Authored by the expert who managed and guided the team behind the Argentina Property Pack
Yes, the analysis of Mendoza's property market is included in our pack
If you're looking to rent or invest in Mendoza, you'll want to know what rents actually look like on the ground right now.
This guide covers current housing rents in Mendoza, and we update it regularly to keep the numbers fresh.
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.
Insights
- Mendoza studio rents have climbed roughly 35% year-over-year in nominal pesos, but because Argentina's inflation runs high, "real" rent increases feel smaller to tenants paying in local currency.
- The Metrotranvía light rail corridor from Maipú through Godoy Cruz to Ciudad de Mendoza creates a rent premium of about 10 to 15% for apartments within walking distance of stations.
- Furnished apartments in Mendoza command premiums of ARS 80,000 to ARS 150,000 per month over unfurnished units, making them popular with students and expats who want a quick move-in.
- Quinta Sección near Parque General San Martín consistently posts the highest rents in Mendoza, with 2-bedroom apartments sometimes exceeding ARS 1,000,000 per month.
- Dalvian, a gated community in Ciudad de Mendoza, is one of the few areas where landlords list rents in US dollars rather than pesos, targeting high-income tenants.
- Vacancy rates in Mendoza hover around 6%, which means the market is balanced but well-located units still rent within two to three weeks.
- Peak rental demand in Mendoza hits February through April, driven by university enrollment at UTN and Universidad de Mendoza, making this the best time for landlords to list.
- Parking (cochera) adds the biggest rent premium in central Mendoza, often boosting monthly rent by ARS 40,000 to ARS 70,000 for a single space.
- Expensas (building fees) in Mendoza can add ARS 50,000 to ARS 150,000 to monthly housing costs, so tenants should always ask for the "all-in" figure before signing.
What are typical rents in Mendoza as of 2026?
What's the average monthly rent for a studio in Mendoza as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Mendoza is around ARS 380,000, which works out to roughly USD 380 or EUR 360 at current exchange rates.
That said, most studios in Mendoza fall within a realistic range of ARS 280,000 to ARS 500,000 per month (about USD 280 to USD 500, or EUR 265 to EUR 475), depending on what you're looking for.
The main factors that push studio rents up or down in Mendoza include location (Centro commands more than quieter sections), whether the unit comes furnished, and building amenities like security or a gym.
What's the average monthly rent for a 1-bedroom in Mendoza as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Mendoza is approximately ARS 560,000, or about USD 560 (EUR 530) at current rates.
Most 1-bedroom apartments in Mendoza rent between ARS 400,000 and ARS 740,000 per month (roughly USD 400 to USD 740, or EUR 380 to EUR 705), with furnished and premium units pushing toward the higher end.
Neighborhoods like Sexta Sección and parts of Godoy Cruz tend to have the most affordable 1-bedroom rents in Mendoza, while Quinta Sección and Centro command the highest prices due to their walkability and lifestyle appeal.
What's the average monthly rent for a 2-bedroom in Mendoza as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Mendoza is around ARS 650,000, which equals approximately USD 650 or EUR 620.
The realistic range for 2-bedroom apartments in Mendoza spans from ARS 450,000 to ARS 850,000 per month (about USD 450 to USD 850, or EUR 430 to EUR 810), though premium units in gated communities can exceed ARS 1,000,000.
More affordable 2-bedroom rentals in Mendoza appear in areas like Maipú and outer Godoy Cruz, while the priciest options cluster in Quinta Sección and Dalvian, where some landlords even list in US dollars.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Mendoza.
What's the average rent per square meter in Mendoza as of 2026?
As of early 2026, the average rent per square meter in Mendoza is approximately ARS 12,000 per month, which translates to about USD 12 or EUR 11.50.
Across different neighborhoods in Mendoza, rent per square meter ranges from around ARS 10,000 to ARS 15,000 (USD 10 to USD 15, or EUR 9.50 to EUR 14.30), with prime locations and newer buildings pushing above that band.
Compared to Buenos Aires, where central areas can exceed ARS 20,000 per square meter, Mendoza offers more affordable rents per square meter while still delivering quality urban living in Argentina's wine country.
In Mendoza, properties that command above-average rent per square meter typically feature good natural light, recent renovations, air conditioning, parking, and proximity to Parque General San Martín or the Arístides Villanueva corridor.
How much have rents changed year-over-year in Mendoza in 2026?
As of early 2026, asking rents in Mendoza have increased by approximately 35% year-over-year in nominal peso terms, though the picture varies by unit type and location.
The main factors driving rent changes in Mendoza this year include Argentina's ongoing inflation, periodic contract indexation clauses tied to CPI, and strong demand from students and young professionals in well-located areas.
This year's rent increase in Mendoza is actually somewhat slower than 2024's pace, when inflation ran even hotter, meaning "real" rents adjusted for inflation are relatively stable even as peso figures climb.
What's the outlook for rent growth in Mendoza in 2026?
As of early 2026, Mendoza rents are projected to grow in the moderate-to-high range in nominal pesos, likely between 25% and 40% over the year, though "real" inflation-adjusted growth should remain flatter.
Key factors likely to influence Mendoza rent growth include Argentina's inflation trajectory, peso-dollar exchange rate movements, and continued demand from university students and professionals relocating to the city.
Neighborhoods expected to see the strongest rent growth in Mendoza include Quinta Sección, areas along the Metrotranvía corridor, and zones near UTN and Universidad de Mendoza where student demand is concentrated.
The main risks that could push Mendoza rent growth above or below projections include unexpected inflation spikes, changes to Argentina's rental contract indexation rules, or economic shocks that affect tenant purchasing power.
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Which neighborhoods rent best in Mendoza as of 2026?
Which neighborhoods have the highest rents in Mendoza as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Mendoza are Quinta Sección (averaging around ARS 700,000 or USD 700 per month for a 1-bedroom), Dalvian (where premium units list in USD), and Centro/Microcentro (around ARS 600,000 or USD 600 for comparable units).
These neighborhoods command premium rents in Mendoza because they offer walkability, proximity to Parque General San Martín, excellent restaurants and nightlife on Arístides Villanueva, and in Dalvian's case, gated security and larger living spaces.
The typical tenant profile in these high-rent Mendoza neighborhoods includes established professionals, business owners, expats working in the wine industry, and families seeking quality schools and safe, well-maintained environments.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Mendoza.
Where do young professionals prefer to rent in Mendoza right now?
The top three neighborhoods where young professionals prefer to rent in Mendoza are Quinta Sección (for its nightlife and park access), Centro/Primera Sección (for convenience and transit), and Godoy Cruz near Metrotranvía stations (for better value while staying connected).
Young professionals in these Mendoza neighborhoods typically pay between ARS 450,000 and ARS 650,000 per month (about USD 450 to USD 650, or EUR 430 to EUR 620) for a 1-bedroom apartment.
What attracts young professionals to these Mendoza areas includes walkable cafés and restaurants, easy commutes via the Metrotranvía, vibrant social scenes along Arístides Villanueva, and proximity to coworking spaces and offices in the city center.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Mendoza.
Where do families prefer to rent in Mendoza right now?
The top three neighborhoods where families prefer to rent in Mendoza are Chacras de Coria in Luján de Cuyo (for space and lifestyle), Maipú (for good-value family homes), and residential pockets of Godoy Cruz (for a balance of space and city access).
Families renting 2 to 3 bedroom apartments in these Mendoza neighborhoods typically pay between ARS 550,000 and ARS 900,000 per month (roughly USD 550 to USD 900, or EUR 525 to EUR 860), with Chacras de Coria at the higher end.
Features that make these Mendoza neighborhoods attractive to families include quieter streets, private outdoor space or gardens, good parking availability, and a calmer pace compared to the city center.
Top-rated schools near these family-friendly Mendoza neighborhoods include private bilingual options in Chacras de Coria, established public schools in Godoy Cruz, and a mix of religious and secular institutions throughout Maipú.
Which areas near transit or universities rent faster in Mendoza in 2026?
As of early 2026, the three areas that rent fastest in Mendoza are zones along the Metrotranvía corridor (especially Godoy Cruz stops), areas near UTN Facultad Regional Mendoza on Rodríguez street, and the blocks surrounding Universidad de Mendoza on Arístides Villanueva.
Properties in these high-demand Mendoza areas typically stay listed for just 10 to 20 days, compared to the city-wide average of around 30 days, because students and commuters snap up well-priced units quickly.
The rent premium for Mendoza apartments within walking distance of Metrotranvía stations or university campuses runs about ARS 40,000 to ARS 80,000 per month (USD 40 to USD 80, or EUR 38 to EUR 76) above comparable units further from transit.
Which neighborhoods are most popular with expats in Mendoza right now?
The top three neighborhoods most popular with expats in Mendoza are Quinta Sección (for its quality of life near the park), Centro/Microcentro (for convenience and furnished options), and Chacras de Coria (for vineyard-country lifestyle and larger homes).
Expats in these Mendoza neighborhoods typically pay between ARS 500,000 and ARS 800,000 per month (about USD 500 to USD 800, or EUR 475 to EUR 760), with Chacras de Coria commanding higher rents for houses with outdoor space.
Features that attract expats to these Mendoza areas include furnished apartments ready for immediate move-in, English-speaking services nearby, walkable neighborhoods with good restaurants, and a generally safe environment.
The expat communities most represented in these Mendoza neighborhoods include Americans and Europeans working in wine tourism or remote jobs, Chilean families seeking more affordable living across the border, and Brazilian professionals in agricultural businesses.
And if you are also an expat, you may want to read our exhaustive guide for expats in Mendoza.
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Who rents, and what do tenants want in Mendoza right now?
What tenant profiles dominate rentals in Mendoza?
The top three tenant profiles dominating the rental market in Mendoza are university students (attending UTN, Universidad de Mendoza, and other institutions), young professionals working in city-center businesses, and families seeking more space in suburban areas.
In terms of market share, students and young adults account for roughly 40% of Mendoza rentals, working professionals represent about 35%, and families make up the remaining 25% of the tenant base.
Students typically seek studios and shared apartments near universities in Mendoza, young professionals prefer 1-bedroom units in walkable neighborhoods like Centro and Quinta Sección, while families look for 2 to 3 bedroom apartments or houses in Godoy Cruz, Maipú, or Chacras de Coria.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Mendoza.
Do tenants prefer furnished or unfurnished in Mendoza?
In Mendoza, approximately 35% of tenants prefer furnished apartments while 65% opt for unfurnished units, though the furnished share rises significantly among students and expats who value convenience.
The typical rent premium for furnished apartments in Mendoza runs between ARS 80,000 and ARS 150,000 per month (about USD 80 to USD 150, or EUR 76 to EUR 145) above unfurnished equivalents, depending on furniture quality.
Tenant profiles that tend to prefer furnished rentals in Mendoza include international students staying for one or two semesters, expats on short-term work assignments, and professionals relocating from other Argentine provinces who want a quick move-in.
Which amenities increase rent the most in Mendoza?
The top five amenities that increase rent the most in Mendoza are parking (cochera), 24-hour security or gated access, air conditioning, quality heating systems, and in-unit laundry facilities.
In terms of rent premiums, parking in Mendoza adds roughly ARS 40,000 to ARS 70,000 per month (USD 40 to USD 70), security adds about ARS 30,000 to ARS 50,000, air conditioning adds ARS 20,000 to ARS 40,000, good heating adds ARS 15,000 to ARS 30,000, and in-unit laundry adds ARS 15,000 to ARS 25,000.
In our property pack covering the real estate market in Mendoza, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Mendoza?
The top five renovations that get the best ROI for rental properties in Mendoza are kitchen updates (new countertops, sink, and stove), bathroom refreshes (fixtures and shower), air conditioning installation, thermal improvements (sealing and insulation), and fresh interior paint.
In Mendoza, a kitchen refresh costs roughly ARS 800,000 to ARS 1,500,000 (USD 800 to USD 1,500) and can boost monthly rent by ARS 30,000 to ARS 60,000; bathroom updates cost ARS 500,000 to ARS 1,000,000 and add ARS 20,000 to ARS 40,000 monthly; air conditioning installation runs ARS 400,000 to ARS 700,000 and adds ARS 20,000 to ARS 40,000 monthly.
Renovations that tend to have poor ROI for Mendoza landlords include luxury finishes that exceed neighborhood standards, swimming pool additions in urban apartments, and extensive structural changes that tenants do not value highly in their rent calculations.
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How strong is rental demand in Mendoza as of 2026?
What's the vacancy rate for rentals in Mendoza as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Mendoza is approximately 6%, indicating a balanced-to-tight market where good units rent reliably but tenants still have reasonable choice.
Vacancy rates vary across Mendoza neighborhoods, ranging from about 3% to 4% in high-demand areas like Quinta Sección and near universities, up to 8% to 10% in more peripheral locations with less transit access.
Compared to historical averages, Mendoza's current vacancy rate is slightly below the 7% to 8% seen in previous years, reflecting continued strong demand from students and professionals drawn to the city.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Mendoza.
How many days do rentals stay listed in Mendoza as of 2026?
As of early 2026, rentals in Mendoza stay listed for an average of approximately 30 days before being rented, though well-priced units in prime locations move much faster.
Days on market in Mendoza range from about 10 to 20 days for desirable 1-bedroom apartments near the Metrotranvía or universities, up to 45 to 60 days for overpriced units or those with high expensas relative to rent.
Compared to one year ago, the current days-on-market figure in Mendoza has decreased slightly, reflecting tighter supply in popular neighborhoods and tenants moving quickly to lock in units before price adjustments.
Which months have peak tenant demand in Mendoza?
The peak months for tenant demand in Mendoza are February through April, when the academic year begins and students flood the market, followed by a secondary peak in July and August for mid-year relocations.
The main factors driving these seasonal patterns in Mendoza include university enrollment at UTN and Universidad de Mendoza, annual work contract renewals in March, and families timing moves around school calendars.
The months with the lowest tenant demand in Mendoza tend to be December and early January, when the holiday season slows relocations, and May through June, which falls between the two main rental waves.
Don't buy the wrong property, in the wrong area of Mendoza
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What will my monthly costs be in Mendoza as of 2026?
What property taxes should landlords expect in Mendoza as of 2026?
As of early 2026, landlords in Mendoza should expect to pay approximately ARS 120,000 to ARS 180,000 per year (about USD 120 to USD 180, or EUR 115 to EUR 170) in provincial property tax (Impuesto Inmobiliario) for a typical city apartment.
The realistic range of annual property taxes in Mendoza spans from about ARS 80,000 for lower-value properties up to ARS 250,000 or more (USD 80 to USD 250, or EUR 76 to EUR 240) for premium apartments in high-value zones like Quinta Sección or Dalvian.
Property taxes in Mendoza are calculated based on the property's fiscal valuation (avalúo fiscal), with rates applied in brackets set by the provincial Ley Impositiva, meaning higher-value properties pay progressively more.
Please note that, in our property pack covering the real estate market in Mendoza, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Mendoza right now?
In Mendoza, landlords most commonly pay the Impuesto Inmobiliario (property tax) and any extraordinary building expenses (expensas extraordinarias), while tenants typically cover electricity, gas, water, internet, and ordinary building fees.
When landlords do include utilities in the rent (less common for long-term rentals), monthly costs in Mendoza run roughly ARS 25,000 to ARS 50,000 for electricity (USD 25 to USD 50), ARS 15,000 to ARS 30,000 for gas (USD 15 to USD 30), and ARS 8,000 to ARS 15,000 for water (USD 8 to USD 15).
The common practice in Mendoza long-term rentals is for tenants to put utilities in their own name and pay directly, with landlords responsible only for property-level taxes and any major building assessments that arise.
How is rental income taxed in Mendoza as of 2026?
As of early 2026, rental income in Mendoza is subject to Argentina's federal Income Tax (Impuesto a las Ganancias), with rates varying by total taxable income, and long-term residential rentals are generally VAT-exempt when the property serves as the tenant's primary home.
The main deductions Mendoza landlords can claim against rental income include property maintenance expenses, property taxes paid, depreciation on the building (not land), and certain administrative costs, as outlined by AFIP/ARCA guidance.
A common tax mistake specific to Mendoza landlords is failing to properly register rental contracts through the RELI system, which can result in losing access to certain deductions and incentives that the tax authority provides for compliant landlords.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Mendoza.
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 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 it's authoritative | How we used it |
|---|---|---|
| Zonaprop (Studio listings) | It's one of Argentina's biggest real-estate marketplaces with large, searchable listing datasets. | We sampled asking rents and sizes from current studio listings to estimate typical rent levels. We used it mainly for studio ranges and rent-per-square-meter checks. |
| Zonaprop (1-bedroom listings) | It's a large, transparent listing platform where you can verify prices and unit sizes directly. | We extracted multiple 1-bedroom asking rents and sizes to estimate practical market averages. We used location labels to identify neighborhood price differences. |
| Zonaprop (2-bedroom listings) | It's a verifiable dataset of current asking rents with unit features and sizes. | We used multiple 2-bedroom examples to estimate typical rent bands for mid-market and premium units. We also identified luxury outliers to define the top end of the market. |
| DEIE Mendoza (IPC Gran Mendoza) | DEIE is Mendoza's official statistics office, publishing the local CPI. | We used the CPI framework to explain why nominal peso rents move fast even when real rents feel stable. We referenced the housing chapter for local cost-pressure context. |
| INDEC | INDEC is Argentina's official source for national inflation and household statistics. | We used INDEC as the national anchor for macro references and inflation context. We cross-checked that local narratives align with official statistics. |
| BCRA (REM survey) | It's the Central Bank's published survey of professional economic forecasts. | We used it to frame the 2026 outlook section on inflation and exchange rate expectations. We also used it to convert rent bands into approximate USD equivalents. |
| ATM Mendoza (Ley Impositiva) | This is the province's official tax law document published by the tax authority. | We used the tax brackets and rates to explain how Mendoza's property tax is calculated. We turned the technical rules into realistic annual budget estimates. |
| Senado de Mendoza | It's the official provincial legislature summarizing the 2026 tax package approval. | We used it to confirm that 2026 tax parameters were formally approved and in force. We kept the tax section time-consistent with January 2026. |
| AFIP/ARCA (Landlord deductions) | It's the federal tax authority's own guidance page for rental property owners. | We used it to explain what deductions exist for declared residential rentals. We kept the rental income tax section practical and compliance-friendly. |
| AFIP/ARCA (RELI requirements) | It's the official page explaining the rental registration and incentive framework. | We used it to explain what changes if you register your rental contract properly. We avoided generic tax advice by sticking to the official scheme. |
| Boletín Oficial (RG 5521/2024) | It's the primary legal publication source for federal regulations in Argentina. | We used it as the hard reference behind the AFIP/ARCA deduction rules. We provided it for readers who want the legal document itself. |
| Consejo Profesional (VAT guidance) | It's a professional accounting body citing the VAT law article directly. | We used it to confirm that residential rent for a tenant's home is VAT-exempt. We kept the VAT discussion short and legally correct. |
| Sociedad de Transporte Mendoza (Metrotranvía) | It's the government-owned operator's official description of the transit system. | We used it to identify which corridors are structurally fast-renting due to transit access. We tailored neighborhood advice to Mendoza's actual transit spine. |
| MendoTran | It's the provincial government's transit information site with verifiable route details. | We used it to support near-transit neighborhood examples without guessing. We kept advice practical for tenants who commute by bus. |
| UTN Facultad Regional Mendoza | It's the university's official site confirming its location. | We used it to anchor near-university rental zones around a real campus address. We justified why certain central areas rent quickly to students. |
| Universidad de Mendoza | It's the university's official contact page with a verifiable address. | We used it to support student and young professional corridors around Arístides Villanueva. We kept campus-proximity examples concrete and Mendoza-specific. |
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