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Buenos Aires real estate market is experiencing a notable recovery phase following recent economic reforms and currency liberalization under President Milei. As of September 2025, property prices have risen 8.5% citywide in the past 12 months, with premium neighborhoods like Palermo and Recoleta showing 8-12% annual increases, while emerging areas such as Villa Crespo and Villa Urquiza are posting 10-15% annual growth.
Transaction volumes have surged 35-47% after April 2025 currency controls were lifted, signaling increased demand and liquidity in the market. The citywide rental yield average has improved to 5.98% as of Q2 2025, up from 4.64% in Q3 2023, making Buenos Aires increasingly attractive for property investors.
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Buenos Aires property market is in recovery mode with citywide prices up 8.5% annually and transaction volumes surging 35-47% following economic reforms. Premium neighborhoods like Puerto Madero command $5,931/sqm while emerging areas like Villa Crespo offer strong growth potential from $1,500/sqm.
Rental yields average 5.98% citywide with studios delivering the best returns at 7-8.4%. Villa Urquiza, Devoto, and Villa Crespo are the fastest-growing neighborhoods, while South San Telmo presents significant undervalued opportunities below $1,000/sqm.
| Neighborhood | Price/sqm (USD) | Rental Yield | Growth Outlook |
|---|---|---|---|
| Puerto Madero | $5,931 | 5.35-7.89% | Stable premium |
| Palermo | $3,172-$4,300 | 7.5% | 8-12% annual growth |
| Recoleta | $3,500-$4,300 | 6-7% | 8-12% annual growth |
| Villa Urquiza | $2,600-$3,300 | 6-7% | 14.7% growth (highest) |
| Villa Crespo | From $1,500 | 6-7% | 10-15% annual growth |
| Belgrano | $2,916 | 6-7% | 10.9% annual growth |
| South San Telmo | Under $1,000 | 7-8% | High appreciation potential |
What's the current average price per square meter in Buenos Aires for different property types and neighborhoods?
Buenos Aires property prices vary significantly by neighborhood and property type as of September 2025.
Premium neighborhoods command the highest prices, with Puerto Madero leading at $5,931 per square meter, followed by Palermo at $3,172-$4,300/sqm and Recoleta at $3,500-$4,300/sqm. These areas attract international buyers and offer luxury amenities, proximity to business districts, and cultural attractions.
Mid-tier neighborhoods provide more accessible pricing while maintaining good infrastructure and amenities. Belgrano averages $2,916/sqm, Nuñez $2,808/sqm, Villa Urquiza ranges $2,600-$3,300/sqm, and Caballito averages $2,268/sqm. These areas offer excellent value for families and long-term residents seeking quality living standards.
Emerging and budget neighborhoods present the most attractive entry points for investors. Villa Crespo starts from $1,500/sqm, Devoto averages $2,174/sqm, while South San Telmo offers distressed assets under $1,000/sqm. These areas show strong gentrification potential and infrastructure improvements.
Studios citywide average $1,631/sqm, while 4-bedroom houses range $2,900-$4,000/sqm, typically offering lower yields but appealing to family buyers.
How have property prices changed over the past 6-12 months and what's the trend for the next year?
Buenos Aires property market has shown robust growth over the past 12 months, with citywide prices rising 8.5% nominally.
Premium neighborhoods like Palermo and Recoleta posted 8-12% annual increases, driven by foreign buyer interest and short-term rental demand. Emerging areas significantly outperformed the market average, with Villa Crespo and Villa Urquiza recording 10-15% annual growth as gentrification accelerates and infrastructure improves.
Transaction volumes surged dramatically by 35-47% after April 2025 currency controls were lifted, indicating pent-up demand and increased market liquidity. This volume increase reflects renewed confidence following President Milei's economic reforms and currency liberalization policies.
However, inflation remains a significant factor, with real USD-adjusted values dropping 60-70% year-over-year due to high inflation rates. This creates opportunities for USD-funded buyers while challenging peso-denominated investments.
For 2026, overall price appreciation is projected at 5-8% citywide, with premium areas potentially achieving 8-12% growth. Emerging neighborhoods like Villa Urquiza, Villa Crespo, and South San Telmo are expected to outperform market averages as infrastructure improvements attract new residents and investors.
What's the expected medium-term (2-3 years) and long-term (5+ years) price outlook for the market?
Buenos Aires real estate market is entering a sustained recovery phase supported by fundamental economic and structural improvements.
Medium-term outlook (2-3 years) projects 7-10% annual appreciation, driven by mortgage lending revival, increased foreign investment, and major urban development projects. The lifting of currency controls has unleashed substantial pent-up demand from both domestic and international buyers, creating momentum that should sustain through 2027.
Infrastructure expansion projects, including transit improvements and urban renewal initiatives, will particularly benefit emerging neighborhoods and drive above-average appreciation in areas like Villa Crespo, Villa Urquiza, and South San Telmo. Central neighborhoods like Palermo and Recoleta should maintain steady premium growth.
Long-term outlook (5+ years) appears highly favorable if economic reforms and political stability persist. Prices could surpass 2019 peaks as Buenos Aires reinforces its position as a regional financial and cultural hub. The city's appeal to digital nomads, international professionals, and investors seeking regional diversification supports sustained demand.
Key factors supporting long-term growth include Argentina's natural resource advantages, demographic trends favoring urban centers, and Buenos Aires' competitive positioning versus other Latin American capitals. Political stability and continued economic reforms remain critical success factors.
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Which neighborhoods are currently seeing the highest growth in demand and prices?
Villa Urquiza leads Buenos Aires in price growth with 14.7% appreciation over the past year, driven by its attractive combination of spacious properties, family-friendly environment, and improving infrastructure.
Devoto follows closely with 11.4% growth, valued for its suburban character, larger properties, and appeal to families seeking green spaces and quality schools. The neighborhood offers excellent value compared to central areas while maintaining good connectivity.
Belgrano posted 10.9% price growth, benefiting from its established infrastructure, cultural amenities, and proximity to business districts. The area attracts both local professionals and international buyers seeking premium location with more space than central neighborhoods.
Palermo Soho and Palermo Hollywood continue showing strong performance with 8-12% annual appreciation, driven by high foreign buyer interest, short-term rental demand from tourists and digital nomads, and ongoing cultural development. These areas maintain Buenos Aires' highest concentration of restaurants, bars, and nightlife.
Villa Crespo demonstrates exceptional growth potential with 10-15% annual increases, as ongoing gentrification brings new cafes, restaurants, and cultural spaces while maintaining more affordable entry points than established premium neighborhoods.
Which areas are undervalued or showing early signs of growth potential?
South San Telmo presents the most significant undervalued opportunity in Buenos Aires, with properties available below $1,000 per square meter.
| Neighborhood | Current Price/sqm | Growth Drivers | Investment Appeal |
|---|---|---|---|
| South San Telmo | Under $1,000 | Gentrification, transport upgrades, cultural projects | Highest appreciation potential |
| Villa Devoto | $2,174 | Rising demand, spacious properties | Family-oriented growth |
| Villa Urquiza | $2,600-$3,300 | Infrastructure improvements | Suburban appeal, connectivity |
| Villa Crespo | From $1,500 | Gentrification, cultural development | Emerging creative district |
| Renovation properties | 20-30% discount | Central locations, improvement potential | Value-add opportunities |
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How do prices and yields compare between apartments, houses, and commercial properties?
Studios deliver the highest rental yields in Buenos Aires, averaging 7-8.4% annually while commanding lower per-square-meter prices around $1,500-$1,631.
One-bedroom apartments range $1,800-$2,700 per square meter with yields of 6-7%, offering good balance between rental income and capital appreciation potential. These units attract young professionals, couples, and short-term rental operators targeting business travelers.
Two-bedroom apartments price between $2,200-$3,500 per square meter with similar 6-7% yields, appealing to families and expats seeking more space. These properties often command premium rents in desirable neighborhoods and maintain strong occupancy rates.
Three-bedroom apartments and houses range $2,900-$5,931 per square meter with yields of 7-7.8%, particularly strong in premium areas like Puerto Madero. While requiring higher initial investment, these properties attract executive tenants and wealthy families willing to pay premium rents.
Commercial properties vary widely from $2,200-$3,900 per square meter with yields ranging 6-9% depending on location and property type. Central business district properties typically outperform suburban commercial real estate, but require more specialized management and market knowledge.
What's the current rental yield by neighborhood and property type?
Buenos Aires rental yields have improved significantly, with the citywide average reaching 5.98% in Q2 2025, up from 4.64% in Q3 2023.
Palermo Soho leads premium neighborhoods with 7.5% yields, driven by strong short-term rental demand from tourists and digital nomads. The area's concentration of restaurants, nightlife, and cultural attractions supports premium rental rates and high occupancy.
Caballito offers solid yields at 6.65%, appealing to local professionals and families seeking central location with good transport connections. The neighborhood provides stable rental demand from long-term tenants.
Puerto Madero yields range 5.35-7.89%, with higher yields typically achieved by 3-bedroom units targeting executive tenants. The area's premium positioning supports higher rents but may experience longer vacancy periods.
Belgrano and Recoleta both deliver 6-7% yields, offering good balance between rental income and capital appreciation in established neighborhoods with strong infrastructure and amenities.
Lugano and Nueva Pompeya provide the highest yields at 7.8-8.1%, particularly attractive for income-focused investors willing to accept higher vacancy risk and tenant management challenges in exchange for superior returns.
What are the main economic and political factors likely to impact the market over the next year?
President Milei's economic reforms and currency liberalization have fundamentally transformed Buenos Aires real estate market dynamics since taking office.
Currency controls elimination in April 2025 unleashed pent-up demand and increased market liquidity, evidenced by 35-47% transaction volume increases. This policy shift enables easier capital flows and reduces barriers for both domestic and international investors.
Inflation remains the primary economic challenge, with 60% projected for 2025 compared to 120% in 2024. While decreasing, high inflation continues limiting real appreciation and favoring USD-denominated transactions for international investors.
Mortgage lending revival is encouraging end-user buyers beyond pure investors, broadening market demand and supporting price stability. Banks are gradually increasing real estate financing availability as economic confidence improves.
Major infrastructure projects including transit expansion and urban renewal initiatives should further boost property values, particularly in emerging neighborhoods benefiting from improved connectivity and amenities. Political stability and continued reform implementation remain crucial for sustaining market momentum and investor confidence.
Currency risk remains the largest concern for peso-denominated investments, with investors increasingly preferring USD-denominated deals to hedge against volatility.
How is supply and demand expected to evolve in the short term and medium term?
Buenos Aires currently maintains high inventory levels with 163,000 units citywide, but absorption is accelerating rapidly following recent economic reforms.
Transaction times are dropping significantly from historical norms, now ranging 13-60 days on market, driven by increased buyer competition and improved financing availability. This faster absorption indicates demand is outpacing new supply additions in many neighborhoods.
Premium and emerging districts are experiencing particularly rapid inventory reduction as both domestic and international buyers seek opportunities. Villa Crespo, Villa Urquiza, and Palermo show strongest absorption rates with multiple offers becoming common.
Supply constraints are emerging in popular neighborhoods as developers focus on higher-margin projects and land costs increase. New construction is shifting toward energy-efficient homes with modern amenities as buyers prioritize sustainability and quality features.
Medium-term outlook suggests continued supply tightening as mortgage lending recovery encourages end-user buyers beyond pure investors. Developers are responding with increased activity, but permitting processes and construction timelines mean supply response lags demand increases by 12-24 months.
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If you're buying to live, which areas and property types offer the best balance between price, amenities, and long-term value?
Palermo, Recoleta, and Belgrano provide the optimal balance of price, lifestyle amenities, and long-term value for residents seeking vibrant urban living.
These neighborhoods offer excellent public transport connectivity, cultural attractions, restaurants, and international communities while maintaining strong property appreciation prospects. Palermo particularly appeals to younger residents and expatriates with its nightlife and creative scene.
Villa Devoto and Nuñez excel for families prioritizing space, green areas, and quality schools over central location. These neighborhoods provide larger properties, lower density, and suburban charm while maintaining reasonable commute times to business districts.
Villa Crespo and Caballito represent excellent value-driven choices for residents seeking emerging cultural scenes and improving infrastructure at more accessible price points. These areas offer promising future appreciation as gentrification continues and amenities expand.
Two-bedroom apartments in these neighborhoods typically provide the best balance for couples and small families, offering adequate space while maintaining reasonable purchase prices and strong rental potential if circumstances change.
If you're buying to rent out, where can you expect the best rental returns and lowest vacancy rates?
Studios in Palermo Soho deliver the strongest rental returns at 7-8%+ annually, driven by robust short-term rental demand from tourists, digital nomads, and business travelers.
Belgrano, Recoleta, and Caballito provide steady yields with broad tenant bases and lower vacancy rates, making them ideal for hands-off investors seeking consistent rental income without intensive management requirements.
One and two-bedroom apartments in these established neighborhoods maintain strong occupancy due to demand from young professionals, expatriates, and local families seeking central locations with good amenities and transport connections.
Lugano and Nueva Pompeya offer highest rental yields at 7.8-8.1% for investors willing to accept higher vacancy risk and more intensive tenant management. These areas require careful property selection and local market knowledge to optimize returns.
Properties near universities, business districts, and major transport hubs consistently outperform in occupancy rates and rental stability, regardless of neighborhood. Modern amenities, security features, and energy efficiency increasingly influence tenant decisions and justify premium rents.
If you're buying to resell, which price ranges and locations are likely to give you the best appreciation potential in the next few years?
Villa Crespo, Villa Urquiza, and South San Telmo offer the highest appreciation potential for resale-focused investors, with projected annual growth of 10-15%.
These emerging neighborhoods benefit from ongoing gentrification, infrastructure improvements, and cultural development while maintaining accessible entry prices. Villa Crespo particularly attracts young professionals and creatives, driving demand for modernized properties.
Premium new developments in Palermo, Recoleta, and Puerto Madero provide stable 8-12% annual growth with excellent liquidity and prestige positioning. These properties appeal to affluent buyers and maintain strong resale markets during economic volatility.
Devoto represents fast-rising demand for spacious family properties at attractive prices, with 11.4% recent growth indicating strong momentum. The neighborhood's suburban appeal and improving connectivity support continued appreciation.
Renovation opportunities in central and emerging districts can deliver 20-30% appreciation post-improvement, particularly older apartments and houses with good bones in desirable locations. These value-add investments require construction expertise but offer exceptional returns for skilled investors.
Properties priced $100,000-$250,000 demonstrate strongest liquidity and appeal to broadest buyer pool, while luxury properties above $500,000 target smaller but higher-value segments with international buyer interest.
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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.
Buenos Aires real estate market is experiencing a remarkable transformation following recent economic reforms, creating compelling opportunities for both investors and residents.
The combination of improved rental yields, diverse neighborhood options, and strong appreciation potential makes Buenos Aires an attractive destination for international property investment in 2025 and beyond.
Sources
- The LatinVestor - Average House Price Argentina
- The LatinVestor - Argentina Price Forecasts
- The LatinVestor - Buenos Aires Real Estate Market Trends
- Aparthotel - Argentina Analysis
- The LatinVestor - Best Neighborhoods Buenos Aires
- The LatinVestor - Buenos Aires Price Forecasts
- ExpatsBA - Property Price Increases
- The LatinVestor - Buenos Aires Real Estate Forecasts
- BuySellBA - Real Estate Market Outlook 2025
- Global Property Guide - Argentina Rental Yields