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In which neighborhoods and with how many rooms should you buy an apartment to rent out in order for it to be a good business? - La Nacion Propiedades
Source:
www.lanacion.com.ar
January 30, 2026
Profitability showed positive signs again, but some neighborhoods in Buenos Aires are better positioned than others to make this investment.
By Candela Contreras
Rentals: The average gross annual rent for traditional rentals of used apartments in the City of Buenos Aires is 5.47%. Fabian Marelli
Is buying to let a business profitable again? That was the question that resonated in a real estate market where sales values began to recover , after a significant post-pandemic drop, as mortgage credit became available again to Argentinians .
Analysts agree that if long-term loans become more widespread, the impact will also be felt in the rental market. More renters becoming homeowners would mean less pressured demand and, consequently, rental prices with less room to continue rising . Looking ahead to 2026, the scenario combines signs of stabilization with a still high sensitivity to macroeconomic factors and, in particular, to access to credit.
Adding to this is another key piece of information: after the repeal of the rental law in December 2023, the supply of available properties grew significantly, and increases in asking prices began to slow . Even so, prices remain high relative to income levels, which acts as a natural ceiling for further increases and reinforces the idea of a more stable than expansive market, explains economist Federico González Rouco.
In this context, profitability is once again taking center stage . At the close of 2025, the average annual gross rental yield for traditional used apartments in the city of Buenos Aires stood at 5.47% , a level that is once again relevant for local investors, according to a report by Reporte Inmobiliario.
The indicator arises from the analysis of 6954 active units published on real estate portals comparing average rental values with sale offer prices of homogeneous units, from one to four rooms, in each Buenos Aires neighborhood .
Real estate profitability is relevant again
The explanation lies in the fact that small and medium-sized units combine relatively moderate purchase prices with sustained demand within the permanent rental market, making them more efficient in terms of return.
The platform's report also clarifies that the calculated profitability corresponds to the initial stage of the contract . Its subsequent evolution will depend on the agreed-upon adjustment index and the future dynamics of the property's value, two variables that are never neutral in Argentina.
These are neighborhoods historically overlooked by the end buyer, but which show compelling figures when analyzed from a performance standpoint. Lower price per square meter and stable rents.
On the opposite end of the spectrum are the premium neighborhoods . Recoleta, Palermo, Belgrano, and Barrio Norte have more limited returns, ranging between 4.3% and 4.9% annually .
Recoleta is one of the neighborhoods with the lowest profitabilityFabian Marelli
The reason? High sales prices compress profitability, even with strong demand and a low risk of vacancy.
Now, when differentiating by the number of rooms, the profitability ranking is as follows :
Two-bedroom apartments are currently the most profitable. Gentleness
www.buysellba.com
Source:
En qué barrios y de cuántos ambientes hay que comprar un departamento para alquilar para que sea un buen negocio
La rentabilidad volvió a mostrar signos positivos, pero hay barrios mejor posicionados que otros en CABA para hacer esta inversión
www.lanacion.com.ar
January 30, 2026
Profitability showed positive signs again, but some neighborhoods in Buenos Aires are better positioned than others to make this investment.
By Candela Contreras
Rentals: The average gross annual rent for traditional rentals of used apartments in the City of Buenos Aires is 5.47%. Fabian Marelli
Is buying to let a business profitable again? That was the question that resonated in a real estate market where sales values began to recover , after a significant post-pandemic drop, as mortgage credit became available again to Argentinians .
Analysts agree that if long-term loans become more widespread, the impact will also be felt in the rental market. More renters becoming homeowners would mean less pressured demand and, consequently, rental prices with less room to continue rising . Looking ahead to 2026, the scenario combines signs of stabilization with a still high sensitivity to macroeconomic factors and, in particular, to access to credit.
Adding to this is another key piece of information: after the repeal of the rental law in December 2023, the supply of available properties grew significantly, and increases in asking prices began to slow . Even so, prices remain high relative to income levels, which acts as a natural ceiling for further increases and reinforces the idea of a more stable than expansive market, explains economist Federico González Rouco.
In this context, profitability is once again taking center stage . At the close of 2025, the average annual gross rental yield for traditional used apartments in the city of Buenos Aires stood at 5.47% , a level that is once again relevant for local investors, according to a report by Reporte Inmobiliario.
The indicator arises from the analysis of 6954 active units published on real estate portals comparing average rental values with sale offer prices of homogeneous units, from one to four rooms, in each Buenos Aires neighborhood .
Real estate profitability is relevant again
What is the rental income generated by an apartment depending on its type?
The first finding of the survey is that not all property types perform equally . Two-bedroom apartments lead the ranking , with an average annual return of 5.83% . They are followed by studios (5.59%) and one-bedroom apartments (5.52%) , while three-bedroom apartments lag behind, with a return of 4.94% .The explanation lies in the fact that small and medium-sized units combine relatively moderate purchase prices with sustained demand within the permanent rental market, making them more efficient in terms of return.
The platform's report also clarifies that the calculated profitability corresponds to the initial stage of the contract . Its subsequent evolution will depend on the agreed-upon adjustment index and the future dynamics of the property's value, two variables that are never neutral in Argentina.
Which are the most profitable neighborhoods in the city?
The real difference becomes apparent when looking at a map of the city. The highest rates of return are concentrated in neighborhoods where sale prices remain relatively low. La Boca, Parque Patricios, Balvanera, Once, and Villa Lugano exceed 7% annual gross return, positioning themselves as the most attractive areas from a strictly investment perspective.These are neighborhoods historically overlooked by the end buyer, but which show compelling figures when analyzed from a performance standpoint. Lower price per square meter and stable rents.
On the opposite end of the spectrum are the premium neighborhoods . Recoleta, Palermo, Belgrano, and Barrio Norte have more limited returns, ranging between 4.3% and 4.9% annually .
Recoleta is one of the neighborhoods with the lowest profitabilityFabian Marelli
The reason? High sales prices compress profitability, even with strong demand and a low risk of vacancy.
Now, when differentiating by the number of rooms, the profitability ranking is as follows :
Studio apartments:
- La Boca : 7.31%
- Parque Patricios : 6.86%
- Constitution : 6.82%
- Balvanera : 6.57%
- Once : 6.55%
Two rooms:
- Once : 7.39%
- Villa Lugano : 7.30%
- La Boca : 7.27%
- Parque Avellaneda : 7.10%
- Mataderos: 7.05%
Two-bedroom apartments are currently the most profitable. Gentleness
Two bedrooms:
- Villa Lugano : 9.11%
- Parque Avellaneda : 7.84%
- Constitucion : 7.81%
- Mataderos : 7.28%
- Once : 6.34%
Three bedrooms:
- San Cristóbal : 6.17%
- Montserrat : 6.15%
- Floresta : 6.02%
- San Nicolás : 5.52%
- Balvanera : 5.50%
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