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Mendoza's property market shows steady growth with prices rising 4.3% over the past year to reach $1,200 USD per square meter as of September 2025.
The market benefits from increasing tourism demand, wine industry growth, and improved infrastructure investments across key neighborhoods like Guaymallén and Luján de Cuyo. Current rental yields remain attractive at 5-7% while inventory has increased by 15-27% compared to last year, giving buyers more options and negotiating power.
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Mendoza's property market continues to show moderate growth with prices up 4.3% year-over-year, driven by tourism and expat demand in prime areas.
The best opportunities lie in emerging neighborhoods like Guaymallén and Luján de Cuyo for investors, while city center and Chacras de Coria remain top choices for residents.
| Market Indicator | Current Status (Sep 2025) | 12-Month Outlook |
|---|---|---|
| Average Price per m² | $1,200 USD | 2-5% growth in prime areas |
| Rental Yields | 5-7% | Stable to slightly rising |
| Inventory Levels | 15-27% increase vs 2024 | More buyer choice |
| Time on Market | 43-60 days (prime areas) | Stable |
| Top Growth Areas | Guaymallén (+29% rent) | Continued strong growth |
| Best Value Range | Under $120,000 | Fastest-moving segment |
| Tourism Impact | 38-40% occupancy rates | Growing demand |
What's the current average price per square meter in Mendoza, and how has it changed over the past 12 months?
The current average price per square meter in Mendoza stands at $1,200 USD as of September 2025.
Over the past 12 months, property prices in Mendoza have increased by 4.3%, rising from $1,150 USD per square meter in 2024. This represents a steady but moderate appreciation that reflects the growing interest in the region from both domestic and international buyers.
Looking at the longer-term trend, Mendoza property prices have shown consistent growth over the past five years, rising 26% from $950 USD per square meter in 2021. This sustained appreciation demonstrates the market's resilience and the increasing recognition of Mendoza as an attractive investment destination.
The price growth has been driven primarily by increased tourism demand, the expanding wine industry, and growing expat interest in the region. Additionally, infrastructure improvements and government incentives for foreign investment have contributed to this upward trend.
As of September 2025, this pricing positions Mendoza as significantly more affordable than Buenos Aires while offering strong value appreciation potential.
How do short-term price forecasts compare to medium-term and long-term outlooks for Mendoza?
Short-term forecasts for the next 6-12 months show generally stable conditions with selective growth in prime areas.
Prime neighborhoods like Chacras de Coria and the city center are expected to see price increases of 2-5% annually, while aging or less desirable neighborhoods may experience slight declines of 1-3%. This differentiation reflects the market's maturation and buyer sophistication.
Medium-term outlook for 2-3 years indicates gradual appreciation across the Mendoza property market. Prime districts are forecasted to grow mildly with sustained tourism and expat demand, while less desirable districts may stagnate or ease slightly. The market is expected to become more selective during this period.
Long-term projections for 5+ years show expected annual appreciation of 3-7%, though this remains contingent on Argentina's broader economic stability. The wine tourism industry's continued growth and Mendoza's positioning as a lifestyle destination support these optimistic projections.
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Which neighborhoods are expected to see the highest price growth in the next year, and which are likely to stagnate or decline?
| Neighborhood | Last 12 Months Growth | 2025-2026 Outlook |
|---|---|---|
| Guaymallén | +29% (rent) | Highest price and rental growth |
| Luján de Cuyo | +28% (rent) | High growth, attractive for investors |
| Maipú | +25% (rent) | Strong growth, tourism impacts |
| Las Heras | +19-22% (rent) | Moderate appreciation, affordable |
| Godoy Cruz | +19-22% (rent) | Moderate, steady growth |
| City Center | Stable, premium | Continues to be investor magnet |
| Chacras de Coria | Moderate, premium | High demand, lower vacancy |
Older peripheral districts and those with limited infrastructure or amenities are likely to stagnate or decline slightly in the coming year.
How do prices differ between apartments, houses, and luxury properties across Mendoza's main districts?
Property prices in Mendoza vary significantly based on type and location, creating distinct market segments.
Apartments in the city center typically range from $72,000 to $102,000 for 2-bedroom units spanning 60-85 square meters. These properties offer the highest convenience and rental potential but command premium prices per square meter.
Houses show the widest price range across different neighborhoods. Entry-level 2-bedroom houses in Las Heras or Godoy Cruz start at $30,000-$40,000, making them attractive for first-time buyers or investors seeking affordable options. Premium suburban houses in desirable areas command $130,000-$140,000 or more.
Luxury properties and vineyard estates represent the top tier of the market, starting at $300,000 and reaching significantly higher prices. The highest values are concentrated in Chacras de Coria and prime wine country locations, where buyers pay for lifestyle, location, and often wine-producing capabilities.
This price differentiation reflects Mendoza's diverse appeal, from affordable investment opportunities to luxury lifestyle properties.
What's the current average rental yield for different property types and areas, and is it trending up or down?
Rental yields in Mendoza remain attractive compared to many international markets, averaging 5-7% for apartments in the city center when calculated in USD terms.
One-bedroom apartments in the city generate monthly rents of $400-$600, with higher yields achievable in expat and tourist-focused zones. These properties benefit from consistent demand from both long-term tenants and short-term visitors.
Tourist and investor hotspots like Chacras de Coria show particularly strong performance with occupancy rates of 38-40% for Airbnb properties. These areas benefit from wine tourism and the growing digital nomad community attracted to Mendoza's lifestyle and affordability.
The rental yield trend is stable to slightly rising, driven by several positive factors including increased tourism, digital nomad influx, and recent rental law reforms that provide more flexibility for landlords. This combination supports both short-term and long-term rental demand.
As of September 2025, these yields remain competitive internationally while offering the additional benefit of potential capital appreciation.
How many properties are currently on the market compared to last year, and what does that say about supply and demand?
Property inventory in Mendoza has increased by an estimated 15-27% compared to 2024, following the national trend of rising available properties.
This increased inventory provides buyers with significantly more choice and greater negotiating power than they had in previous years. The expanded selection allows buyers to be more selective about location, condition, and pricing.
However, this increase also creates some risk of oversupply in less desirable districts, where properties may take longer to sell and prices could soften. The market is becoming more discriminating, with clear differentiation between prime and secondary locations.
The supply increase reflects improved market confidence and economic stability, encouraging more property owners to list their assets. It also indicates that the market is transitioning from a seller's market to a more balanced environment.
Prime areas continue to show resilient demand despite the increased inventory, while peripheral districts may face more challenging selling conditions.
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What's the average time a property stays on the market in different areas of Mendoza?
Properties in prime areas of Mendoza sell relatively quickly, with median sale times of 43-60 days for locations like Chacras de Coria and the city center.
These premium locations benefit from consistent buyer interest due to their amenities, accessibility, and strong rental potential. Properties in these areas often receive multiple inquiries and can command asking prices or close to them.
Peripheral districts experience longer marketing periods, typically requiring 60-90 days to complete sales. These areas may need more competitive pricing or property improvements to attract buyers in the current market conditions.
The variation in selling times reflects the market's increasing sophistication, where location, condition, and pricing alignment with market expectations significantly impact sale speed. Well-presented properties in desirable locations continue to move quickly despite increased overall inventory.
As of September 2025, these timeframes remain relatively stable, indicating a healthy market balance between supply and demand in prime areas.
Are there any upcoming infrastructure projects, zoning changes, or government incentives likely to impact property values?
Several significant infrastructure developments are underway that will positively impact Mendoza property values in the coming years.
New transport links around wine corridors are being developed, improving accessibility to key tourist and residential areas. These improvements will enhance property values in affected neighborhoods by reducing travel times and increasing connectivity.
European-backed urban renewal projects in Godoy Cruz and Maipú represent substantial investments in neighborhood improvement. These initiatives focus on infrastructure upgrades, public space enhancement, and economic development that will boost local property values.
Government incentives continue to support the market through relaxed foreign buyer rules, including simplified CDI (tax identification) processes. Additionally, increased mortgage approvals and ongoing reforms to attract foreign direct investment create a more favorable environment for property transactions.
These infrastructure investments and policy changes are expected to drive price stability and moderate growth in improved districts, while creating higher demand in renovated or well-connected neighborhoods.
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Which price ranges are moving the fastest right now, and which are oversupplied?
Properties priced below $120,000 in prime locations represent the fastest-moving segment of the Mendoza market.
This price range includes both apartments and houses that offer good value for money, particularly renovated properties and turnkey units that require minimal additional investment. Buyers in this segment often include first-time purchasers, investors seeking rental properties, and expats looking for affordable lifestyle options.
The most active subsegment consists of well-presented properties that combine affordability with desirable locations or features. These properties often receive multiple offers and sell within the lower end of the typical time-on-market range.
Oversupply risk exists primarily in the $60,000-$80,000 range for older 2-bedroom units in peripheral areas. These properties often lack modern amenities and may require significant renovation to compete effectively in the current market.
Aging apartments with limited amenities face particular challenges in the current market, as buyers have become more selective and demanding regarding property condition and location.
If you're buying to live in, which areas and property types offer the best combination of affordability, amenities, and future value growth?
| Area | Affordability | Amenities | Growth Potential |
|---|---|---|---|
| City Center | Medium | High | Steady |
| Chacras de Coria | High | Highest | Strong |
| Godoy Cruz | High | Medium | Moderate |
| Las Heras | High | Low-Medium | Stable |
| Guaymallén/Luján | Medium | Growing | Strong |
Chacras de Coria and the city center offer the best balance for lifestyle-focused buyers, providing excellent amenities, community infrastructure, and strong value growth potential.
If you're buying to rent out, where are the highest demand and lowest vacancy rates for long-term and short-term rentals?
For long-term rental demand, the city center, Chacras de Coria, and Godoy Cruz consistently show the strongest performance.
These areas benefit from proximity to employment centers, educational institutions, and urban amenities that attract stable, long-term tenants. Professional expats and local residents prefer these locations for their convenience and lifestyle offerings.
Short-term tourist rentals perform best in the city center, Chacras de Coria, Guaymallén, Maipú, and Luján de Cuyo, particularly properties near vineyards and tourist attractions. These areas achieve occupancy rates of 38-40% for Airbnb properties.
The lowest vacancy rates are consistently found in Chacras de Coria and the city center, where high rental demand from both expats and tourists creates a competitive rental environment. Properties in these areas can command premium rents and maintain high occupancy year-round.
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If you're buying to resell in the medium term, which emerging areas or property types are expected to give the best capital gains?
Guaymallén, Luján de Cuyo, and Maipú represent the most promising emerging districts for medium-term capital gains.
These neighborhoods benefit from ongoing infrastructure investment, growing tourist appeal, and increasing expat relocation. Their current affordability combined with improvement trajectories positions them well for value appreciation over the next 2-5 years.
Turnkey apartments in these emerging areas offer particular appeal to investors, as they require minimal additional investment while benefiting from neighborhood improvements. These properties can generate rental income while appreciating in value.
Renovated houses in improving locations represent another strong opportunity, particularly those that have been updated with modern amenities and are located near planned infrastructure improvements. Wine country estates also show strong potential due to growing wine tourism.
The rationale for these recommendations centers on infrastructure investment, tourist appeal growth, expat relocation trends, and ongoing urban upgrades that collectively boost property values in these emerging areas.
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.
Mendoza's property market presents excellent opportunities for both residents and investors in September 2025, with steady growth, attractive yields, and reasonable pricing compared to major Argentine cities.
The key to success lies in choosing the right location and property type based on your specific goals, whether for residence, rental income, or capital appreciation.
Sources
- The LatinVestor - Mendoza Price Forecasts
- The LatinVestor - Mendoza Property Market
- The LatinVestor - Argentina Price Forecasts
- Expat Exchange - Real Estate in Mendoza
- Global Property Guide - Argentina Rent Yields
- AirROI - Mendoza Report
- Moving Countries Guide - Mendoza
- Numbeo - Property Investment Mendoza