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Why there are more than 22,000 studio apartments for sale in the Buenos Aires City real estate market: neighborhood-by-neighborhood prices - Ambito
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www.ambito.com
September 02, 2025
By Jose Luis Cieri
Small properties are the most frequently built, and in the real estate market recovery, they're not leading the way. What are the reasons?
They are compact but functional units
The city of Buenos Aires has a record supply of one-bedroom apartments ( also known as studio apartments ), a segment experiencing a unique combination of oversupply and diverse uses. These properties attract diverse buyer profiles, from investors looking to protect capital to those prioritizing a functional home in a well-located area. According to data from the main real estate portals, nearly 22,000 studio apartments are for sale out of a total of 74,000 listed properties, marking a boom in this type of property.
The current oversupply of these properties is due to a prolonged construction period. In Argentina, "bricks and mortar are a store of value," explained Juan Manuel Vázquez Blanco , economist and general manager of Fabián Achával Properties. The specialist added that a cycle of strong activity, with ups and downs, extended from 2003/2004 to 2018/2019. This was utilized by many families, investors, and companies, who allocated their surpluses to properties from the ground up.
The advantage of studio apartments, said Vázquez Blanco, is the price, which, with a low barrier to entry and installments, allows savings to be dollarized and investment capitalized. However, the post-UVA credit crisis and the impact of the pandemic concentrated residential demand on units with two or more rooms, which explains the current oversupply.
For his part, Lisandro Cuello , who operates in the real estate market in the northern area of Buenos Aires, explained that these units are more adaptable to other uses, such as consulting rooms or offices, and also for temporary rentals, due to the lower impact on utility costs. Cuello added that this is the case "as long as they are located in high-density residential areas with a medium-high target market and that the condominium regulations allow for these uses."
According to Vázquez Blanco, square meter prices in the city have recently undergone two phases. The first, from the start of the current administration until December 2024, saw an average increase of 15%. The second, which ran from January to May-June 2025, showed more modest increases of between 1% and 2%, compared to a general increase of 5%, indicating a slowdown in the price of studio apartments. Regarding rentals, due to the decline in tourism—one of its main drivers—prices tend to rise less in relative terms than those of one- and two-bedroom apartments, which are currently more dynamic.
According to the Real M2 Index compiled by Re/Max, UCEMA, and Reporte Inmobiliario, the average closing price for studio apartments was US$2,230/m2 , while that of studio- to two-bedroom units was US$2,131/m2 in July 2025. Cuello emphasized that, while the value per square meter of studio apartments is higher than that of other homes, their profitability for traditional rentals is similar to or even lower than that of three-bedroom apartments. However, if the area is suitable for short-term rentals, profitability improves.
A brand new studio apartment with exposed concrete ceiling
Demand for these units is sustained because they require a lower capital investment compared to larger ones. Demand for one-bedroom units hasn't changed much, but it has dropped significantly because the market's largest demand is for two-bedroom or more units, driven by new mortgage loans.
Cuello summarized that "anyone thinking of turning it into a temporary rental should consider equipment and utility costs, carefully managing occupancy so that it is rented for as many days as possible each month."
Industry sources emphasized that the buyer profile includes young professionals, students, seniors, investors who prioritize profitability, and those seeking to diversify their portfolio. Inquiries about purchasing with a mortgage are also increasing, especially since the return of UVA loans, although the majority are for larger units.
Puerto Madero: US$246,400.
Palermo: US$142,800.
Belgrano: US$135,700.
Núñez: US$134,400.
Colegiales: US$130,500.
Recoleta: US$123,200.
Villa Urquiza: US$115,400.
Chacarita: US$115,400.
Coghlan: $113,100.
Retiro: US$112,500.
Saavedra: US$112,400.
Villa Crespo: US$108,200.
Villa Devoto: US$106,700.
Villa Ortúzar: US$106,100.
Caballito: US$103,200.
Almagro: US$100,800.
Parque Chas : US$100,400.
Monserrat: US$99,170.
San Telmo: US$96,890.
Villa Pueyrredón: US$96,730.
Villa Del Parque: US$96,030.
Parque Chacabuco : US$95,020.
Villa Luro: US$91,640.
Villa General Mitre: US$91,090.
Paternal: US$90,780.
Barracas: US$90,750.
Constitucion: US$90,550.
Monte Castro: US$89,180.
Flores: US$88,720.
Boedo: US$88,260.
Santa Rita: US$87,920.
Agronomia: US$87,790.
Liniers: US$87,270.
Villa Real: US$86,980.
San Nicolás: US$84,840.
Mataderos: US$83,110.
Balvanera: US$82,570.
San Cristobal: US$82,170.
Parque Patricios : US$81,170.
Versailles: US$80,300.
Vélez Sarsfield: US$79,640.
Floresta: US$75,470.
La Boca: US$72,350.
Parque Avellaneda : US$71,900.
Villa Riachuelo: US$70,040.
Villa Soldati: US$68,010.
New Pompeya: US$65,700.
Villa Lugano: US$61,000.
www.buysellba.com
Source:
Por qué hay más de 22.000 monoambientes en venta en el mercado inmobiliario de CABA: precios barrio por barrio
Las propiedades chicas son las que más se edificaron y en la recuperación del mercado inmobiliario no lideran operaciones. ¿Cuáles son las causas?
www.ambito.com
September 02, 2025
By Jose Luis Cieri
Small properties are the most frequently built, and in the real estate market recovery, they're not leading the way. What are the reasons?
They are compact but functional units
The city of Buenos Aires has a record supply of one-bedroom apartments ( also known as studio apartments ), a segment experiencing a unique combination of oversupply and diverse uses. These properties attract diverse buyer profiles, from investors looking to protect capital to those prioritizing a functional home in a well-located area. According to data from the main real estate portals, nearly 22,000 studio apartments are for sale out of a total of 74,000 listed properties, marking a boom in this type of property.
The current oversupply of these properties is due to a prolonged construction period. In Argentina, "bricks and mortar are a store of value," explained Juan Manuel Vázquez Blanco , economist and general manager of Fabián Achával Properties. The specialist added that a cycle of strong activity, with ups and downs, extended from 2003/2004 to 2018/2019. This was utilized by many families, investors, and companies, who allocated their surpluses to properties from the ground up.
The advantage of studio apartments, said Vázquez Blanco, is the price, which, with a low barrier to entry and installments, allows savings to be dollarized and investment capitalized. However, the post-UVA credit crisis and the impact of the pandemic concentrated residential demand on units with two or more rooms, which explains the current oversupply.
Multiple uses and price evolution
The studio apartment stands out for its multifunctionality. Vázquez Blanco noted that, in addition to being a safe haven for investors, its main uses were "offices, temporary rentals, and, to a lesser extent, primary homes."For his part, Lisandro Cuello , who operates in the real estate market in the northern area of Buenos Aires, explained that these units are more adaptable to other uses, such as consulting rooms or offices, and also for temporary rentals, due to the lower impact on utility costs. Cuello added that this is the case "as long as they are located in high-density residential areas with a medium-high target market and that the condominium regulations allow for these uses."
According to Vázquez Blanco, square meter prices in the city have recently undergone two phases. The first, from the start of the current administration until December 2024, saw an average increase of 15%. The second, which ran from January to May-June 2025, showed more modest increases of between 1% and 2%, compared to a general increase of 5%, indicating a slowdown in the price of studio apartments. Regarding rentals, due to the decline in tourism—one of its main drivers—prices tend to rise less in relative terms than those of one- and two-bedroom apartments, which are currently more dynamic.
According to the Real M2 Index compiled by Re/Max, UCEMA, and Reporte Inmobiliario, the average closing price for studio apartments was US$2,230/m2 , while that of studio- to two-bedroom units was US$2,131/m2 in July 2025. Cuello emphasized that, while the value per square meter of studio apartments is higher than that of other homes, their profitability for traditional rentals is similar to or even lower than that of three-bedroom apartments. However, if the area is suitable for short-term rentals, profitability improves.
Offer
Fifty-eight percent of the studio apartment offering is new , a fact that underscores the construction dynamic of recent years. Neighborhoods such as Palermo, Recoleta, and Belgrano account for 38% of the available stock. If we add nine other neighborhoods (Caballito, Colegiales, Chacarita, Retiro, Villa Crespo, Villa Urquiza, Microcentro, Congreso, and Monserrat), the concentration reaches 59% of the total.
A brand new studio apartment with exposed concrete ceiling
Demand for these units is sustained because they require a lower capital investment compared to larger ones. Demand for one-bedroom units hasn't changed much, but it has dropped significantly because the market's largest demand is for two-bedroom or more units, driven by new mortgage loans.
Cuello summarized that "anyone thinking of turning it into a temporary rental should consider equipment and utility costs, carefully managing occupancy so that it is rented for as many days as possible each month."
Industry sources emphasized that the buyer profile includes young professionals, students, seniors, investors who prioritize profitability, and those seeking to diversify their portfolio. Inquiries about purchasing with a mortgage are also increasing, especially since the return of UVA loans, although the majority are for larger units.
By zones
Below are the average prices for 42 m2 studio apartments, neighborhood by neighborhood, according to Zonaprop:Puerto Madero: US$246,400.
Palermo: US$142,800.
Belgrano: US$135,700.
Núñez: US$134,400.
Colegiales: US$130,500.
Recoleta: US$123,200.
Villa Urquiza: US$115,400.
Chacarita: US$115,400.
Coghlan: $113,100.
Retiro: US$112,500.
Saavedra: US$112,400.
Villa Crespo: US$108,200.
Villa Devoto: US$106,700.
Villa Ortúzar: US$106,100.
Caballito: US$103,200.
Almagro: US$100,800.
Parque Chas : US$100,400.
Monserrat: US$99,170.
San Telmo: US$96,890.
Villa Pueyrredón: US$96,730.
Villa Del Parque: US$96,030.
Parque Chacabuco : US$95,020.
Villa Luro: US$91,640.
Villa General Mitre: US$91,090.
Paternal: US$90,780.
Barracas: US$90,750.
Constitucion: US$90,550.
Monte Castro: US$89,180.
Flores: US$88,720.
Boedo: US$88,260.
Santa Rita: US$87,920.
Agronomia: US$87,790.
Liniers: US$87,270.
Villa Real: US$86,980.
San Nicolás: US$84,840.
Mataderos: US$83,110.
Balvanera: US$82,570.
San Cristobal: US$82,170.
Parque Patricios : US$81,170.
Versailles: US$80,300.
Vélez Sarsfield: US$79,640.
Floresta: US$75,470.
La Boca: US$72,350.
Parque Avellaneda : US$71,900.
Villa Riachuelo: US$70,040.
Villa Soldati: US$68,010.
New Pompeya: US$65,700.
Villa Lugano: US$61,000.
www.buysellba.com
