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Demand for rentals in private neighborhoods fell 30% despite the decrease in prices in dollars
December 3, 2023
Given the imminent change of government, uncertainty persists due to the political and economic context. In recent days, inquiries have grown, but operations have not materialized. What are the costs of temporary rentals in Nordelta, Pilar, western zone, Canning and La Plata
By José Luis Cieri
Galleries cannot be missing in the homes that are requested to rent in private neighborhoods for the summer. In Nordelta the values vary depending on whether the house faces a lake or is on a perimeter lot.
Just a few days before the start of summer, the rental of houses in private neighborhoods shows a 30% drop in demand compared to the same period last year. Although prices went through a decrease of up to 30% in dollars, they continue to remain above the values that the market is willing to validate.
Experts in the Greater Buenos Aires real estate market recognized that a slower demand is perceived compared to 2022. Although there are many consultations, there is a delay in decision-making by interested parties.
Gustavo Iglesias, from Iglesias Negocios Inmobiliarios, which operates in Nordelta, told Infobae : “Several owners are waiting until December 11, with the new national government in office, to know the first measures. “This will determine whether they choose to rent their homes for the summer or decide to remain in their current residences.”
Currently, in the “village city” located in Tigre, there is a 20% decrease in values compared to 2022. For December and January, the rental of internal houses in the surrounding neighborhoods starts from USD 3,000 per month. On the other hand, those that offer lake views, located in neighborhoods with larger lots, reach values of up to USD 8,000 with 5 rooms.
Homes with a pool, at least 3 bedrooms, barbecue, good landscape, tranquility and security are prioritized. “The tenant pays the rent, and electricity and gas services. In general we try to ensure that fixed expenses are included in the temporary rent, such as expenses, gardener and ABL,” Iglesias clarified.
The pool is key for tenants who spend the summer in private urbanizations.
Classic
In Pilar, located in the northern area of Greater Buenos Aires, a notable number of consultations were registered in August and September. However, starting in October, they decreased, experiencing a 50% decline compared to previous years. Only now is there a recovery in activity for the summer.Haydée Burgueño, from the homonymous real estate company and member of Grupo Inmobiliario Norte, shared with Infobae that the homes in the area are better equipped than in previous years: “Despite this improvement, fewer operations were closed compared to previous years. Those that were carried out took place in countries with an outstanding infrastructure, which allows the enjoyment of various family sports activities, especially in important gyms, these operations being more favorable for the month of January.
In the Pilar urbanizations, the rates for 4-room houses, with a pool, gallery and barbecue, range between USD 4,000 and $5,500 for the month of January, which includes the end of the year period.
Living room of a home in Los Lagartos, a historic country in Pilar
“Due to the Rental Law that considers these properties as homes, it is necessary to publish the values in pesos, generating figures that may be shocking for those interested. Although there are special units with higher prices, most of the queries focus on this type of units,” said Burgueño.
In the Los Alcanfores neighborhood, the entire month of January costs $4,800. In February, costs typically decrease by 15% to 20% compared to January.
West Pulse
Between Ituzaingó, Moreno and General Rodríguez the demand is relatively active, according to specialists. Regarding rental values for the end of the year, January and February, the variation is significant depending on the type of property and its location, whether in private neighborhoods, country clubs or villas. In private urbanizations, rents range between USD 2,000 and USD 5,000 per month, while in more exclusive neighborhoods, values can reach USD 10,000 or more.
Terravista, in General Rodríguez's party.
On the other hand, country houses on the street offer tighter options, with rents ranging from USD 1,000 to USD 3,000 per month, with daily rentals being common with rates that fluctuate between $100 and $300.
Julieta Gitel, from Matías Szpira Bienes Raíces, told Infobae : “In the search for properties to rent, houses in private neighborhoods are the most requested, since people are looking for security and disconnection. Client preferences vary, but when renting homes, security, amenities and activities for children such as camps or recreation are priorities. Others seek luxury, comfort and privacy. In both cases, the request for proximity to accesses such as highways and routes stands out.”
The contracts are temporary, ranging from days to six months, with monthly agreements or three months combined in the summer being common. In the western radius of the GBA, agreements were closed in Terravista, Buenos Aires Golf, El Nacional, La Cesarina, among other urbanizations.
“The tenant generally assumes the commission, deposit and some services. Temporary contracts include services such as gardening, swimming pool and expenses if applicable,” Gitel said.
Southwest
In the Canning area, the summer rental movement continues to grow. Decision-making became more thoughtful, with more careful analysis by potential tenants before committing.Paula Peñal , from P&P Negocios Inmobiliarios, told Infobae that “rental values in Canning for the end of the year, January and February present a wide disparity, ranging between USD 1,700 and USD 6,000 per month. January shows an increase of 25% to 30% compared to February, with December also being a period sought after by those interested.”
The private neighborhoods in Canning continue to expand and are also sought after for summer vacations
In addition to adequate bathrooms, light and comforts inside. The neighborhood environment also plays a fundamental role in the choice.
“Safety and neighborhood amenities are the main priorities for those looking to rent in Canning. Demand is oriented toward properties that offer everything for children's entertainment, such as holiday camps, tennis and soccer courts, as well as a wooded environment. The neighborhood services, such as restaurants and activities, are essential to enjoy as a family,” Peñal added.
Platense axis
The City Bell area and its surroundings in the La Plata district stand out for their marked demand, accentuated in contrast to other areas.“People prefer houses with several rooms and large galleries to receive family and friends in some cases. "They should be comfortable and also have connectivity in case someone in the family continues teleworking from the urbanization," Veronica Aguirrebengoa , from Inmobiliaria Otero Rossi City Bell, told Infobae.
Quincho and gallery in Campos de Roca, between La Plata and Brandsen
There prices for the end of the year, January and February range between USD 1,000 and USD 3,000 for temporary agreements.
In another La Plata urbanization, Haras del Sur, inquiries for summer rentals registered a constant increase, reflecting a trend similar to previous years with demand exceeding the supply of available properties.
Flavia Santillán, marketing manager of Grupo Haras del Sur, told Infobae that “for a 200 m2 house with 3 bedrooms, 2 bathrooms, integrated kitchen, toilet, laundry room, gallery, grill and pool on an average lot of 1,000 m2, The monthly value is USD 3,500 in January and February. This price includes expenses and garden and pool maintenance costs.”
Tenants look for tranquility and security, preferring properties close to the center of La Plata. “Electricity and gas services are the responsibility of the tenant according to their consumption,” concluded Santillán.
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