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Neighborhoods where apartment prices increased more than the market average - La Nacion Propiedades
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www.lanacion.com.ar
May 21, 2025
Although prices had an average increase of less than 10%, there are some areas of the City of Buenos Aires with increases that almost double this increase.
By Maria Josefina Lanzi
Which neighborhoods in the city have seen property prices rise by almost 20%?Rodrigo Nespolo
The real estate market experienced a revival in 2024, when listing prices increased by 6.8% , following five years of continued decline. Today, this resurgence is consolidating, and some neighborhoods are the main exponents of this . Although listing prices rose an average of 8.5% in the last 12 months (April 2024 to April 2025), there are neighborhoods in the city of Buenos Aires where these increases could exceed 16%.
This is the case in Núñez, where publication prices grew by 16.7% last year. This is also the case in Villa Ortúzar , where the year-over-year increase was 14.1%, and in Colegiales , where the increase was 14%.
Other neighborhoods that showed double-digit increases were:
Some brokers believe the sharp increase in these neighborhoods may be due to the fact that these areas concentrate a large number of new construction projects. Thus, with the rising cost of construction in dollars, which has accumulated a 98% increase since October 2023, values may have been pushed up by this phenomenon.
Colegiales is one of the neighborhoods that has added the largest number of properties on offer, in relation to its supply of used properties.Rodrigo Nespolo
“Certain neighborhoods have recently undergone significant renovations, including Núñez, Villa Ortúzar, and Colegiales . There, the number of new or under construction apartments is high relative to existing ones,” says Juan Manuel Vázquez Blanco, economist and general manager of Fabián Achával Propiedades. He adds: “The proportion of under construction, new, and up to five-year-old units in Núñez, for example, represents 64.1% of the total offered in that neighborhood; in Colegiales, it's 51.6%; and in Villa Ortúzar, it's 50.5%. In the city as a whole, the percentage for those categories doesn't exceed 39%. In some ways, this shows a stronger presence of those products in those areas, which, combined with the increase in construction costs we've experienced in recent months, has further accelerated the rise in average prices in those neighborhoods.”
The broker explains that it includes properties that are five years old, since, although they were built some time ago, at different values, the person selling these units today is influenced by the current construction cost: that is, when it comes time to sell them, they consider whether they will be able to replace them (in other words, whether with the current high construction costs, they will be able to rebuild and continue starting other projects).
Others point out that, in the case of the northern neighborhoods, the causes may be linked to other factors driving up prices, such as "the availability of mortgage loans, people's perception that today's values are at opportunity levels, that rents are now more secure for homeowners, the money laundering, and years of pent-up demand," analyzes Germán Gómez Picasso, director of Reporte Inmobiliario. In the case of the southern neighborhoods, he explains that the increase is primarily linked to loans.
Núñez is the neighborhood that had the largest price increase in the last 12 months Zonaprop
Furthermore, if you look at the property supply, " in 2022 there were 165,000 units for sale in Buenos Aires; today there are just over 100,000," revealed Issel Kiperszmid, head of DYPSA Group, at a March event. And some brokers predict that the stock could drop to 65,000 by September.
On the other hand, demand is not far behind; it continues to increase, as a key indicator shows : the absorption time of the property supply in February was 1.6 years, more than six times below the maximum (10.3 years in mid-2020) and "also below the historical average, which is 3 years," explains Achával. In other words, in February it took 1.6 years to sell all the properties offered at that time on Zonaprop, while in mid-2020 that number rose to more than 10 years, according to figures from Radar Inmobiliario.
The appearance of mortgage credit in April 2024 stirred up the hornet's nest of demand.Gonzalo Colini
The introduction of mortgage loans, offered by 24 banks since April of last year, makes the equation even more interesting, as the chances of acquiring a property have increased . This is reflected in the figures for purchase and sale transactions, which indicated that in the first quarter of 2025, almost 3,000 mortgage purchases were registered in the city of Buenos Aires, compared to less than 250 last year. "Today, there are properties that are reserved in two days, and you also have three or four people interested in buying the same property . That wasn't seen before," revealed Ariel Champanier, CEO of the Remax Premium Argentina group, at a Real Estate Report event.
Owners are no strangers to this reality, and since they are aware of the increased demand, they are reluctant to haggle over the price of their property. In fact, today, the counteroffer range is below its historic low (5%). According to a survey conducted by the University of CEMA and RE/MAX Argentina, in conjunction with Reporte Inmobiliario, counteroffer margins averaged 4.18% in February.
“Conversation about the real estate market has re-established itself among people. Today, the topic is present in everyday conversations, in family decisions, in get-togethers with friends. The possibility of buying a home has returned to many people's radar,” concludes Sebastián Sosa, president of RE/MAX Argentina and Uruguay. He adds that key factors have begun to align, such as greater macroeconomic stability —notwithstanding the market volatility of recent days—which generates predictability and confidence, which is essential for encouraging buyers to make decisions.
www.buysellba.com
Source:
Los barrios en donde los precios de los departamentos aumentaron más que el promedio del mercado
Aunque los precios tuvieron una suba promedio de menos del 10%, hay algunas zonas de la Ciudad de Buenos Aires con incrementos que casi duplican este aumento
www.lanacion.com.ar
May 21, 2025
Although prices had an average increase of less than 10%, there are some areas of the City of Buenos Aires with increases that almost double this increase.
By Maria Josefina Lanzi
Which neighborhoods in the city have seen property prices rise by almost 20%?Rodrigo Nespolo
The real estate market experienced a revival in 2024, when listing prices increased by 6.8% , following five years of continued decline. Today, this resurgence is consolidating, and some neighborhoods are the main exponents of this . Although listing prices rose an average of 8.5% in the last 12 months (April 2024 to April 2025), there are neighborhoods in the city of Buenos Aires where these increases could exceed 16%.
This is the case in Núñez, where publication prices grew by 16.7% last year. This is also the case in Villa Ortúzar , where the year-over-year increase was 14.1%, and in Colegiales , where the increase was 14%.
Other neighborhoods that showed double-digit increases were:
- Agronomia: 12.56%
- Villa Devoto: 12.55%
- Villa Pueyrredón: 12.12%
- Chacarita: 11.36%
- Constitucion: 11.36%
- Mataderos: 11.55%
- Lugano: 14.02%
Some brokers believe the sharp increase in these neighborhoods may be due to the fact that these areas concentrate a large number of new construction projects. Thus, with the rising cost of construction in dollars, which has accumulated a 98% increase since October 2023, values may have been pushed up by this phenomenon.
Colegiales is one of the neighborhoods that has added the largest number of properties on offer, in relation to its supply of used properties.Rodrigo Nespolo
“Certain neighborhoods have recently undergone significant renovations, including Núñez, Villa Ortúzar, and Colegiales . There, the number of new or under construction apartments is high relative to existing ones,” says Juan Manuel Vázquez Blanco, economist and general manager of Fabián Achával Propiedades. He adds: “The proportion of under construction, new, and up to five-year-old units in Núñez, for example, represents 64.1% of the total offered in that neighborhood; in Colegiales, it's 51.6%; and in Villa Ortúzar, it's 50.5%. In the city as a whole, the percentage for those categories doesn't exceed 39%. In some ways, this shows a stronger presence of those products in those areas, which, combined with the increase in construction costs we've experienced in recent months, has further accelerated the rise in average prices in those neighborhoods.”
The broker explains that it includes properties that are five years old, since, although they were built some time ago, at different values, the person selling these units today is influenced by the current construction cost: that is, when it comes time to sell them, they consider whether they will be able to replace them (in other words, whether with the current high construction costs, they will be able to rebuild and continue starting other projects).
Others point out that, in the case of the northern neighborhoods, the causes may be linked to other factors driving up prices, such as "the availability of mortgage loans, people's perception that today's values are at opportunity levels, that rents are now more secure for homeowners, the money laundering, and years of pent-up demand," analyzes Germán Gómez Picasso, director of Reporte Inmobiliario. In the case of the southern neighborhoods, he explains that the increase is primarily linked to loans.
Núñez is the neighborhood that had the largest price increase in the last 12 months Zonaprop
Are properties still an opportunity?
Beyond the differences in the price increases in each neighborhood, a key insight into the price analysis of Buenos Aires City is the window of opportunity. Although listing prices fell by 24% between 2019 and 2023, during that same period, "closing prices decreased by 50% in real terms," shares Fabián Achával of the eponymous real estate agency. He adds: "This shows that there is still plenty of room for growth, as they remain at 2006 levels, which also speaks to how attractive these prices continue to be."Furthermore, if you look at the property supply, " in 2022 there were 165,000 units for sale in Buenos Aires; today there are just over 100,000," revealed Issel Kiperszmid, head of DYPSA Group, at a March event. And some brokers predict that the stock could drop to 65,000 by September.
On the other hand, demand is not far behind; it continues to increase, as a key indicator shows : the absorption time of the property supply in February was 1.6 years, more than six times below the maximum (10.3 years in mid-2020) and "also below the historical average, which is 3 years," explains Achával. In other words, in February it took 1.6 years to sell all the properties offered at that time on Zonaprop, while in mid-2020 that number rose to more than 10 years, according to figures from Radar Inmobiliario.
The appearance of mortgage credit in April 2024 stirred up the hornet's nest of demand.Gonzalo Colini
The introduction of mortgage loans, offered by 24 banks since April of last year, makes the equation even more interesting, as the chances of acquiring a property have increased . This is reflected in the figures for purchase and sale transactions, which indicated that in the first quarter of 2025, almost 3,000 mortgage purchases were registered in the city of Buenos Aires, compared to less than 250 last year. "Today, there are properties that are reserved in two days, and you also have three or four people interested in buying the same property . That wasn't seen before," revealed Ariel Champanier, CEO of the Remax Premium Argentina group, at a Real Estate Report event.
Owners are no strangers to this reality, and since they are aware of the increased demand, they are reluctant to haggle over the price of their property. In fact, today, the counteroffer range is below its historic low (5%). According to a survey conducted by the University of CEMA and RE/MAX Argentina, in conjunction with Reporte Inmobiliario, counteroffer margins averaged 4.18% in February.
“Conversation about the real estate market has re-established itself among people. Today, the topic is present in everyday conversations, in family decisions, in get-togethers with friends. The possibility of buying a home has returned to many people's radar,” concludes Sebastián Sosa, president of RE/MAX Argentina and Uruguay. He adds that key factors have begun to align, such as greater macroeconomic stability —notwithstanding the market volatility of recent days—which generates predictability and confidence, which is essential for encouraging buyers to make decisions.
www.buysellba.com
