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
This blog post gives you a clear picture of rental yields in Buenos Aires as of early 2026, covering everything from gross and net returns to the best neighborhoods for investors.
We constantly update this article to reflect the latest market data, so you always have access to fresh and reliable numbers.
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
- In Buenos Aires, studios and compact one-bedroom apartments deliver roughly 0.1 to 0.3 percentage points higher gross yields than the citywide average, making them the top choice for first-time investors.
- The spread between the highest-yield and lowest-yield neighborhoods in Buenos Aires can reach 3.5 percentage points, with areas like Constitución hitting 7% gross while Puerto Madero stays closer to 3.5%.
- Buenos Aires landlords typically see their gross yield reduced by 1 to 1.5 percentage points once vacancy, property taxes (ABL), and management fees are factored in.
- The Distrito Tecnológico in Parque Patricios is actively driving renter demand in southern Buenos Aires, supporting higher yields in nearby barrios like Barracas and Nueva Pompeya.
- Even in well-located Buenos Aires neighborhoods, landlords should budget around 5% of annual rent as a vacancy buffer, which translates to roughly 18 days of downtime per year.
- Property management fees in Buenos Aires typically range from 5% to 8% of monthly rent, depending on whether you need basic collection or full-service administration.
- In Buenos Aires, sale prices are often quoted in USD while rents move with peso inflation, meaning yields can shift quickly even when dollar prices per square meter appear stable.
- The ABL property tax in Buenos Aires can shave roughly 0.2 to 0.6 percentage points off your net yield, depending on your property's official valuation.
- Older PH units in Buenos Aires can offer attractive purchase prices, but maintenance surprises (plumbing, moisture, electrical) often eat into net returns more than expected.
What are the rental yields in Buenos Aires as of 2026?
What's the average gross rental yield in Buenos Aires as of 2026?
As of early 2026, the estimated average gross rental yield in Buenos Aires sits at around 4.9% per year when you look at all residential property types combined.
Most typical residential properties in Buenos Aires fall within a realistic gross yield range of 4.3% to 5.8%, depending on the neighborhood, unit size, and building quality.
Compared to other major Latin American cities, Buenos Aires offers competitive gross yields, though the local market's unique dynamics (peso-denominated rents versus dollar-linked sale prices) make direct comparisons tricky.
The single biggest factor currently shaping gross rental yields in Buenos Aires is the ongoing interplay between peso inflation pushing rents higher and relatively stable USD asking prices for properties, which can cause yields to fluctuate more quickly than in low-inflation markets.
What's the average net rental yield in Buenos Aires as of 2026?
As of early 2026, the estimated average net rental yield in Buenos Aires is around 3.6% per year across all residential property types.
The typical gap between gross and net yields in Buenos Aires ranges from 1 to 1.5 percentage points, which is significant enough that investors need to budget carefully for operating costs.
The expense that most significantly reduces gross yield to net yield in Buenos Aires is the combination of property tax (ABL/Inmobiliario), vacancy friction, and maintenance on the city's older building stock, which together can easily consume over a full percentage point of your returns.
Most standard investment properties in Buenos Aires deliver net yields somewhere between 2.8% and 4.5%, with the wide range reflecting differences in building age, management approach, and neighborhood-level vacancy risk.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Buenos Aires in 2026?
In Buenos Aires, local investors generally consider a gross rental yield of 5.5% or higher to be "good," while anything above 6.5% is viewed as very strong for the current market.
The threshold that typically separates average-performing properties from high-performing ones in Buenos Aires is around that 5.5% gross mark, because anything below tends to leave little cushion once you account for the city's higher-than-usual operating costs and macro volatility.
How much do yields vary by neighborhood in Buenos Aires as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Buenos Aires is roughly 3.5 percentage points, ranging from about 3.5% in premium areas to 7% in value-oriented barrios.
The neighborhoods that typically deliver the highest rental yields in Buenos Aires are lower-priced, working-class areas with steady renter demand, such as Constitución, Balvanera (Once), San Cristóbal, and Parque Patricios.
On the other hand, the lowest rental yields in Buenos Aires tend to appear in premium, "safe store-of-value" neighborhoods like Puerto Madero, Recoleta, Palermo Chico, and northern Belgrano, where high purchase prices outpace what long-term renters are willing to pay.
The main reason yields vary so much across Buenos Aires neighborhoods is the gap between entry prices (which are much higher in prestige areas) and rental rates (which don't scale proportionally), so you're essentially paying a premium for perceived safety and capital preservation rather than income.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Buenos Aires.
How much do yields vary by property type in Buenos Aires as of 2026?
As of early 2026, gross rental yields across different property types in Buenos Aires range from around 4% for large family homes to nearly 5.5% for well-located studios and small apartments.
Studios and compact one-bedroom apartments currently deliver the highest average gross rental yield in Buenos Aires, typically running about 0.1 to 0.3 percentage points above the citywide average.
Large family units and standalone houses tend to deliver the lowest average gross rental yield in Buenos Aires, often falling 0.3 to 1 percentage point below the city average due to higher purchase prices and a narrower pool of renters.
The key reason yields differ between property types in Buenos Aires is that smaller units rent "expensively" per square meter and attract a deeper renter pool (students, young professionals), while larger properties have higher ticket prices that aren't matched by proportionally higher rents.
By the way, you might want to read the following:
What's the typical vacancy rate in Buenos Aires as of 2026?
As of early 2026, the estimated average residential vacancy rate in Buenos Aires is around 5% for stabilized long-term rentals, meaning most landlords can expect their units to be occupied roughly 95% of the time.
Across different neighborhoods in Buenos Aires, vacancy rates typically range from about 3% in high-demand everyday renter areas to 7% or higher in premium or riskier locations where the tenant pool is thinner.
The main factor currently driving vacancy rates up or down in Buenos Aires is how well the asking rent matches local renter demand: units priced correctly in accessible barrios fill quickly, while overpriced units in premium or emerging areas can sit empty longer.
Buenos Aires' vacancy rate is generally in line with other major Argentine cities, though the capital's diverse neighborhood structure means vacancy can vary more dramatically from one barrio to the next than in smaller, more homogeneous markets.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Buenos Aires.
What's the rent-to-price ratio in Buenos Aires as of 2026?
As of early 2026, the estimated average rent-to-price ratio in Buenos Aires is around 0.41% per month, which means monthly rent equals roughly 0.41% of the property's purchase price.
For buy-to-let investors in Buenos Aires, a rent-to-price ratio of 0.45% or higher per month is generally considered favorable, as this translates directly into a gross annual yield above 5.4%, which provides a decent cushion after costs.
Buenos Aires' rent-to-price ratio is competitive compared to other major Latin American capitals, though the unique dynamic of USD-linked sale prices and peso-denominated rents means this ratio can shift more quickly here than in more stable currency environments.
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 neighborhoods and micro-areas in Buenos Aires give the best yields as of 2026?
Where are the highest-yield areas in Buenos Aires as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Buenos Aires are Constitución, Balvanera (Once), and Parque Patricios, all of which attract strong renter demand despite lower entry prices.
In these top-performing areas like Constitución, Balvanera, and Parque Patricios, investors can typically expect gross rental yields in the range of 5.8% to 7%, well above the citywide average.
The main characteristic these high-yield Buenos Aires neighborhoods share is relatively low USD purchase prices combined with steady demand from workers, students, and budget-conscious households who need accessible, well-connected locations.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Buenos Aires.
Where are the lowest-yield areas in Buenos Aires as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Buenos Aires are Puerto Madero, Recoleta (especially the most prestigious pockets), and Palermo Chico, where premium prices significantly outpace rental income potential.
In these low-yield areas like Puerto Madero, Recoleta, and Palermo Chico, gross rental yields typically fall in the 3.5% to 4.5% range, which leaves little margin after operating costs.
The main reason yields are compressed in these Buenos Aires neighborhoods is that buyers treat them as "safe store-of-value" real estate, pushing purchase prices higher without a corresponding increase in what long-term tenants are willing to pay in rent.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Buenos Aires.
Which areas have the lowest vacancy in Buenos Aires as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Buenos Aires are Caballito, Villa Crespo, and Almagro, where well-priced units tend to rent almost immediately.
In these low-vacancy areas like Caballito, Villa Crespo, and Almagro, landlords typically experience vacancy rates in the 2% to 4% range, meaning their properties stay occupied nearly year-round.
The main demand driver that keeps vacancy low in these Buenos Aires neighborhoods is their high "livability" factor: excellent public transit connections, abundant local services, and large pools of everyday renters looking for practical housing.
The trade-off investors typically face when targeting these low-vacancy areas is that purchase prices tend to be moderate-to-high relative to the rent achievable, so while occupancy is reliable, gross yields often land in the mid-range rather than at the top.
Which areas have the most renter demand in Buenos Aires right now?
The top three neighborhoods currently experiencing the strongest renter demand in Buenos Aires are Almagro, Caballito, and Villa Crespo, all of which combine excellent transport links with a broad range of housing options.
The renter profile driving most of the demand in these areas consists of young professionals, university students, and small families who prioritize subway access, affordability, and neighborhood amenities over prestige addresses.
In these high-demand Buenos Aires neighborhoods, rental listings typically get filled within one to two weeks when priced correctly, and well-maintained units often receive multiple inquiries within days of being posted.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Buenos Aires.
Which upcoming projects could boost rents and rental yields in Buenos Aires as of 2026?
As of early 2026, the top three upcoming infrastructure or development projects expected to boost rents in Buenos Aires are the Parque de Innovación in Núñez, the continued expansion of the Distrito Tecnológico in Parque Patricios, and the Costa Salguero reconversion along the Costanera Norte.
The neighborhoods most likely to benefit from these projects include Núñez and nearby Belgrano (from Parque de Innovación), Parque Patricios and adjacent Barracas and Nueva Pompeya (from the Distrito Tecnológico), and parts of Palermo near the Costa Salguero waterfront development.
Once these projects reach completion or critical mass, investors might realistically expect rent increases of 5% to 15% in the most directly affected micro-areas, though actual gains will depend on how quickly new jobs and amenities materialize.
You'll find our latest property market analysis about Buenos Aires here.
Get fresh and reliable information about the market in Buenos Aires
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property type should I buy for renting in Buenos Aires as of 2026?
Between studios and larger units in Buenos Aires, which performs best in 2026?
As of early 2026, studios and compact one-bedroom apartments are the better-performing unit type in Buenos Aires in terms of both rental yield and occupancy, consistently outpacing larger units on both metrics.
Studios in Buenos Aires typically deliver gross rental yields of around 5% to 5.5% (roughly USD 6,000 to USD 6,700 or EUR 5,500 to EUR 6,100 annually on a USD 120,000 property), while larger two or three-bedroom units tend to yield closer to 4% to 4.5%.
The main factor explaining why studios outperform in Buenos Aires is the deeper and more active renter pool: students, young professionals, and recent arrivals all compete for affordable small units, keeping vacancy low and rents per square meter high.
That said, larger units can be the better investment choice in Buenos Aires when targeting stable family tenants in school-friendly neighborhoods like Villa Urquiza or Caballito, where longer lease terms and lower turnover can offset the lower yield.
What property types are in most demand in Buenos Aires as of 2026?
As of early 2026, the most in-demand property type for renters in Buenos Aires is the classic two-room apartment (2 ambientes, essentially a one-bedroom), which hits the sweet spot between affordability and livability.
The top three property types ranked by current tenant demand in Buenos Aires are: first, 2 ambientes apartments; second, monoambientes (studios); and third, simple, well-located PH units with outdoor space like a patio or terrace.
The primary demographic trend driving this demand pattern in Buenos Aires is the large population of young professionals and students who prioritize location and transit access over space, combined with smaller household sizes that make compact units practical.
One property type currently underperforming in demand in Buenos Aires is the large standalone house, which appeals to a much narrower renter pool and often sits on the market longer unless it's in a highly sought-after family neighborhood.
What unit size has the best yield per m² in Buenos Aires as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Buenos Aires is 35 to 50 m², which covers studios and compact one-bedroom apartments.
For that optimal unit size in Buenos Aires, the typical gross rental yield per m² works out to roughly ARS 14,000 to ARS 16,000 per m² per month (approximately USD 12 to USD 14 or EUR 11 to EUR 13), which translates to stronger overall returns on smaller investment tickets.
The main reason larger units have lower yield per m² in Buenos Aires is that rent doesn't scale proportionally with size: tenants won't pay double the rent for double the space, so each additional square meter contributes less to your income while still adding to your purchase cost.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Buenos Aires.
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.
What costs cut my net yield in Buenos Aires as of 2026?
What are typical property taxes and recurring local fees in Buenos Aires as of 2026?
As of early 2026, the estimated annual property tax (ABL/Inmobiliario) for a typical rental apartment in Buenos Aires ranges from roughly ARS 300,000 to ARS 800,000 per year (approximately USD 260 to USD 700 or EUR 240 to EUR 640), depending on the property's official valuation.
Beyond the ABL, Buenos Aires landlords should also budget for building "expensas" (common charges) on the owner's portion if applicable, though most of these costs are passed to tenants in standard long-term leases.
These property taxes and fees in Buenos Aires typically represent around 0.3% to 0.8% of the property's value annually, which can shave roughly 0.2 to 0.6 percentage points off your gross rental yield.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Buenos Aires.
What insurance, maintenance, and annual repair costs should landlords budget in Buenos Aires right now?
The estimated annual landlord insurance cost for a typical rental property in Buenos Aires is relatively modest, usually ranging from ARS 50,000 to ARS 150,000 per year (approximately USD 45 to USD 130 or EUR 40 to EUR 120), depending on coverage level.
For maintenance and repairs, landlords in Buenos Aires should budget roughly 0.7% to 1.2% of the property's value per year, which for a USD 120,000 apartment means setting aside around USD 850 to USD 1,450 (EUR 780 to EUR 1,330) annually.
The type of repair expense that most commonly catches Buenos Aires landlords off guard is plumbing and moisture-related issues, which are frequent in the city's older building stock (especially PH units) and can quickly escalate if not addressed early.
In total, Buenos Aires landlords should realistically budget around USD 1,000 to USD 1,600 per year (ARS 1,150,000 to ARS 1,850,000 or EUR 920 to EUR 1,470) for the combined cost of insurance, maintenance, and typical repairs on a standard rental unit.
Which utilities do landlords typically pay, and what do they cost in Buenos Aires right now?
In most classic long-term unfurnished rentals in Buenos Aires, tenants pay their own day-to-day utilities, but landlords more often cover utilities when the unit is furnished, short or medium-term, or marketed as "all-inclusive."
When Buenos Aires landlords do pay utilities (electricity, gas, and water), they should budget a conservative buffer of around ARS 30,000 to ARS 60,000 per month (approximately USD 26 to USD 52 or EUR 24 to EUR 48), though actual costs vary significantly by season and consumption.
What does full-service property management cost, including leasing, in Buenos Aires as of 2026?
As of early 2026, full-service property management fees in Buenos Aires typically range from 5% to 8% of monthly rent (roughly ARS 36,000 to ARS 58,000 or USD 31 to USD 50 or EUR 29 to EUR 46 on a typical 2 ambientes rental), depending on whether you need basic rent collection or comprehensive administration including maintenance coordination.
On top of ongoing management, Buenos Aires property managers often charge a separate leasing or tenant-placement fee when securing a new tenant, which can add the equivalent of half to one full month's rent as a one-time cost.
What's a realistic vacancy buffer in Buenos Aires as of 2026?
As of early 2026, Buenos Aires landlords should set aside around 5% of annual rental income as a vacancy buffer, which provides a cushion for turnover, rent collection delays, and the occasional gap between tenants.
In practice, this 5% buffer translates to roughly 2.5 to 3 weeks of vacancy per year for most Buenos Aires rental properties, though landlords in premium or riskier areas may experience closer to 4 weeks.
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.
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 City's official statistics body, built to publish public, auditable datasets on the rental market. | We used it to cross-check rent levels and rental-market indicators by barrio. We also used it as an official anchor to validate private listing-based rent measures. |
| Zonaprop Rent Index (CABA Alquiler) | It's one of Argentina's biggest property portals and publishes a recurring index with a consistent methodology. | We used it for a clear, up-to-date "market rent" benchmark by unit size. We then converted those typical rents into annual figures for yield estimates. |
| Zonaprop Sale Index (CABA Venta) | It's a large, transparent listing-based price index updated monthly for Buenos Aires. | We used it as the main reference for typical USD/m² asking prices. We used those prices to estimate purchase costs and compute gross yields. |
| BCRA (Central Bank) REM Survey | It's the Central Bank's consolidated survey of market expectations and macro reference variables. | We used it for a credible January 2026 exchange-rate benchmark to convert rents into USD. We also used it to keep our assumptions consistent with the current macro context. |
| BCRA Principales Variables | It's an official daily dashboard of key macro series maintained by the Central Bank. | We used it to cross-check inflation and rental-contract index references around late 2025 and early 2026. We used it to explain why rents and affordability can move quickly in Buenos Aires. |
| AGIP (Buenos Aires City tax authority) | It's the official tax authority page explaining the property-related tax (ABL/Inmobiliario) in Buenos Aires. | We used it to define the main recurring local property tax that affects net yield. We used it to justify including ABL as a landlord-side cost in our net yield calculations. |
| Edenor Electricity Tariff (January 2026) | It's a regulated utility tariff document referencing the energy regulator's resolution. | We used it to ground "utility cost" ranges when landlords cover utilities. We used it as a sanity check so we don't quote unrealistic monthly amounts. |
| Metrogas Gas Tariff (January 2026) | It's the gas distributor's published tariff schedule for residential users. | We used it to ground gas bill ranges where the landlord pays. We used it to keep net-yield assumptions realistic, especially for winter months. |
| ERAS/AySA Water Tariff Regime | It's the official regulator page defining tariff parameters for water and sanitation services. | We used it to validate that water tariffs are being updated in early 2026. We used it to support a conservative utilities buffer in our net yield calculations. |
| Colegio de Escribanos CABA | It's an official professional body publishing notarized transaction activity for Buenos Aires. | We used it to contextualize liquidity and transaction momentum. We used it as a reality check alongside listing-based price signals. |
| UCEMA M2 Real Index | It's a structured index aimed at "real" closing values rather than only listing asks. | We used it as a triangulation point between asking prices and observed closing levels. We used it to keep yields from being overstated. |
| Reporte Inmobiliario | It's a long-running Argentine real estate research publisher that focuses on market statistics. | We used it to cross-check the typical gap between asking and closing prices. We used it to keep the price denominator realistic when estimating yields. |
| LA NACION (property management article) | It's a major national newspaper that clearly explains market practices and fee ranges. | We used it to set a realistic range for full-service rental administration fees. We then translated that into a net-yield haircut instead of guessing. |
| Buenos Aires City Government (Parque de Innovación) | It's the official city page for a major urban and economic development project in Núñez. | We used it to identify a concrete demand driver that can support rents in its surrounding micro-areas. We used it for "upcoming projects" examples specific to Buenos Aires. |
| Buenos Aires City Government (Distrito Tecnológico) | It's the official city page describing the tech district's incentives and scope in Parque Patricios. | We used it to anchor why some southern neighborhoods can see improving demand. We used it to justify why yields can be higher there, often with a different risk profile. |
| Clarín (Costa Salguero article) | It's a major Argentine newspaper reporting on the Costa Salguero reconversion project. | We used it as secondary confirmation for timing and scope of the waterfront development. We used it to identify potential rent uplift in nearby Palermo and Núñez areas. |
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.
Related blog posts