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Rentals: a two-bedroom apartment in Buenos Aires City now costs almost $1,000,000 and the unexpected neighborhood where prices are rising the most - La Nacion Propiedades
Source:
www.lanacion.com.ar
December 02, 2025
t
The average price of renting an apartment in November in the city of Buenos Aires increased by 2.2% compared to October; the Agronomía neighborhood saw the largest price increaseIgnacio Sanchez
Published rental prices continue to rise above inflation. In the last 12 months, the values of new contracts accumulated a 35.6% increase , a percentage above inflation, which soared to 31% in the same period, but below the ICL adjustment (40%), the Central Bank index used to adjust increases in contracts signed under the old law. These figures were reflected in the latest Zonaprop report
In the monthly comparison, the average price of renting an apartment in November, in the city of Buenos Aires, suffered an increase of 2.2% compared to October .
One of the variables that influenced price dynamics was supply, which fluctuated considerably since 2023, reaching a historic low in February of that year. In 2024, after the repeal of the Rental Law , supply in the City of Buenos Aires increased by 62% compared to the previous month. In November of this year, supply fell by 1.3%, still remaining three times higher than the historic low.
In the last twelve months, the values of new contracts accumulated an increase of 35.6%.Freepik
"The largest apartments are the ones that have increased the most in price this year," explains Leandro Molina, director of the platform
In numbers, a two-bedroom apartment (70 m²) is almost $1,000,000, with an average value of $987,205 per month.
While the average price of a two-room apartment (50 m²) reached $729,916 per month , this value reflects an 11.4% increase compared to April of this year, when the price was $655,294. Compared to the 2023 price, the variation is 118% , more than double.
The Agronomía neighborhood has iconic corners and its gastronomic offerings are growing significantly.Estrella Herrera
At the other end of the spectrum, three neighborhoods registered the smallest year-on-year increases. San Telmo with 29.9%, Parque Chacabuco with 28.9%, and finally Puerto Madero, which solidifies its position as the Buenos Aires neighborhood with the lowest year-on-year rent increase , at 28.7%.
Puerto Madero consolidates its position as the Buenos Aires neighborhood with the lowest year-on-year rent increase.Jardin Magazine Archive
In terms of average values, Chacarita has year-on-year increases of around 40%, Parque Patricios has 37.4%, and Belgrano has 33.9%.
The neighborhoods in the city with the cheapest rentals are Floresta, with an average price of $639,271, followed by Constitución ($628,163), and finally Lugano at $584,087 . Lugano remains the most affordable neighborhood in Buenos Aires despite experiencing one of the largest price increases.
Chacarita, Almagro, Nueva Pompeya, Monserrat and San Telmo remain in the middle zone , with an average between $767,000 and $667,000.
Palermo is one of the three neighborhoods with the lowest profitabilityHernan Zenteno - La Nacion
Meanwhile, the three neighborhoods with the lowest returns are Núñez, Palermo and Puerto Madero with a profitability between 4% and 3%, half that of the previously mentioned neighborhoods.
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Source:
Alquileres: un tres ambientes en CABA ya cuesta casi $1.000.000 y el barrio inesperado donde más aumentan los precios
Las publicaciones de los departamentos en alquiler siguen presentando precios más altos que la inflación, mes a mes
www.lanacion.com.ar
December 02, 2025
t
The average price of renting an apartment in November in the city of Buenos Aires increased by 2.2% compared to October; the Agronomía neighborhood saw the largest price increaseIgnacio Sanchez
Published rental prices continue to rise above inflation. In the last 12 months, the values of new contracts accumulated a 35.6% increase , a percentage above inflation, which soared to 31% in the same period, but below the ICL adjustment (40%), the Central Bank index used to adjust increases in contracts signed under the old law. These figures were reflected in the latest Zonaprop report
In the monthly comparison, the average price of renting an apartment in November, in the city of Buenos Aires, suffered an increase of 2.2% compared to October .
One of the variables that influenced price dynamics was supply, which fluctuated considerably since 2023, reaching a historic low in February of that year. In 2024, after the repeal of the Rental Law , supply in the City of Buenos Aires increased by 62% compared to the previous month. In November of this year, supply fell by 1.3%, still remaining three times higher than the historic low.
In the last twelve months, the values of new contracts accumulated an increase of 35.6%.Freepik
"The largest apartments are the ones that have increased the most in price this year," explains Leandro Molina, director of the platform
In numbers, a two-bedroom apartment (70 m²) is almost $1,000,000, with an average value of $987,205 per month.
While the average price of a two-room apartment (50 m²) reached $729,916 per month , this value reflects an 11.4% increase compared to April of this year, when the price was $655,294. Compared to the 2023 price, the variation is 118% , more than double.
The increases by neighborhood
The largest increase in rental prices, with a 61.8% year-on-year rise, was in the Agronomía neighborhood . Lugano came in second with a 52.4% increase, followed by Vélez Sarsfield with 46.5%.
The Agronomía neighborhood has iconic corners and its gastronomic offerings are growing significantly.Estrella Herrera
At the other end of the spectrum, three neighborhoods registered the smallest year-on-year increases. San Telmo with 29.9%, Parque Chacabuco with 28.9%, and finally Puerto Madero, which solidifies its position as the Buenos Aires neighborhood with the lowest year-on-year rent increase , at 28.7%.
Puerto Madero consolidates its position as the Buenos Aires neighborhood with the lowest year-on-year rent increase.Jardin Magazine Archive
In terms of average values, Chacarita has year-on-year increases of around 40%, Parque Patricios has 37.4%, and Belgrano has 33.9%.
How much does it cost to rent in each of these areas?
Puerto Madero continues to be the top-ranked neighborhood for most expensive rentals: a one-bedroom apartment averages $1,238,741, followed by Núñez at $818,018 and Palermo at $814,676.The neighborhoods in the city with the cheapest rentals are Floresta, with an average price of $639,271, followed by Constitución ($628,163), and finally Lugano at $584,087 . Lugano remains the most affordable neighborhood in Buenos Aires despite experiencing one of the largest price increases.
Chacarita, Almagro, Nueva Pompeya, Monserrat and San Telmo remain in the middle zone , with an average between $767,000 and $667,000.
Profitability
When analyzing the rental income an apartment generates for an investor, Lugano, Nueva Pompeya, and La Boca have established themselves as the best neighborhoods with an annual return of between 8.8% and 7.2%, while the average gross annual rental income in dollars across the city is almost 5%. “It takes 20.2 years of rent to recover the investment. This figure is equivalent to 2.8% more than what will be required in 2024,” adds Molina
Palermo is one of the three neighborhoods with the lowest profitabilityHernan Zenteno - La Nacion
Meanwhile, the three neighborhoods with the lowest returns are Núñez, Palermo and Puerto Madero with a profitability between 4% and 3%, half that of the previously mentioned neighborhoods.
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