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How much does it cost to rent a 3-bedroom apartment and which Buenos Aires neighborhoods are the cheapest? - Infobae
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Cuánto cuesta alquilar un departamento de 3 ambientes y qué barrios porteños son los más baratos
En 10 de las zonas más económicos, los valores no superan los $655.000 en promedio. Quiénes buscan estas opciones y cómo avanza la dinámica de los contratos , que generalmente se extienden por dos años
www.infobae.com
March 12, 2025
In 10 of the most affordable areas, prices average no more than $655,000. Who's looking for these options and how are the contracts, which generally extend for two years, developing?
By Jose Luis Cieri
Rental property costs and availability continue to fall following the repeal of the Rental Law (Illustrative Image: Infobae)
The three-bedroom apartment rental market in the City of Buenos Aires maintains a high level of activity, although prices vary depending on the area and the condition of each property. These costs are still difficult for those who must maintain their homes, and while prices are no longer rising with such inflationary inertia, affording housing remains a challenge for renters' pockets.
In this context, neighborhoods with more affordable rents are attracting demand seeking a balance between price and quality of life. The most affordable areas in Buenos Aires to rent a three-bedroom apartment include Villa Lugano, Constitución, and Liniers, among others.
According to Miguel Chej Muse , coordinator of the Real Estate Market Statistical Observatory of the Buenos Aires Real Estate Association, values in these areas are determined by the perception of demand regarding infrastructure, security, and the neighborhood's profile. These factors are compounded by the age of the homes and the lack of proximity to shopping centers and transportation.
Contract terms also changed following the repeal of the Rental Law. "Today, the quarterly adjustment based on the Consumer Price Index (CPI) is mostly applied to new contracts, while those prior to Decree 70/2023 continue with previous annual or semiannual adjustment schemes, depending on the date signed," explained Chej Muse.
The Lease Contract Index (ICL) continues to be applied to contracts signed after the repeal of the Rental Law, and other mechanisms, such as the Argentine Chamber of Construction Index (CAC), are also often used in new agreements.
Currently, rental supply in Buenos Aires City has decreased by 10% compared to 2024, as hundreds of owners who returned to the market following the repeal of the Rental Law were able to occupy their properties between mid-year and the end of the year.
In addition, others opted to sell their units, and the return to the rental market slowed. Added to this was the fact that some tenants were able to become homeowners thanks to the whitewashing and reintroduction of mortgage loans .
Impact on the pocket
Eduardo Casasnovas , of Century 21 Casasnovas, added that "the agreements have been made more flexible, but the quarterly adjustments based on the CPI or ICL have a negative impact on tenants, since salary increases do not always keep pace with inflation."Regarding price trends, Chej Muse noted that "rents rose below inflation, meaning they fell 37% in real terms compared to other goods and services."
Two-bedroom apartments are the most sought after by families with one or two children, or by professionals who dedicate a space to work (Illustrative Image Infobae)
However, the trend could change if wage purchasing power recovers. Casasnovas, for his part, mentioned that "there is an increase in the number of tenants looking to become homeowners, driven by the growing supply of mortgage loans."
Differences with the more expensive ones
Price differences between neighborhoods are explained by the level of infrastructure, security, and connectivity. "Neighborhoods with green spaces, proximity to universities, and a greater number of businesses tend to have higher rents," explained Chej Muse.On the other hand, in areas with lower demand, rental prices tend to be lower. In this regard, Casasnovas emphasized that "the quality of services, safety, and the urban environment are factors that directly influence prices."
Specific examples of rental prices illustrate these differences. In Villa Lugano, a 55-square-meter, two-bedroom apartment costs around $350,000, with monthly utilities of $50,000.
In Constitución, a 57 m2 unit rents for $400,000, with a $30,000 utility fee. In Liniers, a similar 47 m2 apartment is priced at $450,000, with a $100,000 utility fee.
Casasnovas added that in neighborhoods like Monserrat, San Nicolás, and Balvanera, rents are around $380,000, while in San Telmo, Floresta, and Liniers, they rise to $420,000 per month.
The 10 cheapest
According to data from Cabaprop and Reporte Inmobiliario, the 10 neighborhoods with the lowest rents for three-bedroom units and apartments averaging 60 m2 in Buenos Aires are as follows:- Liniers: $655,000.
- Flores: $635,000.
- Parque Avellaneda : $625,000.
- Parque Patricios : $615,000.
- Balvanera: $605,000.
- Floresta: $595,000.
- Constitucion: $575,000.
- La Boca: $530,000.
- Villa Riachuelo: $500,000.
- Villa Lugano: $480,000.
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