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How much does it cost to rent a 2-bedroom apartment in CABA?: prices by neighborhood and tips for new contracts - Infobae
Source:
www.infobae.com
January 12, 2025
Where are the most expensive and where are the most affordable, what aspects to consider and why are they now rising below inflation, but prices remain high for tenants?
By Jose Luis Cieri
A two-bedroom apartment. The new contracts include quarterly or four-monthly adjustments and benefits such as property improvements. It is recommended to discuss thoroughly and establish clear agreements before signing between owners and tenants.
The rental prices for two-bedroom apartments in the city of Buenos Aires show significant variations by neighborhood and reflect the changes in the dynamics of the local market one year after the repeal of the Rental Law through Government Decree 70.
One peculiarity, according to various consultancies and specialized platforms, is that the offer has increased between 172% and almost 200% since the market was deregulated . But the prices are high: two-bedroom apartments, preferred by families with one or two children, cost no less than $500,000 a month depending on the area in which they are located and average between $650,000 and $700,000 in the most sought-after areas of the city. These are difficult figures to face for tenants who must also cover other family expenses.
According to a report by Zonaprop, the average rental price rose 2.3% in December and accumulated an increase of 64.4% in 2024. This increase is much lower than the previous year ( 260% in 2023 ) and is 54 percentage points below inflation , if it is confirmed that it will close 2024 at 118%, as preliminary estimates indicate (Indec will publish the December data this Tuesday). It would be the first year since 2019 that rents show a real drop in value.
According to the Scalabrini Ortiz Center for Economic and Social Studies (CESO), the value of rents for two-bedroom apartments averages $692,500 per month , a 6.5% increase over the month and 47.3% increase over the year. In addition, expenses are an important factor to consider. According to CESO data, they average 23.1% of the offered rental price .
This emphasis on customization seeks to reduce risk and maintain occupancy in a changing market.
The area between Villa Crespo and Chacarita was one of those that most improved its attraction in recent years
García Malbrán also stressed that one of the main focuses of the owners is to analyze the profile of the tenants. They prioritize candidates with solvent guarantees and economic stability . According to the representative of Camesi, there is also a greater tendency towards “more realistic” price adjustments, “especially in larger properties such as three-room apartments.”
The surroundings of the property are also key in the choice. Neighborhoods such as Palermo , Caballito and Belgrano tend to be among the most sought-after options, although with higher prices. Emerging areas such as Villa del Parque or Flores offer competitive alternatives for those looking for more affordable prices.
According to García Malbrán, one of the most important steps is to “set prices aligned with the market and analyze properties with similar characteristics in the same area.”
He also recommended offering contractual flexibility: “Reasonable quarterly adjustments, shorter contracts or benefits such as initial grace periods are options to attract better proposals.”
For their part, tenants also face challenges and must pay attention to factors such as adjustment clauses. According to García Malbrán, “it is essential to ensure that the conditions are clear and aligned with known indices to avoid conflicts in the future.” Added to this is the need to understand the associated costs, with taxes and expenses, which can strongly impact the total cost of the rental. For example, weighing the value of the expenses which, as calculated by CESO, in CABA average 23.1% of the offered price .
As for the requirements, it is important to review the type of guarantees requested by the owners. This includes everything from traditional property guarantees to surety bonds, which offer alternatives depending on the tenant's financial situation.
The costs of renting a two-bedroom apartment are not easy for most employees to cover (Illustrative Image Infobae)
García Malbrán suggested taking advantage of the most viable options to adapt to the market context and avoid unnecessary rejections.
Given the complexity of the current market, priority also lies in the quality of the rented property. Gustavo Lo Valvo , a Real Estate expert, said that “it is essential to present the property in optimal conditions.”
“The ideal is to agree on quarterly or half-yearly adjustments based on the Consumer Price Index (CPI), which are reasonable considering that inflation lost its upward momentum until June. It is also possible to base it on collective bargaining agreements, but everything must be clearly stipulated in the contract before it is signed,” Lo Valvo clarified.
Núñez: $890.400.
Chacarita: $878.800
Belgrano: $858.700.
Palermo: $854.500.
Villa Devoto: $849.800.
Villa Urquiza: $846.900.
Coghlan: $838.800.
Villa Ortúzar: $830.400.
Colegiales: $822.200.
Saavedra: $794.000.
Recoleta: $784.900.
Villa Crespo: $781.400.
Villa Pueyrredón: $776.700.
Caballito: $774.700.
Parque Chacabuco: $769.900.
Almagro: $766.200.
Mataderos: $753.700.
Villa Luro: $752.000.
San Telmo: $751.200.
Boedo: $743.700
Villa del Parque: $721.900
Retiro: $717.900.
San Cristóbal: $714.800.
Barracas: $699.200.
Villa General Mitre: $686.300.
San Nicolás: $682.000.
Parque Patricios: $679.800.
Flores: $675.300.
Santa Rita: $672.700.
Balvanera: $662.100.
Monserrat: $658.400.
Floresta: $642.500.
Vélez Sarsfield: $609.500.
Constitución: $592.800.
Lugano: $558.700.
www.buysellba.com
Source:
¿Cuánto cuesta alquilar un 3 ambientes en CABA?: precios por barrio y consejos para nuevos contratos
Dónde están los más caros y dónde los más accesibles, qué aspectos considerar y por qué ahora suben por debajo de la inflación, pero los precios siguen altos para los inquilinos
www.infobae.com
January 12, 2025
Where are the most expensive and where are the most affordable, what aspects to consider and why are they now rising below inflation, but prices remain high for tenants?
By Jose Luis Cieri
A two-bedroom apartment. The new contracts include quarterly or four-monthly adjustments and benefits such as property improvements. It is recommended to discuss thoroughly and establish clear agreements before signing between owners and tenants.
The rental prices for two-bedroom apartments in the city of Buenos Aires show significant variations by neighborhood and reflect the changes in the dynamics of the local market one year after the repeal of the Rental Law through Government Decree 70.
One peculiarity, according to various consultancies and specialized platforms, is that the offer has increased between 172% and almost 200% since the market was deregulated . But the prices are high: two-bedroom apartments, preferred by families with one or two children, cost no less than $500,000 a month depending on the area in which they are located and average between $650,000 and $700,000 in the most sought-after areas of the city. These are difficult figures to face for tenants who must also cover other family expenses.
According to a report by Zonaprop, the average rental price rose 2.3% in December and accumulated an increase of 64.4% in 2024. This increase is much lower than the previous year ( 260% in 2023 ) and is 54 percentage points below inflation , if it is confirmed that it will close 2024 at 118%, as preliminary estimates indicate (Indec will publish the December data this Tuesday). It would be the first year since 2019 that rents show a real drop in value.
According to the Scalabrini Ortiz Center for Economic and Social Studies (CESO), the value of rents for two-bedroom apartments averages $692,500 per month , a 6.5% increase over the month and 47.3% increase over the year. In addition, expenses are an important factor to consider. According to CESO data, they average 23.1% of the offered rental price .
How Contracts Are Negotiated Today
Following the DNU, the strategies of both owners and tenants evolved. Mariano García Malbrán , president of the Chamber of Real Estate Services Companies (Camesi), explained that the current dynamic presents significant adjustments: “The owners opted for shorter and more flexible contracts, and legal modifications are used to personalize agreements, which allows them to better adapt to the market,” he told Infobae .This emphasis on customization seeks to reduce risk and maintain occupancy in a changing market.
The area between Villa Crespo and Chacarita was one of those that most improved its attraction in recent years
García Malbrán also stressed that one of the main focuses of the owners is to analyze the profile of the tenants. They prioritize candidates with solvent guarantees and economic stability . According to the representative of Camesi, there is also a greater tendency towards “more realistic” price adjustments, “especially in larger properties such as three-room apartments.”
Demand profile
The market for three-room units responds to multiple needs and profiles. “Young families with one or two children, couples who work from home and require additional space as an office, and older people looking for comfort,” are the main applicants, said García Malbrán. These families, he stressed, prioritize proximity to educational institutions, public transportation and commercial areas.The surroundings of the property are also key in the choice. Neighborhoods such as Palermo , Caballito and Belgrano tend to be among the most sought-after options, although with higher prices. Emerging areas such as Villa del Parque or Flores offer competitive alternatives for those looking for more affordable prices.
Tips for landlords and tenants
In a fluctuating economic environment, landlords must adopt tactics that optimize attracting suitable tenants.According to García Malbrán, one of the most important steps is to “set prices aligned with the market and analyze properties with similar characteristics in the same area.”
He also recommended offering contractual flexibility: “Reasonable quarterly adjustments, shorter contracts or benefits such as initial grace periods are options to attract better proposals.”
For their part, tenants also face challenges and must pay attention to factors such as adjustment clauses. According to García Malbrán, “it is essential to ensure that the conditions are clear and aligned with known indices to avoid conflicts in the future.” Added to this is the need to understand the associated costs, with taxes and expenses, which can strongly impact the total cost of the rental. For example, weighing the value of the expenses which, as calculated by CESO, in CABA average 23.1% of the offered price .
As for the requirements, it is important to review the type of guarantees requested by the owners. This includes everything from traditional property guarantees to surety bonds, which offer alternatives depending on the tenant's financial situation.
The costs of renting a two-bedroom apartment are not easy for most employees to cover (Illustrative Image Infobae)
García Malbrán suggested taking advantage of the most viable options to adapt to the market context and avoid unnecessary rejections.
Given the complexity of the current market, priority also lies in the quality of the rented property. Gustavo Lo Valvo , a Real Estate expert, said that “it is essential to present the property in optimal conditions.”
“The ideal is to agree on quarterly or half-yearly adjustments based on the Consumer Price Index (CPI), which are reasonable considering that inflation lost its upward momentum until June. It is also possible to base it on collective bargaining agreements, but everything must be clearly stipulated in the contract before it is signed,” Lo Valvo clarified.
The values
Below are the prices, according to Zonaprop, for new contracts for 3-room apartments, neighborhood by neighborhood, and for properties larger than 73 m2 (excluding Puerto Madero, where prices in dollars predominate):Núñez: $890.400.
Chacarita: $878.800
Belgrano: $858.700.
Palermo: $854.500.
Villa Devoto: $849.800.
Villa Urquiza: $846.900.
Coghlan: $838.800.
Villa Ortúzar: $830.400.
Colegiales: $822.200.
Saavedra: $794.000.
Recoleta: $784.900.
Villa Crespo: $781.400.
Villa Pueyrredón: $776.700.
Caballito: $774.700.
Parque Chacabuco: $769.900.
Almagro: $766.200.
Mataderos: $753.700.
Villa Luro: $752.000.
San Telmo: $751.200.
Boedo: $743.700
Villa del Parque: $721.900
Retiro: $717.900.
San Cristóbal: $714.800.
Barracas: $699.200.
Villa General Mitre: $686.300.
San Nicolás: $682.000.
Parque Patricios: $679.800.
Flores: $675.300.
Santa Rita: $672.700.
Balvanera: $662.100.
Monserrat: $658.400.
Floresta: $642.500.
Vélez Sarsfield: $609.500.
Constitución: $592.800.
Lugano: $558.700.
www.buysellba.com
