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They sell apartments and lots that can be paid for in up to 30 years without a mortgage - La Nación Propiedades
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Venden departamentos y lotes que se pueden pagar hasta en 30 años sin crédito hipotecario
Hay proyectos que venden lotes y departamentos que se pueden pagar hasta en 30 años sin crédito hipotecario
www.lanacion.com.ar
July 10, 2025
There are projects that sell lots and apartments that can be paid for in up to 30 years without a mortgage.
By María Josefina Lanzi
They sell apartments and lots that can be paid for in up to 30 years without a mortgage. Fabian Marelli.
In a market that was revolutionized by the rise of mortgage lending in April of last year (and to which 24 banks have already joined, offering lines of this type of loan), real estate developers did not want to be left out of this dance and entered the market with proposals that very few banks offer today: they sell lots in installments of up to five years and loans for the purchase of properties in progress, financed by the banks for up to 30 years.
In almost all of the loans currently offered by banks, brand-new units, unless they are ready for deed signing, cannot be purchased with a mortgage loan , as can properties in progress (those not yet built). It should be noted that new apartments, from the moment they are completed until they are deeded, go through a process that takes between six months and a year in Buenos Aires City, and a year and a half to two years in the provinces. The point is that, since a mortgage loan requires the property as collateral —that it can be mortgaged and be ready for deed signing—virtually all of the lines offered by banks with financing of more than 20 years are generally intended for the purchase of used apartments.
There are some banks that do allow this, but the offering is limited. One of them is Ciudad, which offers a hybrid model: “The loan begins as a personal loan and then converts into a traditional mortgage. All in UVA ,” explained Maximiliano Coll, deputy general manager of Banco Ciudad. During the construction phase, the buyer accesses a loan that finances up to 30% of the property's value, with partial disbursements based on the progress of the work. Once the work is completed and the property is deeded, the loan automatically converts into a traditional UVA mortgage, with a term of up to 20 years under the French system. During construction, the buyer only pays interest, which reduces the initial financial burden.
It's worth clarifying that the aforementioned line can only be requested for the purchase of a single, permanent home, off the block in Buenos Aires City, in real estate developments approved by Banco Ciudad. In this context, given the limited supply, several developers have decided to pursue a different approach, which now offers the possibility of purchasing new or off-block units , in some cases for up to 30 years, but which they finance themselves.
“They found a way around it”
One of the developers who decided to double down on the project designed a formula for purchasing an apartment off the ground, paying for it in 30-year installments, financed by the developer himself. With a down payment ranging from 20% to 25%, units can be purchased in installments of up to 360 months.Properties are paid for in pesos, dollars, and even cryptocurrencies. Unlike mortgage loans granted by banks, which are adjusted monthly by UVA (UVA), the apartments in these projects are updated monthly according to the CAC index (established by the Chamber of Construction, which takes into account the increase in the cost of labor and materials) plus a nominal annual rate ranging from 7%, depending on the project , delivery time, and other characteristics. An interesting fact is that the initial savings that must be expected, which is between 20% and 25% of the property , depending on the unit and the project, can be paid in three installments, over a period of two years.
Developer projects that offer their own financing with different conditions than banks.
While many banks require loan applicants to have a 25% income-to-income ratio, this requirement is waived in this case. "No collateral is required for the acquisition of the units, only the down payment," says Juan Manuel Tapiola, CEO of Spazios, the developer carrying out the initiative. The maximum repayment period is up to 30 years , but it can be less, and they have a calculator that allows you to crunch the numbers to consider possible shorter-term plans.
Thus, looking at a specific example from 30 years from now and the units sold by the developer, in the project being built at 5200 Nahuel Huapi Street in Villa Urquiza, one could purchase a 35 m² studio apartment with a down payment of US$29,000, paying initial installments of $750,000 (which are later adjusted by the CAC). Alternatively, a 57 m² one-bedroom apartment could be purchased with a down payment of US$45,000 and monthly installments of $990,000.
Another developer who recently entered the market with self-financing is selling a project located in Pilar. The project is in its final stages of construction and is expected to be completed in six months, but can be paid in 120 installments, or over 10 years.
The building has a ground floor and four floors, with a total of 41 units. "It offers studio apartments, one-, and two-bedroom apartments, ranging from 40 to 85 m², with an average price of US$1,600 per m²," explains Martín Piantoni, CEO of Alton Desarrollos, the company developing the project.
One of the buildings that can be purchased with a loan without a bank mortgage. Alton.
Another developer who entered the market with self-financing is offering a four-year loan to purchase new, already-finished properties in a Caballito development. The plan allows for the purchase of an apartment in Prima, the project that the developer CasasARG built in three stages with an investment of US$50 million.
The project, which is already 100% complete and ready for immediate delivery, offers two options: direct financing from the developer, with a 50% down payment and installments in dollars over 48 months (4 years); or bank financing, with mortgages of up to 30 years and coverage of up to 80% of the value . "Clients of Banco Nación, Galicia, Supervielle, BBVA, among others, have already purchased brand-new apartments with bank loans, something very unusual," says Sebastián Sommer, head of the developer building the project, detailing the prices: "There are studio apartments starting at US$108,000, one-bedroom units with a balcony starting at US$155,000, and two-bedroom units with a terraced balcony starting at US$185,000."
The shortcut that gated communities find to sell their lots
Building developers aren't the only players who introduced innovative proposals to the game; as expected, gated community developers didn't want to be left out of the game either.This is the case, for example, of Pueblo Cardano, a project with an estimated investment of US$8 million, 40% sold, with delivery scheduled for 2026, located on Route 28, at km 8, in what some call Pilar Sur. The neighborhood offers a unique offering: the possibility of acquiring a lot, paying for it in 60 interest-free monthly installments, over the course of five years. Payments are made in dollar bills, with fixed installments, no adjustments, no need to comply with a payment-to-income ratio, and with a 35% down payment in dollars.
“In January and February 2024, inquiries and visits had cooled off considerably, so we saw that the market was asking for opportunities to define investments,” says Mariano Braun, director of Micelio Desarrollos, who details that it will have a branch of the Holy Cross Pilar school, which will open its doors in February 2026. This financing is for a limited time and offers an alternative to paying in fewer installments : you can start with a 35% down payment in dollars and pay the rest in 36 monthly installments in pesos, with a monthly CAC adjustment. If you prefer to pay in cash in dollars, you can access a 10% discount.
In some gated communities, lots can be purchased in installments of up to 5 years. North Developments.
Other options for acquiring lots financed in installments in gated communities in the Pilar area are Azzurra Tortugas and Verona Pilar . These two developments, led by Desarrollos Norte , allow purchase of lots with a 40% down payment , two annual increases of 5% (each), and 50% in 50 installments, i.e., a little over four years. They do not include an interest rate —unlike current mortgage loans offered by banks for home purchases— and are repaid in fixed installments in dollars, although, if the buyer wishes, they can pay in pesos adjusted for CAC.
“These are two neighborhoods with master plans created by Estudio Robirosa, a landscaping project by Carlos Thays, and an architectural design for the common areas by Pacifica Arquitectura, architect Ezequiel Gil,” says Mariano Galeazza, partner at Desarrollos Norte. With an approximate investment of US$45 million , prices for the internal lots for Azzurra Tortugas start at US$130,000 and US$230,000 for those overlooking the creek; those overlooking the central lagoon start at US$340,000. In the case of Verona Pilar, the investment was approximately US$17 million; internal lots start at US$110,000, and those overlooking the park start at US$145,000.
For its part, Azzurra Tortugas is located at km 38 of the Panamericana Highway. It has 80 hectares, more than 500 single-family lots (95% of which have already been delivered) , and an area for medium-density housing projects . It has more than 100 homes either built or under construction, and its amenities include a stream that runs through the entire neighborhood and a central lagoon of more than four hectares.
Verona Pilar is located at km 47 of the Panamericana Highway on a site of more than 20 hectares and features approximately 180 single-family lots ranging in size from 600 m² to 900 m², a sports area, and a park over 400 meters long with a landscape design by Carlos Thays. The project is scheduled for completion in the first half of 2026.
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