BuySellBA
Administrator
Rentals: neighborhoods with the most supply and where owners can accept "price reductions" - La Nacion Propiedades
Source:
www.lanacion.com.ar
August 06, 2025
There are six areas in the city of Buenos Aires that concentrate the largest number of rental properties.
With 3,472 properties (22.43% of the total), Palermo leads the ranking of neighborhoods with rental offers. FABIAN MARELLI
The fight over rent in the Autonomous City of Buenos Aires continues: more and more tenants are able to counteroffer initial offers . In a climate of intensifying competition among landlords, knowing where the largest number of apartment options are concentrated allows for better negotiation strategies and more favorable terms.
In this sense, since the entry into force of Decree 70/2023 , which repealed the rental law - at the end of 2023 - the supply has increased by 176.14%, according to the latest data provided by the Real Estate Association of the City of Buenos Aires (Cucicba).
However, in the last month, supply in Buenos Aires City decreased slightly by 0.41%, indicating a softening after the initial strong growth. Even so, the volume of available properties meets current demand .
According to the report, rental properties represent 14.83% of the total for-sale market. Of these, 95% of the current supply is apartments.
Properties intended for rental housing represent 14.83% of the total sales market. Future Metro
Palermo remains the area with the highest rental supply in the city, with more than 3,400 apartments, followed by Recoleta and Belgrano. These neighborhoods not only offer the greatest number of options but also a variety of types and price ranges , which favor tenants when submitting counterproposals.
Rental values in the housing market are declining in real terms (i.e., increasing below inflation) from January 2024 to May 2025 inclusive. "The average decrease was 32.4% . In some contracts, nominal decreases in rental values can already be observed," the report states.
Palermo has the largest number of rental properties. Shutterstock
“Today, negotiation between parties works very well , and the reality is that landlords have less leverage when negotiating, because a property that was rented out within hours in 2023 can now take more than three weeks to rent,” explains Miguel Chej Muse of Inmobinet Properties. Counteroffers from tenants are becoming more common and accepted.
Currently, 94% of new rental contracts are agreed in pesos with quarterly adjustments. The most requested term by parties remains 24 months, and the update is preferably based on the Consumer Price Index (CPI) published by INDEC.
The real—and in some cases, nominal—decline in rental prices is one of the most visible effects of this new era . Abundant supply, economic pressure, and the need to quickly fill vacant units have led landlords to relax their requirements.
In this context, the rental market in Buenos Aires City is showing a more balanced trend : demand no longer prevails over urgency, but rather supply. And with more options on the table, tenants can take advantage of the new scenario to negotiate better terms.
www.buysellba.com
Source:
Alquileres: los barrios con más oferta y en los que los dueños pueden aceptar “bajas de precio”
Son seis las zonas de la ciudad de Buenos Aires que concentran la mayor cantidad de inmuebles en alquiler
www.lanacion.com.ar
August 06, 2025
There are six areas in the city of Buenos Aires that concentrate the largest number of rental properties.
With 3,472 properties (22.43% of the total), Palermo leads the ranking of neighborhoods with rental offers. FABIAN MARELLI
The fight over rent in the Autonomous City of Buenos Aires continues: more and more tenants are able to counteroffer initial offers . In a climate of intensifying competition among landlords, knowing where the largest number of apartment options are concentrated allows for better negotiation strategies and more favorable terms.
In this sense, since the entry into force of Decree 70/2023 , which repealed the rental law - at the end of 2023 - the supply has increased by 176.14%, according to the latest data provided by the Real Estate Association of the City of Buenos Aires (Cucicba).
However, in the last month, supply in Buenos Aires City decreased slightly by 0.41%, indicating a softening after the initial strong growth. Even so, the volume of available properties meets current demand .
According to the report, rental properties represent 14.83% of the total for-sale market. Of these, 95% of the current supply is apartments.
Properties intended for rental housing represent 14.83% of the total sales market. Future Metro
The 6 key neighborhoods to fight the price
The analysis identifies that there are six neighborhoods that have the largest number of rental units , accounting for just over half of all available supply (55.94%):- Palermo : 3,472 properties (22.43% of the total)
- Recoleta : 1,669 properties (10.78%)
- Belgrano : 1,321 properties (8.53%)
- Caballito : 923 properties (5.96%)
- Puerto Madero : 766 properties (4.95%)
- Barrio Norte : 617 properties (3.99%)
Palermo remains the area with the highest rental supply in the city, with more than 3,400 apartments, followed by Recoleta and Belgrano. These neighborhoods not only offer the greatest number of options but also a variety of types and price ranges , which favor tenants when submitting counterproposals.
Rental values in the housing market are declining in real terms (i.e., increasing below inflation) from January 2024 to May 2025 inclusive. "The average decrease was 32.4% . In some contracts, nominal decreases in rental values can already be observed," the report states.
Palermo has the largest number of rental properties. Shutterstock
“Today, negotiation between parties works very well , and the reality is that landlords have less leverage when negotiating, because a property that was rented out within hours in 2023 can now take more than three weeks to rent,” explains Miguel Chej Muse of Inmobinet Properties. Counteroffers from tenants are becoming more common and accepted.
How are contracts closed today?
One of the most significant changes since the repeal of the previous law is the predominance of contract closings in pesos, with adjustments based on the Consumer Price Index (CPI) . This generated greater predictability and acceptance among both owners and tenants. “Before the law was repealed, owners asked for dollars so as not to be caught out by inflation. But with CPI adjustments, owners are reassured, and so are tenants . Tenants are paid in pesos, so they also prefer to do so in pesos,” explains Soledad Balayan, owner of Maure Inmobiliaria.Currently, 94% of new rental contracts are agreed in pesos with quarterly adjustments. The most requested term by parties remains 24 months, and the update is preferably based on the Consumer Price Index (CPI) published by INDEC.
The real—and in some cases, nominal—decline in rental prices is one of the most visible effects of this new era . Abundant supply, economic pressure, and the need to quickly fill vacant units have led landlords to relax their requirements.
In this context, the rental market in Buenos Aires City is showing a more balanced trend : demand no longer prevails over urgency, but rather supply. And with more options on the table, tenants can take advantage of the new scenario to negotiate better terms.
www.buysellba.com
