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The rental data that surprised property investors - La Nacion Propiedades
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El dato sobre los alquileres que sorprendió a quienes invierten en propiedades
Los aumentos de los alquileres están por encima de la inflación: qué pasó con la renta
www.lanacion.com.ar
February 02, 2026
Rent increases are outpacing inflation: what happened to rent
By Manuela Viñales
Rentals: the price of a two-bedoom apartment now exceeds one million pesos. Ricardo Pristupluk
The real estate market year started with a surprise: rental prices for two -bedoom apartments in Greater Buenos Aires became equal to those in the City of Buenos Aires
This phenomenon occurs in a context where the prices of contracts for properties located in the City accumulated a year-on-year increase of 34.9%, above inflation (31.2%) , which translated into a monthly increase of 2.7% in January, according to the Zonaprop report.
In Greater Buenos Aires, rents also saw increases exceeding inflation , to the point that the average price of a two-bedroom apartment now surpasses one million pesos. This figure represents a 51.6% year-on-year increase.
In Greater Buenos Aires, rents increased above inflation.Santiago Filipuzzi - Santiago Filipuzzi
Specifically, the average rent for a two-bedroom apartment in the City of Buenos Aires is $1,026,674 per month . When comparing this figure with that of Greater Buenos Aires, they are almost the same, both exceeding one million pesos, according to the latest survey by Reporte Inmobiliario.
The average rent for a two-bedroom apartment in the City of Buenos Aires is $1,026,674 per month. Ricardo Pristupluk
Why does this phenomenon occur?
In a rental market historically led by the City of Buenos Aires, the Buenos Aires metropolitan area surprises during the first month of the year.“This is likely due to the generally lower supply in Greater Buenos Aires, resulting from the slower pace of apartment building development in recent years,” explains Germán Gómez Picasso, director of Reporte Inmobiliario. He adds that the year-on-year increase rate has been higher in Greater Buenos Aires than in the neighborhoods of the City of Buenos Aires (CABA). In other words, the lower supply is putting upward pressure on prices, while the City, with its higher volume of developments, has seen increases more in line with inflation over the past year.
“The risk of the business changed dramatically two years ago without the old law, attracting investors back to the sector because returns were maintained and even showed a sustained increase in recent months,” the specialist concludes.
How much does rent cost in Greater Buenos Aires?
North Zone
The North Zone is the area within Greater Buenos Aires with the highest property values . For three-room apartments, the average monthly prices are:- Vicente López: $1,485,715
- Martínez: $1,296,665
- Olivos: $1,241,665
- San Isidro: $1,223,335
- Tigre: $1,161,665
Vicente López is positioned as the most expensive area , with a value 44.62% higher than the average for Greater Buenos Aires, and 44.71% above the average for the City of Buenos Aires
Vicente López is positioned as the most expensive area, with a value 44.62% higher than the average for Greater Buenos Aires.Santiago Greene - ARCHIVE / LA NACION
This area also reached one million pesos in the one-bedroom typology: Vicente López again leads the ranking with an average value of $1,013,335, followed by Martínez with $1,058,335.
South Zone
The South Zone ranks second in terms of prices . While two-bedroom apartments are approaching one million pesos in rent, the average price is still below that figure. The ranking is comprised of:- Lomas de Zamora: $964,000
- Avellaneda: $900,000
- Quilmes: $900,000
- Lanús: $846,155
- La Plata: $811,655
Lomas de Zamora is the most expensive district in the area , although its value is $63,269 below the GBA average, and $521,715 below Vicente López.
West Zone
The West Zone has the lowest average values , falling even further below the one million peso mark. The averages by locality are:- Ramos Mejía: $845.00
- Haedo: $843,750
- Morón: $825,000
How much does rent cost in the City of Buenos Aires
The start of the year brought a new increase in rental prices, following a more moderate end to 2025. Smaller apartments saw the largest year-on-year increases, according to Zonaprop.The average gap between types is increasingly marked : while the difference between a studio apartment, $659,331, and a two-room apartment, $763,818, is 15.9%, the difference doubles when comparing a two-room apartment with a three-room apartment ($1,026,674).
In the two-room apartment category , Puerto Madero surpasses the million-dollar mark and leads the ranking of the most expensive neighborhoods, with an average value of $1,240,723. It is followed by others, with prices approximately 30% lower:
- Palermo: $858,364
- Núñez with $845,352
In the one-bedroom apartment category, Puerto Madero surpasses the million-dollar mark and leads the ranking of the most expensive neighborhoods.Hugo Mouján
Where to find rentals for less than $700,000
At the other end of the spectrum, with prices almost $600,000 lower than Puerto Madero, are:- Lugano: $652,670
- Avellaneda Park: $658,382
- Floresta: $661,138.
Are there more or fewer apartments for rent?
Since the pandemic, the supply of rentals has steadily decreased , reaching a historic low in February 2023. The turning point occurred in January 2024, after the repeal of the Rental Law, which caused the supply of apartments in the city of Buenos Aires to increase by 62% compared to the previous monthSince then, supply growth moderated until January 2026 when it fell again by 7.7% month-on-month . Even so, the current volume is 2.9 times higher than that recorded at the low point (February 2023).
What is the return on investment when buying a property to rent out?
The rent-to-price ratio rose in January, reaching 5.09% year-on-year . In this context, it now takes 19.6 years of rent to recoup the investment, 3.2% more than a year ago, according to Leandro Molina, director of Zonaprop.Rent, neighborhood by neighborhood
The most attractive neighborhoods for investors seeking rental income are:- Lugano: 9.6%
- Nueva Pompeya: 7.6%
- La Boca: 7.3%
La Boca is one of the most attractive neighborhoods for investors seeking rental income. Ricardo Pristupluk
In contrast, the neighborhoods with the most expensive rents are also the least profitable :
- Puerto Madero: 3.3%
- Núñez: 4%
- Palermo: 4.1%
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