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Mortgage loans drive demand in GBA: how the market is moving in the North, South and West corridors - Ambito Financiero
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www.ambito.com
November 27, 2025
By Jose Luis Cieri
Mortgage demand is returning to the market, but cash sales dominate. Stable rents and record supply define the new cycle.
Apartments in the southern part of Greater Buenos Aires are in high demand. What are the rental and purchase prices?
The real estate market in Greater Buenos Aires (GBA) is undergoing a period of profound readjustment. Without the Rental Law and the reactivation of UVA mortgage loans, the North, South, and West corridors are showing distinct dynamics. While cash sales remain the dominant method, interest in bank financing is steadily growing, setting the pace of the recovery.
The supply of rental properties is expanding strongly in most areas, lengthening the time it takes to find a tenant and creating a more balanced market than during the years of regulation. However, the price gap between the wealthiest areas, where prices are quoted in dollars, and those where transactions are in pesos, defines the geography of the greater metropolitan area.
"In Vicente López, a one-bedroom apartment rents for US$800, and a two-bedroom apartment for US$1,000." Prices are lower in Tigre and San Isidro, where a similar apartment costs between 10% and 20% less, respectively. Contracts are for 24 months and are adjusted quarterly or four-monthly.
Vinelli observed a strong rebound in supply thanks to the repeal of the previous rental law. “If a landlord offers a good property at a reasonable price, it rents in a week. If the price is above the area average, it takes a month,” he said. Demand remains high, with a current peak in interest for short-term rentals during the summer, between mid-December and February.
In the northern part of Greater Buenos Aires, a large part of the supply is still in dollars.
Regarding sales, the northern corridor is experiencing a "slow but growing" increase in inquiries about mortgage loans. "At the beginning of the year it was busy, then demand cooled due to the contraction in the supply of loans and the rise in interest rates. Lately, inquiries about this type of purchase are picking up again," commented Vinelli.
The outlook for the northern corridor is optimistic. Vinelli estimated an average increase in sales prices of 10% for the area, with higher peaks in the most sought-after neighborhoods. The hottest areas in San Isidro and Vicente López are La Calabria and the riverfront strip. These areas have a secure future due to their low density and proximity to the City of Buenos Aires.
"Today, average rents in Avellaneda and Lanús range from $550,000 to $650,000 pesos per month for one-bedroom apartments without parking, and from $750,000 to $900,000 pesos for two-bedroom apartments," Belvedere explained. Two- or three-bedroom houses reach 1.5 million pesos. In this region, rents are experiencing annual increases of around 40% to 45%, a figure that is above the average for the City of Buenos Aires.
Following the repeal of the previous regulatory framework, the supply quickly normalized . Belvedere noted that landlords are returning to the market with a smooth dynamic: well-located apartments are rented in less than 15 days, while houses take between three and six weeks.
Rental demand remains very strong, as it's the first choice for many. "Supply has improved, but in the most sought-after segments—one- and two-bedroom apartments near main avenues—it's still limited. If a property is listed, it rents immediately," the specialist maintains.
Regarding sales and mortgages, Belvedere confirms the return of interest. "With the return of UVA loans and traditional lines of credit, interest in financing purchases has returned. Cash transactions still predominate, but reservations with credit are already being seen, something that hasn't happened for years," he explained.
An area of the Lanus district, in Greater Buenos Aires South
Property prices in the south are more affordable than in the northern suburbs. A one-bedroom apartment costs around US$80,000, while two- and four-bedroom houses or townhouses range from US$100,000 to US$180,000. Belvedere observed a stable outlook for property values in dollars. Areas like Avellaneda Centro, Piñeyro, and Dock Sud are gaining prominence due to urban renewal, while Lanús Centro, along Hipólito Yrigoyen Avenue, is registering the highest year-on-year increases in rental prices, with rises of 50% to 75%. The future points to the southern corridor, which combines connectivity and services, with special mention of Canning.
However, in the private neighborhoods of the area, the price shifts to the dollar, where a oen-bedroom apartment costs US$750 and a duplex approaches US$1,400.
Sessarego stated that there is little supply, resulting in a turnover of less than a week for most properties. "Demand has increased significantly. There is a growing demand for rentals in gated communities due to the comfort and security they offer," he explained.
Apartment in the district of Ituzaingó, in the western corridor of the greater metropolitan area
The real estate market in the west has seen the lowest incidence of mortgage loans so far. Sessarego noted: "We haven't yet seen any signs of a recovery in lending. Everything is being done in cash, through private financing, or via our construction company."
While the buying and selling market remains sluggish, market values in the west are aligning with those in the southern corridor. The area has potential for appreciation in gated communities, as people seek quality of life and security.
Below is the pricing information for the three corridors.
1. Rental and Sale Prices (North Corridor - Vinelli)
2. Rental and Sale Prices (South Corridor - Belvedere)
3. Rental and Sale Prices (West Corridor - Sessarego)
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Source;
Créditos hipotecarios impulsan demanda en GBA: cómo se mueve el mercado en los corredores Norte, Sur y Oeste
La demanda de hipotecas vuelve al mercado, pero el contado domina la compraventa. Alquileres estables y oferta récord definen el nuevo ciclo.
www.ambito.com
November 27, 2025
By Jose Luis Cieri
Mortgage demand is returning to the market, but cash sales dominate. Stable rents and record supply define the new cycle.
Apartments in the southern part of Greater Buenos Aires are in high demand. What are the rental and purchase prices?
The real estate market in Greater Buenos Aires (GBA) is undergoing a period of profound readjustment. Without the Rental Law and the reactivation of UVA mortgage loans, the North, South, and West corridors are showing distinct dynamics. While cash sales remain the dominant method, interest in bank financing is steadily growing, setting the pace of the recovery.
The supply of rental properties is expanding strongly in most areas, lengthening the time it takes to find a tenant and creating a more balanced market than during the years of regulation. However, the price gap between the wealthiest areas, where prices are quoted in dollars, and those where transactions are in pesos, defines the geography of the greater metropolitan area.
Northern Corridor: dollar, high demand and rising prices
In the Vicente López, San Isidro, and Tigre area, rental prices have stabilized in dollars, a trend that has always characterized this premium area of Greater Buenos Aires. Federico Vinelli , from Vinelli Real Estate, detailed the values and the dynamics."In Vicente López, a one-bedroom apartment rents for US$800, and a two-bedroom apartment for US$1,000." Prices are lower in Tigre and San Isidro, where a similar apartment costs between 10% and 20% less, respectively. Contracts are for 24 months and are adjusted quarterly or four-monthly.
Vinelli observed a strong rebound in supply thanks to the repeal of the previous rental law. “If a landlord offers a good property at a reasonable price, it rents in a week. If the price is above the area average, it takes a month,” he said. Demand remains high, with a current peak in interest for short-term rentals during the summer, between mid-December and February.
In the northern part of Greater Buenos Aires, a large part of the supply is still in dollars.
Regarding sales, the northern corridor is experiencing a "slow but growing" increase in inquiries about mortgage loans. "At the beginning of the year it was busy, then demand cooled due to the contraction in the supply of loans and the rise in interest rates. Lately, inquiries about this type of purchase are picking up again," commented Vinelli.
The outlook for the northern corridor is optimistic. Vinelli estimated an average increase in sales prices of 10% for the area, with higher peaks in the most sought-after neighborhoods. The hottest areas in San Isidro and Vicente López are La Calabria and the riverfront strip. These areas have a secure future due to their low density and proximity to the City of Buenos Aires.
Southern Corridor: balance in weight and the boost of urbanizations
The southern Greater Buenos Aires area, centered around Avellaneda and Lanús, presents a reality where rental prices are quoted in pesos, but register an annual growth rate that exceeds the average of other areas. Fernando Belvedere , of Belvedere Propiedades, described the situation."Today, average rents in Avellaneda and Lanús range from $550,000 to $650,000 pesos per month for one-bedroom apartments without parking, and from $750,000 to $900,000 pesos for two-bedroom apartments," Belvedere explained. Two- or three-bedroom houses reach 1.5 million pesos. In this region, rents are experiencing annual increases of around 40% to 45%, a figure that is above the average for the City of Buenos Aires.
Following the repeal of the previous regulatory framework, the supply quickly normalized . Belvedere noted that landlords are returning to the market with a smooth dynamic: well-located apartments are rented in less than 15 days, while houses take between three and six weeks.
Rental demand remains very strong, as it's the first choice for many. "Supply has improved, but in the most sought-after segments—one- and two-bedroom apartments near main avenues—it's still limited. If a property is listed, it rents immediately," the specialist maintains.
Regarding sales and mortgages, Belvedere confirms the return of interest. "With the return of UVA loans and traditional lines of credit, interest in financing purchases has returned. Cash transactions still predominate, but reservations with credit are already being seen, something that hasn't happened for years," he explained.
An area of the Lanus district, in Greater Buenos Aires South
Property prices in the south are more affordable than in the northern suburbs. A one-bedroom apartment costs around US$80,000, while two- and four-bedroom houses or townhouses range from US$100,000 to US$180,000. Belvedere observed a stable outlook for property values in dollars. Areas like Avellaneda Centro, Piñeyro, and Dock Sud are gaining prominence due to urban renewal, while Lanús Centro, along Hipólito Yrigoyen Avenue, is registering the highest year-on-year increases in rental prices, with rises of 50% to 75%. The future points to the southern corridor, which combines connectivity and services, with special mention of Canning.
Western Corridor: limited supply and predominantly cash transactions
In Greater Buenos Aires West, which includes areas like Morón, Moreno, and Ituzaingó, the rental market has a particular characteristic: limited supply and extremely rapid turnover. Paola Sessarego , commercial manager of the Vaccaro Group, commented: "In residential Castelar and Ituzaingó, apartment prices range from $450,000 for one-bedroom units to $700,000 for two-bedroom units. Two-bedroom houses, depending on their condition, range between $1,100,000 and $1,500,000."However, in the private neighborhoods of the area, the price shifts to the dollar, where a oen-bedroom apartment costs US$750 and a duplex approaches US$1,400.
Sessarego stated that there is little supply, resulting in a turnover of less than a week for most properties. "Demand has increased significantly. There is a growing demand for rentals in gated communities due to the comfort and security they offer," he explained.
Apartment in the district of Ituzaingó, in the western corridor of the greater metropolitan area
The real estate market in the west has seen the lowest incidence of mortgage loans so far. Sessarego noted: "We haven't yet seen any signs of a recovery in lending. Everything is being done in cash, through private financing, or via our construction company."
While the buying and selling market remains sluggish, market values in the west are aligning with those in the southern corridor. The area has potential for appreciation in gated communities, as people seek quality of life and security.
Below is the pricing information for the three corridors.
1. Rental and Sale Prices (North Corridor - Vinelli)
- Apartment for rent (Vicente López): 1 bedoom: US$800
- Apartment for rent (Vicente López): 2 bedroom: US$1,000
- Rent (San Isidro): 10% less than Vicente López
- Rent (Tigre): another 10% less than San Isidro
- Rentals (Tigre open neighborhood): 1-bedroom houses: from US$1,200/month
- Rentals (Tigre open neighborhood): 2 bedroom houses: US$1,400/month
- Rent (Gated Community General): approx. 20% more
- Rent (Nordelta): approx. 50% more
- Sale (according to Zoanaprop): A one-bedroom apartment has an average value of US$116,040, while a two-bedroom apartment is located at US$176,181.
2. Rental and Sale Prices (South Corridor - Belvedere)
- Apartment for rent (Avellaneda/Lanús): 1 bedroom: $550,000 to $650,000
- Apartment for rent (Avellaneda/Lanús): 2 bedrooms: $750,000 to $900,000
- Rentals (Houses): 2 or 3 bedrooms: $1,000,000 to $1,500,000
- Sale (1-bedroom apartment): US$80,000 – US$85,000
- Sale (2-bedoom apartment): US$110,000 – US$120,000
- Sale (Houses/PH 2 and 3 bedrooms): US$100,000– US$180,000
3. Rental and Sale Prices (West Corridor - Sessarego)
- Apartment for rent (Castelar/Ituzaingó): 1 bedroom: $450,000
- Apartment for rent (Castelar/Ituzaingó): 2 bedrooms: $700,000
- Rentals (Castelar/Ituzaingó): 3-bedroom houses: $1,100,000 to $1,500,000
- Rental (Private neighborhoods): 1 bedroom: u$s750
- Rental (Private neighborhoods): 2 bedrooms: u$s1,100
- For sale: in Greater Buenos Aires west it has a price of US$82,500, while a two-bedroom apartment averages US$108,000.
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