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Property prices in Mendoza averaged $1,200 USD per square meter as of September 2025, representing a 4.3% increase from the previous year. The Mendoza residential market offers diverse options from budget-friendly apartments in Las Heras starting at $800/m² to premium properties in Chacras de Coria reaching $1,600/m² or higher.
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Mendoza's property market shows steady growth with average prices at $1,200/m² in September 2025, up 4.3% year-over-year.
The market offers significant price variation by neighborhood, from affordable Las Heras properties at $800/m² to luxury Chacras de Coria estates exceeding $1,600/m².
| Neighborhood | Price per m² (USD) | Typical Property Size | Average Total Price |
|---|---|---|---|
| Las Heras | $800-$1,000 | 50-70m² | $40,000-$70,000 |
| Godoy Cruz | $850-$1,100 | 35-60m² | $30,000-$66,000 |
| City Center | $1,200-$1,400 | 80-120m² | $96,000-$168,000 |
| Chacras de Coria | $1,400-$1,600+ | 100-150m² | $140,000-$240,000+ |
| Luján de Cuyo | $1,100-$1,350 | 90-130m² | $99,000-$175,500 |
| Maipú | $1,000-$1,250 | 70-100m² | $70,000-$125,000 |
| Guaymallén | $900-$1,150 | 60-85m² | $54,000-$97,750 |
What type of property should you consider in Mendoza?
The Mendoza residential market offers three main property types: apartments, houses, and land parcels.
Apartments dominate the market in central Mendoza, ranging from 35m² studio units in Godoy Cruz to 120m² luxury condos in Chacras de Coria. These properties typically cost between $30,000 and $168,000 depending on location and size.
Houses are popular in suburban areas like Luján de Cuyo and Maipú, where you can find properties from 70m² to 150m² priced between $70,000 and $240,000. Many houses come with gardens and are preferred by families and long-term residents.
Undeveloped land parcels are available primarily in emerging neighborhoods, with prices starting at $300-500 per square meter. These require additional construction costs but offer customization opportunities.
As of September 2025, apartments represent 65% of transactions, houses account for 30%, and land sales make up the remaining 5% of the Mendoza property market.
Which neighborhoods offer the best value in Mendoza?
Mendoza's property market shows significant price variation across seven main districts, each offering different advantages for buyers.
Las Heras provides the most affordable entry point with properties averaging $800-1,000 per square meter. This neighborhood attracts first-time buyers and investors seeking rental income from local workers and students.
Godoy Cruz offers slightly higher prices at $850-1,100/m² but provides better amenities and transportation links to central Mendoza. Properties here typically sell within 60-75 days.
City Center commands premium prices of $1,200-1,400/m² due to proximity to business districts, restaurants, and cultural attractions. This area appeals to professionals and tourists seeking short-term rentals.
Chacras de Coria represents the luxury segment with prices exceeding $1,400/m², attracting affluent buyers interested in wine country lifestyle and high-end amenities.
What are current property prices per square meter in September 2025?
Mendoza's residential property market averaged $1,200 USD per square meter as of September 2025.
| Property Type | Price Range (USD/m²) | Average Size | Total Price Range |
|---|---|---|---|
| Studio Apartments | $800-$1,100 | 25-40m² | $20,000-$44,000 |
| 1-Bedroom Apartments | $1,000-$1,300 | 50-70m² | $50,000-$91,000 |
| 2-Bedroom Apartments | $1,100-$1,450 | 75-100m² | $82,500-$145,000 |
| 3-Bedroom Houses | $1,200-$1,600 | 120-180m² | $144,000-$288,000 |
| Luxury Properties | $1,500-$2,000+ | 200-400m² | $300,000-$800,000+ |
| Undeveloped Land | $300-$800 | 500-2,000m² | $150,000-$1,600,000 |
How do current prices compare to last year's market?
Mendoza property prices increased 4.3% from September 2024 to September 2025, rising from $1,150 to $1,200 per square meter.
This growth reflects the stabilization of Argentina's economy and increased foreign investment in the region. The wine tourism sector, which attracts 1.5 million annual visitors, continues to drive demand for rental properties.
Specific neighborhoods showed varying growth rates: Guaymallén led with 29% rental price increases, followed by Luján de Cuyo at 28% and Maipú at 25%. These areas benefited from infrastructure improvements and proximity to wine production facilities.
Over the past five years, Mendoza properties have appreciated 26% in USD terms, growing from $950/m² in 2021 to current levels. This represents an average annual growth rate of 5.2%, outpacing inflation and offering solid returns for property investors.
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What price ranges should you expect in different neighborhoods?
Property prices in Mendoza vary significantly depending on location, with premium neighborhoods commanding 50-100% higher prices than budget areas.
- Budget Range ($800-1,000/m²): Las Heras, eastern Guaymallén, and outer Maipú districts offer affordable options for first-time buyers and investors.
- Mid-Range ($1,000-1,300/m²): Central Godoy Cruz, western Guaymallén, and central Maipú provide good value with decent amenities and accessibility.
- Upper-Mid Range ($1,300-1,500/m²): City Center, central Luján de Cuyo, and established areas of Chacras de Coria offer premium locations with excellent services.
- Luxury Range ($1,500-2,000+/m²): Prime Chacras de Coria, vineyard estates, and premium City Center penthouses target affluent buyers seeking exclusivity.
- Ultra-Luxury ($2,000+/m²): Exclusive wine estates, historical properties, and custom-built mansions in prestigious locations command the highest prices.
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What property sizes are most common in Mendoza?
Typical residential properties in Mendoza range from 35m² to 150m², with most buyers focusing on 60-100m² units.
Studio and one-bedroom apartments typically measure 25-70m² and are popular among young professionals, students, and investors seeking rental income. These properties cost between $20,000 and $91,000.
Two-bedroom apartments averaging 75-100m² represent the most popular segment, appealing to couples and small families. Total prices range from $82,500 to $145,000 depending on location and amenities.
Houses typically start at 90m² and can extend to 400m² for luxury properties. The average family home measures 120-180m², providing adequate space for 3-4 residents with prices between $144,000 and $288,000.
What total prices should you expect for properties in Mendoza?
Total property prices in Mendoza range from $20,000 for small studio apartments to over $800,000 for luxury estates.
Entry-level properties include studio apartments in Las Heras ($20,000-30,000) and small one-bedroom units in Godoy Cruz ($30,000-50,000). These appeal to first-time buyers and investors seeking affordable rental properties.
Mid-range properties encompass two-bedroom apartments in City Center ($96,000-168,000) and modest houses in suburban areas ($70,000-125,000). This segment attracts families and long-term residents seeking comfort and convenience.
Premium properties include luxury condos in Chacras de Coria ($140,000-240,000) and wine estate houses in Luján de Cuyo ($200,000-400,000). These target affluent buyers seeking lifestyle and investment opportunities.
Ultra-luxury properties exceeding $500,000 include historic mansions, custom wine estates, and penthouse apartments with premium amenities and prime locations.
How do location, amenities, and condition affect property prices?
Location represents the most significant price factor in Mendoza's property market, with premium neighborhoods commanding 20-40% higher prices than average areas.
Properties in Chacras de Coria and City Center benefit from location premiums due to proximity to wine facilities, restaurants, cultural attractions, and business districts. These areas offer better resale potential and rental yields.
Modern amenities add 10-20% to property values, including features like air conditioning, modern kitchens, security systems, parking spaces, and swimming pools. Properties with these amenities sell 25% faster than basic units.
Property condition significantly impacts pricing, with newly renovated units commanding premium prices while properties requiring updates sell at 15-25% discounts. Renovation costs average $100-300 per square meter depending on scope and quality.
Proximity to amenities like supermarkets, schools, medical facilities, and public transportation adds $50-150 per square meter to property values, particularly important for families and long-term residents.
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What are recent selling prices for comparable properties?
Recent property sales in Mendoza show consistent pricing patterns across different neighborhoods and property types as of September 2025.
In Chacras de Coria, 100m² condos recently sold for $140,000-160,000, while luxury houses exceeded $240,000. These properties typically feature modern amenities, garden access, and proximity to wineries.
Las Heras properties show strong value with 50m² apartments selling for $40,000-45,000 and 70m² units reaching $55,000-65,000. These areas attract investors seeking rental income from local workers and students.
City Center transactions include 80m² apartments selling for $96,000-110,000 and 120m² units reaching $144,000-155,000. Premium locations near Plaza Independencia command higher prices within this range.
Godoy Cruz shows steady activity with 35m² studios selling for $30,000-35,000 and 60m² apartments reaching $50,000-66,000. This neighborhood offers good value for first-time buyers and young professionals.
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What seasonal and market trends are affecting Mendoza prices?
Mendoza's property market experiences seasonal fluctuations driven by wine tourism and harvest cycles, with peak activity during summer months (December-February).
- Summer Peak Season: December-February sees 30% higher listing activity and 15-20% price premiums due to harvest tourism and vacation rental demand.
- Autumn Stability: March-May offers stable pricing with good negotiation opportunities as tourist demand decreases.
- Winter Opportunities: June-August provides the best buyer conditions with 10-15% lower asking prices and extended negotiation periods.
- Spring Recovery: September-November shows renewed activity as buyers prepare for the upcoming season, with prices gradually returning to peak levels.
- Foreign Investment Surge: As of September 2025, increased foreign buyer activity is pushing prices upward, particularly in premium neighborhoods.
How long do properties stay on the market in Mendoza?
Properties in Mendoza typically remain on the market for 60-90 days, with significant variation by neighborhood and price range.
Premium areas like Chacras de Coria and City Center see faster sales, with well-priced properties selling within 45-60 days. These locations benefit from high demand from both local buyers and foreign investors.
Mid-range neighborhoods including Godoy Cruz and Luján de Cuyo show average market times of 60-75 days. Properties priced competitively and featuring modern amenities sell more quickly within this timeframe.
Budget areas like Las Heras and outer Guaymallén may require 75-90 days for sales completion. However, rental investment properties in these areas often attract quick cash purchases from local investors.
Luxury properties exceeding $300,000 may remain on the market for 90-120 days due to the limited buyer pool, but often command full asking prices when properly marketed to international buyers.
What additional costs should you budget per square meter?
Property purchases in Mendoza involve additional costs totaling 8-15% of the purchase price, significantly impacting your total investment.
| Cost Category | Percentage/Amount | Description |
|---|---|---|
| Property Transfer Tax | 3.5% of assessed value | Government tax on property transfers |
| Legal Fees | 1.5-2.5% of purchase price | Attorney and notary services |
| Real Estate Commission | 3-6% of purchase price | Agent fees (negotiable) |
| Property Registration | $500-1,500 USD | Title registration and documentation |
| Property Survey | $300-800 USD | Professional property inspection |
| Annual Property Tax | 1.5-1.8% of assessed value | Ongoing annual obligation |
| HOA/Maintenance Fees | $0.50-1.50 USD/m²/month | Apartment buildings and gated communities |
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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 offers excellent opportunities for both investors and residents, with steady price growth and strong rental demand driven by wine tourism.
The city's diverse neighborhoods provide options for every budget, from affordable Las Heras apartments to luxury Chacras de Coria estates, making it an attractive destination for international property buyers.