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Buenos Aires' new gems: the avenues that were once the "ugly duckling" of the neighborhood and are now highly sought after for living - La Nacion Propiedades
Source:
www.lanacion.com.ar
November 11, 2025
By Maria Josefina Lanzi
The city of Buenos Aires is constantly transforming and, in recent years, two important avenues have benefited. Soledad Aznarez
For years, these were gray streets , with closed shutters , auto repair shops , car washes, uninspired businesses, and decades-old buildings. But recently, many areas in Buenos Aires have undergone a complete transformation and become more valuable . This happened with two unexpected avenues: Niceto Vega, in Palermo , and Directorio , in Caballito , which went from being forgotten to being prime real estate for developers.
Today they concentrate demand, construction projects, and a new profile of residents who seek what the rest of the city can no longer offer: a strategic location without chaos and square meters at still competitive prices .
“I was afraid to buy in the area because it was surrounded by garages and car washes. But after the pandemic everything changed: today my apartment is worth 20% more,” says Lucía, a local resident.
Along Niceto Vega Avenue there are new buildings, restaurants, and the area began to change some time ago.Soledad Aznarez
The area benefited from several developments, such as the elevation of the San Martín railway tracks, which improved traffic flow in the neighborhood. The connection to Juan B. Justo Avenue facilitates access to Libertador Avenue; furthermore, public transportation is another highlight of the area. Added to this was the spillover effect of the real estate boom in Chacarita, Palermo, and Colegiales —the now-famous border known as “Chacalermogiales” —which brought boutique cafes, creative studios, and tourists seeking “the new Palermo Hollywood.”
The microzone , located between Dorrego and Juan B. Justo streets , has developed several advantages that have placed it at the forefront of the real estate scene. It is a residential area in the heart of Palermo, but situated away from the intense traffic that characterizes this bustling neighborhood. In fact, it also doesn't have as many shops on the ground floor and, therefore, not as much pedestrian traffic.
“The Niceto Vega street corridor, between Juan B. Justo and Dorrego avenues, is the main axis of nightlife in the Palermo neighborhood. This area is characterized by its concentration of nightclubs, pubs, and cultural centers,” summarizes architect Alejandro Tepedino of D'Aria Propiedades.
Furthermore, Tepedino states that currently, “the real estate boom is driving the development of new housing projects in the area. This transformation anticipates a palpable tension between the need for domestic tranquility and the explosion of the vibrant nightlife, with all its implications.” Therefore, these stark contrasts “generate a conflict of coexistence between the already established urban profile and the profound urban transformation that is underway.”
The Niceto Vega street corridor, between Juan B. Justo and Dorrego avenues, is residential day and night, the main axis of nightlife in the Palermo neighborhood. Soledad Aznarez
Along these lines, developer Gustavo Glazman, a partner at Infinity Line, was one of the first to recognize the corridor's potential. "We built our first building 11 years ago, and today there are no lots left available," he says. In their case, they started building 11 years ago on the avenue (a building with about 70 units), have already completed two buildings, and have two more in the pipeline. "The area showed promise. Located close to everything, but far from the noise; everything indicated that it had to grow , there was no alternative," he adds.
Glazman continues to invest in the area and has two more projects underway on the avenue: at the corner of Carranza Street, he will build a building with 33 three-room apartments , ranging from 75 to 120 square meters, with a pre-sale price of US$3,400/square meter. Additionally, between Humboldt and Fitz Roy Streets, they are constructing another project, this time a premium office building with a corporate image , which will add 10 floors and 8,000 square meters of corporate space to the area. “People are still investing in real estate,” he affirms.
According to Jeremías González Toledo, commercial director of Inarch, “it was a post-pandemic effect: people wanted to be close to everything, but in quieter neighborhoods.” The developer points out that the area's prices are also an advantage , since land costs are lower than in Palermo, Núñez, or Belgrano, making the final price per square meter more affordable than in other neighborhoods. He notes that the average price for pre-construction projects starts at US$3,000/m² and reaches US$4,000/m² .
His company is constructing a building near the avenue—a few blocks from this micro-zone—at the corner of Dorrego and Córdoba streets . It's a nine-story building, with two levels dedicated to amenities, scheduled for completion at the end of 2027. It will feature one- to four-room units, ranging from 35 to 120 square meters, with prices starting at US$3,100 and reaching US$4,000 per square meter .
It also points out that this is the " new gastronomic hub by a landslide." Indeed, the area boasts a range of options, from the renowned Anchoita grill, where reservations are hard to come by, to one of the Ventana de Anafe locations.
Micaela Najmanovich, the owner and creator of this latest gastronomic venture, which began eight years ago but has been located at Arévalo and Niceto Vega since 2024, says: “ It’s an area with many production companies, and the entire audiovisual industry is very active. There’s also a lot of tourism , with visitors staying in the area and spending money in the neighborhood.”
Anchoita is the trendy restaurant in the area, and you can't get a table without booking well in advance.Hernan Zenteno - La Nacion/Hernan Zenteno
He reveals that the surrounding streets are where the neighborhood's gastronomy is concentrated . In fact, in their case, they decided to locate on a nearby street because "it offers something more private and secluded, while still being in a public, bustling, and growing area."
Today, Niceto Vega combines two distinct personalities : from Dorrego to Bonpland, a more family-oriented and residential area; from Bonpland to Juan B. Justo, a vibrant nightlife reminiscent of old Palermo Hollywood, with bars, rooftops, and film studios. “The surrounding streets will continue to grow, because that’s what always happens when a micro-area becomes established,” predicts a local resident.
Niceto Vega combines two souls: from Dorrego to Bonpland, a more family-friendly and residential area; from Bonpland to Juan B. Justo, a nightlife scene reminiscent of old Palermo Hollywood, with bars, rooftops, and film studios. Soledad Aznarez
Today, land values on Directorio range from US$2,500 to US$4,500/m² , and developers acknowledge that demand remains strong despite the scarcity of land. “Due to the collapse of Goyena, new high-end areas were created. Directorio is the natural continuation,” explains Mateo García of Toribio Achával.
But what generated so much activity in an area far removed from the city's sought-after northern corridor? One of the driving forces was the migration of residents from other parts of the city. The 25 de Mayo highway connected the neighborhood and encouraged buyers from Ezeiza, Ciudad Evita, Lomas de Zamora, Mataderos, and Liniers, to name a few. "It became aspirational, and we achieved projects for a very demanding clientele," explains Gerardo Azcuy, president of the eponymous development company, which has more than 26 premium buildings, both completed and under development, in the most desirable micro-area of Caballito. "People also come from Ramos Mejía, Ciudadela, and Mataderos," adds Carlos Cucciolla, of the firm that bears his name, which has several projects in the neighborhood.
Avenida Directorio benefited from the spillover effect of Pedro GoyenaLucas Ignacio Mangi - LA NACIÓN
This is a demographic that doesn't aspire to live in the northern part of the city , nor in Recoleta. Some identify it as " the Palermo of the southern zone ."
“It’s one of the neighborhoods with the highest number of construction projects and new buildings, especially in the Goyena area and its surroundings,” notes Luis D’Odorico, director of D’Odorico Propiedades. While there are no more available lots on Goyena Avenue, its parallel street, Directorio, is growing just two blocks away. “We’ve already built three developments on Goyena, and in just 500 meters of Directorio, we’ve built another five buildings,” reveals Azcuy. He explains that when he decided to focus on Caballito, he found opportunities on this avenue with land values around US$600 or US$700 per square meter, while on Goyena they reach US$1,000/m².
A sign of Directorio's momentum? The arrival on that avenue of the concept store by Saccaro, the high-end Brazilian interior design brand.
Connectivity is another of the area's strengths: it's one of the few with more than one subway line (A and E), in addition to various bus services and the Sarmiento train line. It also has access to the 25 de Mayo Highway, which connects to the La Plata-Buenos Aires Highway, the Perito Moreno Highway, and Dellepiane Avenue.
www.buysellba.com
Source:
Las nuevas joyas porteñas: las avenidas que eran “el patito feo” del barrio y hoy son muy demandadas para vivir
En los últimos años se transformaron en polos residenciales codiciados, con cafés, desarrollos premium y movimiento de día y de noche
www.lanacion.com.ar
November 11, 2025
By Maria Josefina Lanzi
The city of Buenos Aires is constantly transforming and, in recent years, two important avenues have benefited. Soledad Aznarez
For years, these were gray streets , with closed shutters , auto repair shops , car washes, uninspired businesses, and decades-old buildings. But recently, many areas in Buenos Aires have undergone a complete transformation and become more valuable . This happened with two unexpected avenues: Niceto Vega, in Palermo , and Directorio , in Caballito , which went from being forgotten to being prime real estate for developers.
Today they concentrate demand, construction projects, and a new profile of residents who seek what the rest of the city can no longer offer: a strategic location without chaos and square meters at still competitive prices .
The Palermo avenue that became top
Until a few years ago, Niceto Vega Street —between Juan B. Justo and Dorrego—looked more like a mechanic's workshop than a potential development site. However, in just five blocks, one of Palermo's coolest neighborhoods has sprung up, attracting the attention of real estate developers and transforming from an unsafe and "ugly" area into a trendy avenue.“I was afraid to buy in the area because it was surrounded by garages and car washes. But after the pandemic everything changed: today my apartment is worth 20% more,” says Lucía, a local resident.
Along Niceto Vega Avenue there are new buildings, restaurants, and the area began to change some time ago.Soledad Aznarez
The area benefited from several developments, such as the elevation of the San Martín railway tracks, which improved traffic flow in the neighborhood. The connection to Juan B. Justo Avenue facilitates access to Libertador Avenue; furthermore, public transportation is another highlight of the area. Added to this was the spillover effect of the real estate boom in Chacarita, Palermo, and Colegiales —the now-famous border known as “Chacalermogiales” —which brought boutique cafes, creative studios, and tourists seeking “the new Palermo Hollywood.”
The microzone , located between Dorrego and Juan B. Justo streets , has developed several advantages that have placed it at the forefront of the real estate scene. It is a residential area in the heart of Palermo, but situated away from the intense traffic that characterizes this bustling neighborhood. In fact, it also doesn't have as many shops on the ground floor and, therefore, not as much pedestrian traffic.
“The Niceto Vega street corridor, between Juan B. Justo and Dorrego avenues, is the main axis of nightlife in the Palermo neighborhood. This area is characterized by its concentration of nightclubs, pubs, and cultural centers,” summarizes architect Alejandro Tepedino of D'Aria Propiedades.
Furthermore, Tepedino states that currently, “the real estate boom is driving the development of new housing projects in the area. This transformation anticipates a palpable tension between the need for domestic tranquility and the explosion of the vibrant nightlife, with all its implications.” Therefore, these stark contrasts “generate a conflict of coexistence between the already established urban profile and the profound urban transformation that is underway.”
The Niceto Vega street corridor, between Juan B. Justo and Dorrego avenues, is residential day and night, the main axis of nightlife in the Palermo neighborhood. Soledad Aznarez
Along these lines, developer Gustavo Glazman, a partner at Infinity Line, was one of the first to recognize the corridor's potential. "We built our first building 11 years ago, and today there are no lots left available," he says. In their case, they started building 11 years ago on the avenue (a building with about 70 units), have already completed two buildings, and have two more in the pipeline. "The area showed promise. Located close to everything, but far from the noise; everything indicated that it had to grow , there was no alternative," he adds.
Glazman continues to invest in the area and has two more projects underway on the avenue: at the corner of Carranza Street, he will build a building with 33 three-room apartments , ranging from 75 to 120 square meters, with a pre-sale price of US$3,400/square meter. Additionally, between Humboldt and Fitz Roy Streets, they are constructing another project, this time a premium office building with a corporate image , which will add 10 floors and 8,000 square meters of corporate space to the area. “People are still investing in real estate,” he affirms.
According to Jeremías González Toledo, commercial director of Inarch, “it was a post-pandemic effect: people wanted to be close to everything, but in quieter neighborhoods.” The developer points out that the area's prices are also an advantage , since land costs are lower than in Palermo, Núñez, or Belgrano, making the final price per square meter more affordable than in other neighborhoods. He notes that the average price for pre-construction projects starts at US$3,000/m² and reaches US$4,000/m² .
His company is constructing a building near the avenue—a few blocks from this micro-zone—at the corner of Dorrego and Córdoba streets . It's a nine-story building, with two levels dedicated to amenities, scheduled for completion at the end of 2027. It will feature one- to four-room units, ranging from 35 to 120 square meters, with prices starting at US$3,100 and reaching US$4,000 per square meter .
It also points out that this is the " new gastronomic hub by a landslide." Indeed, the area boasts a range of options, from the renowned Anchoita grill, where reservations are hard to come by, to one of the Ventana de Anafe locations.
Micaela Najmanovich, the owner and creator of this latest gastronomic venture, which began eight years ago but has been located at Arévalo and Niceto Vega since 2024, says: “ It’s an area with many production companies, and the entire audiovisual industry is very active. There’s also a lot of tourism , with visitors staying in the area and spending money in the neighborhood.”
Anchoita is the trendy restaurant in the area, and you can't get a table without booking well in advance.Hernan Zenteno - La Nacion/Hernan Zenteno
He reveals that the surrounding streets are where the neighborhood's gastronomy is concentrated . In fact, in their case, they decided to locate on a nearby street because "it offers something more private and secluded, while still being in a public, bustling, and growing area."
Today, Niceto Vega combines two distinct personalities : from Dorrego to Bonpland, a more family-oriented and residential area; from Bonpland to Juan B. Justo, a vibrant nightlife reminiscent of old Palermo Hollywood, with bars, rooftops, and film studios. “The surrounding streets will continue to grow, because that’s what always happens when a micro-area becomes established,” predicts a local resident.
Niceto Vega combines two souls: from Dorrego to Bonpland, a more family-friendly and residential area; from Bonpland to Juan B. Justo, a nightlife scene reminiscent of old Palermo Hollywood, with bars, rooftops, and film studios. Soledad Aznarez
The “Palermo” of southern Buenos Aires
If Niceto Vega is the surprise rise of the northern corridor, Directorio Avenue is the silent phenomenon of the south-central area . Born as a residential artery in Caballito, it reinvented itself as a result of the spillover effect of the Pedro Goyena boom, which exhausted its construction capacity and pushed developers a few blocks further afield.Today, land values on Directorio range from US$2,500 to US$4,500/m² , and developers acknowledge that demand remains strong despite the scarcity of land. “Due to the collapse of Goyena, new high-end areas were created. Directorio is the natural continuation,” explains Mateo García of Toribio Achával.
But what generated so much activity in an area far removed from the city's sought-after northern corridor? One of the driving forces was the migration of residents from other parts of the city. The 25 de Mayo highway connected the neighborhood and encouraged buyers from Ezeiza, Ciudad Evita, Lomas de Zamora, Mataderos, and Liniers, to name a few. "It became aspirational, and we achieved projects for a very demanding clientele," explains Gerardo Azcuy, president of the eponymous development company, which has more than 26 premium buildings, both completed and under development, in the most desirable micro-area of Caballito. "People also come from Ramos Mejía, Ciudadela, and Mataderos," adds Carlos Cucciolla, of the firm that bears his name, which has several projects in the neighborhood.
Avenida Directorio benefited from the spillover effect of Pedro GoyenaLucas Ignacio Mangi - LA NACIÓN
This is a demographic that doesn't aspire to live in the northern part of the city , nor in Recoleta. Some identify it as " the Palermo of the southern zone ."
“It’s one of the neighborhoods with the highest number of construction projects and new buildings, especially in the Goyena area and its surroundings,” notes Luis D’Odorico, director of D’Odorico Propiedades. While there are no more available lots on Goyena Avenue, its parallel street, Directorio, is growing just two blocks away. “We’ve already built three developments on Goyena, and in just 500 meters of Directorio, we’ve built another five buildings,” reveals Azcuy. He explains that when he decided to focus on Caballito, he found opportunities on this avenue with land values around US$600 or US$700 per square meter, while on Goyena they reach US$1,000/m².
A sign of Directorio's momentum? The arrival on that avenue of the concept store by Saccaro, the high-end Brazilian interior design brand.
Connectivity is another of the area's strengths: it's one of the few with more than one subway line (A and E), in addition to various bus services and the Sarmiento train line. It also has access to the 25 de Mayo Highway, which connects to the La Plata-Buenos Aires Highway, the Perito Moreno Highway, and Dellepiane Avenue.
www.buysellba.com
