How's the housing market in Rosario now?

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THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Rosario. If you'd like to learn more about us, you can check our presentation page.

What's the current average price per square meter in Rosario, and how has it changed recently?

As of September 2025, apartment prices in Rosario average USD 1,610-1,700 per square meter citywide.

Premium neighborhoods like Pichincha and Centro command significantly higher prices, reaching upwards of USD 1,995 per square meter, with some top properties exceeding this figure. Houses show more variation, ranging from USD 669-989 per square meter depending on the specific zone and property characteristics.

The market has experienced remarkable growth over the past 12 months, with apartment prices rising 12.7% citywide - the strongest performance since 2019. This represents a significant acceleration from the relatively modest gains seen in previous years. Centro leads the growth at an impressive 15.8%, followed by Sur at 10.3% and Norte at 10.2%.

Studios currently average around USD 55,000, making them an accessible entry point for first-time buyers or investors. The price appreciation has been broad-based across most neighborhoods, though some areas like Oeste have seen declines of 12%, creating potential value opportunities for buyers willing to take on higher risk.

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How do short-term trends compare with medium-term and long-term price movements?

Rosario's property market shows distinct patterns across different time horizons that reveal both recovery momentum and historical context.

Short-term trends over the last 12 months have been exceptionally strong, with the 12.7% citywide apartment price increase marking the best performance since 2019. This represents a dramatic turnaround from the market weakness seen through 2023, when prices struggled against inflationary pressures and economic uncertainty.

Medium-term data shows a cumulative nominal increase of 7.1% since October 2023, indicating the market found its footing and began stabilizing. This period marked the end of the correction phase and the beginning of the current recovery cycle that has accelerated through 2024 and into 2025.

From a long-term perspective, current prices remain 20-30% below their inflation-adjusted historical highs that were reached in 2018-2019. The market peaked during that period before experiencing a prolonged decline through 2023. This suggests there may still be room for further appreciation as the market works toward historical valuation levels, though investors should be aware that reaching those peaks again isn't guaranteed.

Looking forward, annual growth of 3-8% is forecasted through 2027 if macroeconomic conditions stabilize, representing a more moderate but sustainable pace compared to the current rapid appreciation.

Which neighborhoods are seeing the fastest price growth right now, and which ones are lagging behind?

What's the difference in pricing and demand between apartments, houses, and new developments?

Apartments currently dominate Rosario's property market in both price appreciation and buyer demand.

Two and three-bedroom apartments show the fastest price growth at 12.1% annually, driven by strong family demand and urban appeal. These mid-sized units offer the best combination of liquidity and appreciation potential, making them attractive to both owner-occupiers and investors. Apartments generally command higher prices per square meter and sell faster than comparable houses.

Houses show more varied performance depending heavily on location. Centro houses gained 5% annually, Norte houses surged 10.2%, but Oeste houses declined 12%. This location sensitivity makes house selection more critical than apartment purchases. Overall, houses trail apartments for both price growth and market liquidity, taking longer to sell and attracting fewer buyers.

New developments are witnessing sustained investor interest, particularly for apartment projects, due to regulatory changes and lifted rent controls that occurred in 2023-2025. However, resale value remains strongest for completed, ready-to-occupy units rather than off-plan purchases. Under-construction properties tend to be less liquid and may face completion delays or budget overruns.

The market clearly favors apartments over houses and completed properties over new developments, though new apartment projects in prime locations continue to attract buyers seeking modern amenities and potential customization options.

How many listings are currently on the market, and is inventory rising or falling?

Rosario's property inventory is currently rising but being quickly absorbed by strong buyer demand.

The 2023-2025 period saw a large uptick in new builds and projects, especially apartments, triggered by regulatory changes and the lifting of rent controls. This has increased the total number of available properties compared to previous years when development was more constrained.

Despite the increased supply, high-end condominium vacancy has dropped to just 5% in 2025, indicating that quality properties in desirable locations are finding buyers quickly. This suggests the market is successfully absorbing new inventory, particularly in the premium segments.

Buyers currently enjoy more choice than in recent years due to the expanded inventory, but the best units in prime locations still sell rapidly. The increased supply primarily benefits buyers looking for newer construction and modern amenities, while older properties in less desirable areas may take longer to sell.

The inventory situation favors buyers more than it has in recent years, though competition remains fierce for the most desirable properties in Centro, Pichincha, and other high-demand neighborhoods.

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How fast are properties selling on average, and are days-on-market getting shorter or longer?

Properties in Rosario are selling significantly faster in prime locations, while less desirable areas see extended marketing periods.

Well-located, ready-to-occupy apartments in Centro and Pichincha are experiencing shrinking days-on-market, reflecting the strong demand in these premium neighborhoods. Properties that are move-in ready and located in areas with good infrastructure and amenities typically sell within weeks rather than months.

Houses in less attractive districts, particularly in Oeste, linger unsold for much longer periods. The location sensitivity of the Rosario market means that neighborhood choice dramatically impacts how quickly a property will sell, regardless of the specific property characteristics.

The market speed varies significantly by property type and location, with apartments generally selling faster than houses, and Centro/Pichincha properties moving much quicker than those in peripheral areas. New developments and off-plan properties typically have longer sales cycles than completed units.

Sellers in prime locations can expect rapid sales if their properties are competitively priced, while those in secondary locations should prepare for longer marketing periods and potentially lower offers from buyers.

What's happening with rental prices, and how does rental yield compare across different areas?

How affordable are mortgages in Rosario right now, considering interest rates and bank lending conditions?

Mortgage affordability in Rosario has deteriorated significantly due to rising interest rates and cautious bank lending policies.

As of September 2025, 30-year fixed mortgage rates average 6.7-6.75%, while 15-year fixed loans are available at approximately 5.8%. These rates represent a substantial increase from the low-rate environment of previous years, making monthly payments considerably higher for the same loan amount.

Banks remain extremely cautious in their lending practices due to ongoing economic instability in Argentina. Underwriting standards are strict, with lenders requiring higher down payments, stronger income verification, and more conservative debt-to-income ratios than in the past. This has effectively priced out many potential buyers who might have qualified for financing in previous years.

The combination of higher rates and strict lending standards is forcing many buyers to bring significantly more cash to transactions or choose to rent instead of buy. This shift is actually boosting rental demand and supporting rental yields for property investors, as more people are pushed into the rental market.

Buyers should expect to make larger down payments and demonstrate stronger financial profiles to secure mortgage approval in the current environment.

Which areas or property types look most promising if your goal is rental income?

Studios and one-bedroom apartments offer the highest rental yields in Rosario, ranging from 4.9-5.3% gross returns.

These smaller units are in high demand from young professionals, students, and individuals who have been priced out of the buying market due to higher mortgage rates. The lower purchase prices relative to rental income make them attractive for investors seeking immediate cash flow.

Geographically, Norte, Sur, and Pichincha neighborhoods provide the best combination of rental yields and low vacancy rates. These areas attract tenants who want good locations but may not be able to afford the premium rents commanded in Centro. Older but well-located apartments in Centro also perform well, offering both strong rental income and good liquidity when it's time to sell.

Avoid larger three-bedroom units if rental income is your primary goal, as these properties offer the lowest yields at just 2.79% due to their higher purchase prices relative to achievable rents. Houses generally provide lower yields than apartments and can be more challenging to rent quickly.

Focus on properties in buildings with good maintenance and amenities, as these command premium rents and experience lower vacancy rates than older buildings without modern conveniences.

Which areas or property types look most promising if your goal is long-term value appreciation?

Centro and Pichincha offer the strongest long-term appreciation potential, with annual growth exceeding 12% driven by infrastructure improvements, amenities, and continued capital inflow.

These premium neighborhoods benefit from their central locations, established infrastructure, and ongoing urban development projects that enhance their desirability over time. Properties in these areas have consistently outperformed the broader market and are likely to continue doing so as Rosario's economy develops.

Norte and Fisherton represent promising emerging opportunities for long-term investors willing to take slightly more risk. Norte benefits from connectivity upgrades and growing appeal to families, while Fisherton's upscale character and limited supply support price appreciation. Both areas offer lower entry costs than Centro/Pichincha while still providing good growth prospects.

Apartments continue to outperform houses for appreciation, particularly two and three-bedroom units that appeal to families. New developments in prime locations can offer good appreciation potential, but completed units provide more immediate value recognition and lower risk.

It's something we develop in our Argentina property pack.

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.

If someone wanted to buy to live in today, what budget ranges make sense for different neighborhoods?

Budget requirements vary significantly across Rosario's neighborhoods, with premium areas requiring substantially higher investment than emerging districts.

Centro and Pichincha represent the top tier, with prices ranging from USD 1,700-1,995 per square meter. A typical two-bedroom apartment in these areas costs around USD 144,000, while three-bedroom units start at USD 180,000 and can exceed USD 200,000 for premium properties. These neighborhoods offer the best amenities, infrastructure, and prestige but require the highest budgets.

Sur and Norte provide middle-market options at USD 1,200-1,600 per square meter, making two-bedroom apartments available for USD 100,000-125,000. These areas offer good value for buyers who want decent locations without paying premium prices, though amenities and infrastructure may be less developed than in Centro.

Oeste and Barrio Martín offer the most affordable options at under USD 1,000 per square meter, but buyers should be aware of the trade-offs in terms of appreciation potential, amenities, and overall neighborhood appeal. These areas may be suitable for first-time buyers or those with very limited budgets.

For immediate occupancy and price stability, focus on completed units rather than new developments, which may face construction delays or unexpected costs.

If someone wanted to buy to resell in a few years, where should they focus and what risks should they watch out for?

Centro and Pichincha offer the best resale prospects due to their strongest price momentum and established desirability among buyers.

These neighborhoods have demonstrated consistent outperformance and attract the most buyer interest, making future sales easier and potentially more profitable. Norte presents an emerging opportunity for medium-term upside, as connectivity improvements and family appeal continue to drive demand in this developing area.

Several risks could impact resale success over the next few years. A possible price correction could occur if inventory growth outpaces demand, particularly if economic conditions worsen or if too many new developments come to market simultaneously. Currency and inflation shocks remain ongoing risks in Argentina's economic environment and could affect both property values and buyer purchasing power.

Rental yield stagnation represents another risk if property prices rise faster than rental rates, making investment properties less attractive to future buyers. This could particularly impact areas that have experienced rapid price appreciation without corresponding rental growth.

Slower markets in peripheral or oversupplied neighborhoods pose risks for properties in less desirable locations. Areas like Oeste and Barrio Martín may face longer resale periods and potentially lower appreciation even if the broader market performs well.

It's something we develop in our Argentina property pack.

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.

Sources

1. The LatinVestor - Rosario Price Forecasts
2. The LatinVestor - Rosario Real Estate Forecasts
3. Global Property Guide - Argentina Rental Yields
4. The LatinVestor - Average Rent Argentina
5. The Mortgage Reports - Current Rates
6. Investopedia - Mortgage Rates
7. Global Property Guide - Argentina Price History
8. Global Property Guide - Argentina Home Price Trends