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How long does it take to rent an apartment in Buenos Aires? - La Nacion Propiedades
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Cuánto tarda en alquilarse un departamento en CABA
En CABA, alquilar ya no es tan rápido: con el aumento de la oferta y precios en baja en términos reales, cambiaron las reglas del juego
www.lanacion.com.ar
May 24, 2025
In Buenos Aires, renting is no longer so fast: with the increase in supply and falling prices in real terms, the rules of the game have changed.
By Candela Contreras
Before the law was repealed, a property could be rented within a few hours.Daniel Basualdo
Since the repeal of the rental law , the rules for renting an apartment in the Autonomous City of Buenos Aires (CABA) have completely changed: properties that were rented in a matter of hours in 2023 can now take more than three weeks to close .
In a market reconfigured after the repeal of the regulations—in December 2023—and with exponential growth in supply , time is stretched, real prices are falling, and tenants are regaining negotiating power.
According to a recent report by the Association of Real Estate Brokers of the City of Buenos Aires (CUCICBA), rental prices for housing have been declining in real terms —that is, rising below inflation— since January 2024. On average, the drop was 34% , although in some cases, nominal value reductions have already been detected. This means that prices are not only losing out to inflation , but in certain listed apartments, they are actually dropping directly because they are not being rented out.
“Today, negotiation between parties works very well , and the reality is that landlords now have less leverage when negotiating, because a property that was rented out by the hour in 2023 can now take more than three weeks to rent,” explains specialist Chej Muse. Counteroffers from tenants are becoming more common and accepted.
Today, a rental property can be listed for more than three weeks.Fabian Marelli
A market with much more supply
Following the entry into force of Decree 70/2023, the number of properties available for rent in Buenos Aires City skyrocketed by 176.55% . In the last month alone, the supply grew another 10.87%, consolidating a trend that is directly impacting market dynamics, according to data provided by the association.There are currently nearly 15,000 rental properties in the city , according to industry data. Of these, between 12,000 and 12,500 expire each month , but only about 8,500 are renewed. The rest remain available and feed the stock of options for new tenants. "If you go looking, you have between 4,000 and 5,000 new options in different neighborhoods and at different price points ," Muse adds.
Along these lines, the six neighborhoods with the highest supply are Palermo, Belgrano, Recoleta, Barrio Norte, Caballito, and Puerto Madero . Together, they account for 56% of the total listings published on the main real estate portals. Palermo alone has 3,354 available properties, representing 21.67% of the total. While these are highly sought-after areas, the abundance of available units makes it more difficult to close deals quickly .
Shorter contracts and in pesos
One of the most significant changes since the repeal of the previous law is the predominance of contract closings in pesos, with adjustments based on the Consumer Price Index (CPI) . This generated greater predictability and acceptance among both owners and tenants. “Before the law was repealed, owners asked for dollars so as not to be caught out by inflation. But with CPI adjustments, owners are reassured, and so are tenants . Tenants are paid in pesos, so they also prefer to do so in pesos,” explains Soledad Balayán, owner of Maure Inmobiliaria.The preference for 24-month contracts was also consolidated , instead of the three-year minimum term imposed by the old regulations. The new duration is perceived as a shorter and more flexible commitment for both parties.
New contracts are closed in pesos for 24 months.Daniel Basualdo
The real—and in some cases, nominal—decline in rental prices is one of the most visible effects of this new era . Abundant supply, economic pressure, and the need to quickly fill vacant units have led landlords to relax their requirements.
In this context, the rental market in Buenos Aires City shows a more balanced trend : demand no longer prevails over urgency, but rather supply. And with more options on the table, tenants are taking advantage of the new scenario to negotiate better terms.
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