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Subway line F will change the real estate market: which areas it will connect and how much it costs to live in the area today - Ambito Financiero
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www.ambito.com
October 25, 2025
By Jose Luis Cieri
Urban mobility is key to attracting demand for homes for sale and rent. How will the new policy promoted by the Buenos Aires City Government impact this?
Martín García Avenue at 600, in Barracas, an area that will benefit from the future arrival of the subway.
The Buenos Aires city government is moving forward with Line F of the subway , a project that not only aims to improve mobility between the north, west, and south of the city, but also promises to reshape the real estate landscape . The line, which will connect Barracas with Palermo and link neighborhoods such as Constitución, San Cristóbal, Monserrat, San Nicolás, and Recoleta, is rekindling interest from developers and buyers in areas that for years have lagged behind due to a lack of public transportation.
The call for national and international tenders, published this week by the Government of Jorge Macri , foresees an investment of between US$1.35 billion and US$1.5 billion and marks the beginning of the most ambitious public works project in the City in the next decade.
The future line, spanning 9.8 kilometers and featuring 12 stations, will be built in two stages. The first stage will include the Brandsen, Constitución, Cochabamba, Chile, Congreso, and Tucumán stations, with its inauguration planned for 2031.
The 2026 budget contemplates an expenditure of $285.164 million to begin the engineering and equipment works, with mixed financing: US$600 million of own resources and another US$400 million of international credit.
According to the broker, the effect will be immediate in Barracas and Constitución, where many companies will benefit "because their teams will be able to arrive more directly, without so many transfers or traffic jams." This improvement, he stated, "will make the neighborhood more competitive and cause both commercial and residential properties to begin to appreciate in value."
An apartment overlooking Lezama Park, in areas of San Telmo, La Boca and Barracas, neighborhoods that will benefit from improvements in urban mobility
The impact will also be felt in housing demand. “Developers will look at the area differently. Connectivity is a key factor and defines the property's value, both for sale and for rent,” he said.
In contrast, established neighborhoods like Recoleta or Palermo won't see drastic price changes, but they will experience increased demand. He added: "Line F not only connects north and south: it redistributes opportunities within the Buenos Aires market."
Average value: US$69,000.
Average size: 57 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: Proximity to transport hub.
Average value: US$85,000.
Average area: 56 m2.
Type: Used apartment with 1-2 bedrooms.
Notes: Mixed residential and office market.
Average value: US$90,000.
Average size: 55 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: High density of offices and residences.
Average value: US$115,000.
Average size: 67 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: Potential for appreciation through Line F.
Average value: US$160,000.
Average area: 69 m2.
Type: Used apartment with 1- 2 bedooms.
Observations: Established area that enhances its appeal.
Average value: US$169,000.
Average size: 67 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: Premium segment, stable demand.
The most sought-after units are two- and three-room apartments and renovated penthouses, properties that combine historical value with a good location. In the area around Plaza Colombia, where the project will begin, prices could rise gradually once construction starts.
Architect and auctioneer Pablo Abbatangelo , a member of the Buenos Aires Real Estate Association, believes the new line will be crucial for urban development. “Building transformations take time, but Barracas will undoubtedly be the big winner. Palermo already has a well-established network, and this project will strengthen the connection between the two areas,” he stated.
The second stage of Line F will have its terminus at Plaza Italia, where Line D already runs. Palermo and the northern part of the city will have another way to connect.
The specialist noted that Line F will begin at Plaza Colombia and will have 13 stations before reaching Palermo, with the possibility of future extensions to La Boca. He explained: “Just as happened with Line H in Parque Patricios, the connectivity provided by the subway generates an additional attraction and extraordinary demand in the areas served by this service.”
The businessman, who operates in the southern corridor, estimated that “in Barracas, current prices range from US$1,400 to US$1,800 per square meter for used properties and from US$2,000 to US$2,300 per square meter for new construction .” With the project's progress, he anticipates a “gradual upward adjustment,” especially near the future stations.
He also emphasized that connectivity will change residential habits: “The fact that someone can travel from La Boca or Barracas to Recoleta or Palermo without making several transfers changes the perception of distance. That makes the south a real option for living and investing.”
Caballito, the western zone, will also benefit from various subway connections
Meanwhile, in Caballito, since it will allow the connection of line F with line A, which runs under Rivadavia Avenue, the average monthly income in the west of CABA is $750,000.
Along the same lines, Abbatangelo maintained that “Line F could change the land value map in Buenos Aires.” In his opinion, greater connectivity will attract developers and make sense of projects that were previously unprofitable. “With time and better infrastructure, the southern neighborhoods can aspire to sustained growth and an improved quality of life,” he noted.
For Manikis, the impact will be structural: “Barracas has a solid building base, with recycled industrial buildings, lofts, and new developments. The arrival of the subway can consolidate it as a residential and commercial hub, and balance the historical gap with the north,” he concluded.
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La línea F de subtes cambiará el mercado inmobiliario: qué zonas unirá y cuánto vale vivir en la zona hoy
La movilidad urbana es clave para atraer la demanda de viviendas en venta y alquiler. Cómo impactará la nueva línea que impulsa el Gobierno porteño.
www.ambito.com
October 25, 2025
By Jose Luis Cieri
Urban mobility is key to attracting demand for homes for sale and rent. How will the new policy promoted by the Buenos Aires City Government impact this?
Martín García Avenue at 600, in Barracas, an area that will benefit from the future arrival of the subway.
The Buenos Aires city government is moving forward with Line F of the subway , a project that not only aims to improve mobility between the north, west, and south of the city, but also promises to reshape the real estate landscape . The line, which will connect Barracas with Palermo and link neighborhoods such as Constitución, San Cristóbal, Monserrat, San Nicolás, and Recoleta, is rekindling interest from developers and buyers in areas that for years have lagged behind due to a lack of public transportation.
The call for national and international tenders, published this week by the Government of Jorge Macri , foresees an investment of between US$1.35 billion and US$1.5 billion and marks the beginning of the most ambitious public works project in the City in the next decade.
The future line, spanning 9.8 kilometers and featuring 12 stations, will be built in two stages. The first stage will include the Brandsen, Constitución, Cochabamba, Chile, Congreso, and Tucumán stations, with its inauguration planned for 2031.
The 2026 budget contemplates an expenditure of $285.164 million to begin the engineering and equipment works, with mixed financing: US$600 million of own resources and another US$400 million of international credit.
A new boost for the south of the City
The real estate sector is already anticipating changes. “The construction of Line F will have a positive impact on the value of a square meter, especially in the southern neighborhoods, where access to the subway was limited,” explained Pablo Valencia Neira , CEO of Valencia Neira Real Estate.According to the broker, the effect will be immediate in Barracas and Constitución, where many companies will benefit "because their teams will be able to arrive more directly, without so many transfers or traffic jams." This improvement, he stated, "will make the neighborhood more competitive and cause both commercial and residential properties to begin to appreciate in value."
An apartment overlooking Lezama Park, in areas of San Telmo, La Boca and Barracas, neighborhoods that will benefit from improvements in urban mobility
The impact will also be felt in housing demand. “Developers will look at the area differently. Connectivity is a key factor and defines the property's value, both for sale and for rent,” he said.
In contrast, established neighborhoods like Recoleta or Palermo won't see drastic price changes, but they will experience increased demand. He added: "Line F not only connects north and south: it redistributes opportunities within the Buenos Aires market."
Values that run along the future Line F
Below, based on data from Valencia Neira Real Estate, is an overview of neighborhoods and prices, with values from Zonaprop:Constitucion
Average: $1,212/m2.Average value: US$69,000.
Average size: 57 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: Proximity to transport hub.
Montserrat
Average: US$1,662/m2.Average value: US$85,000.
Average area: 56 m2.
Type: Used apartment with 1-2 bedrooms.
Notes: Mixed residential and office market.
San Nicolas
Average: $1,859/m2.Average value: US$90,000.
Average size: 55 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: High density of offices and residences.
Barracas
Average: US$1,842/m2.Average value: US$115,000.
Average size: 67 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: Potential for appreciation through Line F.
Recoleta
Average: $2,609/m2.Average value: US$160,000.
Average area: 69 m2.
Type: Used apartment with 1- 2 bedooms.
Observations: Established area that enhances its appeal.
Palermo
Average: $2,911/m2.Average value: US$169,000.
Average size: 67 m2.
Type: Used apartment with 1-2 bedrooms.
Observations: Premium segment, stable demand.
The most sought-after units are two- and three-room apartments and renovated penthouses, properties that combine historical value with a good location. In the area around Plaza Colombia, where the project will begin, prices could rise gradually once construction starts.
Architect and auctioneer Pablo Abbatangelo , a member of the Buenos Aires Real Estate Association, believes the new line will be crucial for urban development. “Building transformations take time, but Barracas will undoubtedly be the big winner. Palermo already has a well-established network, and this project will strengthen the connection between the two areas,” he stated.
The second stage of Line F will have its terminus at Plaza Italia, where Line D already runs. Palermo and the northern part of the city will have another way to connect.
The specialist noted that Line F will begin at Plaza Colombia and will have 13 stations before reaching Palermo, with the possibility of future extensions to La Boca. He explained: “Just as happened with Line H in Parque Patricios, the connectivity provided by the subway generates an additional attraction and extraordinary demand in the areas served by this service.”
The market's perspective
From the private sector, Jorge Manikis , CEO of MKS Propiedades, agreed that Line F will open up opportunities for developers and buyers. “Every time an improvement in connectivity is projected, the market anticipates an increase in value, and that is already noticeable: there are more inquiries about land and units under construction,” he said.The businessman, who operates in the southern corridor, estimated that “in Barracas, current prices range from US$1,400 to US$1,800 per square meter for used properties and from US$2,000 to US$2,300 per square meter for new construction .” With the project's progress, he anticipates a “gradual upward adjustment,” especially near the future stations.
He also emphasized that connectivity will change residential habits: “The fact that someone can travel from La Boca or Barracas to Recoleta or Palermo without making several transfers changes the perception of distance. That makes the south a real option for living and investing.”
Rental values: disparate
There's a significant price gap between Palermo and La Boca-Barracas, but for example, according to Cabaprop, in various Palermo neighborhoods, a two-bedroom apartment averages $900,000 per month. Meanwhile, in the southern part of the city, a two-bedroom apartment averages around $600,000 per month.
Caballito, the western zone, will also benefit from various subway connections
Meanwhile, in Caballito, since it will allow the connection of line F with line A, which runs under Rivadavia Avenue, the average monthly income in the west of CABA is $750,000.
A new balance in land value
Beyond the prices, experts agree that the project could reshape the Buenos Aires real estate market. “For years, the north saw the greatest appreciation, while the south lagged behind due to a lack of transportation. This line begins to correct that imbalance,” Valencia Neira explained.Along the same lines, Abbatangelo maintained that “Line F could change the land value map in Buenos Aires.” In his opinion, greater connectivity will attract developers and make sense of projects that were previously unprofitable. “With time and better infrastructure, the southern neighborhoods can aspire to sustained growth and an improved quality of life,” he noted.
For Manikis, the impact will be structural: “Barracas has a solid building base, with recycled industrial buildings, lofts, and new developments. The arrival of the subway can consolidate it as a residential and commercial hub, and balance the historical gap with the north,” he concluded.
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