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3 and 4-bedroom apartments for rent in CABA: why they are the hardest to find and how much they cost, neighborhood by neighborhood - Infobae
Source:
www.infobae.com
December 06, 2024
The supply of these properties has improved, although it is still below the availability levels of apartments with up to 2 bedrooms. Who demands them and what conditions must they meet?
By Jose Luis Cieri
These are the largest properties on the market with more than 90 square meters covered.
Four- and five-room apartments are one of the most exclusive and sought-after options on the rental market in the City of Buenos Aires. These properties, with surfaces exceeding 90 square meters, are designed for large families or people who prioritize comfort and space, but their supply is limited and prices are often high, with values that frequently exceed one million pesos per month.
Although the DNU that repealed the Rental Law promoted an expansion of the supply, the lack of construction of this type of units in recent years makes their availability difficult.
Currently, of the 16,000 apartments available on the market, only 10% have three bedrooms or more, which represents about 1,600 units, and around 40% of them are offered in dollars.
Ximena D'Adam , from Century 21 D'Adam, told Infobae that prices vary widely depending on the neighborhood and the characteristics of the units. In areas such as Barracas, Boedo or San Cristóbal, rents for 3-bedroom apartments start at $500,000 per month. In higher-end neighborhoods such as Palermo, Belgrano or Núñez, units can reach USD 4,000 per month, especially in premium towers with amenities and security.”
In Puerto Madero or exclusive buildings, prices range between USD 10,000 and USD 15,000 per month, depending on the amenities and location.
Jorge Safar , from Oppel Inmobiliaria, explained that “during the last decade, new constructions prioritized studio, 1 and 2-bedroom units, because they optimized the saleable square meters.”
This approach, focused on meeting the demand for smaller properties, limited the construction of large apartments.
Safar also pointed out that investors, who are the main buyers of rental properties, tend to opt for smaller units due to their higher profitability. “The purchase price of a four-room apartment can be three times higher than that of a two-room apartment, but the rents do not make up for that difference. This discourages investment in larger rental properties.”
In areas such as Palermo or Belgrano, prices average $1,700,000 per month in traditional buildings, while in exclusive towers prices are significantly higher.
Although the offer in neighborhoods such as Palermo or Belgrano is wide compared to other areas, prices tend to be high. In Palermo, there are currently about 455 3 and 4-bedroom apartments available, while in Núñez there are only 46 units.
According to Safar, “the real difficulty is not so much finding these properties, but rather achieving the right balance between location, price and condition of the property.”
D'Adam added: “Families tend to prioritize neighborhoods with access to schools, transportation, and parking. In premium areas such as Puerto Madero, panoramic views, amenities, and high security standards create an additional attraction, but demand in these areas is very specific and high-spending.”
The proximity to services, shopping centers and recreational areas also influences the choice of these properties.
Inflation (which has only recently been declining in the last 5 months) in turn affects price stability and creates uncertainty for both landlords and tenants.
D'Adam noted that “despite the adjustments, rental values in this segment reflect a combination of factors, from location and building characteristics to macroeconomic conditions.”
As they are large properties, they usually have one or more kitchens or several bathrooms. They generally have good circulation.
For those looking to rent these properties, experts recommend analyzing all variables, from the costs of expenses to the maintenance conditions of the property, and negotiating terms that are viable in the long term. “The market offers opportunities, but also demands flexibility on the part of tenants and owners,” concluded D'Adam.
Palermo: $950.000.
San Nicolás: $850.000.
Colegiales: $800.000.
Villa Urquiza: $800.000.
Núñez: $790.000.
Villa del Parque: $765.000.
Caballito: $770.000-
Once: $775.000.
Retiro: $750.000.
Recoleta: $750.000.
Balvanera: $750.000.
Villa Devoto: $725.000.
Villa Crespo: $720.000.
San Cristóbal: $720.000.
Saavedra: $700.000.
Almagro: $705.000.
San Telmo: $680.000.
La Paternal: $650.000.
Flores: $650.000.
Centro / Microcentro: $625.000.
www.buysellba.com
Source:
Departamentos de 4 y 5 ambientes para alquilar en CABA: por qué son los más difíciles de encontrar y cuánto valen, barrio por barrio
La oferta de estos inmuebles mejoró, aunque sigue por debajo de los niveles de disponibilidad de departamentos de hasta 3 ambientes. Quienes los demandan y que condiciones deben reunir
www.infobae.com
December 06, 2024
The supply of these properties has improved, although it is still below the availability levels of apartments with up to 2 bedrooms. Who demands them and what conditions must they meet?
By Jose Luis Cieri
These are the largest properties on the market with more than 90 square meters covered.
Four- and five-room apartments are one of the most exclusive and sought-after options on the rental market in the City of Buenos Aires. These properties, with surfaces exceeding 90 square meters, are designed for large families or people who prioritize comfort and space, but their supply is limited and prices are often high, with values that frequently exceed one million pesos per month.
Although the DNU that repealed the Rental Law promoted an expansion of the supply, the lack of construction of this type of units in recent years makes their availability difficult.
Currently, of the 16,000 apartments available on the market, only 10% have three bedrooms or more, which represents about 1,600 units, and around 40% of them are offered in dollars.
Ximena D'Adam , from Century 21 D'Adam, told Infobae that prices vary widely depending on the neighborhood and the characteristics of the units. In areas such as Barracas, Boedo or San Cristóbal, rents for 3-bedroom apartments start at $500,000 per month. In higher-end neighborhoods such as Palermo, Belgrano or Núñez, units can reach USD 4,000 per month, especially in premium towers with amenities and security.”
In Puerto Madero or exclusive buildings, prices range between USD 10,000 and USD 15,000 per month, depending on the amenities and location.
Concentration in premium areas
Four and five-room apartments are difficult to find due to several structural market factors.Jorge Safar , from Oppel Inmobiliaria, explained that “during the last decade, new constructions prioritized studio, 1 and 2-bedroom units, because they optimized the saleable square meters.”
This approach, focused on meeting the demand for smaller properties, limited the construction of large apartments.
Safar also pointed out that investors, who are the main buyers of rental properties, tend to opt for smaller units due to their higher profitability. “The purchase price of a four-room apartment can be three times higher than that of a two-room apartment, but the rents do not make up for that difference. This discourages investment in larger rental properties.”
In areas such as Palermo or Belgrano, prices average $1,700,000 per month in traditional buildings, while in exclusive towers prices are significantly higher.
Although the offer in neighborhoods such as Palermo or Belgrano is wide compared to other areas, prices tend to be high. In Palermo, there are currently about 455 3 and 4-bedroom apartments available, while in Núñez there are only 46 units.
According to Safar, “the real difficulty is not so much finding these properties, but rather achieving the right balance between location, price and condition of the property.”
Factors driving demand
Belgrano, Palermo, Núñez, Colegiales, Barrio Norte and Villa Urquiza concentrate much of the demand for these properties.D'Adam added: “Families tend to prioritize neighborhoods with access to schools, transportation, and parking. In premium areas such as Puerto Madero, panoramic views, amenities, and high security standards create an additional attraction, but demand in these areas is very specific and high-spending.”
The proximity to services, shopping centers and recreational areas also influences the choice of these properties.
Impact of inflation and regulation
Safar explained that “the repeal of the Rental Law allowed for a slight increase in supply, but in the 3 and 4 bedroom segment the number of available properties is still insufficient to meet demand.”Inflation (which has only recently been declining in the last 5 months) in turn affects price stability and creates uncertainty for both landlords and tenants.
D'Adam noted that “despite the adjustments, rental values in this segment reflect a combination of factors, from location and building characteristics to macroeconomic conditions.”
Projections and recommendations
The future of large rental apartments will depend on the market's ability to balance supply with demand. Safar added: “Supply is likely to remain restricted due to the characteristics of this segment, although interested families may find options in less exclusive neighbourhoods or buildings with fewer amenities.”
As they are large properties, they usually have one or more kitchens or several bathrooms. They generally have good circulation.
For those looking to rent these properties, experts recommend analyzing all variables, from the costs of expenses to the maintenance conditions of the property, and negotiating terms that are viable in the long term. “The market offers opportunities, but also demands flexibility on the part of tenants and owners,” concluded D'Adam.
Where to find them
Below are average prices according to Real Estate Report, for 3 and 4-bedroom apartments in the neighborhoods where there is supply. Puerto Madero was excluded because they are all in dollars and start at USD 1,500 per month.Palermo: $950.000.
San Nicolás: $850.000.
Colegiales: $800.000.
Villa Urquiza: $800.000.
Núñez: $790.000.
Villa del Parque: $765.000.
Caballito: $770.000-
Once: $775.000.
Retiro: $750.000.
Recoleta: $750.000.
Balvanera: $750.000.
Villa Devoto: $725.000.
Villa Crespo: $720.000.
San Cristóbal: $720.000.
Saavedra: $700.000.
Almagro: $705.000.
San Telmo: $680.000.
La Paternal: $650.000.
Flores: $650.000.
Centro / Microcentro: $625.000.
www.buysellba.com
