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Challenging costs: Signing a new lease for a one-bedroom apartment exceeds $2,800,000 in Buenos Aires - Ambito Financiero
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www.ambito.com
September 19, 2025
By Jose Luis Cieri
Renting requires a significant financial commitment, including advance payments and deposits, as well as moving expenses. Here are some tips to keep in mind.
A young woman listens to the real estate agent. They also read the contract she's about to sign, what to consider, and the costs. Pexels
The rental market in Buenos Aires presents a challenging outlook for those seeking a property and needing to sign a new contract. Despite the increase in supply, the costs of an initial agreement continue to rise, forcing tenants to make a considerable financial effort just to sign the contract.
Once the conditions have been agreed upon and the contract signed, moving costs to settle into the rented apartment, house or PH must also be considered .
Daniel Bryn , real estate market analyst and head of Zipcode, revealed the magnitude of this situation. According to the analysis, which uses data from Zonaprop, the average rental price of a two-bedroom apartment in Buenos Aires reflects the continued pressure on prices, even with the increased supply of units. He explained: "This base price is the starting point for calculating the total rental cost for the apartment."
To sign a two-year lease (expiring in August 2027), the tenant must make a significant down payment. This consists of several mandatory items. The first payment is the month's deposit, which amounts to $668,538. To this are added two months' deposit, a total of $1,337,076.
As for collateral, costs vary: it can be a property owned by a relative or a surety bond, which has an approximate value of $802,246. In the City, the real estate commission is not the tenant's responsibility, but it is in the Province of Buenos Aires, where 2% of the total contract is paid, making the deposit more expensive.
In total, a tenant needs $2,807,859 to purchase an apartment in Buenos Aires, while in the provinces the outlay rises to $3,128,758 . This difference is explained by the real estate commission, which raises the initial cost for those who choose to rent in the metropolitan area.
At the other end of the spectrum, there are neighborhoods with much more affordable prices. Lugano, Mataderos, and Flores continue to offer the most affordable options for those on a tighter budget.
Bryn also highlighted the rise in prices over the last twelve months. "The largest increases are concentrated in the south and west of the city, with significant increases in Liniers (+69%), Mataderos (+67%), and Floresta (+61%). This shows that demand pressure is expanding beyond traditional neighborhoods, such as Palermo and Núñez, and moving toward more peripheral areas," he added.
In addition to allocating money to sign an initial rental agreement, other expenses should also be considered, such as moving, for example.
In her opinion, tenants have the advantage of signing a two-year lease and then renewing it if the relationship with the landlord is good and they feel comfortable in the property. Contestabile added that the quarterly CPI adjustment is beneficial for the tenant, as the rent increase is predictable. Regarding guarantees, the specialist believes it is better for the tenant to present a landlord guarantee to avoid the costs involved in surety bonds.
Rental supply is also a factor to consider. Currently, there are more than 14,000 apartments listed for rent in Buenos Aires. Palermo leads the way with 3,365 units, followed by Recoleta (2,313) and Belgrano (1,263). Regarding property types, one-bedroom apartments account for the majority of the supply (around 40%). The share of studio apartments is growing, with a 7.7% year-over-year increase, while those with three or more bedrooms are declining in number, as a good-sized apartment at a reasonable price rents much more quickly than a smaller one.
With prices still rising, Bryn offered some useful advice for renters. He suggests comparing nearby neighborhoods, as a difference of just a few blocks can mean a savings of 10 to 20%. He also advised negotiating for unit upgrades, since with higher prices, some landlords agree to give a grace period without paying in exchange for the tenant painting or making some improvements. Finally, he considers evaluating contracts in the province, "because although the down payment is higher, in some cases the monthly rates are more affordable," he concluded.
www.buysellba.com
Source:
Costos desafiantes: hacer un nuevo contrato de alquiler por un dos ambientes supera los $2.800.000 en CABA
Hacer un alquiler exige un gran esfuerzo económico, que incluye el pago de meses adelantados y depósitos, y también, la mudanza. Consejos a tener en cuenta.
www.ambito.com
September 19, 2025
By Jose Luis Cieri
Renting requires a significant financial commitment, including advance payments and deposits, as well as moving expenses. Here are some tips to keep in mind.
A young woman listens to the real estate agent. They also read the contract she's about to sign, what to consider, and the costs. Pexels
The rental market in Buenos Aires presents a challenging outlook for those seeking a property and needing to sign a new contract. Despite the increase in supply, the costs of an initial agreement continue to rise, forcing tenants to make a considerable financial effort just to sign the contract.
Once the conditions have been agreed upon and the contract signed, moving costs to settle into the rented apartment, house or PH must also be considered .
According to data from Zonaprop and reports from various real estate agencies, the average price of a one-bedroom apartment in Buenos Aires City is $668,538 per month, a 40.4% year-over-year increase. Although the increases are lower than in recent years (primarily due to the slowdown in inflation and the expansion of supply following the repeal of the 2020 Rental Law), the cost of entering into a new contract exceeds $2,800,000. Meanwhile, in the provinces, where real estate commissions are paid, the outlay reaches more than $3,100,000.Daniel Bryn , real estate market analyst and head of Zipcode, revealed the magnitude of this situation. According to the analysis, which uses data from Zonaprop, the average rental price of a two-bedroom apartment in Buenos Aires reflects the continued pressure on prices, even with the increased supply of units. He explained: "This base price is the starting point for calculating the total rental cost for the apartment."
To sign a two-year lease (expiring in August 2027), the tenant must make a significant down payment. This consists of several mandatory items. The first payment is the month's deposit, which amounts to $668,538. To this are added two months' deposit, a total of $1,337,076.
As for collateral, costs vary: it can be a property owned by a relative or a surety bond, which has an approximate value of $802,246. In the City, the real estate commission is not the tenant's responsibility, but it is in the Province of Buenos Aires, where 2% of the total contract is paid, making the deposit more expensive.
In total, a tenant needs $2,807,859 to purchase an apartment in Buenos Aires, while in the provinces the outlay rises to $3,128,758 . This difference is explained by the real estate commission, which raises the initial cost for those who choose to rent in the metropolitan area.
Prices and trends in the neighborhoods
Rental prices in Buenos Aires vary greatly depending on the neighborhood. The most expensive, with prices well above the city average, are Puerto Madero at $1,234,474; Núñez at $726,487; and Palermo at $724,740. They are followed by Saavedra at $720,119; Colegiales at $698,829; and Recoleta at $669,389.At the other end of the spectrum, there are neighborhoods with much more affordable prices. Lugano, Mataderos, and Flores continue to offer the most affordable options for those on a tighter budget.
Bryn also highlighted the rise in prices over the last twelve months. "The largest increases are concentrated in the south and west of the city, with significant increases in Liniers (+69%), Mataderos (+67%), and Floresta (+61%). This shows that demand pressure is expanding beyond traditional neighborhoods, such as Palermo and Núñez, and moving toward more peripheral areas," he added.
What to keep in mind
Patricia Contestabile , of Patricia Contestabile Real Estate Business, shares her opinion on the market. Currently, most contracts are for two years with a quarterly adjustment based on the CPI (Consumer Price Index). While landlords in Buenos Aires prefer a landlord's guarantee, many tenants offer surety bonds.
In addition to allocating money to sign an initial rental agreement, other expenses should also be considered, such as moving, for example.
In her opinion, tenants have the advantage of signing a two-year lease and then renewing it if the relationship with the landlord is good and they feel comfortable in the property. Contestabile added that the quarterly CPI adjustment is beneficial for the tenant, as the rent increase is predictable. Regarding guarantees, the specialist believes it is better for the tenant to present a landlord guarantee to avoid the costs involved in surety bonds.
Rental supply is also a factor to consider. Currently, there are more than 14,000 apartments listed for rent in Buenos Aires. Palermo leads the way with 3,365 units, followed by Recoleta (2,313) and Belgrano (1,263). Regarding property types, one-bedroom apartments account for the majority of the supply (around 40%). The share of studio apartments is growing, with a 7.7% year-over-year increase, while those with three or more bedrooms are declining in number, as a good-sized apartment at a reasonable price rents much more quickly than a smaller one.
With prices still rising, Bryn offered some useful advice for renters. He suggests comparing nearby neighborhoods, as a difference of just a few blocks can mean a savings of 10 to 20%. He also advised negotiating for unit upgrades, since with higher prices, some landlords agree to give a grace period without paying in exchange for the tenant painting or making some improvements. Finally, he considers evaluating contracts in the province, "because although the down payment is higher, in some cases the monthly rates are more affordable," he concluded.
www.buysellba.com
