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Is it better to buy an apartment in Núñez or Belgrano? - La Nacion Propiedades
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¿Es mejor comprar un departamento en Núñez o Belgrano?
Dos barrios que parecen similares pero muy distintos a la vez; la palabra de los especialistas
www.lanacion.com.ar
September 29, 2025
Two neighborhoods that seem similar but very different at the same time; the experts' opinion
By Candela Contreras
Belgrano is a more established area with tall buildings that create a denser urban landscape. Daniel Basualdo
Núñez or Belgrano? Belgrano or Núñez? Two neighborhoods that combine tradition, modernity , and quality of life . Living near the river, surrounded by greenery, and with good connectivity sounds ideal, but both have nuances that can tip the balance in favor of one or the other when deciding to purchase : Which offers the best value? Where is there the most supply of new developments? What buyer profile does each neighborhood choose?
With a strong residential tradition , both areas today offer a blend of luxurious homes and modern buildings that are becoming increasingly common. In this article, real estate market experts help us understand what each area offers and which best suits different lifestyles.
1) What type of housing does each neighborhood offer?
Belgrano and Núñez can be thought of as neighborhoods belonging to the same family, but with very different essences . According to Lorenzo Raggio, general manager of Interwin, Núñez still retains the appearance of low-rise houses and wide streets , unlike Belgrano , which is more established and features high-rise buildings that create a denser urban landscape. “Belgrano R, for example, still maintains low heights, while Bajo Belgrano is undergoing an accelerated transformation, with old houses giving way to high-value residential projects.” Meanwhile, in Núñez, “the old houses have given way to new developments, consolidating a much more modern profile.”For his part, Maximiliano D'Aria, director of D'Aria Properties, in Belgrano R , with large houses and tree-lined streets, the values per square meter are between US$2,800 and US$4,450. Meanwhile, in Belgrano C and Barrancas , with great cultural and commercial activity, prices range between US$2,650 and US$3,425 . Meanwhile, Bajo Belgrano - also known as Belgrano Chico - reaches up to US$5,100/m² .
In the case of Núñez , D'Aria explains, the neighborhood shed its distinct suburban roots and consolidated itself as a development hub . The large developments near the former Tiro Federal and CENARD, next to River Plate, transformed the area and attracted a more affluent audience, without losing the diversity of its segments.
2) Who usually shops in Núñez? And in Belgrano?
According to Raggio, the buying public in Belgrano tends to be more traditional and of a higher socioeconomic status. They choose the neighborhood for its "anchors" : renowned schools, shopping and dining hubs, historic clubs, and a strong identity. "These are families who prioritize permanent housing and seek prestige in an established area," the broker assures.Núñez , on the other hand, attracts younger, more modern buyers with less of an attachment to tradition . "It's perceived as a more modern neighborhood," he adds. The urban transformation, the proximity to the northern corridors, and the sporting environment make it an attractive option for investment and short-term rentals.
Núñez has more green. Ricardo Pristupluk
“Belgrano represents a stable, established, and heritage-based choice, while Núñez is positioned as a future-proof bet, with growing capital gains,” D'Aria agrees, adding that myths still persist in both areas: “Belgrano is often associated with a more established and conservative neighborhood, and Núñez with a younger and more disruptive one. But that idea weakens when you look at it in more detail: both have micro-residential areas and dynamic commercial areas.”
3) What factors define the final decision?
In D'Aria's words, it's about looking at "today" and "tomorrow ." Belgrano offers immediate security: schools, clubs, cultural offerings, and a consolidated and stable real estate market. "It's, in essence, a more conservative asset choice , designed to preserve capital in an already proven and recognized area," he asserts.Núñez, for his part, reflects sustained growth in the value per square meter and an urban transformation that drives it forward. "It's a neighborhood that attracts a diverse audience and already meets or even exceeds established square meter values in Belgrano."
However, he assures that the most important thing "is its future": with the progress of the Innovation Park and the arrival of universities and institutes, it is emerging as an academic and technological hub that will likely boost the area's added value.
4) What are the pros and cons of each?
Gabriela Goldszer, director of Ocampo Properties, points out that Núñez stands out for its transformation : it combines traditional homes with premium developments near Libertador Avenue and quiet streets. Among its advantages , she lists good connectivity, proximity to the river and green spaces, and a growing family profile . "It's establishing itself as a more affordable alternative to Belgrano, but with a more relaxed atmosphere," she says.Among the cons , he mentions the coexistence of quiet areas with others with heavy traffic - proximity to General Paz and Cabildo - and a more limited commercial and nightlife than that of Belgrano.
Raggio adds that Belgrano suffers from a traffic problem , although it compensates with extensive subway coverage. Núñez , on the other hand, has less congestion , except in the Lower Town during concerts or soccer games. Both neighborhoods concentrate a large part of the city's ABC1 population and are attractive hubs for businesses, thanks to their strategic location on Libertador and Cabildo avenues.
Barrancas de Belgrano, the area with the most premium properties in that neighborhood. PATRICIO PIDAL/AFV
“Belgrano has very strong historical roots: those who have lived there for decades tend to choose to remain in the neighborhood. Núñez, on the other hand, is increasingly receiving urban nomads from other areas, and is perceived as a more modern neighborhood from a demographic perspective,” Raggio adds.
5) Which one offers better profitability?
According to the latest data from Zonaprop, Belgrano has a gross annual return of 4.3% , while Núñez reaches 4.1% . This means that, on average, it takes 23.4 years to recover the initial investment in Belgrano and 24.1 years in Núñez.The difference is minimal and confirms that both neighborhoods remain among the most attractive in northern Buenos Aires, albeit with different profiles: Belgrano as a traditional bastion and Núñez as the great promise of development.
New developments
In Núñez
Raggio points out that Núñez is undergoing an accelerated transformation process and is adding an increasing number of projects , especially in the Tiro Federal, Las Barrancas, and El Alto areas. Today, it focuses on modern, high-end projects that position it as a premium alternative within the Northern Corridor.A case in point is Arias Núñez, located in the heart of Lomas de Núñez, a corner of the city where low-rise buildings and green spaces coexist. "These are apartments with the soul of a home, offering a sense of freedom and spaciousness with the convenience of living in a building," says the director of Ocampo Properties, which markets its units. It offers one- bedroom units (62 m²) and two-bedroom units (90 to 115 m²) to three- and four-bedroom triplexes (ranging from 185 to 231 m²), with a price per m² of US$3,400 . Of the 25 total units, four remain for sale, with prices ranging from US$240,000 to US$780,000 .
In this project, values start at US$240,000 to US$780,000
Just steps from Libertador Street, at Arribeños 2800, a project offering one- to four-bedroom apartments has recently launched. With prices starting at US$3,200/m² and total sales starting at US$141,000, “Diverso Núñez is ideal for both those seeking their first home and those looking to invest in a solid, well-connected project with excellent value projection,” says Gabriela Goldszer .
It has apartments with one to three bedrooms.
In an area where green spaces, the tranquility of a young environment, and excellent connectivity coexist, within the exclusive enclave of Barrancas de Núñez, the Black Tower Núñez project stands on a corner lot of approximately 1,500 m² at 3600 Arcos Street. It is a 23-story tower offering three- and four-room apartments and semi-apartments, as well as two penthouses. The units, ranging from 95 m² to 230 m² , have prices ranging from US$421,600 to US$2,261,728 . According to Interwin, this is "the last luxury tower in the neighborhood." The project is scheduled for completion in May 2028 .
According to Interwin, this is "the last luxury tower in the neighborhood."
A more affordable option is located on a major boulevard—at San Isidro Labrador and Ramallo. “Tres Ayres Blvd. is presented as a contemporary, upscale residential project on the border of the Núñez and Saavedra neighborhoods, just meters from Cabildo Avenue and with quick access to the north end,” highlights Interwin. With an investment of US$3,000,000, the 13-story project has 32 one- to three-bedroom units, with prices ranging from US$90,000 to US$320,000 .
It consists of 32 units with one to two bedrooms.
A new development is Cotta Núñez, located on Avenida Congreso and a few meters from Libertador Street. The project, marketed by D'Aria Properties, offers a ground-floor and 12-story building with two- to four-room units. Of the 11 total units, nine remain available, with prices ranging from US$335,032 to US$532,000 and a price per square meter between US$2,400 and US$3,940 . Completion is expected in December 2027.
Available units range in price from US$335,032
In Belgrano
Belgrano, on the other hand , is more established and has a lower level of new construction , although high-value developments are also being recorded in areas such as the Bajo district. The elevated railway line also boosted new construction in various areas of the neighborhood.Near Las Barrancas, at the intersection of 3 de Febrero and Zabala streets, stands Maior Plaza, a 15-story development with a ground floor. The project includes a total of 25 units, ranging from studios and two- and three-room apartments to two-room duplexes on the upper floors. With a starting price per square meter of US$3,900 and total prices starting at US$320,000 , the building is nearing its final stages of construction. Currently, 10 one- and two-bedroom units remain available . “It is located in a highly sought-after area due to its proximity to everything. This is an exclusive opportunity in a prime location,” highlights Gabriela Goldszer.
Currently, 10 one and two-bedroom units are available.
At 1800 Zabala Street, on a property that used to belong to the University of Belgrano, stands Zeta. "The first tower with an international imprint in Buenos Aires," according to Miguel Ludmer of Interwin. The development will offer 14 floors of exclusive residences , with typologies ranging from one to four bedrooms. Available units start at US$316,065 and reach prices of up to US$1,496,939 . Completion is scheduled for March 2026 , in one of the city's most residential and elegant areas, surrounded by old mansions, embassies, and tree-lined streets.
There are 14 floors of exclusive residences
Stories Zabala , a project in progress, is planned for the corner of Zabala and Amenábar streets, and is expected to be delivered in December 2028. Marketed by Interwin, the development will be built on a corner lot with 40 linear meters of frontage and will feature nine floors of apartments , ranging from one to three rooms. Prices start at US$98,832 and go up to US$557,961 , in a proposal that combines a strategic location and a variety of residential options.
In this venture, the values start at US$98,832 and reach up to US$557,961.
At the corner of Cabildo and Monroe streets , Cabildo Boulevard is being developed , a project that, according to D'Aria Properties, "marks a leap forward in the type of projects coming to Belgrano and redefines the neighborhood's commercial and residential pulse." On a 1,025 m² lot , the development will have a ground floor and 13 floors of housing , with one-, two-, and three-bedroom units. Prices start at US$129,201 and go up to US$401,856 , with a price per square meter ranging from US$3,313 to US$3,756 . The completion date is December 2027.
It will be completed in December 2027.
In the heart of Belgrano Chico, on Migueletes Street between Virrey del Pino and José Hernández , Lumen Bosques is a projected development with a completion date of March 2026. Marketed by D'Aria Properties, it will have 14 two- and three-bedroom units , of which seven are still available. Prices start at US$325,208 and go up to US$1,950,000 , with prices per square meter ranging from US$3,918 to US$6,200 .
This project is planned in the heart of Belgrano Chico.
Located in Bajo Belgrano , within a residential area, is Lumen Bajo Belgrano , a development with completed construction on Migueletes Street , between Olazábal and Mendoza streets . The project combines ground-floor commercial space and nine floors of residential units , with typologies that include one-, two-, and three-bedroom apartments, as well as four-room duplexes. Of the 26 total units , seven remain to be marketed, with prices ranging from US$220,000 to US$1,800,000 and a price per square meter that varies between US$3,729 and US$6,300 .
The value per square meter varies between US$3,729 and US$6,300
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