BuySellBA
Administrator
With fewer tourists in the city, the short-term rental business is looking to adapt to the new rules - Ambito
Source:
www.ambito.com
November 13, 2025
By Jose Luis Cieri
Owners register with the Buenos Aires Tourism Board, which requires an official registration number to operate. The drop in visitors is forcing a restructuring of prices and profitability.
The complete amenities and strategic location are the main attractions of short-term rentals in Buenos Aires. Alternative Properties
The rental market in Buenos Aires has shifted since the repeal of the Rental Law and the return of free-market contracts. Today, three types of rentals coexist: the traditional unfurnished rental, the short- term rental geared towards tourism, and the medium-term furnished rental (between three and twelve months), which is growing due to local and corporate demand.
The question for landlords is clear: should they prioritize nightly income or monthly predictability? For tenants, however, the question is which arrangement offers the best balance between price, stability, and income conditions.
A recent court ruling has ignited a debate about the tourist use of apartments in apartment buildings. A civil judge ordered a halt to rentals through digital platforms in a building in Palermo, following complaints from the building's management about "high guest turnover" and conflicts among residents. The judge maintained that offering the unit for short stays constitutes a commercial operation akin to lodging, and not residential use. The measure has reignited the debate about the limits of this activity and the responsibility of building management in the face of the expansion of short-term rentals.
The situation is further complicated by the arrival of fewer foreign tourists . According to the Buenos Aires Tourism Observatory, the flow of visitors has fallen by more than 20% year-on-year this year, which has reduced occupancy rates and forced adjustments in prices and strategies.
The short-term rental real estate sector reported that owners are making progress with the registration process, with thousands already completing the procedure. Registered owners gain access to official benefits: participation in promotional activities by the Tourism Board and Visit Buenos Aires, listing their property on the City Government of Buenos Aires website, receiving reports from the Tourism Observatory, joining training programs, and obtaining institutional support from other agencies.
“The registration process is indeed being carried out. Furthermore, the procedure was greatly simplified starting in February of this year through the Remote Procedures platform (TAD),” explained the Buenos Aires City Government.
Tenants, meanwhile, must pay the Urban Use Fee, "common in tourist cities, which amounts to US$1.50 per night ," said Pablo Blay , director of ByT Argentina.
Without the 2020 Rental Law, many landlords opted to switch from traditional to short-term rentals, taking advantage of the fact that, after the Emergency Decree, they can offer their properties for up to a year and set the price in dollars or another foreign currency. This option is chosen primarily by travelers from abroad, from other parts of Argentina, and university students. Real estate websites currently list more than 6,000 properties priced in dollars , compared to over 18,000 two years ago in the City of Buenos Aires.
Some of the registered units often offer outdoor spaces, one of the amenities most valued by tourists visiting the City
Their latest survey places the average gross profitability of traditional rentals at 5.8% annually, while temporary rentals are around 6.2%, although they require more dedication and turnover to maintain occupancy.
Darío Rizzo , founder of Alternativa Propiedades , explained that the City requires mandatory registration for tourist stays of up to 90 days, while stays of three to twelve months are not included in that registry and are signed with simple contracts. “Many owners are switching to medium-term rentals because they offer stability and good profitability without tourist requirements. Local demand has grown with professionals, students, and young people who choose this option as their first home due to lower entry costs,” he said.
For Blay, the regulatory change “brought order to relationships and values.” “Landowners prefer contracts with clauses agreed upon without pressure. Temporary and traditional rentals offer different services: they are not comparable as the same product,” he explained.
Bryn established a market benchmark: a one-bedroom apartment in Caballito costs around $800,000 per month. Rizzo broadened the range: in Palermo, Recoleta, or Belgrano, traditional one-bedroom apartments range between $750,000 and $1,150,000, while furnished apartments for medium-term rental with expenses included range between $850,000 and $1,400,000, depending on the furniture, location, and neighborhood.
Temporary apartments in the City combine modern design and functional spaces, an option chosen by tourists and professionals visiting Buenos Aires. Alternative Properties
In the "package" model, the owner covers basic expenses and taxes, with a cap on electricity consumption; the tenant gains predictability. The short-term rental model, on the other hand, promises a higher nightly rate, although it depends on maintaining a minimum of 14 nights occupied per month to cover operating costs. Below that threshold, cleaning, linen replacement, check-in coordination, and platform commissions reduce the profit margin.
According to Bryn's latest monitoring, the gross income of temporary workers fell 8% year-on-year and the supply dropped 16%, signs of migration towards longer-term contracts.
The Buenos Aires Tourism Board indicated that the February 2025 resolution simplified the registration requirements, streamlining the process. Furthermore, foreign tourists over 18 years of age must pay the Urban Use Fee of US$1.50 per night, collected by the platforms or property owners.
Blay made an observation about the length of stay: “The competitive boundary with the hotel industry is at 30 days. Extending the registration to 90 distorts incentives and audiences.”
What is needed to register
The procedure requires submitting basic documentation in all cases:
• Registration form that includes a sworn statement in compliance with the security provisions, coverage of insurance with civil liability against third parties.
• Documentation proving ownership of the unit.
If the property is within the horizontal property regime (functional unit or apartment):
• Registration form, which includes the sworn statement in compliance with the notification to the Consortium of Co-owners.
• Technical certificates for electricity and natural gas networks.
• Co-ownership Regulations registered in the Real Estate Registry.
If the holder is a legal entity:
• Articles of Association (registered with the IGJ).
• Minutes of the appointment of current authorities.
The process is entirely virtual and free. In-person assistance is only provided in exceptional cases by appointment.
Bryn summarized the figures: traditional profitability of 5% to 6% annually; professionalized seasonal workers, between 8% and 9% if they achieve firm occupancy. The appeal of seasonal work remains if tourism recovers. Today, with fewer international visitors, competition for guests is greater and average incomes are adjusting.
Apartments intended for temporary rentals must comply with the safety and maintenance conditions required by the Buenos Aires City Government. Alternative Properties
Half of the short-term rental market is concentrated in Recoleta and Palermo, while Núñez, Colegiales, Chacarita, and Belgrano are gaining prominence due to their universities and connectivity. In more peripheral neighborhoods, the percentage rent may be higher, although future appreciation generally favors established areas.
The easing of contract restrictions has boosted the medium-term furnished rental market. Rizzo noted that young Argentine tenants now represent 60% of his clients. “They prefer mobility and predictability over two-year contracts,” he explained.
Bryn warned against unsubstantiated promises of "guaranteed income" and advised verifying actual transactions. Blay highlighted the current opportunity: "Buenos Aires remains cheap compared to its regional peers; the market for used properties with potential is closing."
www.buysellba.com
Source:
Con menos turistas en la Ciudad, el negocio de los alquileres temporarios busca adaptarse a las nuevas reglas
Propietarios se registran ante el Ente de Turismo porteño, que exige un número oficial para operar. La baja de visitantes reconfigura precios y rentabilidad.
www.ambito.com
November 13, 2025
By Jose Luis Cieri
Owners register with the Buenos Aires Tourism Board, which requires an official registration number to operate. The drop in visitors is forcing a restructuring of prices and profitability.
The complete amenities and strategic location are the main attractions of short-term rentals in Buenos Aires. Alternative Properties
The rental market in Buenos Aires has shifted since the repeal of the Rental Law and the return of free-market contracts. Today, three types of rentals coexist: the traditional unfurnished rental, the short- term rental geared towards tourism, and the medium-term furnished rental (between three and twelve months), which is growing due to local and corporate demand.
The question for landlords is clear: should they prioritize nightly income or monthly predictability? For tenants, however, the question is which arrangement offers the best balance between price, stability, and income conditions.
A recent court ruling has ignited a debate about the tourist use of apartments in apartment buildings. A civil judge ordered a halt to rentals through digital platforms in a building in Palermo, following complaints from the building's management about "high guest turnover" and conflicts among residents. The judge maintained that offering the unit for short stays constitutes a commercial operation akin to lodging, and not residential use. The measure has reignited the debate about the limits of this activity and the responsibility of building management in the face of the expansion of short-term rentals.
The situation is further complicated by the arrival of fewer foreign tourists . According to the Buenos Aires Tourism Observatory, the flow of visitors has fallen by more than 20% year-on-year this year, which has reduced occupancy rates and forced adjustments in prices and strategies.
The short-term rental real estate sector reported that owners are making progress with the registration process, with thousands already completing the procedure. Registered owners gain access to official benefits: participation in promotional activities by the Tourism Board and Visit Buenos Aires, listing their property on the City Government of Buenos Aires website, receiving reports from the Tourism Observatory, joining training programs, and obtaining institutional support from other agencies.
“The registration process is indeed being carried out. Furthermore, the procedure was greatly simplified starting in February of this year through the Remote Procedures platform (TAD),” explained the Buenos Aires City Government.
Tenants, meanwhile, must pay the Urban Use Fee, "common in tourist cities, which amounts to US$1.50 per night ," said Pablo Blay , director of ByT Argentina.
Without the 2020 Rental Law, many landlords opted to switch from traditional to short-term rentals, taking advantage of the fact that, after the Emergency Decree, they can offer their properties for up to a year and set the price in dollars or another foreign currency. This option is chosen primarily by travelers from abroad, from other parts of Argentina, and university students. Real estate websites currently list more than 6,000 properties priced in dollars , compared to over 18,000 two years ago in the City of Buenos Aires.
A more open market and rents under review
According to Daniel Bryn , a real estate analyst, member of Zipcode, and certified public accountant, the Emergency Decree reduced friction in the relationships between parties and led to a return to "tailor-made" agreements. "Many landlords who had switched to temporary leases returned to the traditional 24-month lease because it offers predictable payments and a lower operational burden," he explained.
Some of the registered units often offer outdoor spaces, one of the amenities most valued by tourists visiting the City
Their latest survey places the average gross profitability of traditional rentals at 5.8% annually, while temporary rentals are around 6.2%, although they require more dedication and turnover to maintain occupancy.
Darío Rizzo , founder of Alternativa Propiedades , explained that the City requires mandatory registration for tourist stays of up to 90 days, while stays of three to twelve months are not included in that registry and are signed with simple contracts. “Many owners are switching to medium-term rentals because they offer stability and good profitability without tourist requirements. Local demand has grown with professionals, students, and young people who choose this option as their first home due to lower entry costs,” he said.
For Blay, the regulatory change “brought order to relationships and values.” “Landowners prefer contracts with clauses agreed upon without pressure. Temporary and traditional rentals offer different services: they are not comparable as the same product,” he explained.
Values and the gap with the traditional
For reference values, a typical short-stay studio apartment costs around US$50 per night, while a traditional rental of the same type is around $500,000 per month.Bryn established a market benchmark: a one-bedroom apartment in Caballito costs around $800,000 per month. Rizzo broadened the range: in Palermo, Recoleta, or Belgrano, traditional one-bedroom apartments range between $750,000 and $1,150,000, while furnished apartments for medium-term rental with expenses included range between $850,000 and $1,400,000, depending on the furniture, location, and neighborhood.
Temporary apartments in the City combine modern design and functional spaces, an option chosen by tourists and professionals visiting Buenos Aires. Alternative Properties
In the "package" model, the owner covers basic expenses and taxes, with a cap on electricity consumption; the tenant gains predictability. The short-term rental model, on the other hand, promises a higher nightly rate, although it depends on maintaining a minimum of 14 nights occupied per month to cover operating costs. Below that threshold, cleaning, linen replacement, check-in coordination, and platform commissions reduce the profit margin.
According to Bryn's latest monitoring, the gross income of temporary workers fell 8% year-on-year and the supply dropped 16%, signs of migration towards longer-term contracts.
Tourism, registration and local tax
The City of Buenos Aires government requires all tourist rentals—up to 90 days—to be registered in the Registry of Temporary Tourist Rentals, regulated by CABA Law No. 6,255. The process is free and mandatory and is carried out through the TAD (Remote Processing) platform. Each property receives an official registration number, a requirement for listing on digital portals.The Buenos Aires Tourism Board indicated that the February 2025 resolution simplified the registration requirements, streamlining the process. Furthermore, foreign tourists over 18 years of age must pay the Urban Use Fee of US$1.50 per night, collected by the platforms or property owners.
Blay made an observation about the length of stay: “The competitive boundary with the hotel industry is at 30 days. Extending the registration to 90 distorts incentives and audiences.”
What is needed to register
The procedure requires submitting basic documentation in all cases:
• Registration form that includes a sworn statement in compliance with the security provisions, coverage of insurance with civil liability against third parties.
• Documentation proving ownership of the unit.
If the property is within the horizontal property regime (functional unit or apartment):
• Registration form, which includes the sworn statement in compliance with the notification to the Consortium of Co-owners.
• Technical certificates for electricity and natural gas networks.
• Co-ownership Regulations registered in the Real Estate Registry.
If the holder is a legal entity:
• Articles of Association (registered with the IGJ).
• Minutes of the appointment of current authorities.
The process is entirely virtual and free. In-person assistance is only provided in exceptional cases by appointment.
Occupation and performance
The comparison between formats reveals nuances. Traditional rentals offer lower margins but greater stability. Short-term rentals can yield higher returns in dollars, although they require professional management and high turnover. Medium-term rentals appear to be the point of equilibrium, with formal contracts, reasonable rents, and low operational costs.Bryn summarized the figures: traditional profitability of 5% to 6% annually; professionalized seasonal workers, between 8% and 9% if they achieve firm occupancy. The appeal of seasonal work remains if tourism recovers. Today, with fewer international visitors, competition for guests is greater and average incomes are adjusting.
Who rents and where
Blay recalled the "golden age" of the seasonal rental market between 2004 and 2014 and noted a shift in clientele: fewer Brazilian students and more digital nomads or cultural travelers. Bryn observed that corporate demand is growing in premium segments, with immediate turnover in areas like Puerto Madero.
Apartments intended for temporary rentals must comply with the safety and maintenance conditions required by the Buenos Aires City Government. Alternative Properties
Half of the short-term rental market is concentrated in Recoleta and Palermo, while Núñez, Colegiales, Chacarita, and Belgrano are gaining prominence due to their universities and connectivity. In more peripheral neighborhoods, the percentage rent may be higher, although future appreciation generally favors established areas.
Furnishing and which contract is best
Furnishing a property determines price and occupancy. A basic one-bedroom apartment requires between US$5,000 and US$8,000 to furnish. Coherent and durable furniture improves the guest's perception and reduces turnover. "A hodgepodge of furniture lowers both quality and profitability," the specialists agreed.The easing of contract restrictions has boosted the medium-term furnished rental market. Rizzo noted that young Argentine tenants now represent 60% of his clients. “They prefer mobility and predictability over two-year contracts,” he explained.
Bryn warned against unsubstantiated promises of "guaranteed income" and advised verifying actual transactions. Blay highlighted the current opportunity: "Buenos Aires remains cheap compared to its regional peers; the market for used properties with potential is closing."
www.buysellba.com
