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A 3-bedroom apartment costs no less than $750,000 a month: how much rent costs neighborhood by neighborhood in Buenos Aires - Ambito Financiero
Source:
www.ambito.com
August 21, 2025
By Jose Luis Cieri
There is a lot to offer in several areas of Buenos Aires, but prices are high, in demand by large families and professionals who need a work environment.
They are usually bright apartments with outbuildings, exceeding 100 m2.
Finding a three-bedroom apartment to rent in Buenos Aires isn't for everyone; you need a decent income. Today, finding a unit for less than $750,000 is nearly impossible, with average monthly rents exceeding one million pesos in the most sought-after areas. Supply is scarce because these units haven't been built recently; most real estate developments in the last 15 years have focused on studio- to two-bedroom properties .
Claudio Palitto , of SJ Palitto Inmobiliaria, noted that prices range from $1,100,000 to $1,300,000 , with peaks of up to $1,800,000 for units with amenities and security.
Leandro Molina , general manager of Zonaprop, confirmed the trend and provided concrete examples: Núñez is positioned as the most expensive neighborhood for this type of apartment, with an average value of $1,555,100 , while in Lugano, the most affordable area, the price is around $1,004,900 per month.
In high-value areas like Puerto Madero, prices start at US$2,000 , with the best properties exceeding US$10,000 .
According to Molina, "the average rental price rose 2% in July and is projected to increase by 21.5% by 2025." The factors that explain these values, according to experts, are the area , the size and condition of the apartment, the building category , and the amount of expenses , which all add to the cost.
The kitchen, a key area when renting a 3-bedroom apartment in Buenos Aires. A space that, due to its size and functionality, directly impacts the final rental price.
The reasons for the limited supply are several:
Regarding policies and inflation, the spokespersons share a critical view. Safar emphasized that regulations seeking to impose limits on the market have historically harmed it. He cites as an example the Rental Law repealed at the end of 2023, which caused a disproportionate increase in prices and the withdrawal of supply.
Despite this, Palitto clarified that while some regulations have increased supply, this has not translated into more availability in the three-bedroom segment.
Experts agree that larger properties generally have more stable values . Increases in this segment are below average. Today, most contracts include periodic adjustment clauses of three to six months , which provides greater predictability in the negotiation.
As for the future, the outlook is uncertain. Rental supply for these units is unlikely to grow, as three- and four-bedroom apartments are not intended as rental properties.
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Source:
Un departamento de 4 ambientes no baja de $750.000 al mes: cuánto cuesta el alquiler barrio por barrio en CABA
Hay oferta en varias zonas porteñas pero los valores son elevados, demandados por familias numerosas y profesionales que necesitan un ambiente para trabajar.
www.ambito.com
August 21, 2025
By Jose Luis Cieri
There is a lot to offer in several areas of Buenos Aires, but prices are high, in demand by large families and professionals who need a work environment.
They are usually bright apartments with outbuildings, exceeding 100 m2.
Finding a three-bedroom apartment to rent in Buenos Aires isn't for everyone; you need a decent income. Today, finding a unit for less than $750,000 is nearly impossible, with average monthly rents exceeding one million pesos in the most sought-after areas. Supply is scarce because these units haven't been built recently; most real estate developments in the last 15 years have focused on studio- to two-bedroom properties .
Claudio Palitto , of SJ Palitto Inmobiliaria, noted that prices range from $1,100,000 to $1,300,000 , with peaks of up to $1,800,000 for units with amenities and security.
For his part, Jorge Safar of Oppel Inmobiliaria explained that in less sought-after neighborhoods, such as Flores, Barracas, or Villa Luro, prices start at $700,000 . In areas with higher demand, such as Belgrano, Núñez, Palermo, or Barrio Norte, prices start in the range of $1,000,000 to $1,200,000 .Leandro Molina , general manager of Zonaprop, confirmed the trend and provided concrete examples: Núñez is positioned as the most expensive neighborhood for this type of apartment, with an average value of $1,555,100 , while in Lugano, the most affordable area, the price is around $1,004,900 per month.
In high-value areas like Puerto Madero, prices start at US$2,000 , with the best properties exceeding US$10,000 .
According to Molina, "the average rental price rose 2% in July and is projected to increase by 21.5% by 2025." The factors that explain these values, according to experts, are the area , the size and condition of the apartment, the building category , and the amount of expenses , which all add to the cost.
Demand and supply shortages
A key point that all specialists emphasize is the shortage of supply. According to Molina, demand for four-bedroom apartments has dropped. Until 2023, these units represented 13% of searches, but today they only account for 8% of the total , making them the least sought-after.
The kitchen, a key area when renting a 3-bedroom apartment in Buenos Aires. A space that, due to its size and functionality, directly impacts the final rental price.
The reasons for the limited supply are several:
- Private use of the units: Safar explained that the three-bedroom apartments are not built for rental purposes, but rather for end users who purchase them as permanent housing. "The available supply is the remainder of units that, for various reasons, do not enter the sales market," he said.
- Lower profitability: Experts agree that, proportionally, larger properties yield less for owners. This is due not only to the monthly rent, but also to the investment in maintenance, maintenance costs, and the time without a tenant.
- New construction: Palitto noted that "new construction is geared toward smaller, one- and one-bedroom units, which reduces supply in the larger segment."
Regulation and inflation: a complex impact
Regarding policies and inflation, the spokespersons share a critical view. Safar emphasized that regulations seeking to impose limits on the market have historically harmed it. He cites as an example the Rental Law repealed at the end of 2023, which caused a disproportionate increase in prices and the withdrawal of supply.
Despite this, Palitto clarified that while some regulations have increased supply, this has not translated into more availability in the three-bedroom segment.
Experts agree that larger properties generally have more stable values . Increases in this segment are below average. Today, most contracts include periodic adjustment clauses of three to six months , which provides greater predictability in the negotiation.
The tenant profile and projections
The profile of those looking for a four-room apartment is very clear. Molina pointed out that these are families with children and people who work from home . In both cases, having individual bedrooms and a workspace is essential to improving quality of life.As for the future, the outlook is uncertain. Rental supply for these units is unlikely to grow, as three- and four-bedroom apartments are not intended as rental properties.
Neighborhood-by-neighborhood values
Below are the average rental prices for four-bedroom apartments in each neighborhood of Buenos Aires City, with an assumed surface area of 115 m2 for comparison, according to Zonaprop:- Núñez: $1,555,100.
- Palermo: $1,537,000.
- Colegiales $1,522,000.
- Saavedra: $1,494,400.
- Belgrano: $1,488,800.
- Coghlan: $1,480,400.
- Villa Ortúzar: $1,473,000.
- Villa Urquiza: $1,459,000.
- Chacarita: $1,447,100.
- Caballito: $1,446,100.
- Villa Devoto: $1,433,700.
- Almagro: $1,385,900.
- Villa Del Parque: $1,373,400.
- Recoleta: $1,360,200.
- Villa Crespo: $1,351,400.
- Parque Chacabuco: $1,336,600.
- San Cristobal: $1,333,500.
- Boedo: $1,324,400.
- Villa Pueyrredón: $1,318,900.
- Retiro $1,306,900.
- Santa Rita: $1,288,900.
- Flores: $1,276,600.
- San Telmo: $1,257,700.
- Barracas: $1,249,400.
- Floresta: $1,243,800.
- Villa Gral. Mitre: $1,229,300.
- Balvanera: $1,221,900.
- Monte Castro: $1,218,700.
- Villa Luro: $1,199,000.
- Patricios Park: $1,176,600.
- Vélez Sarsfield: $1,118,200.
- San Nicolás: $1,103,800.
- Montserrat: $1,087,000.
- Constitucion: $1,057,800.
- Lugano: $1,004,900.
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