-style rentals in their bylaws, which buyers should verify before purchasing.
As of early 2026, the estimated growth trend for short-term rental demand in Buenos Aires is strong, driven by the city's appeal to international tourists taking advantage of favorable exchange rates and the growing digital nomad community seeking month-to-month flexibility.
The current estimated average occupancy rate for short-term rentals in Buenos Aires ranges from 55% to 70% in well-located tourist-friendly neighborhoods, with seasonal peaks during the Southern Hemisphere summer and major events like tango festivals.
The guest demographics driving short-term rental demand in Buenos Aires include European and North American tourists attracted by the cultural scene and affordable prices, Brazilian visitors on shopping trips, and remote workers staying for one to three months while exploring the city.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Buenos Aires.
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 are the realistic short-term and long-term projections for Buenos Aires in 2026?
What's the 12-month outlook for demand in Buenos Aires in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Buenos Aires is positive, with continued recovery expected as transaction volumes remain elevated and mortgage lending keeps expanding from its near-zero base a few years ago.
The key economic and political factors most likely to influence demand in Buenos Aires over the next 12 months include the pace of inflation reduction under current reforms, stability of the peso-dollar exchange rate, and whether the mortgage market revival continues to bring new buyers into the market.
The forecasted price movement for Buenos Aires over the next 12 months is an increase of roughly 3% to 7% in USD terms citywide, with premium neighborhoods like Palermo, Recoleta, and Puerto Madero potentially seeing gains of 8% to 12% due to stronger foreign investor interest.
By the way, we also have an update regarding price forecasts in Argentina.
What's the 3 to 5 year outlook for housing in Buenos Aires in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Buenos Aires is cautiously optimistic, with potential for sustained annual appreciation of 5% to 10% in USD terms if current economic reforms continue and inflation keeps declining.
The major development projects and urban plans expected to shape Buenos Aires over the next 3 to 5 years include the completion of Subte Line F connecting Barracas to Palermo, expansion of the tech district in Parque Patricios, and ongoing waterfront development in Puerto Madero Norte.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Buenos Aires is the sustainability of macroeconomic reforms, since a return to high inflation, currency controls, or political instability could quickly reverse the current recovery momentum.
Are demographics or other trends pushing prices up in Buenos Aires in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in Buenos Aires is moderately positive, as the city maintains steady population and household formation rates that support baseline demand even during economic uncertainty.
The specific demographic shifts most affecting prices in Buenos Aires include the continued migration of young professionals to central neighborhoods, a growing expat and digital nomad population attracted by favorable exchange rates, and gradual household size shrinkage that increases demand for smaller apartments.
The non-demographic trends also pushing prices in Buenos Aires include the return of mortgage lending after years of absence, the USD-denominated pricing culture that attracts foreign capital, and construction cost increases tracked by INDEC's ICC index that raise new-build price floors.
These demographic and trend-driven price pressures in Buenos Aires are expected to continue for at least the next 3 to 5 years, assuming macroeconomic stability holds and the current policy environment remains favorable to property ownership and investment.
What scenario would cause a downturn in Buenos Aires in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Buenos Aires would be a combination of inflation re-acceleration, a sharp peso devaluation, and the resulting pullback in mortgage lending that would remove buyers from the market.
The early warning signs that would indicate such a downturn is beginning in Buenos Aires include a sudden drop in escrituras (completed sales) reported by the Colegio de Escribanos, rising spread between asking and closing prices, and banks tightening mortgage availability or raising rates sharply.
Based on historical patterns, a potential downturn in Buenos Aires could realistically see asking prices hold nominally in USD while transaction volumes drop 30% to 50%, effective sale prices decline 10% to 20% through wider negotiation, and time-to-sell stretch beyond 200 days for average properties.
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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 |
|---|---|---|
| IDECBA (Buenos Aires City Statistics Institute) | It's the official statistics office for the City of Buenos Aires, providing government-verified market data. | We used it as our baseline for listing prices in USD per square meter, unit mix breakdowns, and recent market dynamics. We then projected early 2026 momentum by combining it with notary and credit indicators. |
| Colegio de Escribanos de CABA | It's the official notaries' association that reports all completed property transactions in Buenos Aires. | We used it to track real closed sales volume rather than just asking prices. We treat rising escrituras as the clearest sign of improving market liquidity. |
| BCRA (Central Bank of Argentina) | It's Argentina's central bank providing official monetary, inflation, and financial system data. | We used it to anchor the macro backdrop that buyers actually feel, including inflation and credit conditions. We also use it to stress-test what could go wrong in 2026. |
| BCRA REM (Market Expectations Survey) | It's a transparent recurring survey of economists published by the central bank. | We used it to frame 2026 expectations for inflation, exchange rates, and economic activity that shape housing demand. |
| INDEC Construction Cost Index (ICC) | It's Argentina's official national statistics office and the canonical source for construction costs. | We used it to anchor build-cost pressure which influences new-build pricing floors. We also used the publication schedule to align our January 2026 timing. |
| INDEC Census 2022 | It's the official population and household baseline for Argentina. | We used it to anchor long-term demand drivers like population and household structure, avoiding hand-wavy demographic claims. |
| AFIP (Argentine Tax Authority) | It's the national tax authority explaining the CDI identification used for transactions. | We used it to explain the practical foreign-buyer step of getting a tax ID that often surprises people new to Buenos Aires. |
| GCBA (Buenos Aires City Government) | It's the official city government site with announcements about infrastructure projects. | We used it to identify specific corridors likely to see demand increases as the Subte Line F project progresses. |
| AirDNA | It's a widely used short-term rental dataset with transparent Airbnb and Vrbo tracking methodology. | We used it to estimate short-term rental occupancy and revenue trends as a demand proxy, combining it with official tourism indicators. |
| Zonaprop | It's one of Argentina's largest property listing platforms with comprehensive market coverage. | We used it to track asking prices, listing velocity, and neighborhood-level price trends across Buenos Aires. |
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