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The star of temporary rentals: The micro-area where it is advisable to buy a studio apartment due to the high demand it has - La Nacion Propiedades
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La vedette de los alquileres temporarios: la microzona en la que conviene comprar un monoambiente por la alta demanda que tiene
Destinados a alquiler temporario, el barrio se posiciona entre los inversores por la amplitud de potenciales inquilinos: desde turistas hasta quienes vienen a estudiar o a realizarse un tratamiento médico
www.lanacion.com.ar
March 7, 2024
Intended for temporary rental, the neighborhood is positioned among investors due to the breadth of potential tenants: from tourists to those who come to study or undergo medical treatment.
By Silvina Vitale
The phenomenon of studio apartments in this microzone is related to temporary, hospital and sports rentals.
On Avenida del Libertador, in the microzone between José Hernández and the former Tiro Federal , the supply of studio apartments is growing in response to a demand that is fueled by multiple factors.
For Miguel Ludmer, general director of Interwin, those designed for temporary rental that are rented in dollars to foreigners through lodging platforms stand out . “In this area, the proximity to the Buenos Aires Aeroparque and the Barrancas de Belgrano as a public transport connectivity center is key,” clarifies the real estate broker.
However, he maintains that the phenomenon is also related to temporary, hospital and sports income, since this microzone is close to health centers such as Fleni (Foundation for the Fight against Neurological Diseases of Childhood) and the Cardiovascular Institute of Buenos Aires (ICBA) , in addition to sports centers such as Club Atlético River Plate, Club Obras Sanitarias, Club Ciudad, GEBA (Gimnasia y Esgrima de Buenos Aires), and Cenard (National High Performance Sports Center), among others.
The microzone is key due to its proximity to the Buenos Aires Airport and the Barrancas de Belgrano.
On the other hand, he considers that the high demand for corporate income that responds to the number of large companies located on the Libertador axis and educational income also has an impact due to the numerous public and private study houses surrounding the area such as the University City of the University of Buenos Aires (UBA), the University of Belgrano (UB), Torcuato Di Tella University (UTDT), Digital House, the ORT, the Inter-American Open University (UAI), among others.
According to Darío Rizzo, CEO of Alternativa Propiedades, the area is going through a moment of reconversion . “Before it was a purely residential neighborhood and today it is mutating into a more touristy one,” he says.
The real estate company considers that the impulse began with the landing of the triple AAA office buildings on Avenida del Libertador, which brought with it a quality gastronomic offer and, finally, the work of raising the railroad tracks. The latter was the most important factor of change, it transformed the neighborhood that, little by little, acquired its own nightlife.” Rizzo maintains that this change in profile attracts temporary demand and that there are already projects being developed for this particular segment.
Added to this move is Raghsa's acquisition of the service station that operated next to the McDonald's. The developer's plans are to generate a new corporate hub of premium offices with 200,0000 m² and an investment that will exceed US$300 million, including only the three corporate towers in the area, which are also the most important office buildings in Argentina. Three ventures that, without a doubt, will turn the pole of the northern corridor of the city of Buenos Aires into the “new Catalinas” .
Raghsa plans to build three corporate megatowers in the area.
For his part, Martín Boquete, director of Toribio Achával, maintains that the demand for studio apartments is also on the rise in the former Federal Tiro area, in the so-called Innovation Park , where different projects are being built that will bring companies in the sector to the area. public and private, in addition to an important residential offer. As he explains, the microzone between Belgrano and Núñez has a high demand for studio apartments because, in addition, it began to be in high demand by young people who have an interrelation with the northern zone , that is, who choose this location to be in CABA with the advantage in terms of to security and services and, in addition, very close to their social corridor where they have their friends and family.
“Since the end of 2022, the trend of investors looking for small units in this area, but also in Palermo and Recoleta, began to occur . Generally, they look for studio apartments or at most two rooms ideal for temporary rental , tickets that range between US$100,000 and US$120,000 , perhaps reaching up to US$150,000 and it is a trend that continues,” he adds. “Investors put emphasis on the ticket, but also on the location, connectivity, proximity to universities, clubs, the green, with these variables they decide their investments,” explains Gabriela Goldszer, from Ocampo Propiedades.
The charm of Belgrano
Almost 30% of tourists who come to the city of Buenos Aires choose the Belgrano neighborhood to stay.
Lady Siebenhaar, owner of Nativa Real Estate Solutions, highlights the importance of tourism for the reconversion of this microzone and assures that, currently, almost 30% of tourists who come to the city of Buenos Aires choose the Belgrano neighborhood to stay. . “This brings great economic growth, since tourism boosts the economies of the neighborhoods. It is one of the activities with the greatest capacity to generate direct and indirect employment,” she says.
Likewise, he warns that, in recent years, projects aimed at temporary rentals have grown. “Buildings were created thinking about low maintenance costs, design, amenities, with a format completely adapted to the needs of tourists . All this added to the wide gastronomic and commercial offer, the proximity to green spaces and the inauguration of the Miter viaduct that streamlined traffic in the neighborhood. All these factors made it one of the most chosen by tourists ” , he explains.
In terms of values, according to Rizzo, the sale of a modern studio apartment of about 35 m² in the area does not go below US$90,000 . While the temporary rental of these studio apartments can be obtained between US$550 and US$800 per month, depending on the condition of the unit and whether the building has amenities or not.
For his part, Siebenhaar confirms that the square meter for sale averages US$2,000 and remembers that equipment is the key in temporary rentals. “In the same way that there are two- and five-star hotels, the same thing happens when valuing a temporary rental because comfort, design, good taste , among other aspects, are valued,” mentions Ludmer, who in the The Avenida del Libertador microzone markets several studio apartment projects intended for temporary rental. One of them is Bold Barrancas, currently under construction (with expected delivery in March 2025) of 15 floors with a total of 25,000 m² of construction and frontage on three streets, located on the corner of Avenida del Libertador and José Hernández, at the exit of the tunnel, with one-bedroom units from US$87,500 . In the case of the two rooms, the units are sold from US$176,114.
Bold Barrancas is a 15-story project under construction with a total of 25,000 m2 of work.
Another is Design Libertador Río , a project in a well -with delivery in December 2026- that will consist of 15 floors located on the corner of Libertador and Núñez that, because it is in front of the Club Obras Sanitarias -low in height-, has incomparable views of the green and the river, with one-room units from US$102,572 and up to US$168,841 in the case of two rooms. Témpora is added , a building already completed 100 meters from Avenida del Libertador, on Montañeses, in front of Fleni , in which investors have the option of joining the rental pool or renting it on their own; In this case the units are sold from US$ 115,000.
For his part, Toribio Achával is marketing two projects in the Innovation Park area, in a well, at around US$3,300 to US$4,800/m² . One of them, Palmera Nova, developed by Grupo Portland y Brothers , proposes two-room units with approximately 57.62 m² from US$235,413 (12th floor) with delivery in July 2026; while E6, another of the projects, developed by Grupo Portland, proposes studio apartments or flex studios available from US$159,700 (on a third floor with 44.97 m² ), in this case it is expected that the units will be ready in December 2026.
Fine tunning
Aspects of temporary rentals must be taken into account to avoid surprises.
There are aspects to take into account in a temporary rental to avoid surprises, since there are big differences with traditional rentals.
Rizzo remembers that temporary rentals include in their price the cost of expenses, water, electricity and gas, the latter two with a spending limit, cable TV, internet and taxes . The apartments are delivered furnished and equipped, so the person moves in only with a suitcase with their clothes and personal effects. “These rentals do not require guarantees, the person can move in the same day,” he clarifies.
For Siebenhaar, it is always necessary to verify that the appliances are in good condition and functioning since, if some of them have to be repaired, it may take several days. Regarding the location of the property, it is advisable to always choose on avenues or close to corners.
For his part, Ludmer warns that good equipment for the unit is necessary: bedding, towels, high-speed Wi-Fi, digital locks with temporary access codes and cleaning service should not be missing. “It is recommended that the building have spaces to leave suitcases and a lobby on the ground floor with security or concierge, in addition to the property having high exposure with good photographic material on temporary rental platforms ,” concludes the specialist.
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