BuySellBA
Administrator
Rentals in Buenos Aires with record supply: prices of 1-bedroom apartments neighborhood by neighborhood - Ambito Financiero
Source:
Alquileres en CABA con oferta récord: precios de departamentos de 2 ambientes barrio por barrio
Cómo se cierran los acuerdos entre dueños e inquilinos, el factor expensas y qué dejar en claro para contratos más equilibrados.
www.ambito.com
April 15, 2026
By Jose Luis Cieri
How to finalize agreements between landlords and tenants, the expense factor, and what to clarify for more balanced contracts.
A one-bedroom apartment is among the most sought after by families or couples without children, or by professionals who also use them for teleworking.
The rental market in Buenos Aires is experiencing an unprecedented phase. Following regulatory changes at the end of 2023, the supply expanded to levels not seen in recent years. Today, there are approximately 14,000 apartments available in the city, a volume that has altered the dynamics between landlords and tenants.
This new scenario coexists with a demanding macroeconomy, where the deterioration of purchasing power conditions the ability to pay and defines the pace of lease operations .
In this context, various real estate portals agree that one-bedroom apartments are among the most sought-after, both for their affordability and their functionality. Prices are high relative to tenants' incomes, especially given that wages have yet to recover from the decline of the last three years.
Maximum offer and change in dynamics
According to Soledad Balayan of Maure Inmobiliaria, the current market shows a wide dispersion in asking prices. The specialist and analyst explained that the large number of available units coexists with stable or even somewhat subdued demand, giving those looking to rent more time and leeway in their decision-making.The expert emphasized that this scenario changes the behavior of those looking to rent. “Those with good incomes can choose with peace of mind and have greater negotiating power when renting,” she noted.
Along those lines, he noted that counteroffers have become a much more common practice. He explained: “If it’s convenient for the owner to close with a good candidate at a lower price than the listed price, they’ll probably do it.”
Balayan also emphasized that the quality of the property has become a decisive factor. He stated, “The condition of the property is crucial for a faster rental, and with even a minimal difference in price and expenses, the winner is the one with the best-presented property.”
Source: Maure Real Estate
At the same time, he indicated that closing times have lengthened. “There are no official statistics, but the time it takes to list an apartment has probably doubled compared to when the rental law was in effect,” he stated.
Finally, he highlighted an increasingly visible obstacle in the market: pets. “The vast majority of interested parties have a dog or cat, and that imposes a difficult requirement to meet. It’s understandable that they don’t accept pets due to fear of damage or conflicts, but that means a longer listing period compared to properties that do allow them,” he explained.
Revenues are declining and prices are under pressure.
Alejandro Braña , a real estate expert and member of the Buenos Aires Real Estate Association, downplayed the idea of high real-world values. “I don’t agree that rents are expensive. What has clearly deteriorated are family incomes in recent years,” he stated.The specialist linked this phenomenon to recent inflationary trends. “Inflation reached nearly 510% under the previous administration, and another 160% was added under the current one, which will continue until March 2026. This creates a very significant distortion,” he explained.
In this context, rent has become one of the main household expenses. In Buenos Aires, around 30% of the population rents, and in many cases, two or more incomes are needed to maintain the lease without financial strain.
A one-bedroom apartment in Villa Urquiza, one of the most sought-after neighborhoods in the City
Braña also provided data on the composition of the rental market. Of a total of 13,958 units for rent, 5,407 are one-bedroom apartments, representing 38.7%. These are followed by studios at 28.5% and two-bedroom apartments at 19.9%. This greater availability explains why one-bedroom apartments account for a significant portion of the demand.
Expenses: the factor that redefines decisions
One of the most significant changes in the market is the increasing weight of maintenance fees. Daniel Zampone , vice president of the Argentine Chamber of Real Estate (CIA), focused on the relationship between inflation, wages, and fixed costs.He pointed out: “When inflation doesn't keep pace with wage increases, paying rent, and particularly building expenses, becomes increasingly difficult.”
The executive warned that the economic slowdown is exacerbating this mismatch. He stated, “When the index used to regulate the contract rises and salaries don't keep pace, payments become more difficult. What we're seeing today, more than the rent itself, is the burden of building expenses.”
Braña reinforced that idea with a key piece of data: expenses have gone from representing between 5% and 15% of the rent to being between 40% and 50% today, which redefines the final value that tenants are willing to pay.
Furthermore, prospective buyers analyze the building's cost structure in greater detail. The presence of a building manager, amenities, security, and maintenance all significantly impact the final decision.
Conditions that are consolidated in the contracts
Regarding the closing conditions, Zampone stressed the need for sustainable agreements. “We always say it’s a two-year marriage. This has to work for both the tenant and the landlord,” he explained.In that context, he recommended considering the tenant's profile when setting the price. He explained: "When there's a good track record, such as being a reliable payer and taking care of the property, there can be a discount of 8%, 10%, or 12%, because that represents an added benefit for the landlord in terms of security."
Regarding contracts, he maintained that a clear framework was established after the repeal of the previous law. He advised the following: “We recommend two-year contracts in pesos, adjusted for inflation. This is currently the fairest option for both parties, and this approach has proven very positive since its implementation.”
Rents remain high in Buenos Aires and negotiations between landlords and tenants are increasing.Pexels
For his part, Braña emphasized that the market forces owners to adapt quickly. “I would tell an owner to adapt to the abrupt changes that have occurred in a short time, because otherwise their property could remain empty for months or simply not be rented at all,” he warned.
On the demand side, the specialist highlighted the change in the landscape. “Today, those looking for a place have a much larger supply, practically 30 times greater than in 2023. They can choose more easily and in many cases rent for less than someone who already has a current contract,” he stated.
Braña concluded: “Later, the conditions were standardized: 24-month contracts with quarterly or four-monthly adjustments based on the CPI or ICL. And there's something people scrutinize: the value and behavior of the expenses, whether there's a building manager, amenities, or maintenance costs.”
By zones
With this new balance between supply, demand, and costs, the prices of used one-bedroom apartments of 50 m2 show a wide variation depending on the area. Puerto Madero is excluded because it maintains dollar-denominated prices.Núñez: $915,379.
Palermo: $911,708.
Belgrano: $894,440.
Saavedra: $881,873.
Colegiales: $880,280.
Chacarita: $870,213.
Coghlan: $865,785.
Villa Urquiza: $863,444.
Recoleta: $860,673.
Parque Chas: $858,265.
Villa Crespo: $852,891.
Agronomya: $837,930.
Villa Ortúzar: $831,072.
Villa Devoto: $820,937.
Almagro: $820,264.
Villa Pueyrredón: $809,936.
Caballito: $802,220.
Paternal: $799,374.
Retiro: $790,591.
Villa del Parque: $785,566.
Parque Chacabuco : $770,395.
San Cristóbal: $763,781.
San Telmo: $759,417.
Montserrat: $757,362.
Barracas: $756,876.
Villa General Mitre: $749,642.
Villa Luro: $749,408.
Santa Rita: $746,003.
Parque Patricios: $739,481.
Floress: $739,330.
Boedo: $738,313.
Vélez Sarsfield: $737,832.
Monte Castro: $736,251.
Balvanera: $730,288.
Nueva Pompyai: $727,630.
San Nicolás: $721,213.
Parque Avellaneda : $716,628.
Mataderos: $716,502.
Constitucion: $714,046.
La Boca: $712,906.
Liniers: $703,432.
Floresta: $697,128.
Lugano: $661,925.
www.buysellba.com
