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The unexpected phenomenon in the real estate market: which rental apartments have increased the most - La Nacion Propiedades
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www.lanacion.com.ar
February 04, 2026
Buying an apartment to rent can be a good investment: the types of apartments where contracts saw the biggest price increases
By Manuela Viñales
Rents accumulated an increase above inflation. Daniel Basualdo
In a rental market that has been stable until now , the average price rose 2.7% in the first month of the year. The start of 2026 shows a temporary acceleration in prices, after the end of 2025 with more moderate increases . Small apartments are registering the largest year-on-year price increase. Specifically, the average rent for a one-bedroom apartment in the city of Buenos Aires is $763,818 per month , while a two-bedroom apartment of 70 m² costs $1,026,674 per month.
In this context, Leandro Molina, director of Zonaprop, the platform that conducted the survey, analyzes the trends of recent years : he indicates that prices for new contracts—the apartments being listed—slowed sharply in February 2024, after the repeal of the Rental Law. “With a monthly increase of 2.7%, prices (new contracts) have accumulated a 34.9% increase over the last twelve months, above inflation (31.2%) and slightly above the ICL adjustment (34.8%).”
Molina elaborates on the phenomenon: since the pandemic, the rental supply has steadily declined, reaching a historic low in February 2023. Then, in January 2024, following the repeal of the Rental Law, the supply of apartments for traditional rental in the City of Buenos Aires (CABA) increased by 62% compared to the previous month. Since then, supply growth has slowed. In November 2025, it fell by 1.3%. “And this trend continued in January: in January 2026, it fell by 7.7%, and the current supply volume is 2.9 times higher than that recorded in February 2023 (the low point),” Molina adds, referring to the rental yield: “It stands at 5.09% gross per year. It takes 19.6 years of rental income to recoup the investment , 3.2% more than required a year ago.”
The rental income from a property is 4.96% gross per year. Daniel Basualdo
However, when analyzing the evolution by property type between November and December, the picture is striking. During this period, one-bedroom apartments and studios maintained the same values as in November, and it was the larger units that experienced an increase, in this case of 5.9%.
Between November and December, the largest units experienced an increase, in this case of 5.9%.Tadeo Bourbon
The temporary increase in the rental price of studio apartments during the first month of the year could be explained by an increase in demand for this type of unit, driven by the proximity to the start of the university term, in which students from across the country concentrated in the city of Buenos Aires in search of accommodation
The trend was also reflected in the year-on-year data. Rental values registered significant increases, with studio apartments leading the way at 37.5%. One-bedroom apartments followed with a 30% increase, and finally, two-bedroom apartments saw a 28.5% rise.
The same phenomenon was repeated in other Argentine cities: in Rosario, studio apartments also led the year-on-year price increases , with a rise of nearly 60%, 20% more than in Buenos Aires. Two-bedroom apartments came in second with a 51.3% increase, and finally, one-bedroom apartments saw a 43.3% increase.
In Rosario, studio apartments also led the year-on-year increases. Xavier Martín
Even so, average monthly prices in the city of Santa Fe remained below those of the nation's capital . In Rosario, a studio apartment was listed at $350,000, a one-bedroom apartment at $430,000, and a two-bedroom apartment at $590,000, figures that were approximately $200,000 lower than in the city of Buenos Aires
In the city of Buenos Aires, a brand new one-bedroom apartment was priced at $810,574, $46,756 more than a used unit, which was offered for $763,818, according to the November report from Zonaprop.
Puerto Madero positioned itself as the most expensive neighborhood to rent in.Jardin Magazine Archive
In an intermediate tier appeared neighborhoods such as Colegiales, with a value of $764,760, Recoleta $747,713 and Almagro $720,773
At the opposite end of the spectrum, the most economical values were recorded in San Nicolás with $657,065 , Parque Avellaneda with $649,91 and Floresta with $639,271.
These amounts are in addition to expenses that represented, on average, 23.2% of the price of a rental in the city of Buenos Aires, 7.5% more than in Rosario, where the value fell to 17.5%, according to the report of the Scalabrini Ortiz Center for Economic and Social Studies.
Finally, in January the supply of available apartments remained at similar levels to January 2025. However, a change in composition was observed: the number of listings expressed in dollars increased and reached 30% of the total.
Property values in Palermo Sur showed a sustained upward trend for the third consecutive year, with an average value per square meter reaching US$3,684, representing an increase of 4.36% compared to 2024, according to the Real Estate Report survey.
The University of Palermo has several of its buildings located in the neighborhood, which generates a demand for rentals. Archive
One of the explanations for the area's growth is that it is chosen by students for its educational offerings. " Universities are a magnet for these locations , and the University of Palermo attracts people from the interior," says Gabriel Brodsky, CEO of Predial, a developer with projects in the area
The businessman explains that real estate growth was also driven by the culinary offerings and nightlife . “The presence of students encourages the creation of commercial and gastronomic businesses geared towards this audience, such as cafes, bookstores, and study spaces, which in turn boosts the economy,” agrees Agustín Walger, Director of Lepore Propiedades.
“Palermo has an aspirational appeal for people, and this micro-area has an overflow of people who can’t make it to central Palermo but want to live in the neighborhood ,” Brodsky explains. This justification is reflected in the prices of apartments in the submarket that Palermo Sur represents.
In terms of numbers, the prices of new properties are lower than those in Palermo Hollywood, but higher than those in Almagro. If we compare the price per square meter of new properties (US$3,684) with other parts of Palermo, its value is only slightly higher than Soho (US$3,674) and Freud (US$3,571), but lower than Hollywood (US$3,773), Cañitas (US$4,350), and Palermo Nuevo (US$5,555).
On the other hand, in Almagro - a neighboring area - prices fell by 19% and were located at US$2979/m², according to Real Estate Report.
On the other hand, prices per square meter for used and pre-construction properties are not available by microzone, but according to the Zonaprop Index for November, which surveyed the entire Palermo neighborhood, the average price per square meter for new construction is US$3,893, for pre-construction properties US$3,976, and for used properties US$3,035 . These values place it as the second most expensive neighborhood in the City of Buenos Aires, after Puerto Madero.
“Market prices are going to keep rising. Today we are selling at prices from 10 years ago in a world that has inflated by at least 40% in dollar terms over the last ten years,” says Brodsky, who adds that “sales are good in this area, and there are more and more customers.”
Properties in Palermo Sur show an upward trend, with an average price per square meter for new construction reaching US$3,684.Ricardo Pristupluk - La Nacion
Over the past four years, the number of projects under construction in Palermo Sur has remained stable, following a sharp drop in 2021 when construction projects fell from 66 to 47, representing approximately 100,091 square meters. “That is, 54,000 square meters less than in 2021, but similar to levels seen in recent years,” explains Germán Gómez Picasso, director of Reporte Inmobiliario.
The platform's report detailed that of the total number of projects, 17 were recently started and had less than 5% of their construction completed. " Because they are located near universities, the most common apartment types are studios , followed by one-bedroom apartments, and finally, three-bedroom apartments, which appear less frequently," adds Gómez Picasso.
These properties are designed with two target audiences in mind: end consumers, typically young people and couples, and investors who purchase the property to rent it out. Walger, from Lepore, estimates that today the expected return on investment for rentals ranges between 5% and 7% annually in dollars. “Many people buy as an investment, because you're in Palermo but you don't pay such a high price per square meter and you can rent it out for a better price than in Villa Crespo or Almagro,” Brodsky explains.
Finally, the demand is divided into three types of tenants: “ University students— from Buenos Aires or the interior—who seek proximity to educational centers; hospital tourism , due to the proximity to the Güemes Sanatorium, the Finochietto Sanatorium, and the Gutiérrez Children's Hospital; and, lastly, vacation tourism , attracted by the cultural and gastronomic offerings of Palermo,” concludes the director of Lepore, a company that has 23 developments in the area.
www.buysellba.com
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El fenómeno inesperado del mercado inmobiliario: cuáles son los departamentos en alquiler que más aumentaron
Comprar un departamento para alquiler puede ser una buena inversión: las tipologías en los que los contratos más aumentaron de precio
www.lanacion.com.ar
February 04, 2026
Buying an apartment to rent can be a good investment: the types of apartments where contracts saw the biggest price increases
By Manuela Viñales
Rents accumulated an increase above inflation. Daniel Basualdo
In a rental market that has been stable until now , the average price rose 2.7% in the first month of the year. The start of 2026 shows a temporary acceleration in prices, after the end of 2025 with more moderate increases . Small apartments are registering the largest year-on-year price increase. Specifically, the average rent for a one-bedroom apartment in the city of Buenos Aires is $763,818 per month , while a two-bedroom apartment of 70 m² costs $1,026,674 per month.
In this context, Leandro Molina, director of Zonaprop, the platform that conducted the survey, analyzes the trends of recent years : he indicates that prices for new contracts—the apartments being listed—slowed sharply in February 2024, after the repeal of the Rental Law. “With a monthly increase of 2.7%, prices (new contracts) have accumulated a 34.9% increase over the last twelve months, above inflation (31.2%) and slightly above the ICL adjustment (34.8%).”
Molina elaborates on the phenomenon: since the pandemic, the rental supply has steadily declined, reaching a historic low in February 2023. Then, in January 2024, following the repeal of the Rental Law, the supply of apartments for traditional rental in the City of Buenos Aires (CABA) increased by 62% compared to the previous month. Since then, supply growth has slowed. In November 2025, it fell by 1.3%. “And this trend continued in January: in January 2026, it fell by 7.7%, and the current supply volume is 2.9 times higher than that recorded in February 2023 (the low point),” Molina adds, referring to the rental yield: “It stands at 5.09% gross per year. It takes 19.6 years of rental income to recoup the investment , 3.2% more than required a year ago.”
The rental income from a property is 4.96% gross per year. Daniel Basualdo
How much did the rent of a studio apartment increase?
But the surprising fact is that one category stood out above the rest: the studio apartment. Between December and January 2026, this type of unit saw a 10% month-on-month increase in its published rental value, reaching $550,000, according to the monthly report from the Scalabrini Ortiz Center for Economic and Social Studies.However, when analyzing the evolution by property type between November and December, the picture is striking. During this period, one-bedroom apartments and studios maintained the same values as in November, and it was the larger units that experienced an increase, in this case of 5.9%.
Between November and December, the largest units experienced an increase, in this case of 5.9%.Tadeo Bourbon
The temporary increase in the rental price of studio apartments during the first month of the year could be explained by an increase in demand for this type of unit, driven by the proximity to the start of the university term, in which students from across the country concentrated in the city of Buenos Aires in search of accommodation
The trend was also reflected in the year-on-year data. Rental values registered significant increases, with studio apartments leading the way at 37.5%. One-bedroom apartments followed with a 30% increase, and finally, two-bedroom apartments saw a 28.5% rise.
The same phenomenon was repeated in other Argentine cities: in Rosario, studio apartments also led the year-on-year price increases , with a rise of nearly 60%, 20% more than in Buenos Aires. Two-bedroom apartments came in second with a 51.3% increase, and finally, one-bedroom apartments saw a 43.3% increase.
In Rosario, studio apartments also led the year-on-year increases. Xavier Martín
Even so, average monthly prices in the city of Santa Fe remained below those of the nation's capital . In Rosario, a studio apartment was listed at $350,000, a one-bedroom apartment at $430,000, and a two-bedroom apartment at $590,000, figures that were approximately $200,000 lower than in the city of Buenos Aires
How much does it cost to rent a one-bedroom and a two-bedroom apartment?
The rental price doesn't depend solely on the type of property. The condition, age, and location of the property are key factors in setting the price.In the city of Buenos Aires, a brand new one-bedroom apartment was priced at $810,574, $46,756 more than a used unit, which was offered for $763,818, according to the November report from Zonaprop.
Which is the most expensive neighborhood to rent in?
If the study is analyzed by area, the differences become even more pronounced. Puerto Madero ranked as the most expensive neighborhood to rent , with an average monthly rent of $1,238,741 for a two-room apartment. Núñez followed with $818,018, and Palermo with $814,676.
Puerto Madero positioned itself as the most expensive neighborhood to rent in.Jardin Magazine Archive
In an intermediate tier appeared neighborhoods such as Colegiales, with a value of $764,760, Recoleta $747,713 and Almagro $720,773
At the opposite end of the spectrum, the most economical values were recorded in San Nicolás with $657,065 , Parque Avellaneda with $649,91 and Floresta with $639,271.
These amounts are in addition to expenses that represented, on average, 23.2% of the price of a rental in the city of Buenos Aires, 7.5% more than in Rosario, where the value fell to 17.5%, according to the report of the Scalabrini Ortiz Center for Economic and Social Studies.
Finally, in January the supply of available apartments remained at similar levels to January 2025. However, a change in composition was observed: the number of listings expressed in dollars increased and reached 30% of the total.
Where do students rent?
Palermo Sur or Universitario is a microzone located on the southern edge of the neighborhood, bordering Almagro, and delimited by the streets Soler, Scalabrini Ortiz, Córdoba and Gallo , which is experiencing increasing popularity.Property values in Palermo Sur showed a sustained upward trend for the third consecutive year, with an average value per square meter reaching US$3,684, representing an increase of 4.36% compared to 2024, according to the Real Estate Report survey.
The University of Palermo has several of its buildings located in the neighborhood, which generates a demand for rentals. Archive
One of the explanations for the area's growth is that it is chosen by students for its educational offerings. " Universities are a magnet for these locations , and the University of Palermo attracts people from the interior," says Gabriel Brodsky, CEO of Predial, a developer with projects in the area
The businessman explains that real estate growth was also driven by the culinary offerings and nightlife . “The presence of students encourages the creation of commercial and gastronomic businesses geared towards this audience, such as cafes, bookstores, and study spaces, which in turn boosts the economy,” agrees Agustín Walger, Director of Lepore Propiedades.
“Palermo has an aspirational appeal for people, and this micro-area has an overflow of people who can’t make it to central Palermo but want to live in the neighborhood ,” Brodsky explains. This justification is reflected in the prices of apartments in the submarket that Palermo Sur represents.
In terms of numbers, the prices of new properties are lower than those in Palermo Hollywood, but higher than those in Almagro. If we compare the price per square meter of new properties (US$3,684) with other parts of Palermo, its value is only slightly higher than Soho (US$3,674) and Freud (US$3,571), but lower than Hollywood (US$3,773), Cañitas (US$4,350), and Palermo Nuevo (US$5,555).
On the other hand, in Almagro - a neighboring area - prices fell by 19% and were located at US$2979/m², according to Real Estate Report.
On the other hand, prices per square meter for used and pre-construction properties are not available by microzone, but according to the Zonaprop Index for November, which surveyed the entire Palermo neighborhood, the average price per square meter for new construction is US$3,893, for pre-construction properties US$3,976, and for used properties US$3,035 . These values place it as the second most expensive neighborhood in the City of Buenos Aires, after Puerto Madero.
“Market prices are going to keep rising. Today we are selling at prices from 10 years ago in a world that has inflated by at least 40% in dollar terms over the last ten years,” says Brodsky, who adds that “sales are good in this area, and there are more and more customers.”
How much does an apartment cost in Palermo Sur?
Properties in Palermo Sur show an upward trend, with an average price per square meter for new construction reaching US$3,684.Ricardo Pristupluk - La Nacion
Over the past four years, the number of projects under construction in Palermo Sur has remained stable, following a sharp drop in 2021 when construction projects fell from 66 to 47, representing approximately 100,091 square meters. “That is, 54,000 square meters less than in 2021, but similar to levels seen in recent years,” explains Germán Gómez Picasso, director of Reporte Inmobiliario.
The platform's report detailed that of the total number of projects, 17 were recently started and had less than 5% of their construction completed. " Because they are located near universities, the most common apartment types are studios , followed by one-bedroom apartments, and finally, three-bedroom apartments, which appear less frequently," adds Gómez Picasso.
These properties are designed with two target audiences in mind: end consumers, typically young people and couples, and investors who purchase the property to rent it out. Walger, from Lepore, estimates that today the expected return on investment for rentals ranges between 5% and 7% annually in dollars. “Many people buy as an investment, because you're in Palermo but you don't pay such a high price per square meter and you can rent it out for a better price than in Villa Crespo or Almagro,” Brodsky explains.
Finally, the demand is divided into three types of tenants: “ University students— from Buenos Aires or the interior—who seek proximity to educational centers; hospital tourism , due to the proximity to the Güemes Sanatorium, the Finochietto Sanatorium, and the Gutiérrez Children's Hospital; and, lastly, vacation tourism , attracted by the cultural and gastronomic offerings of Palermo,” concludes the director of Lepore, a company that has 23 developments in the area.
www.buysellba.com
