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How much does it cost to buy a brand new two-bedroom apartment in Caballito in July 2025? - Ámbito Financiero
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Cuánto cuesta comprar un departamento de tres ambientes a estrenar en Caballito en julio de 2025
Por qué comprar allí: demanda en aumento, ubicación estratégica y proyección de valorización, cuales son las calles y avenidas más buscadas.
www.ambito.com
July 04, 2025
Why buy there: rising demand, strategic location and projected appreciation, which streets and avenues are the most sought after.
By José Luis Cieri
Building in José A. Terry and Valle (Photo Courtesy: Grupo Pisano)
The real estate market in Caballito , one of Buenos Aires' most traditional and sought-after neighborhoods, remains an attractive option for those seeking stability and value for their investment. In June 2025, the purchase of a brand-new two-bedroom apartment in the area remains one of the most sought-after options for those seeking comfort, a convenient location, and access to the city's main attractions.
The growing demand for properties in Caballito, coupled with its strategic location between major avenues and transportation hubs, consolidates the neighborhood as one of the most desirable in western Buenos Aires. Furthermore, investing in two-bedroom properties is proving to be a safe bet, with a market that demonstrates stability in the face of general economic volatility and inquiries about purchasing with a mortgage .
Value per square meter
By July 2025, the average price of a new apartment in Caballito is expected to be around $2,800 per square meter . However, this figure is a starting point, as the final value can fluctuate considerably. Luis D'Odorico , director of D'Odorico Properties, explained that this value "reaches around $3,200 in residential areas of Caballito Sur, with amenities, and reaches around $2,600 in areas of Caballito Norte or near Parque Chacabuco."
A brand new 2-room apartment in Valle, near Avenida La Plata (Photo courtesy of D'Odorico Properties)
Fernando Pérez , director of Broker Coldwell Banker Desiderio Group, indicated that the three brand-new apartments in Caballito Norte "start at approximately US$150,000, increasing towards Caballito Sur, where they are around US$200,000."
He added that in this last area, as well as on growth avenues such as Pedro Goyena and Directorio, there are "premium projects above these aforementioned values."
A two-room apartment, with surfaces that usually range from 60 to 85 total square meters (and even more than 100 m2 in premium projects, according to Pérez), involves an initial investment that can start from US$150,000 and exceed US$250,000 .
A neighborhood where much has been built after Palermo in the last 25 years
For example, Luis D'Odorico cited cases such as two-room semi-apartments at Hortiguera 524, with 68.5 m2 of their own space, worth US$226,000 without a garage . Another example is at Valle 28, where semi-apartments with 61 m2 of their own space are valued at US$190,000 . Both properties have a multi-story building, and the one at Valle also includes a gym and pool.
Details that make the difference: quality and equipment
Features and finishes are key to determining the value of a brand-new unit. Fernando Pérez explained that units are typically delivered with:
- Split cold/heat.
- Closet and kitchen cabinet interiors (under counter and cupboard).
- Natural quartz countertop, stainless steel sink, 4-burner gas stove, and stainless steel extractor hood.
- FV faucets in bathroom and kitchen.
- Anodized aluminum window with double-glazed windows (DVH).
- Porcelain floors.
- Video intercom system
- High-speed elevators and generator set.
In the premium segment, the details are elevated: "24-hour on-site security, a coworking space, a multi-purpose room, Wi-Fi in common areas, parking spaces with electric charging stations, a laundry room, a gym with changing rooms, a pool with a solarium, and grills with tables," Pérez explained.
Also included are "openings with double glazing, porcelain or wood-look floors, centralized hot water using sustainable technology, radiant floor heating, cooling systems, electrical systems controlled by touchscreen thermostats, and smart controls." These projects even incorporate "vertical gardens" and "high-tech, high-performance materials."
Good finishes in kitchens, bathrooms and living rooms tempt young people, especially those looking to live in Caballito.
From Grupo Pisano, architect Néstor Pisano and economist Nicolás Pisano emphasized that there are high-end units in the exclusive Barrio Inglés area, such as the building on Terry and Valle, which include "an en-suite bedroom, a reception toilet, double-glazed windows with solar filters," and "Brazilian porcelain flooring." The building also features a "gastronomic base" that adds value to the surroundings.
End user or investor? Market demand
The main demand for this type of unit is the end user , experts agreed. D'Odorico emphasized that interest is focused on those looking for a home to live in.
Néstor Pisano confirmed this trend: "Our main audience is the resident end-user, attracted by the high-quality construction and attention to detail. We target people who already live in the area and want to stay." While investors occasionally participate, the focus is on those who "value neighborhood life and are looking for a permanent home for their family."
Pérez added that, while the "end user" is the most frequent buyer, there are also "families who plan for the future, generally entering into the pool with a 30% deposit and installments adjusted by the CAC (Argentine Chamber of Construction) index or dollars." As for investors, "they are more awaiting the latest developments, whether the money laundering process was positive."
The "well" paradox and the convenience of the finished
A peculiarity of the current market in July 2025 is that, unusually, finished apartments are selling at lower prices than units under construction.
Nicolás Pisano explained why: "This situation is due to the fact that many developers, with several projects underway simultaneously, need financial leverage to continue with their projects. Therefore, they are selling off completed units at prices close to replacement cost."
Developments in the pit are heavily impacted by high land values and rising construction costs, which increases their pre-sale value. However, this is considered "temporary" and an opportunity for those looking to purchase a brand-new unit at a replacement price.
Directorio Avenue at 700, a dynamic area of Caballito
D'Odorico explained that today, "it's better to buy finished properties because they're ready to move in, while pre-built properties have higher prices due to the current construction costs." He clarified that "as-built properties, prices are higher if paid in fixed installments in dollars, ranging between US$2,600 and US$3,200 per square meter, depending on the location and amenities."
Pérez added that "the price of new homes has increased due to rising construction costs, making them an attractive option for those with capital." He estimated a year-over-year increase of 10%.
With potential and in-demand streets with a future
According to Néstor Pisano, investing in a brand-new property in Caballito is strategic due to its connectivity, with access to trains, subways, and several bus lines. Furthermore, the range of services and quality of life make it an ideal location for families. He highlighted the "potential for appreciation," as in established areas like this, resale values tend to remain strong.
A three-room apartment ready to move into
Pérez agreed on Caballito's growth potential, mentioning that it is already noticeable in areas like the South, with new projects by renowned architects. He also highlighted the "growth of the northern sector," the "English Quarter," and areas like Centenario Park, which provide green spaces for the city. He also emphasized the rise of gastronomic, educational, and sports centers.
The most in-demand avenues and streets are: Pedro Goyena Avenue, José M. Moreno Avenue, La Plata Avenue, and the streets Miró, Hortiguera, Achával, Valle, San José de Calasanz, and Terry, Antonino Ferrari, and Bertrés alleys. D'Odorico indicated that the areas currently experiencing the greatest growth are "Directorio Avenue and streets such as Puan, Víctor Martínez, and Thorne."
Nicolás Pisano elaborated on the most in-demand streets in Caballito Sur: "Valle Street and the perpendicular streets from Puan to Del Barco Centenera." He highlighted Pedro Goyena for its "traditional character with its enormous tipas." Regarding the future, he predicted that the streets that will be "most homogeneous" will be "the completion of Valle Street and its perpendicular streets up to José María Moreno Avenue." He also mentioned "Alberdi Avenue, where several buildings will be built in the future, completing the avenue corridor toward Carabobo Avenue."
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