Authored by the expert who managed and guided the team behind the Argentina Property Pack
Get all the data you need about the real estate market in Buenos Aires
Buenos Aires rents in 2026 are rising more slowly than before, but good apartments in the best neighborhoods still rent quickly.
We constantly update this blog post, so the rent numbers, neighborhood examples and landlord cost estimates stay useful for people looking at the Buenos Aires property market.
This guide focuses only on residential rentals in Buenos Aires, with simple explanations for private buyers, landlords and small investors.
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.
What are typical rents in Buenos Aires as of 2026?
What's the average monthly rent for a studio in Buenos Aires as of 2026?
As of 2026, the average monthly rent for a studio in Buenos Aires is about ARS 745,000, which is roughly USD 515 or EUR 440 using late June 2026 exchange rates.
For most studios in Buenos Aires in 2026, a realistic rent range is ARS 550,000 to ARS 850,000 per month, or about USD 380 to USD 585 and EUR 325 to EUR 500.
The biggest reasons why studio rents in Buenos Aires change so much are the neighborhood, the building quality, the amount of natural light, the size of the balcony, and whether the apartment is furnished for foreigners or unfurnished for local tenants.
What's the average monthly rent for a 1-bedroom in Buenos Aires as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Buenos Aires, usually called a 2-room apartment locally, is about ARS 850,000, which is roughly USD 585 or EUR 500.
For most 1-bedroom apartments in Buenos Aires in 2026, a realistic rent range is ARS 650,000 to ARS 1.2 million per month, or about USD 450 to USD 825 and EUR 380 to EUR 705.
In practice, the cheapest 1-bedroom rents in Buenos Aires are often in Villa Lugano, Nueva Pompeya, Liniers and San Cristóbal, while the highest 1-bedroom rents are usually in Puerto Madero, Palermo, Núñez, Belgrano and Recoleta.
What's the average monthly rent for a 2-bedroom in Buenos Aires as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Buenos Aires, usually called a 3-room apartment locally, is about ARS 1.14 million, which is roughly USD 785 or EUR 670.
For most 2-bedroom apartments in Buenos Aires in 2026, a realistic monthly rent range is ARS 850,000 to ARS 1.6 million, or about USD 585 to USD 1,100 and EUR 500 to EUR 940.
The cheapest 2-bedroom rents in Buenos Aires are usually found in Villa Lugano, Montserrat, Flores, Boedo and Parque Chacabuco, while the most expensive 2-bedroom rents are usually in Puerto Madero, Palermo, Belgrano, Núñez and Recoleta.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Buenos Aires.
What's the average rent per square meter in Buenos Aires as of 2026?
As of 2026, the average rent per square meter in Buenos Aires is about ARS 20,000 per month, which is roughly USD 14 or EUR 12 per square meter.
Across Buenos Aires neighborhoods in 2026, a realistic rent range is about ARS 16,000 to ARS 25,000 per square meter per month, or about USD 11 to USD 17 and EUR 9 to EUR 15.
Compared with most other Argentine cities, Buenos Aires is more expensive per square meter because the city has more high-income renters, more foreign tenants, more universities and the deepest apartment market in Argentina.
Properties in Buenos Aires usually move above the average rent per square meter when they are small, bright, renovated, close to Subte stations, in Palermo or Belgrano, or furnished for expats and short-stay renters.
How much have rents changed year-over-year in Buenos Aires in 2026?
As of 2026, average rents in Buenos Aires are about 32% to 35% higher than one year earlier, depending on apartment size and neighborhood.
The main reason rents in Buenos Aires are still rising in 2026 is that peso inflation, high building expenses and strong demand in Palermo, Belgrano, Caballito and Recoleta are still pushing landlords to ask for more.
Even so, rent growth in Buenos Aires in 2026 is much calmer than in 2023 and 2024 because the rental-law change brought more apartments back to the market and gave tenants more options.
What's the outlook for rent growth in Buenos Aires in 2026?
As of 2026, our estimate is that Buenos Aires rents may rise another 12% to 18% in nominal peso terms during the rest of the year.
The main factors likely to shape rent growth in Buenos Aires are inflation, wage growth, the peso exchange rate, the number of apartments listed for rent, and demand from students, young professionals and expats.
The strongest rent growth in Buenos Aires is likely to appear in Palermo, Belgrano, Caballito, Villa Urquiza, Núñez and Villa Crespo because these neighborhoods combine strong tenant demand with limited good-quality supply.
The main risk is that rent growth in Buenos Aires could differ from our projection if inflation moves sharply, the peso weakens, expensas rise too fast, or landlords add much more supply to the market.
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.
Which neighborhoods rent best in Buenos Aires as of 2026?
Which neighborhoods have the highest rents in Buenos Aires as of 2026?
As of 2026, the three highest-rent neighborhoods in Buenos Aires are Puerto Madero at about ARS 1.29 million per month, Palermo at about ARS 945,000, and Núñez at about ARS 915,000, which is roughly USD 885, USD 650 and USD 630, or EUR 755, EUR 555 and EUR 540.
These Buenos Aires neighborhoods command premium rents because Puerto Madero offers luxury towers and security, Palermo offers lifestyle and nightlife, and Núñez offers a quieter residential feel near Belgrano and good transport.
The typical tenants in these high-rent Buenos Aires neighborhoods are executives, expats, young professionals with strong incomes, couples without children, and families looking for safer streets and better apartment quality.
By the way, we’ve written a blog article detailing Sources and methodology: we used Zonaprop, IDECBA, and El Economista. We ranked neighborhoods by current rent levels and checked the pattern against official barrio data. We also used our own demand notes for tenant profiles.
Where do young professionals prefer to rent in Buenos Aires right now?
The top three Buenos Aires neighborhoods for young professionals are Palermo, Villa Crespo and Almagro, because these areas give renters a mix of transport, cafés, nightlife, gyms and small apartments.
Young professionals in these Buenos Aires neighborhoods usually pay about ARS 750,000 to ARS 1.2 million per month, or roughly USD 515 to USD 825 and EUR 440 to EUR 705.
What attracts young professionals to these Buenos Aires areas is the easy access to Subte lines, coworking spaces, restaurants, bars, fitness studios, universities and offices in the central and northern parts of the city.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Buenos Aires.
Where do families prefer to rent in Buenos Aires right now?
The top three Buenos Aires neighborhoods for families are Belgrano, Núñez and Caballito, with Villa Urquiza, Saavedra and Villa Devoto also strong choices for more residential living.
Families in these Buenos Aires neighborhoods usually pay about ARS 1.1 million to ARS 2 million per month for larger 2-bedroom and 3-bedroom apartments, or roughly USD 760 to USD 1,375 and EUR 650 to EUR 1,175.
These Buenos Aires neighborhoods work well for families because they offer larger apartments, balconies, garages, parks, calmer streets, better schools and easier daily routines than nightlife-heavy areas.
Educational options near these family-friendly Buenos Aires areas include Universidad de Belgrano in Belgrano, Ciudad Universitaria near Núñez, and many private bilingual schools around Belgrano, Núñez, Caballito and Villa Urquiza.
Which areas near transit or universities rent faster in Buenos Aires in 2026?
As of 2026, the fastest-renting areas near transit or universities in Buenos Aires are Palermo near Subte D and Universidad de Palermo, Almagro near Subte B and A, and Caballito near Primera Junta and Acoyte.
In these high-demand Buenos Aires areas, well-priced apartments often stay listed for only 15 to 30 days, while overpriced units or units with high expensas can take much longer.
A Buenos Aires apartment within easy walking distance of Subte, train stations or universities can often earn a rent premium of about ARS 80,000 to ARS 180,000 per month, or roughly USD 55 to USD 125 and EUR 45 to EUR 105.
Which neighborhoods are most popular with expats in Buenos Aires right now?
The top three Buenos Aires neighborhoods for expats are Palermo, Recoleta and Belgrano, with San Telmo, Villa Crespo and Puerto Madero also popular for specific renter profiles.
Expats in these Buenos Aires neighborhoods usually pay about ARS 1.1 million to ARS 2.3 million per month for furnished apartments, or roughly USD 760 to USD 1,585 and EUR 650 to EUR 1,350.
These Buenos Aires neighborhoods attract expats because they offer safer streets, restaurants, cafés, parks, furnished apartments, English-friendly services and easy access to the parts of the city foreigners use most.
The most visible expat communities in these Buenos Aires neighborhoods include Americans, Europeans, Brazilians, Colombians, Chileans, Uruguayans and remote workers from several other countries.
And if you are also an expat, you may want to read our Sources and methodology: we used Unitrank, Zonaprop, and IDECBA. We separated furnished expat rentals from normal peso leases. We also checked our own Buenos Aires expat-demand notes before rounding the ranges.
Get to know the market before buying a property in Buenos Aires
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
Who rents, and what do tenants want in Buenos Aires right now?
What tenant profiles dominate rentals in Buenos Aires?
The three largest tenant profiles in Buenos Aires are local young professionals, students and middle-income families who either cannot buy yet or prefer to stay flexible.
As a practical estimate, young professionals represent about 35% of demand in Buenos Aires, students about 20%, families about 25%, and expats, separated adults and downsizers make up most of the remaining 20%.
Young professionals in Buenos Aires usually seek studios and 1-bedrooms, students often seek small units or shared apartments, and families usually seek 2-bedroom or 3-bedroom homes in safer residential neighborhoods.
If you want to optimize your cashflow, you can read our Sources and methodology: we used El Economista, IDECBA, and Unitrank. We used rent-by-size data to infer tenant groups. We then refined the split with our own Buenos Aires demand analysis.
Do tenants prefer furnished or unfurnished in Buenos Aires?
In Buenos Aires, about 70% to 80% of normal long-term local tenants prefer unfurnished rentals, while furnished rentals are much more common among expats, students, corporate renters and shorter stays.
A furnished apartment in Buenos Aires can often earn an extra ARS 300,000 to ARS 700,000 per month compared with a similar unfurnished apartment, or roughly USD 205 to USD 480 and EUR 175 to EUR 410.
The tenants who most often prefer furnished rentals in Buenos Aires are foreign remote workers, exchange students, corporate tenants, people arriving from other Argentine provinces, and couples testing the city before buying.
Which amenities increase rent the most in Buenos Aires?
The five amenities that usually increase rent the most in Buenos Aires are a balcony or terrace, strong natural light, air conditioning, a renovated kitchen and bathroom, and building security or amenities.
In Buenos Aires, each of these top amenities can add about ARS 50,000 to ARS 250,000 per month depending on the unit, or roughly USD 35 to USD 170 and EUR 30 to EUR 145.
In our property pack covering the real estate market in Buenos Aires, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Buenos Aires?
The five renovations with the best rental ROI in Buenos Aires are repainting, LED lighting, a new air-conditioning split, a bathroom refresh, and a simple kitchen upgrade.
In Buenos Aires, these upgrades can cost from about ARS 300,000 to ARS 5 million each, or roughly USD 205 to USD 3,450 and EUR 175 to EUR 2,940, and can lift rent by about ARS 40,000 to ARS 250,000 per month when done well.
Renovations with poor ROI in Buenos Aires often include luxury finishes in mid-market buildings, expensive custom furniture for local unfurnished rentals, and costly amenities that do not solve humidity, lighting or layout problems.
Make a profitable investment in Buenos Aires
Better information leads to better decisions. Save time and money. Download our data.
How strong is rental demand in Buenos Aires as of 2026?
What's the vacancy rate for rentals in Buenos Aires as of 2026?
As of 2026, the effective vacancy rate for long-term rental apartments in Buenos Aires is probably around 3% to 5% for well-priced units.
Across Buenos Aires, vacancy can be closer to 2% to 3% in Palermo, Belgrano, Caballito and Villa Urquiza, but closer to 5% to 8% for overpriced units, high-expensa buildings or weaker locations.
The current Buenos Aires vacancy rate is higher than during the tight 2023 and 2024 period, but it is still low enough that good apartments with fair prices usually find tenants without a long wait.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Buenos Aires.
How many days do rentals stay listed in Buenos Aires as of 2026?
As of 2026, a normal rental apartment in Buenos Aires usually stays listed for about 30 to 45 days, but good small apartments in strong areas can rent faster.
In Buenos Aires, well-priced studios and 1-bedrooms in Palermo, Belgrano, Villa Crespo, Caballito and Almagro often rent in 15 to 30 days, while overpriced or high-expensa apartments may take 45 to 70 days.
Compared with one year ago, Buenos Aires rentals now tend to stay listed slightly longer because tenants have more choice and landlords can no longer rely on the extreme shortage of 2023 and 2024.
Which months have peak tenant demand in Buenos Aires?
The strongest tenant-demand months in Buenos Aires are February and March, followed by a smaller second wave in July and August.
February and March are strong in Buenos Aires because students arrive, jobs restart after summer, families settle routines, and many renters want to move before the year becomes busy.
The quietest rental months in Buenos Aires are usually December and January because the city slows down, many people travel, and fewer tenants want to organize a move during summer holidays.
Don't buy the wrong property, in the wrong area of Buenos Aires
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What will my monthly costs be in Buenos Aires as of 2026?
What property taxes should landlords expect in Buenos Aires as of 2026?
As of 2026, a typical Buenos Aires landlord should expect annual ABL and property tax of about ARS 240,000 to ARS 960,000 for a standard apartment, or roughly USD 165 to USD 660 and EUR 140 to EUR 565.
The realistic annual property-tax range in Buenos Aires is about ARS 150,000 to more than ARS 1.2 million, or roughly USD 105 to over USD 825 and EUR 90 to over EUR 705, depending on the property value, location and fiscal valuation.
Buenos Aires property tax is linked to the official fiscal value of the apartment, the property category and the city tax rules, so two similar-looking apartments can receive very different ABL bills.
Please note that, in our property pack covering the real estate market in Buenos Aires, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Buenos Aires right now?
In Buenos Aires, landlords most often remain exposed to ABL, extraordinary expensas, major repairs, building insurance if used, and sometimes internet or basic utilities for furnished rentals.
For landlord-paid items in Buenos Aires, a practical monthly budget is ARS 20,000 to ARS 80,000 for ABL, ARS 50,000 to ARS 180,000 for non-recoverable or extraordinary building costs, and ARS 40,000 to ARS 120,000 for utilities in furnished units, or roughly USD 75 to USD 260 in total for a standard case.
For normal long-term unfurnished rentals in Buenos Aires, tenants usually pay electricity, gas, internet and ordinary expensas, while furnished expat rentals often bundle more costs into one higher monthly rent.
How is rental income taxed in Buenos Aires as of 2026?
As of 2026, residential rental income for casa-habitación in Argentina is exempt from Impuesto a las Ganancias under Decreto 406/2026, but Buenos Aires landlords still need to handle registration, invoicing and other tax duties correctly.
Main landlord deductions in Buenos Aires can include repairs, maintenance, professional fees, some taxes, insurance and other expenses when they are properly documented and allowed under the landlord’s tax regime.
The most common Buenos Aires tax mistakes are assuming the Ganancias exemption removes all paperwork, forgetting ARCA registration and invoices, mixing furnished USD rent with local lease treatment, and ignoring ABL or expensas in cashflow.
We cover these mistakes, among others, in our Sources and methodology: we used Boletín Oficial, ARCA, and AGIP. We used the legal source for the exemption and ARCA for practical obligations. We also used our own tax-risk checklist for foreign buyers.
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 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 this source is useful | How we used it |
|---|---|---|
| Instituto de Estadística y Censos de la Ciudad, alquileres | This is the official statistics office for the City of Buenos Aires. | We used it as the official baseline for advertised rents by apartment size and neighborhood. We treated its rental datasets as the core source for standard long-term rentals in CABA. |
| IDECBA citywide rent dataset | This official series explains apartment rents by size and shows its source and method. | We used it to anchor studio, 1-bedroom-equivalent and 2-bedroom-equivalent rent levels. We then updated the level with fresher 2026 private-market data. |
| IDECBA 1-room rents by barrio | This official dataset is useful for comparing studio rents across Buenos Aires neighborhoods. | We used it to compare cheaper and more expensive areas for studios. We gave more weight to the ranking than the older raw values. |
| IDECBA 2-room rents by barrio | This official dataset covers the most common 1-bedroom-equivalent rental type in Buenos Aires. | We used it to identify neighborhoods with high and low 1-bedroom rents. We checked the barrio pattern against Zonaprop’s 2026 market index. |
| IDECBA 3-room rents by barrio | This official dataset helps explain family-sized apartment rents across Buenos Aires. | We used it for 2-bedroom-equivalent rent comparisons and family demand. We compared the official pattern with current private-market reports. |
| Zonaprop Index CABA Alquiler | Zonaprop is one of Argentina’s largest real estate portals and publishes a regular rental index. | We used it for the freshest May 2026 asking-rent signal. We treated it as private-market evidence, not as an official statistic. |
| Infobae summary of Zonaprop May 2026 | This national newspaper article clearly cites Zonaprop’s 2026 rental report. | We used it to capture the studio and 3-room figures that are easier to read in the press summary. We cross-checked the 2-room number with Zonaprop’s own index page. |
| El Economista summary of IDECBA Q1 2026 | This article cites the official Buenos Aires statistics office and reports apartment-size details. | We used it to estimate rent per square meter in Buenos Aires. We also used it to sanity-check neighborhood rankings and year-on-year rent growth. |
| CEPA rental market report, May 2026 | This structured report gives useful context on rent growth, supply and the CABA rental market. | We used it for supply recovery and demand context. We treated it as a secondary analytical source and checked its inputs against IDECBA where possible. |
| INDEC IPC April 2026 | INDEC is Argentina’s national statistics agency and is the key official inflation source. | We used it to compare rent growth with inflation. We used the inflation context to explain affordability pressure in Buenos Aires. |
| AGIP ABL benefits 2026 | AGIP is the Buenos Aires tax authority and explains local property-tax rules and discounts. | We used it to explain ABL payment structure and discount options. We did not use it to create one universal tax bill because ABL depends on each property. |
| Boletín Oficial, Decreto 406/2026 | The Boletín Oficial is Argentina’s official legal publication. | We used it for the 2026 tax treatment of residential rental income. We cross-checked the practical meaning with ARCA guidance. |
| ARCA rental-owner guidance | ARCA is Argentina’s national tax authority, formerly known as AFIP. | We used it for landlord registration, invoicing and formal rental obligations. We used it to avoid suggesting that a tax exemption removes all compliance duties. |
| Unitrank Buenos Aires June 2026 market report | This private-sector report gives useful furnished and expat-market context with a disclosed method. | We used it only for furnished rentals, utilities and expat-market color. We did not use it as the main benchmark for normal local peso leases. |
| Wise USD to ARS exchange-rate history | This source gives a simple recent exchange-rate reference for converting Argentine peso amounts. | We used it to round peso rents into simple USD and EUR equivalents. We treated currency conversions as approximate because Argentina exchange rates move often. |
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.
Related blog posts