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Buenos Aires house prices are currently rising in USD terms with a 38.9% year-on-year increase as of August 2025, driven by surging transaction volumes and recovering market confidence. However, when adjusted for Argentina's 36.6% inflation rate, real property values remain significantly below historical peaks, suggesting continued market volatility ahead.
The Buenos Aires residential market is experiencing a dramatic recovery phase after the deep downturn of 2022-2023, with transaction volumes up 47.3% since July 2023 and mortgage lending exploding by 1,042% year-on-year. While nominal prices continue climbing, the interplay between currency devaluation, inflation, and economic reforms creates a complex landscape for both investors and homebuyers.
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Buenos Aires house prices are rising nominally but face continued pressure from high inflation, creating opportunities for USD-based buyers in select neighborhoods.
The market shows strong momentum with surging transaction volumes, falling mortgage rates, and increased construction activity, though economic instability remains a key risk factor.
| Market Indicator | Current Status (Sept 2025) | 12-Month Change |
|---|---|---|
| Average Price per m² | US$2,460 | +38.9% (USD) |
| Transaction Volume | High activity | +47.3% |
| Mortgage Rate | 37.84% | Down from 133% peak |
| Inflation Rate | 36.6% annual | Down from 120%+ peak |
| Market Outlook | Recovery phase | Improving fundamentals |
What's the current average price per square meter for houses in Buenos Aires?
The average price per square meter for houses in Buenos Aires stands at US$2,460 as of September 2025.
Premium neighborhoods command significantly higher prices, with Puerto Madero leading at US$5,931–6,500 per square meter, reflecting its status as the city's most exclusive waterfront district. Palermo, known for its trendy restaurants and nightlife, averages US$3,172 per square meter.
Mid-range neighborhoods like Belgrano and Nuñez offer more moderate pricing at US$2,808–2,916 per square meter, providing good value for families seeking established residential areas. Caballito, a traditional middle-class neighborhood, averages US$2,268 per square meter.
Budget-conscious buyers can find opportunities in areas like Villa Lugano, where prices range from US$1,500–1,800 per square meter. These neighborhoods often offer potential for appreciation as the city continues developing its infrastructure.
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How have house prices in Buenos Aires changed over the past 12 months?
Buenos Aires house prices have increased by 38.9% year-on-year in USD terms as of August 2025, representing a significant nominal recovery.
However, when adjusted for Argentina's high inflation rate of 36.6%, real property values have actually declined by approximately 70% over the past year. This creates a complex scenario where properties appear more expensive in dollar terms but remain more affordable in purchasing power terms for local buyers.
Palermo specifically experienced a 9% price increase in nominal terms, while the quarterly growth rate reached 5.49% in Q2 2024. Transaction volumes surged dramatically, with overall sales up 47.3% since July 2023, indicating strong market activity despite economic challenges.
The recovery follows a deep downturn in 2022-2023, when the market experienced significant declines. Current price movements reflect renewed investor confidence and increased liquidity in the Buenos Aires residential market.
Foreign buyers particularly benefit from this dynamic, as USD-denominated purchases offer substantial value compared to historical price levels when adjusted for inflation.
What's the annual percentage change in Buenos Aires house prices over the last 5 years?
Buenos Aires house prices have experienced an average annual growth rate of 7-10% in USD terms over the past five years, though this masks significant volatility.
The market underwent a major correction during 2022-2023, with property values declining substantially in real terms due to economic instability and currency devaluation. This period represented one of the most challenging cycles in recent Buenos Aires real estate history.
Since late 2023, the market has entered a recovery phase driven by policy reforms under the Milei administration, increased mortgage availability, and stabilizing economic conditions. Current forecasts suggest similar 7-10% annual growth rates will continue as the market regains momentum.
The five-year period reflects Argentina's broader economic cycles, with property values closely tied to currency stability, inflation rates, and political developments. Investors who purchased during the downturn are now seeing significant returns as the market recovers.
Looking forward, market experts anticipate continued growth as economic reforms take effect and international investor interest returns to Buenos Aires real estate.
How many properties are currently listed for sale compared to last year?
Over 20,000 properties are currently listed for sale in Buenos Aires as of September 2025.
Listing volumes have decreased compared to last year as increased buyer demand has absorbed available inventory more quickly. This reduction in available properties reflects the market's transition from oversupply during the downturn to more balanced supply-demand dynamics.
The surge in transaction activity, with volumes up 47.3% since July 2023, has created competitive conditions for desirable properties, particularly in premium neighborhoods like Puerto Madero and Palermo. New construction projects, especially "pozo" (pre-construction) developments, are experiencing particularly strong demand.
Market sources indicate that quality properties in well-located areas are moving faster than in previous years, contributing to the overall reduction in listings. This trend suggests a seller's market is emerging in select segments of Buenos Aires real estate.
What's the average time a property stays on the market before being sold?
Properties in Buenos Aires are selling significantly faster than in previous years, though specific timeframe data for 2025 is not precisely available.
Market commentary indicates a substantial reduction in time on market due to surged transaction volumes and increased buyer demand, particularly for new construction and pre-construction units. The 47.3% increase in transaction volumes since July 2023 suggests properties are moving much more quickly than during the market downturn.
Premium neighborhoods like Puerto Madero and Palermo are experiencing the fastest sales cycles, often with multiple buyer interest for well-priced properties. New developments and "pozo" projects are selling particularly quickly due to attractive pricing and financing options.
The increased mortgage availability, with lending activity up 1,042% year-on-year, has accelerated the sales process by providing more buyers with financing options. This has created a more dynamic market environment compared to the cash-only transactions that dominated during the economic crisis.
Properties requiring renovation or in less desirable locations still experience longer marketing periods, but even these segments are showing improvement compared to 2022-2023 levels.
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What's the current mortgage interest rate in Argentina, and how has it changed recently?
The benchmark mortgage credit rate in Argentina stands at 37.84% as of June 2025, representing a dramatic improvement from peak levels.
| Period | Mortgage Rate | Change |
|---|---|---|
| December 2023 | 133% | Peak crisis level |
| Early 2024 | 80-100% | Gradual decline |
| Mid-2024 | 50-60% | Continued improvement |
| June 2025 | 37.84% | Current benchmark |
| Current Range | 29-38% | Market variation |
This significant decline from the December 2023 peak of 133% reflects the central bank's aggressive monetary policy normalization and improved economic stability under the Milei administration. Current rates range from 29% to 38% depending on the lender and loan terms.
The mortgage market has exploded as rates became more manageable, with lending activity increasing by 1,042% year-on-year. Approximately 9% of property transactions now involve mortgages compared to just 4% in 2023, indicating growing accessibility to credit.
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How has inflation in Argentina evolved over the past 12 months?
Argentina's annual inflation rate stands at 36.6% as of August 2025, representing a significant improvement from peak levels.
Monthly inflation was 1.9% in July 2025, up slightly from June's 1.6%, but still well below the extreme levels experienced in 2023-2024. At its peak in 2024, Argentina's inflation rate exceeded 120%, creating severe economic distortions across all sectors including real estate.
The government forecasts inflation to end 2025 at approximately 27% annually, reflecting the success of monetary and fiscal reforms implemented by the Milei administration. This downward trajectory has been crucial for stabilizing the Buenos Aires property market.
The inflation decline has directly impacted real estate dynamics, as properties that appeared expensive in peso terms during hyperinflation now offer better value propositions. Foreign buyers particularly benefit from this environment, as USD purchasing power has increased substantially relative to local property prices.
Economic policy reforms, including fiscal stabilization and currency controls, continue supporting the disinflationary trend that's essential for sustainable real estate market growth.
What's the current exchange rate of the Argentine peso to the US dollar, and how stable is it?
The Argentine peso has lost over 12% against the US dollar in July 2025 alone, indicating continued currency volatility despite overall economic improvements.
Currency stability remains a challenge, though pressure is easing compared to the extreme volatility experienced during 2022-2023. The Milei administration's aggressive economic reforms, including central bank rate reductions and fiscal stabilization measures, are gradually supporting peso stabilization.
For real estate investors, peso weakness continues creating opportunities for USD-based buyers, as property prices in dollar terms remain attractive compared to historical levels. This currency dynamic has been a key factor driving foreign investment interest in Buenos Aires real estate.
The central bank's policy of lowering interest rates from extreme levels (previously above 100%) to more manageable ranges supports currency stabilization efforts. However, investors should expect continued volatility as Argentina's economy transitions through its reform process.
Long-term currency stability will depend on the success of structural economic reforms and Argentina's ability to maintain fiscal discipline while supporting economic growth.
How many new housing construction permits were issued in Buenos Aires in the past year?
Specific construction permit numbers for Buenos Aires are not available in current data, but market indicators suggest a significant increase in new development activity.
Construction costs have dropped substantially in USD terms due to currency devaluation, making new projects more economically viable. This has triggered a boom in "pozo" (pre-construction) developments, which are experiencing strong buyer demand and sales activity.
The construction sector benefits from reduced material costs in dollar terms, improved financing availability, and renewed investor confidence. New residential projects are particularly active in neighborhoods like Puerto Madero, Palermo, and other premium areas where demand remains strong.
Market sources indicate that developers are launching new projects at a faster pace than during the 2022-2023 downturn, though permit volumes remain below historical peaks from previous economic expansion periods.
The combination of lower construction costs, improved mortgage availability, and rising property demand creates favorable conditions for continued development activity throughout 2025.
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What's the current unemployment rate in Buenos Aires compared to a year ago?
Buenos Aires unemployment data specific to the city is not available, but Argentina's national unemployment rate is forecast near 7% for 2025, remaining steady from the previous year.
This stability represents an improvement from pandemic-era peaks and suggests the labor market is adjusting to economic reforms without significant job losses. The unemployment rate's stability supports housing demand fundamentals, as employed residents maintain purchasing power for real estate transactions.
Economic reforms under the Milei administration have focused on structural improvements rather than dramatic employment disruptions, helping maintain labor market stability. This has been crucial for supporting residential market recovery, as stable employment enables mortgage qualification and homebuying activity.
The Buenos Aires metropolitan area, as Argentina's economic center, typically experiences unemployment rates slightly below the national average due to greater economic diversity and job opportunities. Service sector employment, particularly important in Buenos Aires, has shown resilience during the economic transition period.
Continued employment stability will be essential for sustaining the residential market recovery and supporting long-term property value growth in Buenos Aires.
How has the volume of real estate transactions changed in the last 6 months?
Real estate transaction volumes in Buenos Aires have increased dramatically, with sales up 35% from 2023 levels and continuing strong momentum through 2025.
The most striking indicator is mortgage-related transactions, which exploded by 1,042% year-on-year, demonstrating the dramatic impact of improved credit availability on market activity. Overall transactions increased 38.9% year-on-year, reflecting broad-based market recovery.
Transaction volume growth accelerated significantly in the last six months of data available, with 47.3% growth since July 2023. This surge reflects multiple factors including improved financing, currency stabilization, and renewed investor confidence in Buenos Aires real estate.
New construction and pre-construction projects are experiencing particularly strong transaction activity, as buyers seek to capitalize on attractive pricing and financing terms. Premium neighborhoods continue leading transaction volumes, though activity has spread to mid-range areas as well.
The transaction surge indicates a fundamental shift from the distressed market conditions of 2022-2023 to a more normalized and active real estate environment throughout Buenos Aires.
Are there any upcoming government policies, taxes, or regulations that could affect the housing market?
Several policy developments are shaping the Buenos Aires housing market landscape for 2025 and beyond.
- Airbnb Restrictions: Mayor Macri is implementing tighter short-term rental restrictions, which could increase long-term rental supply and affect property investment strategies.
- Mortgage Market Reforms: National reforms continue supporting mortgage growth and greater market transparency, making property purchases more accessible.
- Transaction Cost Stability: Property transaction fees remain stable at 7-10% of purchase price, providing predictability for buyers and investors.
- Fiscal Stabilization Policies: Central government reforms focusing on fiscal discipline could further affect real estate through continued inflation and currency controls.
- Central Bank Policy: Continued interest rate normalization is expected to further improve mortgage accessibility and market liquidity.
These policy initiatives generally support market stabilization and growth, though regulatory changes around short-term rentals may affect specific investment strategies. The overall policy direction favors market transparency and accessibility.
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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.
Buenos Aires house prices are unlikely to decline significantly in the near term, with strong fundamentals supporting continued nominal growth despite inflation challenges.
The market recovery momentum, improved financing accessibility, and currency stabilization create favorable conditions for sustained property value appreciation through 2025 and beyond.
Sources
- The LatinVestor - Average House Price Argentina
- The LatinVestor - Argentina Price Forecasts
- Accounting Insights - House Costs in Argentina
- BowTied Mara - Buenos Aires Real Estate Trends
- BowTied Mara - January 2025 Real Estate Update
- The Global Economy - Argentina Mortgage Rates
- Yahoo Finance - Argentina Interest Rate Cuts
- Bloomberg - Argentina Mortgage Boom
- BA Times - Argentina Inflation Update
- Reuters - Argentina Inflation Analysis