As of June 2026, houses in Mendoza are still affordable compared with many international lifestyle markets, but prices change a lot between cheaper areas like Las Heras and Guaymallén and premium areas like Chacras de Coria, Vistalba and Dalvian.
Get all the data you need about the real estate market in Mendoza
We constantly update this blog post so that house buyers can follow the Mendoza property market with fresh 2026 data.
This guide focuses only on houses in Mendoza, not apartments, land-only plots or commercial property.
The goal is to help a foreign buyer understand realistic house prices in Mendoza without needing to be a real estate expert.
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 Mendoza.
How much do houses cost in Mendoza as of 2026?
What's the median and average house price in Mendoza as of 2026?
As of 2026, the estimated median house price in Mendoza is about ARS 165 million to ARS 185 million, or USD 115,000 to USD 130,000, or EUR 99,000 to EUR 112,000, while the average house asking price in Mendoza is closer to ARS 230 million, or USD 160,000 to USD 165,000, or EUR 138,000 to EUR 142,000.
Most normal house sales in Mendoza in 2026 sit between about ARS 115 million and ARS 315 million, or USD 80,000 to USD 220,000, or EUR 69,000 to EUR 190,000, once very cheap renovation houses and luxury wine-country homes are removed.
The average house price in Mendoza is higher than the median because expensive houses in Chacras de Coria, Vistalba, Dalvian, Palmares and Quinta Sección pull the market upward.
At the median house price in Mendoza in 2026, a buyer can usually expect an older but livable 2-bedroom or modest 3-bedroom house of about 90 m² to 140 m² in Guaymallén, Las Heras, Maipú or a non-premium part of Godoy Cruz.
What's the cheapest livable house budget in Mendoza as of 2026?
As of 2026, the cheapest realistic budget for a livable house in Mendoza is about ARS 80 million to ARS 100 million, or USD 55,000 to USD 70,000, or EUR 47,000 to EUR 60,000.
At this entry price in Mendoza, “livable” usually means an older small house with basic services, simple finishes, some maintenance to do, and no luxury items like a pool, large garden or premium security.
The cheapest livable houses in Mendoza are usually found in Las Heras, El Plumerillo, El Algarrobal, San José, Pedro Molina, Bermejo, Rodeo del Medio and Coquimbito.
This means a foreign buyer should be careful with very cheap houses in Mendoza, because a low price can hide title issues, unregistered extensions, weak roofs, humidity problems or a location that is less convenient without a car.
How much do 2 and 3-bedroom houses cost in Mendoza as of 2026?
As of 2026, a typical 2-bedroom house in Mendoza costs about ARS 85 million to ARS 135 million, or USD 60,000 to USD 95,000, or EUR 52,000 to EUR 82,000, while a typical 3-bedroom house costs about ARS 130 million to ARS 215 million, or USD 90,000 to USD 150,000, or EUR 78,000 to EUR 130,000.
A realistic 2-bedroom house range in Mendoza in 2026 is about ARS 85 million to ARS 200 million, or USD 60,000 to USD 140,000, or EUR 52,000 to EUR 121,000, depending mainly on condition and neighborhood.
A realistic 3-bedroom house range in Mendoza in 2026 is about ARS 130 million to ARS 370 million, or USD 90,000 to USD 260,000, or EUR 78,000 to EUR 225,000, because better areas of Godoy Cruz, Capital fringe and Luján de Cuyo quickly lift the price.
Moving from a 2-bedroom house to a 3-bedroom house in Mendoza usually adds about ARS 45 million to ARS 85 million, or USD 30,000 to USD 60,000, or EUR 26,000 to EUR 52,000, because the extra bedroom often comes with more land, parking or a better family location.
How much do 4-bedroom houses cost in Mendoza as of 2026?
As of 2026, a typical 4-bedroom house in Mendoza costs about ARS 215 million to ARS 400 million, or USD 150,000 to USD 280,000, or EUR 130,000 to EUR 242,000.
A realistic 5-bedroom house range in Mendoza in 2026 is about ARS 360 million to ARS 715 million, or USD 250,000 to USD 500,000, or EUR 216,000 to EUR 432,000.
A realistic 6-bedroom house range in Mendoza in 2026 is about ARS 500 million to ARS 1.15 billion or more, or USD 350,000 to USD 800,000 or more, or EUR 302,000 to EUR 691,000 or more.
Please note that we give much more detailed data in our pack about the property market in Mendoza.
How much do new-build houses cost in Mendoza as of 2026?
As of 2026, a new-build house in Mendoza usually costs about ARS 1.7 million to ARS 2.3 million per m², or USD 1,200 to USD 1,600 per m², or EUR 1,035 to EUR 1,380 per m², before land costs in better areas.
New-build houses in Mendoza usually cost about 20% to 35% more than similar older resale houses, because construction costs, modern finishes, energy systems, professional fees and developer margins are all priced into the final number.
How much do houses with land cost in Mendoza as of 2026?
As of 2026, a house with usable land in Mendoza usually costs about ARS 215 million to ARS 500 million, or USD 150,000 to USD 350,000, or EUR 130,000 to EUR 302,000.
In Mendoza, a “house with land” usually means a house on at least 400 m² to 800 m² of plot, while lifestyle houses in Chacras de Coria, Vistalba, Mayor Drummond or rural Maipú can sit on 1,000 m², 2,000 m² or much more.
The reason houses with land in Mendoza are special is that shade, irrigation, mountain views, garden space and wine-country access can matter almost as much as the interior size of the house.
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Where are houses cheapest and most expensive in Mendoza as of 2026?
Which neighborhoods have the lowest house prices in Mendoza as of 2026?
As of 2026, the lowest house prices in Mendoza are usually found in Las Heras, El Plumerillo, El Algarrobal, San José, Pedro Molina, Bermejo, Rodeo del Medio, Coquimbito and older eastern or southern pockets of Godoy Cruz.
In these cheaper Mendoza areas, a livable house usually costs about ARS 80 million to ARS 200 million, or USD 55,000 to USD 140,000, or EUR 47,000 to EUR 121,000.
These areas are cheaper because they often have older stock, more uneven streetscape, less foreign-buyer demand, more block-by-block differences and weaker access to Mendoza’s premium lifestyle features.
Which neighborhoods have the highest house prices in Mendoza as of 2026?
As of 2026, the top premium house areas in Mendoza are Chacras de Coria, Vistalba and Dalvian, with Palmares, Palmares Valley, Quinta Sección and Bombal also sitting near the high end.
In these expensive Mendoza neighborhoods, a typical house costs about ARS 360 million to ARS 1.15 billion or more, or USD 250,000 to USD 800,000 or more, or EUR 216,000 to EUR 691,000 or more.
These neighborhoods command the highest house prices in Mendoza because buyers pay for old trees, shade, mountain views, quiet streets, larger plots, gated security, winery access and a lifestyle that feels hard to copy elsewhere in Argentina.
The typical buyer in these premium Mendoza neighborhoods is a local high-income family, a business owner, an Argentine relocating from a larger city, or a foreign buyer who wants a calm wine-country base rather than a purely urban home.
How much do houses cost near the city center in Mendoza as of 2026?
As of 2026, a house near Mendoza city center, especially in Centro, Primera Sección, Quinta Sección, the Parque General San Martín fringe, Arístides Villanueva and Emilio Civit areas, usually costs about ARS 200 million to ARS 430 million, or USD 140,000 to USD 300,000, or EUR 121,000 to EUR 259,000.
Near major transit corridors in Mendoza, especially along Metrotranvía-accessible parts of Capital, Godoy Cruz, Guaymallén and Maipú, houses usually cost about ARS 145 million to ARS 315 million, or USD 100,000 to USD 220,000, or EUR 86,000 to EUR 190,000.
Near well-known schools such as Colegio Marista, Colegio San Jorge, Colegio ICEI, Colegio Universitario Central and strong private-school corridors in Godoy Cruz and Luján de Cuyo, family houses often cost about ARS 230 million to ARS 500 million, or USD 160,000 to USD 350,000, or EUR 138,000 to EUR 302,000.
In expat-popular areas of Mendoza, especially Chacras de Coria, Vistalba, Mayor Drummond, Dalvian, Quinta Sección and parts of Palmares, houses usually cost about ARS 315 million to ARS 1 billion or more, or USD 220,000 to USD 700,000 or more, or EUR 190,000 to EUR 605,000 or more.
How much do houses cost in the suburbs in Mendoza as of 2026?
As of 2026, a suburban house in Mendoza usually costs about ARS 130 million to ARS 315 million, or USD 90,000 to USD 220,000, or EUR 78,000 to EUR 190,000.
Suburban houses in Mendoza are often about 20% to 35% cheaper than similar houses near the city center, although Chacras de Coria, Vistalba and premium Luján de Cuyo can be more expensive than central Mendoza.
The most popular suburbs for house buyers in Mendoza are Godoy Cruz, Guaymallén, Maipú, Luján de Cuyo, Chacras de Coria, Carrodilla, Mayor Drummond and selected parts of Las Heras.
What areas in Mendoza are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable areas for house buyers in Mendoza are Dorrego, San José, Pedro Molina, Coquimbito, Luzuriaga, Rodeo del Medio, non-premium Godoy Cruz, selected access-route pockets of Las Heras, Carrodilla and the Mayor Drummond edge.
In these improving Mendoza areas, a typical house usually costs about ARS 100 million to ARS 370 million, or USD 70,000 to USD 260,000, or EUR 60,000 to EUR 225,000.
The main sign of improvement is not just cheaper pricing, but stronger buyer movement in Guaymallén, Maipú and Luján de Cuyo as families look for more space, better access routes and prices below the top lifestyle neighborhoods.
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What extra costs should I budget for a house in Mendoza right now?
What are typical buyer closing costs for houses in Mendoza right now?
Typical buyer closing costs for a house in Mendoza are about 6% to 9% of the purchase price, so a USD 150,000 house usually needs about ARS 13 million to ARS 19 million extra, or USD 9,000 to USD 13,500, or EUR 7,800 to EUR 11,700.
The main closing cost categories in Mendoza are the real estate agent fee, notary and deed costs, stamp tax, registry certificates, title checks, bank costs and possible legal or translation support for foreign buyers.
The largest closing cost for most Mendoza house buyers is usually the real estate agent fee, because it can reach about 3% to 4% of the purchase price before smaller deed, tax and certificate costs are added.
We cover all these costs and what are the strategies to minimize them in our property pack about Mendoza.
How much are property taxes on houses in Mendoza right now?
A normal house in Mendoza in 2026 often has an annual provincial property-tax budget of about ARS 430,000 to ARS 1.3 million, or USD 300 to USD 900, or EUR 260 to EUR 780, plus municipal charges.
Property tax on houses in Mendoza is calculated from official fiscal values and cadastral details, not from the full market purchase price that a foreign buyer pays.
How much is home insurance for a house in Mendoza right now?
Home insurance for a normal house in Mendoza in 2026 usually costs about ARS 240,000 to ARS 840,000 per year, or USD 170 to USD 590, or EUR 145 to EUR 510, while larger homes can cost more.
The main factors that affect home insurance premiums in Mendoza are rebuild value, house size, contents value, fire cover, theft cover, pool or garden equipment, security level, neighborhood and whether a bank requires coverage.
What are typical utility costs for a house in Mendoza right now?
A typical 2-bedroom to 4-bedroom house in Mendoza in 2026 needs about ARS 120,000 to ARS 300,000 per month for utilities, or USD 85 to USD 210, or EUR 73 to EUR 181.
A simple monthly breakdown for a Mendoza house is electricity at ARS 35,000 to ARS 100,000, gas at ARS 45,000 to ARS 120,000, water and sewer at ARS 15,000 to ARS 45,000, internet and mobile at ARS 25,000 to ARS 60,000, and municipal services at ARS 10,000 to ARS 40,000.
What are common hidden costs when buying a house in Mendoza right now?
Common hidden costs when buying a house in Mendoza can easily reach ARS 3 million to ARS 14 million, or USD 2,000 to USD 10,000, or EUR 1,700 to EUR 8,600, before any major renovation.
Typical inspection fees in Mendoza are about ARS 150,000 to ARS 500,000 for a basic technical review, or ARS 500,000 to ARS 1.2 million or more for a deeper architect or engineer report on a larger house.
Other hidden costs in Mendoza include title reports, inhibition certificates, unregistered extensions, quinchos, pools, old roofs, humidity, septic or sewer issues, irrigation questions, tree-root damage, security upgrades and currency-exchange spreads.
The hidden cost that surprises first-time house buyers in Mendoza the most is often regularizing or repairing older construction, because many attractive shaded houses have been changed over time without perfect paperwork.
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What do locals and expats say about the market in Mendoza as of 2026?
Do people think houses are overpriced in Mendoza as of 2026?
As of 2026, many locals feel houses are overpriced in Chacras de Coria, Vistalba, Dalvian, Palmares and Quinta Sección, while many foreign buyers still see those Mendoza areas as reasonable compared with European or North American lifestyle markets.
A well-priced entry or mid-market house in Mendoza can sell in about 60 to 120 days, while a premium or overlisted large house can sit for 4 to 18 months.
The main reason locals call some Mendoza house prices too high is that premium sellers often price in dollars around lifestyle value, while local wages and mortgage access still limit what many families can pay.
Compared with 2024 and 2025, sentiment in Mendoza in 2026 feels more active and less frozen, because more buyers are looking again, but buyers are still selective and overpriced houses do not move quickly.
Are prices still rising or cooling in Mendoza as of 2026?
As of 2026, house prices in Mendoza are rising moderately for good-quality homes in strong areas, but weaker older houses and ambitious premium listings are mostly stable or negotiable.
Our estimate is that good-quality house prices in Mendoza are up about 5% to 10% year over year in USD terms in 2026, while weaker or overpriced stock is closer to flat.
Over the next 6 to 12 months, local brokers and market signals suggest Mendoza house prices should keep recovering slowly if mortgage credit, construction costs and lifestyle demand remain supportive.
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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 Mendoza, 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 we trust it | How we used it |
|---|---|---|
| Administración Tributaria Mendoza | It is Mendoza’s official provincial tax authority. | We used it for 2026 property-tax timing and payment structure. We treated it as the main source for annual Inmobiliario obligations. |
| Gobierno de Mendoza Prensa | It publishes official Mendoza government announcements. | We used it to cross-check official tax and public-service context. We did not use it for house-price medians. |
| Dirección de Registros Públicos Mendoza | It is the official Mendoza land-registry reference. | We used it for buyer due-diligence context. We used it for title, liens and ownership checks, not price data. |
| INDEC ICC | INDEC is Argentina’s official statistics agency. | We used it for construction-cost inflation context. We used the ICC as a proxy for new-build cost pressure. |
| EPRE Mendoza | EPRE is Mendoza’s official electricity regulator. | We used it for electricity-cost methodology. We estimated house bills from residential consumption bands, not apartment averages. |
| ENARGAS | It is Argentina’s national gas regulator. | We used it for gas-tariff structure. We adjusted the house budget for Mendoza winter heating use. |
| AYSAM Decreto 111 | AYSAM is Mendoza’s main water and sanitation utility. | We used it for 2026 water-tariff direction. We treated water as a recurring holding cost that varies by municipality and metering. |
| Mendoza Insights | It publishes Mendoza-specific real estate m² data. | We used its Gran Mendoza house m² benchmark. We cross-checked it against portal asking prices and our own Mendoza models. |
| Properstar Mendoza price index | It aggregates live listings and local price indicators. | We used it to compare house m² values across Mendoza departments. We treated it as asking-price evidence, not notarized sale data. |
| Zonaprop Mendoza houses | It is one of Argentina’s largest property portals. | We used it to check current house stock and asking-price bands. We filtered out obvious commercial and ultra-luxury outliers. |
| Mercado Libre Inmuebles Mendoza | It has large active local listing supply. | We used it to sanity-check entry and mid-market prices. We treated it as listing data, not closed-sale evidence. |
| CCPIM / MendozaProp | It reflects Mendoza’s local broker ecosystem. | We used it to check local supply and neighborhood texture. We used it mainly for neighborhood-level validation. |
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