For most investors and long-term residents with USD savings, buying is currently more attractive than renting in Buenos Aires. Property prices remain 20-25% below their 2019 USD peaks while demonstrating strong recovery momentum, with gross rental yields of 5-8% offering better returns than rental costs. However, the optimal choice depends on your timeline, financial capacity, lifestyle preferences, and visa status.
The Buenos Aires Real Estate Market in 2025
Current Market Dynamics
The Buenos Aires property market is experiencing its strongest phase in over six years. Property sales surged 47.3% between July 2023 and December 2024, with 4,946 transactions recorded in December 2024 alone. This recovery reflects fundamental market improvements rather than speculative bubble dynamics.
Average property prices per square meter stand at $2,200-$2,500 for general areas, with premium neighborhoods like Puerto Madero commanding $5,931 per square meter and Palermo Soho exceeding $4,000 per square meter. Experts project property values will appreciate 5-8% annually through 2026, with premium neighborhoods potentially achieving 8-12% growth.
The market benefits from several favorable conditions: economic stabilization under current government policies, lifted currency controls attracting foreign investment (now representing 8-12% of premium neighborhood transactions), and moderate inflation trending downward. Most significantly, the removal of rent control laws in late 2023 created unprecedented rental supply expansion while simultaneously making property purchases more attractive compared to long-term rentals.
Why Prices Remain Attractive
While nominal prices have risen 6.8% year-on-year in 2025—the first annual increase since 2018—these figures represent a significant discount to historical USD peaks. A 60-square-meter apartment typically costs between $136,000 and $356,000 depending on neighborhood, with mid-range options like Villa Crespo ($1,500-$2,200 per sqm) and Caballito ($2,268 per sqm) offering exceptional value for quality renovated units.
Rental Market Overview
Current Rental Prices (2025)
The rental market has transformed dramatically since rent control removal, with supply expanding 211.9% by mid-2024. This increased supply dramatically improved tenant negotiating power while creating downward pressure on nominal rental rates—prices actually dropped 26.6% in 2024 when adjusted for inflation.
City Center Monthly Rental Costs (USD):
- Studio apartment (30-40 sqm): $250-$500
- 1-bedroom apartment (45-55 sqm): $400-$700
- 2-bedroom apartment (70-80 sqm): $600-$1,000
- 3-bedroom apartment (100-120 sqm): $800-$1,600
- Luxury Puerto Madero: $1,500-$3,000+
Suburban Monthly Rental Costs (USD):
- Studio: $150-$350
- 1-bedroom: $250-$400
- 2-bedroom: $400-$700
- 3-bedroom: $550-$1,300
- Houses (120+ sqm): $1,000-$1,500
Neighborhood-Specific Examples:
- Studio in San Telmo: $300-$450/month (long-term), $500-$700/month (short-term)
- 1-bedroom in Recoleta: $600-$800/month (long-term), $900-$1,300/month (short-term)
- 1-bedroom in Palermo: $500-$700/month (long-term), $800-$1,200/month (short-term)
- 2-bedroom in Villa Crespo: $450-$650/month (long-term), $700-$1,000/month (short-term)
Rental yields average 4.8% citywide (ranging from 3.4-6.4% in central areas to 5-8% in suburban neighborhoods), with short-term rentals achieving 8-10% gross yields in trendy areas but requiring substantial management effort.
Rental Market Advantages
Flexibility and Lower Upfront Costs: Renting requires minimal upfront capital—typically just a security deposit and first month’s rent. This appeals to those uncertain about long-term Buenos Aires commitment.
Tenant-Friendly Conditions: The massive supply expansion gives renters negotiating power. Six-month leases typically secure better rates than monthly contracts. Utilities often bundle into furnished rentals, simplifying budgeting.
No Property Maintenance: Landlords handle maintenance, repairs, and property taxes. Renters avoid the financial and logistical burden of property ownership.
Location Flexibility: Easily relocate within Buenos Aires to test different neighborhoods before making longer-term commitments.
The Case for Buying
Financial Comparison Over Time
For a 60-square-meter apartment in mid-range Caballito ($136,080 purchase price at $2,268/sqm):
5-Year Rental Cost:
- Monthly rent: $500
- Total 60 months: $30,000 (USD equivalent)
- Additional utilities/services: $3,000
- Total rental outlay: $33,000
5-Year Ownership Cost (20% down payment scenario):
- Down payment: $27,216
- Property tax (ABL): ~$600/year = $3,000
- Maintenance/repairs: ~1% annually = $2,800
- Total acquisition fees (5.6-9%): ~$7,614
- Total ownership outlay: ~$40,630
- Residual equity: $136,080 + appreciation (~20%+ potential) = ~$163,000
Over 5+ year periods, property appreciation typically exceeds rental costs, especially given current market conditions with prices 20-25% below historical peaks.
Buy-Favorable Conditions Currently Present
1. Below-Peak Valuations: Properties remain 20-25% below 2019 USD peaks while demonstrating strong recovery. Emerging neighborhoods like Villa Crespo and Villa Urquiza show 10-15% annual appreciation potential.
2. Favorable Rental Yields: At 5-8% gross yields in top neighborhoods versus 4.8% citywide average, property investment generates income that justifies ownership costs.
3. Currency Stability: The lifting of currency controls encourages foreign investment. Pricing in USD provides stability against Argentine peso depreciation.
4. Mortgage Expansion: While limited for non-residents, mortgage operations surged 1,042% as of March 2025, indicating improving financing availability.
5. Market Momentum: Transaction volumes up 39.7% year-on-year with 140,000 properties on market (highest in 15 years) suggests healthy liquidity.
Typical Buying Scenarios
Budget-Conscious Investor ($150,000-$250,000):
Secures 1-2 bedroom apartments in mid-range neighborhoods like Villa Crespo or south San Telmo. These areas show strong value appreciation potential (10-15% annually) while offering good rental yields (5-7%).
Established Investor ($250,000-$400,000):
Purchases premium properties in established neighborhoods like Caballito, Belgrano, or north Palermo. These areas command higher rental yields (6-8%) and steady appreciation (8-12% in top areas).
Luxury Investor ($400,000+):
Acquires high-end properties in Puerto Madero, Palermo Soho, or luxury Recoleta developments. These areas cater to international executive renters and offer prestige but lower yields (3-4%).
Costs and Taxes: The Complete Picture
Purchase-Related Costs
When buying property, expect total acquisition fees of 5.6-9% of the purchase price:
| Cost Category | Rate | Notes |
|---|---|---|
| Property Transfer Tax | 1.5% | Usually paid by seller |
| Stamp Duty (Impuesto de Sellos) | 3.6% | Shared between buyer and seller |
| Notary Fees | 1-2% | Essential for legal compliance |
| Registration Fee | 0.2-0.5% | Local land registry |
| Real Estate Agent Commission | 3-4% | Standard market rate |
Total First-Year Costs: 5.6-9% above purchase price
Ongoing Ownership Costs
Property Tax (ABL): 0.5-1.2% of fiscal property value annually (varies by neighborhood and location)
Capital Gains Tax: 15% on profit for non-residents (capital gains calculated as: sale price minus acquisition costs, with inflation adjustments possible)
Utilities: $50-$100/month (electricity, water, gas) for small apartments
Maintenance: Budget 0.5-1% of property value annually
Financing Options and Visa Considerations
Mortgage Availability for Foreigners
Securing Argentine mortgages as a non-resident is extremely challenging. Requirements include:
- Local employment or substantial local assets
- Down payment of 30-50% (significantly higher than resident mortgages)
- Interest rates often exceeding 20% annually
- Extensive financial documentation from home countries
- Approval timelines of several months
- Preference for properties in major cities
Reality Check: Most successful foreign buyers pay cash or arrange financing in their home countries rather than pursuing Argentine mortgages due to complexity and limited availability.
Tips for Improving Mortgage Approval:
- Establish residency or long-term visa status first
- Maintain substantial deposits in Argentine bank accounts
- Provide comprehensive, officially translated financial documentation
- Build relationships with major Argentine banks before property shopping
Property Ownership Without Residency
You do not need to be a resident or citizen to buy property in Argentina. The only requirement is obtaining a CDI (Clave de Identificación), a tax identification code for foreigners. Non-residents must appoint an Argentine representative to handle property tax payments.
You can complete transactions remotely using power of attorney arrangements, eliminating the need for physical presence.
Residency Pathways Through Property Investment
Property purchase alone does not grant automatic residency. However, substantial property investment can support visa applications through investment-visa pathways. As of May 2025, foreigners investing USD 500,000+ in Argentina may apply for Argentine citizenship by investment without the typical two-year physical residence requirement.
Key Neighborhoods: Renting vs. Buying
Palermo (Soho, Hollywood, Chico)
Character: Most popular neighborhood for expats and digital nomads. Vibrant, lively atmosphere with excellent restaurants, bars, cafés, and cultural venues. Contains Parque Tres de Febrero and Japanese Gardens.
Rental Prices: $500-$700/month for 50-sqm apartments (long-term); $800-$1,200/month (short-term)
Purchase Prices: $3,500-$4,300 per sqm (premium areas exceed $4,000)
Best For: Renters seeking active lifestyle and expat community; buyers wanting cultural engagement and rental income
Recoleta
Character: Affluent, sophisticated neighborhood featuring Parisian-style architecture, upscale boutiques, museums, and cultural attractions. Home to UBA Law School and Plaza Francia.
Rental Prices: $600-$800/month for 1-bedroom (long-term); $900-$1,300/month (short-term)
Purchase Prices: Premium rates, typically $3,500+ per sqm
Best For: Renters preferring cultured environment with university proximity; buyers seeking prestige and stable demand
Villa Crespo
Character: Emerging neighborhood attracting young professionals with modern apartments, good value, and trendy restaurants and shops.
Rental Prices: $450-$650/month for 2-bedroom (long-term); $700-$1,000/month (short-term)
Purchase Prices: $1,500-$2,200 per sqm (exceptional value)
Best For: Renters on moderate budgets; buyers seeking appreciation potential (10-15% annually) and value entry points
Caballito
Character: Mid-range, family-friendly neighborhood with good infrastructure, parks, and local amenities.
Rental Prices: Moderate (typically $400-$600/month for 1-bedroom)
Purchase Prices: $2,268 per sqm (strong mid-range option)
Best For: Renters seeking family-oriented environment; budget-conscious buyers
San Telmo (South)
Character: Bohemian, historic neighborhood with colonial buildings, cobblestone streets, antique shops, tango halls, and artistic community. Weekly San Telmo Market.
Rental Prices: $300-$450/month for studios (long-term); $500-$700/month (short-term)
Purchase Prices: Under $1,000/sqm (affordable renovation projects)
Best For: Renters drawn to artistic culture and budget living; investors seeking renovation projects and appreciation
Belgrano
Character: Leafy, residential, family-oriented neighborhood balancing comfort and cost with good infrastructure.
Rental Prices: $600-$900/month
Purchase Prices: $2,916 per sqm
Best For: Renters and buyers seeking family-oriented environment and mid-range pricing
Decision Framework: Rent or Buy?
Choose RENTING if you:
- Plan to stay in Buenos Aires less than 3-4 years
- Prefer maximum flexibility to relocate or leave Argentina
- Have limited capital available ($50,000 or less)
- Are uncertain about neighborhoods and want to test areas first
- Prioritize low upfront costs and minimal financial commitment
- Prefer not managing property maintenance and repairs
- Don’t have stable employment or visa status
- Want to avoid currency risk by not accumulating ARS-based assets
Monthly Budget Expectations (Single Person):
- Modest 1-bedroom: $400-$600
- Modern apartment in popular area: $800-$1,200
- Utilities, internet: $50-$80
- Groceries, transportation: $600-$800
- Total: $1,400-$1,600/month
Choose BUYING if you:
- Plan to stay in Buenos Aires 5+ years or indefinitely
- Have USD 150,000+ for down payment and acquisition costs
- Want to build equity and wealth through property appreciation
- Can secure stable financing (cash, home country mortgage, or strong local income)
- Seek rental income from property investment (5-8% yields available)
- Prefer currency stability through USD-priced assets
- Have established or can secure Argentine residency or visa
- Want to benefit from market recovery (prices still 20-25% below 2019 peaks)
- Can manage or afford property maintenance and ongoing costs
Capital Requirements:
- Minimum down payment: $27,000-$75,000 (20% of typical purchase)
- Acquisition costs: 5.6-9% additional
- Ongoing annual costs: 1-2% of property value
Risk Considerations
Rental Market Risks
- Inflation Impact: Argentine inflation (120% in 2024) may increase rents despite supply surplus
- Economic Volatility: Currency fluctuations and economic instability could affect real costs
- Limited Long-term Leases: Landlord preferences for long-term tenants help, but fewer guarantees than homeownership
Property Buying Risks
- Economic Uncertainty: Argentina’s economic volatility could affect property values despite current recovery
- Financing Challenges: Foreigners face severe mortgage limitations; expect to require substantial capital
- Tax Complexity: Capital gains tax (15% for non-residents) applies on profits; complex for non-resident tax filing
- Currency Risk: While USD pricing provides stability, peso devaluation impacts local economics
- Regulatory Changes: Past rent control and property law changes show potential for future regulatory shifts
- Illiquidity: Property sales take time; cannot quickly convert to cash like equities
- Maintenance Costs: Property requires upkeep; unexpected repairs can exceed budgets
Action Steps by Scenario
If Considering Renting
- Identify 2-3 priority neighborhoods based on lifestyle preferences (Palermo for nightlife, Recoleta for culture, Villa Crespo for value)
- Obtain CDI tax identification (required as foreigner)
- Use established platforms: Immuebles24, Zonaprop, or Airbnb for rentals
- Negotiate lease terms: Request 6-12 month contracts for better rates
- Budget for total costs: Average single person needs $1,400-$1,600/month
- Plan visa requirements: Ensure tourist status or visa covers rental period
If Considering Buying
- Determine financial capacity: Calculate down payment (20-30% minimum) plus 5.6-9% acquisition costs
- Explore financing: Contact home-country banks for international property mortgages; expect Argentine mortgages to be unavailable
- Obtain CDI tax identification: Essential for any property purchase
- Hire licensed lawyer and real estate agent: Non-negotiable for successful transactions
- Conduct due diligence: Verify property legal status (certificado de dominio) and check for claims (certificado de inhibiciones)
- Select neighborhoods strategically: Balance between established (stable) and emerging areas (appreciation potential)
- Plan tax strategy: Understand capital gains implications (15% for non-residents)
- Consider residency pathway: If investing USD 500,000+, explore citizenship-by-investment programs
- Budget ongoing costs: Property tax, maintenance, utilities typically 1-2% of value annually
Final Recommendation for 2025
For most investors with USD 150,000+: Buying offers superior long-term value. Properties remain 20-25% below 2019 USD peaks while showing strong recovery momentum. Rental yields of 5-8% exceed rental cost growth rates, especially given Argentina’s inflation dynamics. The market benefits from fundamental improvements in property sales (up 47.3%), mortgage availability (up 1,042%), and foreign investment (8-12% of premium transactions).
For short-term residents (under 3 years) or those with limited capital: Renting provides flexibility and eliminates upfront financial burden, despite higher long-term costs.
For strategic timing: Emerging neighborhoods like Villa Crespo (10-15% annual appreciation potential) and south San Telmo offer exceptional value for buyers seeking appreciation. Premium areas like Palermo Soho and Recoleta maintain steadier, more predictable 8-12% annual appreciation.
The Buenos Aires property market is experiencing its strongest phase in six years, making 2025-2026 an opportune window for international buyers with capital seeking both income generation and wealth appreciation in a major Latin American city.