Summary
Buenos Aires homes sell a little under what sellers ask: across the 17 neighborhoods we track, deals close 3% to 7% below the last asking price. Puerto Madero gives buyers the most room, 7%, with a typical 2-bed flat selling for US$405K, while Núñez, Colegiales and Saavedra close just 3% under.
Signed deals confirm that narrow range. The M² Real closing index from UCEMA, RE/MAX and Reporte Inmobiliario put used flats at US$2,097 per square meter in September 2026, 0.4% below a year earlier, with deals closing 4.75% under the published price.
Meanwhile, sellers are asking a little more. Zonaprop's October 2026 index put the average listed flat up 1.8% so far in 2026, so listings are rising while signed prices stay flat.
That does not give every buyer the same leverage. We see some room to negotiate in 7 neighborhoods, including Puerto Madero, Recoleta, Retiro, Barracas, San Telmo and San Cristóbal, and prices close to asking in the other 10.
The firmest areas are not the priciest. Good flats in the northern barrios do not sit long, while Puerto Madero's big luxury units can wait months for a buyer.
Old flats change the deal too. In Retiro, Barracas and San Telmo, where prices slipped this year and much of the stock is dated, buyers usually get about 6% off.
And the last asking price is often already a cut one: Zonaprop found 27% of listings cut their price within 6 months, by 5.9% on average, so the room against the first price is bigger than our gaps show.
At the cheap end, a typical 2-bed sells for US$131K in San Cristóbal. There is no single Buenos Aires discount: it depends on the barrio, the state of the flat and whether the seller has already cut.
Our Buenos Aires sale-price table by neighborhood
This table gives our verdict for each of the 17 Buenos Aires neighborhoods we track, with the asking price, our estimate of the real sale price, the gap between the two and the price of a typical home.
It also explains why the gap differs from one neighborhood to another and how confident we are in each estimate, so a buyer can see where sellers hold firm and where there is still room.
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| Neighborhood |
Verdict our short answer |
Asking price per sq ft iResale asking price, US$ per m² ÷ 10.764: blend of IDECBA Q2 2026 (used 2-room, Argenprop), UADE June 2026 (used) and Mudafy Oct 2026 medians (all stock, runs higher), nudged to Oct 2026 with Zonaprop city +0.4%/month. |
Real sale price per sq ft iAsking price × (1 + gap). |
Gap asking vs real iCity gap −4 to −5%, narrowed to −3% where 12-month change is strongest and buyers compete (Saavedra, Núñez, Colegiales), widened to −6/−7% where prices fall and stock is old or luxury. |
Typical home 2-bed flat, 75 m², real priceiReal price per m² × 75 m²; checked against Ámbito July 2026 ranges. |
Why what drives the verdict here |
Data confidence iHigh: direct data for this neighborhood. Medium: one strong source, or several pointing the same way, with our own estimate. Low: few signals, an order of magnitude. |
|---|---|---|---|---|---|---|---|
| 1Puerto Madero | Some room | US$539 | US$501 | −7% | US$405K | The priciest barrio by far, and asking prices slipped this year. Luxury flats sit for months, so buyers can push harder here than anywhere else. | Medium |
| 2Núñez | Close to asking | US$307 | US$297 | −3% | US$240K | One of the few barrios where prices are still clearly going up. Good flats and houses don't sit long, so expect little room. | Medium |
| 3Palermo | Close to asking | US$302 | US$290 | −4% | US$234K | Huge choice, but well‑priced flats still move. Expect a small discount, more on big or tired units. | Medium |
| 4Belgrano | Close to asking | US$279 | US$268 | −4% | US$216K | Steady demand from local families. Discounts are small unless the flat needs work. | Medium |
| 5Colegiales | Close to asking | US$269 | US$261 | −3% | US$211K | Buyers priced out of Palermo and Belgrano come here. Few houses for sale, so sellers hold firm. | Medium |
| 6Saavedra | Close to asking | US$267 | US$259 | −3% | US$209K | The fastest‑rising barrio this year. Sellers know it, so don't count on a big discount. | Medium |
| 7Villa Urquiza | Close to asking | US$262 | US$252 | −4% | US$203K | Popular with local buyers and renters. Prices are a bit up, discounts stay small. | Medium |
| 8Chacarita | Close to asking | US$253 | US$243 | −4% | US$196K | Spillover from Palermo keeps buyers coming. A normal discount of about 4% is realistic. | Medium |
| 9Recoleta | Some room | US$251 | US$238 | −5% | US$192K | Lots of older flats for sale and flat prices. Owners of big, dated flats often accept 5% or more off. | Medium |
| 10Villa Devoto | Some room | US$232 | US$221 | −5% | US$178K | Houses sell well, flats less so. Prices are flat, so there's some room to negotiate. | Medium |
| 11Villa Crespo | Close to asking | US$229 | US$220 | −4% | US$178K | Cheaper than next‑door Palermo and in demand. Expect a discount close to the city's norm. | Medium |
| 12Caballito | Close to asking | US$218 | US$210 | −4% | US$169K | The most searched barrio for buyers in Sept 2026. Lots of buyers keeps discounts in line with the city. | Medium |
| 13Retiro | Some room | US$218 | US$205 | −6% | US$166K | Prices are slipping and many flats are old. Sellers here usually have to give more. | Medium |
| 14Almagro | Close to asking | US$202 | US$194 | −4% | US$156K | Top‑five barrio in buyer searches and still cheap. Discounts stay near the city's norm. | Medium |
| 15Barracas | Some room | US$190 | US$179 | −6% | US$145K | Prices slipped this year and buyers are fewer. Line F may change that later, but not yet. | Medium |
| 16San Telmo | Some room | US$186 | US$175 | −6% | US$141K | Prices fell about 3% in a year and many flats are old. Expect to negotiate. | Medium |
| 17San Cristóbal | Some room | US$171 | US$162 | −5% | US$131K | Cheapest barrio in the table, with fewer buyers. Some room on price, more on flats needing work. | Medium |
Where the real price comes from: UCEMA / RE/MAX / Reporte Inmobiliario closing index (US$2,150/m² for used flats, Aug 2026) and Mudafy's own deals (closing 3.9% under asking); 27% of listings cut their price in 6 months, by 5.9% on average (Zonaprop).
How we got these numbers. We read 255 signals from 50 websites for Buenos Aires, mostly official city statistics (IDECBA), portal indices (Zonaprop, Mudafy, UADE on Argenprop), the UCEMA closing-price index, notary counts and the press. The asking price is a blend of three barrio tables. The gap comes from Mudafy's closing gap (−3.9%) and Zonaprop's price cuts (−5.9% on 27% of listings), widened where prices fall and stock piles up and narrowed where buyers compete. Typical home = 75 m² of interior at the real price.
Source: TheLatinvestor property database, November 2026.
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Message a proHow much are homes really selling for in Buenos Aires?
A few percent under asking: homes in Buenos Aires close 3% to 7% below the last asking price across our 17 neighborhoods, much closer to asking than during the long slump.
The best citywide check comes from signed deals. The M² Real index, built by UCEMA, RE/MAX and Reporte Inmobiliario, put used flats at US$2,150 per square meter in August 2026 and a little lower in September, close to a year earlier.
So a typical negotiation today is worth a few points. Ámbito reported in late October 2026 that the usual bargaining margin was around 5%, with sellers defending realistic prices more firmly than during the 2018 to 2023 slump.
The market is busy enough for that. The notaries recorded 6,612 purchase deeds in September 2026, so sellers do not have to accept any offer to get a deal done.
The neighborhood spread still changes a budget. Puerto Madero closes 7% under asking in our table, Recoleta 5%, and Retiro, Barracas and San Telmo 6%, while the firmest northern barrios close only 3% under.
A buyer who applies one citywide discount will push too hard on some flats and leave money on the table on others.
Is the Buenos Aires discount getting smaller?
Only slightly: the Buenos Aires discount is far smaller than in the slump years, but over recent months it has barely moved, staying near 5% on signed deals.
Reporte Inmobiliario measured the gap between the published price and the deal at 4.81% in July, 4.79% in August and 4.75% in September 2026. The direction is down, but by a few hundredths of a point: the discount has stopped widening rather than shrunk.
The bigger change is against the past. Ámbito's late-October review put the usual margin around 5% and contrasted it with the deeper cuts common between 2018 and 2023. Ámbito also reported this year that owners were publishing prices closer to closing values.
Activity explains why the last step stays small. The notaries recorded 48,195 purchase deeds in the first nine months of 2026, only 2.7% fewer than a year earlier.
September closed 9.2% more deeds than August. A seller who has already priced near recent deals has little reason to take a second big cut at the table.
Why does Puerto Madero give buyers more room than cheaper Buenos Aires neighborhoods?
Puerto Madero, the priciest neighborhood in our Buenos Aires table, still gives buyers the most room: flats ask US$539 per square foot and sell for US$501, 7% less.
The price itself is part of the reason. Puerto Madero is full of big luxury flats with very high totals, so the pool of buyers shrinks as the unit grows. A buyer comparing several towers can wait, while an owner carrying a large flat for months has reason to listen to a serious offer.
The barrio also mixes generations of luxury stock. A new tower with current amenities can hold a high price, while an older resale unit nearby may have a weaker view, dated interiors or much higher building fees.
La Nación's October 2026 survey of what US$100,000 buys in each barrio still put Puerto Madero far above the rest of the city, but prestige does not make every resale flat easy to sell.
That is the difference with Núñez or Saavedra. Buyers there compete for a small set of good family flats, while Puerto Madero buyers can compare several big units and hold out for the best deal.
Why do Núñez, Colegiales and Saavedra sell so close to asking?
Núñez, Colegiales and Saavedra are the firmest Buenos Aires markets in our table: good homes there sell only 3% under the last asking price, because they do not sit.
The three barrios share a shortage of good alternatives for the homes buyers want most. Núñez has newer family flats and a lot of new building. Colegiales draws buyers who want the north without Palermo or Belgrano prices, and has few houses for sale. Saavedra has more houses, lower density and the fastest-rising prices in the city this year.
Asking prices show the same pressure. La Nación reported in October 2026 that Saavedra's listed prices were up 6.79% in a year, and that Colegiales had recovered strongly from the bottom of the market.
A good 2-bed with a balcony and parking in Núñez competes with a small group of similar homes nearby, not with every listing in the city. When several buyers want that profile, the seller can turn down a low offer and wait.
Seven other barrios also sell close to asking, with discounts of about 4%: Palermo, Belgrano, Villa Urquiza, Chacarita, Villa Crespo, Caballito and Almagro. In all of them, a well-priced flat still moves.
The table below shows the ten barrios where homes sell close to asking, from the firmest gap down and then by price.
| Neighborhood | Asking price (per sq ft) | Real sale price (per sq ft) | Gap (asking vs real) |
|---|---|---|---|
| Núñez | US$307 | US$297 | −3% |
| Colegiales | US$269 | US$261 | −3% |
| Saavedra | US$267 | US$259 | −3% |
| Palermo | US$302 | US$290 | −4% |
| Belgrano | US$279 | US$268 | −4% |
| Villa Urquiza | US$262 | US$252 | −4% |
| Chacarita | US$253 | US$243 | −4% |
| Villa Crespo | US$229 | US$220 | −4% |
| Caballito | US$218 | US$210 | −4% |
| Almagro | US$202 | US$194 | −4% |
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Do older apartments in Recoleta, Retiro and San Telmo sell further below asking?
Yes: older flats in Recoleta, Retiro and San Telmo leave buyers more room, with deals closing 5% under asking in Recoleta and 6% in Retiro and San Telmo.
Condition drives much of that. Ámbito's October 2026 review of used flats for sale found that older units dominate the stock in the traditional central barrios. In Recoleta, La Nación found in August 2026 a 36.1% gap between asking prices for new and used flats.
That gap compares asking prices, but it reflects what a buyer sees inside an old flat: kitchens, bathrooms, wiring, windows and heating that may all need work. A renovated flat on the same street can draw stronger offers than one untouched for decades.
Recoleta still draws buyers for large classic flats, and good renovated units sell firmly. Owners of big, dated flats are the ones who often accept 5% or more off.
Retiro and San Telmo also have buildings with real character. The wider discount shows up when age comes with deferred work, high monthly fees or a seller who started too high, and when prices are already slipping, as they did in both barrios this year.
Does a Buenos Aires seller usually cut the price before the final negotiation?
Yes: many Buenos Aires sellers cut the listed price before any buyer negotiates, so the last asking price often already includes one concession.
Zonaprop found that 27% of listings cut their price within 6 months, by 5.9% on average. Those cuts happen while the flat is still online, before the final offer.
A stale listing often moves in stages. The owner launches at a hopeful price, waits, cuts it after weak interest, and later accepts a few more points at closing. The final discount looks small even though the flat ended well below its first price.
Time on the market forces that sequence. The city's statistics office tracks how long flats stay listed by size, and Cronista reported in 2026 that a large stock of listings can stay online for months when the first price is wrong. Flats priced close to recent deals move much faster.
That is why our table measures the gap from the last asking price: it is the price a buyer negotiates against today.
The useful question for a buyer is how much the price has already come down before the offer, which the listing history on the portals usually shows.
Are Buenos Aires asking prices rising faster than real sale prices?
Yes: Buenos Aires asking prices are rising while signed prices stay flat, so listings look stronger than what buyers actually pay.
Zonaprop's October 2026 index put the average listed flat at US$2,493 per square meter, with October the strongest month of the year at 0.4%.
Signed deals are flatter. The M² Real index put used flats in September 2026 at US$2,097 per square meter, slightly below a year earlier, after a small fall in August too. The monthly level moves with the mix of flats sold, but the yearly change has stayed close to zero.
The two measures answer different questions: Zonaprop counts what sellers advertise, M² Real counts signed sales of used flats. Sellers can raise their hopes across the city while the deals that reach the notary stay where they were.
For a buyer, the useful comparison is between a listing and recent deals for similar flats. In the September M² Real sample, 2-room flats sold for US$2,857 per square meter in Palermo and US$2,676 in Belgrano, closer to signed reality than any neighborhood asking average.
The table below shows the listing and closing measures side by side.
| Measure | Source | Period | Figure | What it tracks |
|---|---|---|---|---|
| Asking price | Zonaprop | October 2026 | US$2,493/m² | Listed flats |
| Asking change | Zonaprop | 2026 so far | +1.8% | Seller hopes |
| Closing price | M² Real | August 2026 | US$2,150/m² | Signed used sales |
| Closing price | M² Real | September 2026 | US$2,097/m² | Signed used sales |
| Closing, yearly | M² Real | August 2026 | −0.2% | Signed used sales |
| Closing, yearly | M² Real | September 2026 | −0.4% | Signed used sales |
| Listings cut | Zonaprop | Within 6 months | 27% | Cuts before a deal |
| Closing gap | M² Real | September 2026 | −4.75% | Last ask to deal |
How much home can you buy at the cheaper end of Buenos Aires?
At the cheap end of Buenos Aires, a typical 2-bed flat of 75 m² sells for US$131K in San Cristóbal, US$141K in San Telmo and US$145K in Barracas.
Buyers there also get a little more room: deals close 5% under asking in San Cristóbal, and 6% in San Telmo and Barracas. Almagro costs a little more, US$156K for the same flat, yet sellers there hold closer to asking, because it is one of the five most searched barrios.
Old stock is one reason for the wider gap. San Telmo has many historic buildings and old layouts, and Barracas mixes traditional houses with newer projects. A buyer may find a low price per square foot and still face a major renovation, so two flats at similar listed prices can need very different total budgets.
San Cristóbal has the lowest real sale price in our table, US$162 per square foot, but it is not the cheapest place in the whole city. La Nación's October 2026 survey of what US$100,000 buys in each barrio includes cheaper barrios outside our 17.
Fewer buyers explain the rest: in all three southern barrios, prices slipped or barely moved this year.
The table below shows the six cheapest typical homes in our table, from the lowest price up.
| Neighborhood | Real sale price (per sq ft) | Gap (asking vs real) | Typical home (2-bed flat, 75 m², real price) | Our verdict |
|---|---|---|---|---|
| San Cristóbal | US$162 | −5% | US$131K | Some room |
| San Telmo | US$175 | −6% | US$141K | Some room |
| Barracas | US$179 | −6% | US$145K | Some room |
| Almagro | US$194 | −4% | US$156K | Close to asking |
| Retiro | US$205 | −6% | US$166K | Some room |
| Caballito | US$210 | −4% | US$169K | Close to asking |
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Message a proDoes more supply mean a bigger discount in Buenos Aires?
No: a large supply of flats does not mean a large discount in Buenos Aires. Palermo and Belgrano, with some of the biggest stocks in the city, close 4% under asking, less than Recoleta or Puerto Madero.
Ámbito counted more than 70,000 used flats for sale in the city in a recent review, with the most in Palermo, Recoleta, Belgrano and Caballito. Yet Palermo, Belgrano and Caballito all sell close to asking. A big barrio can have many listings and still enough buyers to absorb the good ones.
Palermo is the clearest example. Its stock ranges from small investor units to family flats, new towers and old buildings, so the headline count covers homes that barely compete with each other. A renovated 2-bed with light and a terrace can still draw several buyers.
Recoleta has a different mix: more old stock, and a bigger spread between one flat and the next. Puerto Madero adds the high-price problem: plenty of luxury supply does not help a seller when buyers can compare several towers and wait.
The useful measure is the number of close alternatives to one specific home. Three bedrooms, parking and outdoor space in Colegiales can be scarce even with tens of thousands of flats online.
Is the Buenos Aires housing market active enough for sellers to hold firm?
Yes: Buenos Aires is busy enough for a well-priced seller to hold firm, with 6,612 purchase deeds in September 2026 and only slightly fewer deals over the year than in 2025.
The notaries reported that September was 5.5% below September 2025, and that the first nine months were only a little below an unusually strong 2025. Buyers have plenty to choose from, but owners are not selling into a frozen market.
Credit is weaker than that headline. The notaries counted 1,256 deeds with a mortgage in September, down 15.5% from a year earlier, and 7,426 over the first nine months. Cash buyers carry most of the market.
That mix explains the narrow negotiating range. A correctly priced flat finds a buyer without a big final concession, while an overpriced one can sit for months because buyers have alternatives.
The market punishes unrealistic sellers without forcing realistic ones to give in. A buyer's best leverage is a flat with a problem: a stale listing, poor condition, high building fees, an awkward layout or an owner who started above the local market.
So, how much are homes really selling for in Buenos Aires?
A few percent under asking. Buenos Aires homes sell 3% to 7% below the last asking price across our 17 neighborhoods, and signed deals citywide close a little under 5% below the published price.
The discount is much smaller than in the slump years, but it has stopped shrinking: over recent months, the gap has barely moved. A low offer can work on a stale or flawed flat, but it is no longer a sensible default.
Puerto Madero is the clearest exception to the idea that expensive barrios have the firmest sellers: it has the highest real sale price in our table, US$501 per square foot, and the widest gap. Big luxury units and plenty of alternatives give buyers room.
Núñez, Colegiales and Saavedra sit at the other end, with good homes that do not sit. Palermo and Belgrano have far more supply, but well-priced flats there still sell close to asking.
Older central stock gives buyers a different kind of leverage. In Recoleta, Retiro and San Telmo, renovation work, high building fees and long listings can matter more than the barrio average.
The portal headlines need care. Listed prices are rising this year while signed prices are flat, so sellers are asking more before deals have followed. Many listings were also cut before the final offer.
Our real sale prices are estimates built from citywide closing data and neighborhood evidence, with a medium confidence everywhere. What to watch: whether the M² Real gap keeps narrowing, whether signed prices start rising with asking prices, and whether mortgages come back to widen the pool of buyers.
Our methodology
Our data runs through November 2026. We estimate what homes really sell for in 17 Buenos Aires neighborhoods by comparing asking prices with signed-sale evidence, then judging how much negotiating room each local market leaves.
We read 255 signals from 50 websites for Buenos Aires, mostly official city statistics (IDECBA), portal indices (Zonaprop, Mudafy, and UADE on Argenprop), the UCEMA closing-price index, notary counts and the press. The asking price blends three neighborhood tables, so no single portal snapshot drives the result.
For the closing gap, we anchor the citywide level to Mudafy's own deals, which close 3.9% under asking, and to the M² Real closing index, at US$2,150 per square meter for used flats in August 2026. We then adjust by neighborhood for price direction, stock, buyer demand and the condition of local listings. Zonaprop's price-cut data covers cuts made before the last asking price; our gap starts from that last price.
The typical home is a 75 m² 2-bed flat valued at the real sale price, the same size everywhere so the totals compare. Prices are in US dollars because homes in Buenos Aires are quoted and negotiated in dollars.
High confidence would need strong direct closing-price coverage for a neighborhood. Medium means one strong source, or several that point the same way, with our own neighborhood estimate built from the citywide closing evidence and the local market. Cells we cannot estimate well are left empty.
Buenos Aires publishes no complete, timely set of signed sale prices for every neighborhood. Listing portals cover far more, while closing samples are smaller and change with the mix of homes sold each month. So we use the closing indices to anchor the market and neighborhood evidence to estimate how the gap changes from one area to another.
A fair objection is that our neighborhood figure may differ from a portal average or a monthly closing sample. They measure different things: portal averages are asking prices, a monthly sample can cover one flat size, and our table estimates the gap between the last asking price and the likely sale price across the same 17 neighborhoods.
Key sources used for this analysis include September 2026 M² Real closing price, neighborhood samples and closing gap in CABA, August 2026 M² Real closing price and year-over-year comparison, UCEMA page for the September 2026 M² Real index and methodology, September 2026 deeds, mortgages and year-to-date transaction activity, August 2026 deeds and mortgage activity, Official CABA sale-price and housing-market statistics, Official publication-time series for apartments in CABA, October 2026 CABA asking-price index and current year-to-date change, Late-October 2026 negotiation margin and repriced listings, Evidence that Buenos Aires sellers are publishing closer to closing values, Current used-apartment supply and age of stock by neighborhood, Explanation of the gap between advertised and completed prices, Closing-price evidence and negotiation context for used homes, Current listing volume and time-to-sale context in CABA, Saavedra asking-price growth and current demand context, Colegiales asking-price recovery and market positioning, New-versus-used asking-price gaps, including Recoleta and Current asking-price hierarchy across CABA neighborhoods.
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