BuySellBA
Administrator
Hard-to-pay rents: 2-bedroom apartments can't be found for less than $600,000. What are they worth neighborhood by neighborhood? - Ambito Financiero
Source:
www.ambito.com
July 22, 2025
By Jose Luis Cieri
Renting in Buenos Aires is expensive for families. Prices, demand, and flexible contracts are redefining the search for a spacious home, also suitable for teleworking.
The supply of two-bedroom apartments grew by nearly 80% after the repeal of the Rental Law, with units available in several Buenos Aires neighborhoods (Photo courtesy of Girgola Inmobiliaria)
The rental market in the City of Buenos Aires is undergoing a period of reconfiguration. The repeal of the Rental Law, coupled with a fluctuating economic context, has generated a new dynamic, especially for two-bedroom apartments, which are the most sought-after by typical families or professionals who need space to combine home life with remote work.
This market segment, vital to the city's demographics, shows notable variations in prices and conditions , forcing tenants and owners to adapt to more flexible rules and changing supply.
The rental value of a three-bedroom apartment in Buenos Aires City varies considerably , influenced by factors such as location, property size, availability of amenities, and state of repair. Currently, prices do not fall below $600,000 per month and can reach up to $1,400,000 in the most exclusive areas , a situation that represents a challenge for many tenants with incomes that have yet to recover their purchasing power.
According to data from Zonaprop, Villa Ortúzar , for example, stands out as one of the areas with the highest values, as well as in sales and purchase quotes . Traditionally known for its tranquility and strategic location, this neighborhood, with its tree-lined streets and range of services, is chosen by many as a quality residential option.
The balcony terrace of a two-bedroom apartment on Avenida Triunvirato and Tronador, in Villa Ortúzar
Avenues such as Triunvirato and Álvarez Thomas stand out for their commercial offerings and connectivity. Internal streets (such as Heredia, Giribone, Charlone, and Estomba, especially near Plaza 25 de Agosto) offer residential tranquility and tree-lined streets. The ideal choice combines the urban dynamics of its main thoroughfares with the tranquility of its interior areas.
Scalese added that in recent months, prices have fluctuated as mortgage loans have become more available , and people are choosing to own their own homes. "Several users have gone out to look for used properties on the market, and in some cases, they've even refurbished them to cover their payments before paying rent," he indicated.
Patricio del Valle , from the real estate agency of the same name, agreed on the wide range of prices. He explained that prices can range between $600,000 and $800,000 per month in areas such as Palermo, Colegiales, Núñez, or Recoleta. "The most expensive ones tend to be in buildings with amenities or close to avenues and service areas," he indicated.
"And the most affordable are the smallest, which are less than 65 square meters," he added. In neighborhoods like Villa Lugano, Liniers, and Constitución, prices for these types of units range between $550,000 and $650,000 plus utilities.
It's important to note that high expenses, which increased by 52.8% in twelve months and have only now slowed down , influence the final cost of the rent and are usually offset by adjustments to the agreed price.
As for additional features, clients looking for two-bedroom apartments prioritize a balcony and a kitchen connected to the living and dining area. They don't place as much importance on the age of the building, but rather on its value. "People today are looking to renovate properties and leave them in a minimalist style, giving them that touch that makes them feel like a 'home,'" Scalese noted.
They also consider the cost of the expenses ; people looking for permanent housing look for expenses that are appropriate for the services the building offers, so they prefer fewer amenities or ones that are reasonably priced. "It's very popular these days for buildings to incorporate tokens into the entrances; the doorman is no longer a priority in buildings," Scalese commented.
Regarding availability, Scalese observed that "there are currently many apartments for rent at exorbitant prices. People are increasingly looking to buy property. They prefer to limit other expenses but still be able to pay off the loans they are granted."
An important change in the current dynamics of the new post-DNU agreements is that, for contracts, especially those for three or more people, landlords are requesting the inclusion of a clause requiring tenants to return the apartments in the same condition as they received them. "This includes specific requirements such as returning the properties freshly painted and with laminated floors, where applicable," Del Valle added.
Apartment with its own balcony as part of the rental offer in Buenos Aires.
Contract lengths also vary, with a tendency toward 24-month agreements and quarterly or four-monthly adjustments based on the Consumer Price Index (CPI) or the Lease Contract Index (ICL). In neighborhoods such as Villa del Parque, Monte Castro, Parque Chas, and Villa Santa Rita, rental contracts denominated in dollars are not observed.
Del Valle added: "It is preferable for the security deposit to be denominated in dollars to protect it from depreciation and ensure its full value when it is returned to the tenant at the end of the lease, something that was previously prohibited by law." Regarding guarantees, the traditional owner's guarantee or rental insurance are used.
www.buysellba.com
Source:
Alquileres difíciles de pagar: no se consiguen 3 ambientes por menos de $600.000, cuánto valen barrio por barrio
Alquilar en CABA es costoso para familias. Precios, demanda y contratos flexibles redefinen la búsqueda de un hogar amplio, apto también para teletrabajo.
www.ambito.com
July 22, 2025
By Jose Luis Cieri
Renting in Buenos Aires is expensive for families. Prices, demand, and flexible contracts are redefining the search for a spacious home, also suitable for teleworking.
The supply of two-bedroom apartments grew by nearly 80% after the repeal of the Rental Law, with units available in several Buenos Aires neighborhoods (Photo courtesy of Girgola Inmobiliaria)
The rental market in the City of Buenos Aires is undergoing a period of reconfiguration. The repeal of the Rental Law, coupled with a fluctuating economic context, has generated a new dynamic, especially for two-bedroom apartments, which are the most sought-after by typical families or professionals who need space to combine home life with remote work.
This market segment, vital to the city's demographics, shows notable variations in prices and conditions , forcing tenants and owners to adapt to more flexible rules and changing supply.
The rental value of a three-bedroom apartment in Buenos Aires City varies considerably , influenced by factors such as location, property size, availability of amenities, and state of repair. Currently, prices do not fall below $600,000 per month and can reach up to $1,400,000 in the most exclusive areas , a situation that represents a challenge for many tenants with incomes that have yet to recover their purchasing power.
According to data from Zonaprop, Villa Ortúzar , for example, stands out as one of the areas with the highest values, as well as in sales and purchase quotes . Traditionally known for its tranquility and strategic location, this neighborhood, with its tree-lined streets and range of services, is chosen by many as a quality residential option.
The balcony terrace of a two-bedroom apartment on Avenida Triunvirato and Tronador, in Villa Ortúzar
Avenues such as Triunvirato and Álvarez Thomas stand out for their commercial offerings and connectivity. Internal streets (such as Heredia, Giribone, Charlone, and Estomba, especially near Plaza 25 de Agosto) offer residential tranquility and tree-lined streets. The ideal choice combines the urban dynamics of its main thoroughfares with the tranquility of its interior areas.
The experts' view: prices and context
Agustina Scalese , of Girgola Inmobiliaria, provided an overview of prices in her area. "In Villa Crespo, prices are lower, starting at $850,000 and up for a two-bedroom apartment, always in good condition," she explained. She added, "In Palermo, a two-bedroom apartment in the same condition costs over $1,135,000, or in dollars, over $1,200."Scalese added that in recent months, prices have fluctuated as mortgage loans have become more available , and people are choosing to own their own homes. "Several users have gone out to look for used properties on the market, and in some cases, they've even refurbished them to cover their payments before paying rent," he indicated.
Patricio del Valle , from the real estate agency of the same name, agreed on the wide range of prices. He explained that prices can range between $600,000 and $800,000 per month in areas such as Palermo, Colegiales, Núñez, or Recoleta. "The most expensive ones tend to be in buildings with amenities or close to avenues and service areas," he indicated.
"And the most affordable are the smallest, which are less than 65 square meters," he added. In neighborhoods like Villa Lugano, Liniers, and Constitución, prices for these types of units range between $550,000 and $650,000 plus utilities.
It's important to note that high expenses, which increased by 52.8% in twelve months and have only now slowed down , influence the final cost of the rent and are usually offset by adjustments to the agreed price.
Demand and valued characteristics
Belgrano and Núñez are some of the areas with the highest demand for three-bedroom apartments , Scalese explained. "It's the area most sought after by families due to its practicality, in terms of school activities, sports, and transportation," he explained.As for additional features, clients looking for two-bedroom apartments prioritize a balcony and a kitchen connected to the living and dining area. They don't place as much importance on the age of the building, but rather on its value. "People today are looking to renovate properties and leave them in a minimalist style, giving them that touch that makes them feel like a 'home,'" Scalese noted.
They also consider the cost of the expenses ; people looking for permanent housing look for expenses that are appropriate for the services the building offers, so they prefer fewer amenities or ones that are reasonably priced. "It's very popular these days for buildings to incorporate tokens into the entrances; the doorman is no longer a priority in buildings," Scalese commented.
Regarding availability, Scalese observed that "there are currently many apartments for rent at exorbitant prices. People are increasingly looking to buy property. They prefer to limit other expenses but still be able to pay off the loans they are granted."
Profiles and new contractual dynamics
Two tenant profiles are seeking three spaces: families renovating and groups sharing costs. Both face high income requirements and a preference for surety bonds.An important change in the current dynamics of the new post-DNU agreements is that, for contracts, especially those for three or more people, landlords are requesting the inclusion of a clause requiring tenants to return the apartments in the same condition as they received them. "This includes specific requirements such as returning the properties freshly painted and with laminated floors, where applicable," Del Valle added.
Apartment with its own balcony as part of the rental offer in Buenos Aires.
Contract lengths also vary, with a tendency toward 24-month agreements and quarterly or four-monthly adjustments based on the Consumer Price Index (CPI) or the Lease Contract Index (ICL). In neighborhoods such as Villa del Parque, Monte Castro, Parque Chas, and Villa Santa Rita, rental contracts denominated in dollars are not observed.
Del Valle added: "It is preferable for the security deposit to be denominated in dollars to protect it from depreciation and ensure its full value when it is returned to the tenant at the end of the lease, something that was previously prohibited by law." Regarding guarantees, the traditional owner's guarantee or rental insurance are used.
By layout, price X-ray
Below are the average values according to Zonaprop, for a 73.5 square meter apartment:- Villa Ortúzar: $1,068,000.
- Villa Urquiza: $1,035,000.
- Villa Devoto: $1,023,000.
- Palermo: $1,018,000.
- Saavedra: $1,010,000.
- Núñez: $996,000.
- Colegiales: $994,300.
- Belgrano: $987,700.
- Coghlan: $987,300.
- Caballito: $939,900.
- Chacarita: $918,400.
- Recoleta: $905,000.
- Monte Castro: $905,000.
- Villa Crespo: $904,600.
- Boedo: $890,600.
- Almagro: $885,900.
- Santa Rita: $878,200.
- Villa Del Parque $877,800.
- Mataderos: $867,800.
- Floresta: $865,700.
- Agronomia: $861,100.
- Villa Pueyrredón: $857,100.
- San Telmo: $834,400.
- Parque Chacabuco: $831,900.
- San Cristobal: $824,800.
- Barracas: $819,300.
- Villa Gral. Mitre: $809,300.
- Flores: $808,000.
- Balvanera: $806,500.
- Villa Luro: $800,600.
- Parque Patricios: $763,100.
- San Nicolás: $756,200.
- Montserrat: $750,800.
- Vélez Sarsfield: $737,400.
- Liniers: $701,000.
- Constitucion: $697,800.
- Lugano: $679,800.
www.buysellba.com
