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Mortgage loans are registering more increases than decreases - La Nacion Propiedades
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Los créditos hipotecarios registran más aumentos que bajas
Las tasas de los créditos hipotecarios no dan tregua: los bancos continúan elevando su interés
www.lanacion.com.ar
November 26, 2025
Mortgage rates show no signs of slowing down: banks continue to raise their interest rates.
By Candela Contreras
Two banks have joined the trend of modifying their mortgage credit lines and now have higher rates. Freepik
Despite the real estate market's expectations of a possible decrease in interest rates for UVA (Purchasing Power Unit) mortgage loans, following the ruling party's electoral victory in the October 26 elections, the reality is different : in practice there were more increases than decreases .
So much so that, in recent days, the bank that maintained the lowest interest rate in the country eliminated its preferential rate (the lowest in the bank and the market for more than a year) and another showed a new increase.
Thus, Banco Municipal de Rosario, which for over a year offered the lowest interest rate (3% APR), no longer offers that condition . The general rate remains at 4.2% , continuing to be the "cheapest" bank to date.
Meanwhile, the other entity that modified its line was Brubank, raising its rate from 10% to 12% for its clients .
These two entities join the increases of the last month, in which, for the first time since its launch, Banco Nación raised its rate from 4.5% to 6% . It is worth noting that, despite this, it is the bank that has captured the most demand so far : with more than 40% of all applications .
As long as banks lack the necessary liquidity to lend long-term, mortgage rates will not decrease.Daniel Basualdo
According to official data, more than 4,400 loans were granted in the city of Buenos Aires , 5,000 in the greater Buenos Aires area, 1,500 in Córdoba, 1,400 in Mendoza and 1,000 in Santa Fe, up to October 2025. Its rate of 4.5% had made it the most competitive bank in the system at the national level, compared to the values of between 10% and 17% that private entities apply after their increases.
It is important to clarify that the future of mortgage loans is closely linked to the expectations and liquidity of banks , since without liquidity it is not possible for them to grant the amount of money involved in disbursing a loan to buy a property to be repaid in 20 or 30 years.
“When there is liquidity, rates will fall,” a market source said. Therefore, for now, there is no concrete evidence that interest rates on bank loans will decrease .
Those who lowered the rate
The first private bank to reduce its rate was BBVA, which lowered it from 10.5% to 7.5%. However, it's not that simple: this reduction applies only to its preferred loan program for high-income clients —those who receive their salary through the bank and earn more than $5 million per month . Furthermore, for the purchase of a primary residence, an investment of at least $50 million (or its equivalent in dollars) must be maintained with the bank for the first 24 months of the loan term. For a secondary residence, the investment must be at least $100 million. Meanwhile, the standard loan program maintains its 10.9% rate , and those who do not receive their salary through the bank face one of the highest rates: 17% .In practice, the measure does not eliminate the main barrier to accessing credit: the high qualification requirements . While a lower interest rate should translate into a lower monthly payment, and therefore a more accessible income threshold, in this case the requirement to earn more than $5 million per month and the 24-month investment term keeps credit out of reach for most .
Meanwhile, ICBC was the other institution that reduced its interest rates . The fixed rate dropped from 14% to 12% , while the preferential rate fell from 13% to 11% .
The 11% discount applies exclusively to the preferential loan program for customers who receive their salary through the bank. A minimum income of $1,100,000 is required to qualify for the loan . For the purchase of a primary residence, it is possible to combine the income of a parent or partner. Financing covers up to 75% of the property value, with terms of 15 to 20 years, for transactions not exceeding 360 million pesos.
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