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Apartments in Buenos Aires City lead the price increase in the AMBA region: which neighborhoods have been most enhanced? - Ambito Financiero
Source:
www.ambito.com
August 28, 2025
By José Luis Cieri
A private report confirmed that the value per square meter in the City increased by 7.7% year-over-year. What's happening with rents, with increases slightly above inflation?
The apartments were appreciated better than the houses. Pexels
The real estate market in the Buenos Aires Metropolitan Area (AMBA) saw further growth in apartment prices in August, with the city of Buenos Aires leading the way . The median price per square meter stood at US$2,602 , a 7.7% year-over-year increase , according to a survey by the University of San Andrés (UDESA) and Mercado Libre Inmuebles. In contrast, the housing market saw a more moderate increase of 3.7% , with a median price of US$1,361 per square meter .
In the monthly comparison, the City's apartments registered a variation of -0.3% , reflecting a certain stability after months of increases. However, when looking at an annual horizon, the trend remains positive and is stronger than in the suburbs, according to Mercado Libre-UDESA. In the North GBA, apartment prices advanced 6.4% year-over-year , with an average of US$2,171/m2 . In the South GBA, the increase was 4.9% , at US$1,590/m2 , while in the West GBA, an increase of 4% was observed , with a value of US$1,519/m2 .
The most expensive neighborhoods showed more moderate increases. In Puerto Madero , the price per square meter reached US$5,783 , but the increase was only 4.5% year-over-year , while in Palermo the variation was 6.4% . Despite this, Puerto Madero remains the most expensive market in the city, more than doubling the values of mid-range neighborhoods like Almagro or Villa Urquiza.
In the metropolitan area, some districts showed particular dynamism. In the Northern GBA , Escobar led the year-on-year increase in departments with 14.6% , above the regional average. In the Western GBA , Ituzaingó registered a 14.5% increase , and in the Southern GBA, the greatest advances were observed in municipalities such as Avellaneda and Quilmes , with variations of around 3%.
The housing market, on the other hand, remained more contained. In the City, the year-over-year increase was 3.7% , with a median price of US$1,361/m² . In the North of Greater Buenos Aires (GBA), prices stood at US$861/m² , up 2.6% , in the West of Greater Buenos Aires (GBA) at US$702/m² (up 2.7% ), and in the South of Greater Buenos Aires (GBA) at US$653/m² , where a decline of -0.2% was observed . However, within Buenos Aires, there were neighborhoods with notable increases in housing prices, such as Villa Madero , where prices grew 23.4% year-over-year , followed by other neighborhoods in the north of Buenos Aires that also showed partial recoveries.
The available supply reinforces the centrality of apartments in the city's market: they represent more than 90% of active listings in Buenos Aires, while a higher proportion of houses are listed in Greater Buenos Aires. This concentration partly explains why apartment price fluctuations dictate the overall market.
Regarding the most sought-after areas, the August ranking was led by Caballito, Recoleta, and Belgrano within the city, while in the metropolitan area, Olivos and Martínez stood out in the north, La Plata and Quilmes in the south, and Ramos Mejía and Morón in the west. These preferences are explained by the combination of connectivity, services, and mid-range prices they offer compared to more exclusive neighborhoods.
For Champanier, the sector faces a contrast between the good performance of existing properties and the difficulties of new developments. High construction costs create a growing gap in values. "All completed new construction is selling for a price above buyer expectations. There is still a significant gap between used and new," he explained.
Regarding the outlook, the executive maintained that the key will be a broader financing environment and cost adjustments that will allow for more projects to be viable. "What's missing is more accessible credit, lower rates, and a return to normal construction costs so that the deal closes for all parties," he concluded.
Lamarca added: “We noticed a slight increase. However, we did perceive a more positive disposition on the part of owners to start new contracts or renew existing ones. This attitude can be attributed in part to the possibility of agreeing to shorter-term contracts, which generates greater confidence in renting properties, especially in downtown Ituzaingó and in areas near Morón.”
Lamarca recommended maintaining an open dialogue between the parties: "Our advice is to maintain clear communication to negotiate possible adjustments and conditions in the contracts. If you are a tenant seeking renewal, your behavior, timely payments, and proper care of the property are very helpful."
As for reference prices, in the western suburbs a two-bedroom duplex in Ituzaingó costs around $700,000 per month , while between Merlo and Morón a one-bedroom apartment without a garage costs $500,000, with a garage it costs between $600,000 and $630,000, and two-bedroom apartments with a garage climb to around $600,000. Two-bedroom houses with a garage are offered for around $700,000 per month.
www.buysellba.com
Source:
Los departamentos en CABA lideran la suba de precios en el AMBA: qué barrios se potenciaron mejor
Informe privado confirmó que el valor del m2 en la Ciudad aumentó un 7,7% interanual. Qué ocurre con los alquileres, con aumentos leves por arriba de inflación.
www.ambito.com
August 28, 2025
By José Luis Cieri
A private report confirmed that the value per square meter in the City increased by 7.7% year-over-year. What's happening with rents, with increases slightly above inflation?
The apartments were appreciated better than the houses. Pexels
The real estate market in the Buenos Aires Metropolitan Area (AMBA) saw further growth in apartment prices in August, with the city of Buenos Aires leading the way . The median price per square meter stood at US$2,602 , a 7.7% year-over-year increase , according to a survey by the University of San Andrés (UDESA) and Mercado Libre Inmuebles. In contrast, the housing market saw a more moderate increase of 3.7% , with a median price of US$1,361 per square meter .
In the monthly comparison, the City's apartments registered a variation of -0.3% , reflecting a certain stability after months of increases. However, when looking at an annual horizon, the trend remains positive and is stronger than in the suburbs, according to Mercado Libre-UDESA. In the North GBA, apartment prices advanced 6.4% year-over-year , with an average of US$2,171/m2 . In the South GBA, the increase was 4.9% , at US$1,590/m2 , while in the West GBA, an increase of 4% was observed , with a value of US$1,519/m2 .
Where they climbed the most
The largest increases within the city were concentrated in three neighborhoods. Agronomía registered a 15.7% year-over-year jump , with a value of around US$2,315/m2 . Villa Crespo followed , with a 10.4% increase to US$2,581/m2 , and Caballito , with a 10.2% increase that brought the square meter to US$2,429 . These neighborhoods significantly exceeded the city's overall average and reflect a renewed interest in residential areas with good connectivity and services.The most expensive neighborhoods showed more moderate increases. In Puerto Madero , the price per square meter reached US$5,783 , but the increase was only 4.5% year-over-year , while in Palermo the variation was 6.4% . Despite this, Puerto Madero remains the most expensive market in the city, more than doubling the values of mid-range neighborhoods like Almagro or Villa Urquiza.
In the metropolitan area, some districts showed particular dynamism. In the Northern GBA , Escobar led the year-on-year increase in departments with 14.6% , above the regional average. In the Western GBA , Ituzaingó registered a 14.5% increase , and in the Southern GBA, the greatest advances were observed in municipalities such as Avellaneda and Quilmes , with variations of around 3%.
The housing market, on the other hand, remained more contained. In the City, the year-over-year increase was 3.7% , with a median price of US$1,361/m² . In the North of Greater Buenos Aires (GBA), prices stood at US$861/m² , up 2.6% , in the West of Greater Buenos Aires (GBA) at US$702/m² (up 2.7% ), and in the South of Greater Buenos Aires (GBA) at US$653/m² , where a decline of -0.2% was observed . However, within Buenos Aires, there were neighborhoods with notable increases in housing prices, such as Villa Madero , where prices grew 23.4% year-over-year , followed by other neighborhoods in the north of Buenos Aires that also showed partial recoveries.
Demand
Beyond the price evolution, demand for apartments for sale in the City also showed a significant change. According to the survey, contacts from potential buyers grew 20.8% between July 2024 and July 2025 , marking a clear revival of purchase intentions. This increase is due, in part, to the stabilization of dollar values after several years of decline, and to the expectations generated by the return of mortgage credit, with new lines launched by public and private banks in recent months.The available supply reinforces the centrality of apartments in the city's market: they represent more than 90% of active listings in Buenos Aires, while a higher proportion of houses are listed in Greater Buenos Aires. This concentration partly explains why apartment price fluctuations dictate the overall market.
Regarding the most sought-after areas, the August ranking was led by Caballito, Recoleta, and Belgrano within the city, while in the metropolitan area, Olivos and Martínez stood out in the north, La Plata and Quilmes in the south, and Ramos Mejía and Morón in the west. These preferences are explained by the combination of connectivity, services, and mid-range prices they offer compared to more exclusive neighborhoods.
Good expectations
In his overview of the real estate market, Ariel Champanier , director of Re/Max Premium, emphasized that 2025 is shaping up to be a year of strong activity. In his view: "Pre-owned properties have strengthened, credit has helped, and property laundering has been a factor; these were the factors that have driven the market in recent months."For Champanier, the sector faces a contrast between the good performance of existing properties and the difficulties of new developments. High construction costs create a growing gap in values. "All completed new construction is selling for a price above buyer expectations. There is still a significant gap between used and new," he explained.
Regarding the outlook, the executive maintained that the key will be a broader financing environment and cost adjustments that will allow for more projects to be viable. "What's missing is more accessible credit, lower rates, and a return to normal construction costs so that the deal closes for all parties," he concluded.
Rentals
For his part, Diego Lamarca, a real estate expert in the western part of Greater Buenos Aires, stated that rents "are rising slightly above inflation for new contracts, no more than 2% monthly." He also noted that in this corridor "supply has not expanded as strongly as in others" and that a climate of caution persists among owners and tenants.
Lamarca added: “We noticed a slight increase. However, we did perceive a more positive disposition on the part of owners to start new contracts or renew existing ones. This attitude can be attributed in part to the possibility of agreeing to shorter-term contracts, which generates greater confidence in renting properties, especially in downtown Ituzaingó and in areas near Morón.”
Lamarca recommended maintaining an open dialogue between the parties: "Our advice is to maintain clear communication to negotiate possible adjustments and conditions in the contracts. If you are a tenant seeking renewal, your behavior, timely payments, and proper care of the property are very helpful."
As for reference prices, in the western suburbs a two-bedroom duplex in Ituzaingó costs around $700,000 per month , while between Merlo and Morón a one-bedroom apartment without a garage costs $500,000, with a garage it costs between $600,000 and $630,000, and two-bedroom apartments with a garage climb to around $600,000. Two-bedroom houses with a garage are offered for around $700,000 per month.
www.buysellba.com
