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Used real estate market in Buenos Aires: more than 10 neighborhoods remain below $1,500 per square meter, compared to 2014 prices - Ambito
Source:
www.ambito.com
September 02, 2025
By Jose Luis Cieri
Although there were increases averaging 7% year-over-year, properties remain at bargain prices. What is the average value per square meter?
Opportunity values tempt a demand that bets on bricks. Pexels
The average price per square meter of used apartments in Buenos Aires City stood at US$1,688 in August , according to a survey by Reporte Inmobiliario. During the last quarter, prices increased by just 1.1%, the lowest variation in the last four periods. In the year-over-year comparison, the increase was 6.9% .
Both growth rates show a moderation compared to previous periods: the quarterly rate is the lowest in the last four quarters, and the annual rate reflects a slowdown compared to 2023. The report covers 36 neighborhoods and measures standard-quality homes without amenities, allowing us to observe the historical evolution of the market in representative segments.
The following neighborhoods have an average value of less than $1,500 per m2:
• Villa Crespo – US$1,495.
• Barracas – US$1,455.
• Floresta – US$1,435.
• Mataderos– US$1,410.
• Once – US$1,405.
• Parque Chacabuco Park – US$1,405.
• San Nicolás – US$1,405.
• San Telmo – US$1,400.
• San Cristobal – US$1,385.
• Liniers – US$1,375.
• Parque Patricios – US$1,355.
• Nueva Pompeya – US$1,350.
• Constitucion – US$1,290.
• La Boca – $1,230.
• Villa Riachuelo – US$1,130.
• Villa Lugano– US$1,010.
These prices contrast with the highest in the city, where neighborhoods like Palermo, Núñez, and Recoleta average over $2,600. The internal gap is one of the most striking characteristics of the Buenos Aires market: while prices in the north are approaching international standards, in the south they remain stagnant or even below historical levels.
"Both trends should be monitored closely: publication figures show moderation, but closing figures show a slight upturn that may herald a change in the dynamic," Rozados explained.
There are currently more than 70,000 apartments for sale in the City
He also noted that the comparison with 2014 does not include the correction for dollar inflation, which means that in real terms, current values are likely even lower.
According to the broker, the lack of an accessible credit system limits demand and hinders the recovery of property values. However, he identified positive signs: "The market is becoming more dynamic, with monthly absorption close to 5%. This means the number of properties on offer is decreasing and transactions are closing more quickly."
Arnaude added that more realistic appraisals also help close deals. “Today, listing prices are more aligned with what buyers are willing to pay. This shortens negotiation times and encourages closing deals,” he noted.
“The south continues to be the driver of more affordable demand. These are neighborhoods where units can still be found at prices below $1,500 per square meter, which is attractive to those unable to afford the more expensive areas,” Arnaude explained.
These prices reflect the entry cost to the market for different buyer profiles. According to the specialist, demand is concentrated in small and medium-sized units, driven by those looking to leave their rentals and small investors.
In this context, the Buenos Aires real estate market remains tied to the dollar and the fluctuations of economic policy. Each increase in the US currency impacts the purchasing power of wages and the decision of sellers.
Rozados concluded that joint monitoring of bid and closing prices will be key to understanding the sector's evolution in the coming months. Arnaude, for his part, emphasized that "demand is sustained in specific segments and in areas where prices are more affordable, which allows for a sustained level of activity despite the general context."
www.buysellba.com
Source:
Mercado inmobiliario del usado en CABA: más de 10 barrios siguen debajo de los u$s1.500 por m2, con valores de 2014
Aunque hubo alzas que promedian en el 7% interanual las propiedades se mantienen a valores de oportunidad. Cual es el valor promedio por metro cuadrado.
www.ambito.com
September 02, 2025
By Jose Luis Cieri
Although there were increases averaging 7% year-over-year, properties remain at bargain prices. What is the average value per square meter?
Opportunity values tempt a demand that bets on bricks. Pexels
The average price per square meter of used apartments in Buenos Aires City stood at US$1,688 in August , according to a survey by Reporte Inmobiliario. During the last quarter, prices increased by just 1.1%, the lowest variation in the last four periods. In the year-over-year comparison, the increase was 6.9% .
Both growth rates show a moderation compared to previous periods: the quarterly rate is the lowest in the last four quarters, and the annual rate reflects a slowdown compared to 2023. The report covers 36 neighborhoods and measures standard-quality homes without amenities, allowing us to observe the historical evolution of the market in representative segments.
José Rozados , of Reporte Inmobiliario, emphasized that "current values, measured in dollars, remain at levels similar to those of mid-2014." For the analyst, the data is significant because it shows that, despite market movements and successive crises, prices have not yet regained the strength of other periods in the real estate cycle.Still cheap neighborhoods
Although the general average is over US$1,600, several areas of the city remain priced below US$1,500 per square meter. These are mostly neighborhoods in the south and center of the capital, which historically have had lower prices compared to established areas such as Recoleta, Palermo, and Belgrano.The following neighborhoods have an average value of less than $1,500 per m2:
• Villa Crespo – US$1,495.
• Barracas – US$1,455.
• Floresta – US$1,435.
• Mataderos– US$1,410.
• Once – US$1,405.
• Parque Chacabuco Park – US$1,405.
• San Nicolás – US$1,405.
• San Telmo – US$1,400.
• San Cristobal – US$1,385.
• Liniers – US$1,375.
• Parque Patricios – US$1,355.
• Nueva Pompeya – US$1,350.
• Constitucion – US$1,290.
• La Boca – $1,230.
• Villa Riachuelo – US$1,130.
• Villa Lugano– US$1,010.
These prices contrast with the highest in the city, where neighborhoods like Palermo, Núñez, and Recoleta average over $2,600. The internal gap is one of the most striking characteristics of the Buenos Aires market: while prices in the north are approaching international standards, in the south they remain stagnant or even below historical levels.
Offer and closing of operations
Rozados noted that the survey corresponds to asking prices, that is, the prices at which properties are advertised on websites and for sale signs. However, he clarified that in the closing prices— those ultimately paid in the deeds —there is "a more marked improvement month over month.""Both trends should be monitored closely: publication figures show moderation, but closing figures show a slight upturn that may herald a change in the dynamic," Rozados explained.
There are currently more than 70,000 apartments for sale in the City
He also noted that the comparison with 2014 does not include the correction for dollar inflation, which means that in real terms, current values are likely even lower.
A market conditioned by credit
The relationship between prices and access to financing is another factor explaining the stagnation. Juan Bautista Arnaude , founder of Arnaude Brokers, stated that "the rise in rates has generated a slowdown in mortgage lending ."According to the broker, the lack of an accessible credit system limits demand and hinders the recovery of property values. However, he identified positive signs: "The market is becoming more dynamic, with monthly absorption close to 5%. This means the number of properties on offer is decreasing and transactions are closing more quickly."
Arnaude added that more realistic appraisals also help close deals. “Today, listing prices are more aligned with what buyers are willing to pay. This shortens negotiation times and encourages closing deals,” he noted.
The southern zone, in focus
Among the areas with the greatest opportunities, Arnaude highlighted the southern neighborhoods of the city, such as La Boca, Nueva Pompeya, and Villa Lugano. There, property values are below the general average and are attracting interest among those seeking first-time homes or smaller investments.“The south continues to be the driver of more affordable demand. These are neighborhoods where units can still be found at prices below $1,500 per square meter, which is attractive to those unable to afford the more expensive areas,” Arnaude explained.
Reference values by typology
In addition to the neighborhood analysis, Arnaude provided approximate reference values for different types of units:- Studio apartments : from US$70,000.
- One bedroom : from US$95,000.
- Two bedrooms : from US$150,000.
- Three bedrooms : from US$195,000.
These prices reflect the entry cost to the market for different buyer profiles. According to the specialist, demand is concentrated in small and medium-sized units, driven by those looking to leave their rentals and small investors.
The weight of the dollar
The explanation for why prices measured in dollars have not risen above 2014 levels lies in macroeconomics. Arnaude assessed: "High inflation, devaluation, and the dollar's role as a store of value explain much of the dynamic. Inflation has likely eroded the real value of real estate."In this context, the Buenos Aires real estate market remains tied to the dollar and the fluctuations of economic policy. Each increase in the US currency impacts the purchasing power of wages and the decision of sellers.
Expectations and challenges
For analysts, the recovery in prices will depend on the evolution of the macroeconomy and the return of mass mortgage lending (currently, this seems distant because banks have tightened conditions and high rates that complicate access to credit). Meanwhile, the market continues to show contrasts: neighborhoods where apartments are still available at low prices coexist with others where prices remain high and supply is scarce.Rozados concluded that joint monitoring of bid and closing prices will be key to understanding the sector's evolution in the coming months. Arnaude, for his part, emphasized that "demand is sustained in specific segments and in areas where prices are more affordable, which allows for a sustained level of activity despite the general context."
www.buysellba.com
