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Lower prices and few amenities: How much are lands worth in the suburban neighborhoods? - Infobae
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www.infobae.com
March 15, 2025
The suburban real estate market offers land starting at USD 15,000 between the north and south sides. Once you've acquired a lot, what are the timescales for building your own home?
Pueblo Cardano, a neighborhood in the Pilar district
The suburban real estate market offers affordable land in secure neighborhoods. In Greater Buenos Aires (GBA), private land offers more infrastructure, while semi-public land combines security with lower costs and fewer amenities.
The offer varies depending on the location and amenities. In desirable areas, land is more expensive; in emerging areas, prices are cheaper. Semi-open neighborhoods, with controlled access and security, are a competitive option compared to private ones, which include schools, clubs, and better infrastructure.
They are becoming established as alternatives, with prices starting at USD 15,000; in all cases, buyers must consider not only the value of the land, but also the timeframes and requirements for building a home.
Ariel Córdoba , of Córdoba Properties, explained that Escobar has seen sustained growth in this type of development, especially in semi-gated neighborhoods. "They have a fenced perimeter, a single entrance and exit, power lines, LED lights, and paved streets. They're more affordable and safer options," he noted.
As construction progresses and demand increases, prices tend to adjust upwards.
The lots at San Jerónimo 1 and 2, in Matheu, Escobar, range in area from 270 to 375 square meters and are priced from USD 15,000 cash or with financing in 24 installments of USD 500 after a USD 10,000 down payment. Delivery is expected within 20 to 24 months. A similar situation exists in Pilar, where the San Juan Bautista neighborhood is located.
Another development in Pilar is the Pueblo Cardano development, offering lots ranging from 750 to 1,200 m2, with prices starting at USD 52,700 and up.
Mariano Braun , director of Micelio Desarrollos, emphasized that these lots allow for the construction of homes with greater privacy and larger frontages. "In terms of financing, the project offers plans of 60 fixed installments in dollars with a 35% down payment or 36 installments in pesos adjusted by the Argentine Chamber of Construction (CAC) Index," he said.
There are no mandatory construction deadlines, but the first few years include incentives, such as exemption from construction fees. The regulations require at least 150 m2 of covered area, and houses typically reach 220 m2 in new developments.
Demand for lots remains stable. During 2024, 36% of the available supply in Pueblo Cardano was sold.
Saint Francis, in Capilla del Señor, a few steps from the urban tedijo of the main city of the Exaltación de la Cruz district
“Interest in lots continues to rise, and the presence of distinctive amenities, such as schools within the neighborhood, adds key value,” Braun noted.
Joaquín Tonnelier , of Viñas Tonnelier Desarrollos, noted that demand there has remained strong since the pandemic. Seventy percent of buyers come from Buenos Aires City, primarily from Núñez, Belgrano, and Recoleta, while 20% come from the northern corridor, focusing on Vicente López and San Isidro.
“The remaining 10% corresponds to neighboring municipalities such as Zárate and Campana, where buyers are looking for larger lots and a quieter environment,” Tonnelier added.
Financing is primarily aimed at the end user, with payment plans that conclude upon possession. In open neighborhoods, there are no building requirements or deadlines beyond the municipal code. Each neighborhood has internal regulations that establish aesthetic criteria and govern construction.
Los Cedros with some common areas such as a play area for the little ones
At El Lazo, the first development in the area, to be delivered in November 2023, the homes under construction range in size from 100 to 150 m2, with a predominance of traditional and steel frame construction.
Meanwhile, Praderas de Cardales 3 will launch 1,000 m2 lots with a down payment of USD 5,000 and dollarized installments over three years.
Another development, Los Cipreses, offers 78 lots ranging in size from 250 to 342 m2, with prices starting at $20,000.
Meanwhile, La Vikkina, also in Berazategui, is a 12-hectare neighborhood with 188 lots ranging from 300 to 540 m2, located in an expanding area. The lots range in value from USD 23,000 to USD 38,000.
From a legal standpoint, Ignacio O'Keefe , director of O'Keefe Real Estate, recommended verifying that the land belongs to the developer and that there are no liens or debts.
Another project coming to the area: Los Arces
He also noted that it's critical to review domain reports and contract documentation before moving forward with a purchase.
The price of a lot varies depending on size, location, and access. Established neighborhoods cost more, while projects that are under construction offer lower prices and better financing.
O'Keefe cautioned that developers typically require a 30% to 40% down payment, followed by installments that can extend up to 48 months.
"Some plans include semi-annual reinforcements or an additional payment upon taking possession. Before signing the purchase agreement, it's key to check the delivery date to ensure everything is in order," he advised.
Access to La Huella, in Canning
"Financing varies depending on the stage of the project, with plans up to 30 months and advances starting at 35%," Mazzei added.
Developers offer various payment options. Plans generally include down payments of between 30% and 40%, followed by installments in dollars or pesos adjusted by the CAC. Some allow payments to be extended up to 60 months.
Mazzei explained: “In the consolidation phase, construction timelines are typically more flexible, unlike in fully developed neighborhoods, where greater rigor is required for the remaining lots. Generally speaking, a project should be completed within 18 to 24 months from the start date.”
In most of these developments, there are no mandatory construction deadlines, although there are incentives for those who begin construction in the early years.
Proximity to water is also key to choosing the site.
Cynthia Valentini of Century21 Valentini Properties emphasized that the Canning-San Vicente area maintains constant demand due to its expansion. Lot prices range from USD 20,000 to USD 120,000, with surface areas ranging from 600 to 2,500 square meters.
Financing is key, with 30% down payments and payments in 24 or 36 installments adjusted by CAC.
According to Valentini, developments in neighborhoods like Fincas de San Vicente, Lagos de San Eliseo, Santa Clara al Sur, and San Lucas offer affordable options. "Once the lot is acquired, there are no mandatory construction deadlines, although the regulations establish 18 months from the start of construction," he concluded.
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Source:
Precios más bajos y pocos amenities: cuánto valen los terrenos en los barrios privados y semiabiertos del conurbano
El mercado inmobiliario del suburbano ofrece terrenos desde USD 15000 entre el norte y el sur. Una vez adquerido el lote, cuales son los tiempos para construir una vivienda propia
www.infobae.com
March 15, 2025
The suburban real estate market offers land starting at USD 15,000 between the north and south sides. Once you've acquired a lot, what are the timescales for building your own home?
Pueblo Cardano, a neighborhood in the Pilar district
The suburban real estate market offers affordable land in secure neighborhoods. In Greater Buenos Aires (GBA), private land offers more infrastructure, while semi-public land combines security with lower costs and fewer amenities.
The offer varies depending on the location and amenities. In desirable areas, land is more expensive; in emerging areas, prices are cheaper. Semi-open neighborhoods, with controlled access and security, are a competitive option compared to private ones, which include schools, clubs, and better infrastructure.
They are becoming established as alternatives, with prices starting at USD 15,000; in all cases, buyers must consider not only the value of the land, but also the timeframes and requirements for building a home.
Ariel Córdoba , of Córdoba Properties, explained that Escobar has seen sustained growth in this type of development, especially in semi-gated neighborhoods. "They have a fenced perimeter, a single entrance and exit, power lines, LED lights, and paved streets. They're more affordable and safer options," he noted.
As construction progresses and demand increases, prices tend to adjust upwards.
The lots at San Jerónimo 1 and 2, in Matheu, Escobar, range in area from 270 to 375 square meters and are priced from USD 15,000 cash or with financing in 24 installments of USD 500 after a USD 10,000 down payment. Delivery is expected within 20 to 24 months. A similar situation exists in Pilar, where the San Juan Bautista neighborhood is located.
Stable values
Córdoba added that land values will remain stable in the coming months due to the ample supply available. "The growth of gated communities is sustained because they offer affordable prices for first-time home seekers," he added.Another development in Pilar is the Pueblo Cardano development, offering lots ranging from 750 to 1,200 m2, with prices starting at USD 52,700 and up.
Mariano Braun , director of Micelio Desarrollos, emphasized that these lots allow for the construction of homes with greater privacy and larger frontages. "In terms of financing, the project offers plans of 60 fixed installments in dollars with a 35% down payment or 36 installments in pesos adjusted by the Argentine Chamber of Construction (CAC) Index," he said.
There are no mandatory construction deadlines, but the first few years include incentives, such as exemption from construction fees. The regulations require at least 150 m2 of covered area, and houses typically reach 220 m2 in new developments.
Demand for lots remains stable. During 2024, 36% of the available supply in Pueblo Cardano was sold.
Saint Francis, in Capilla del Señor, a few steps from the urban tedijo of the main city of the Exaltación de la Cruz district
“Interest in lots continues to rise, and the presence of distinctive amenities, such as schools within the neighborhood, adds key value,” Braun noted.
Options in other areas
In Capilla del Señor, the capital of the Exaltación de la Cruz district, the semi-open Saint Francis neighborhood offers 1,500 m2 lots starting at USD 20,000 in pre-sale, with prices increasing to USD 27,000 as construction progresses.Joaquín Tonnelier , of Viñas Tonnelier Desarrollos, noted that demand there has remained strong since the pandemic. Seventy percent of buyers come from Buenos Aires City, primarily from Núñez, Belgrano, and Recoleta, while 20% come from the northern corridor, focusing on Vicente López and San Isidro.
“The remaining 10% corresponds to neighboring municipalities such as Zárate and Campana, where buyers are looking for larger lots and a quieter environment,” Tonnelier added.
Financing is primarily aimed at the end user, with payment plans that conclude upon possession. In open neighborhoods, there are no building requirements or deadlines beyond the municipal code. Each neighborhood has internal regulations that establish aesthetic criteria and govern construction.
Los Cedros with some common areas such as a play area for the little ones
At El Lazo, the first development in the area, to be delivered in November 2023, the homes under construction range in size from 100 to 150 m2, with a predominance of traditional and steel frame construction.
Meanwhile, Praderas de Cardales 3 will launch 1,000 m2 lots with a down payment of USD 5,000 and dollarized installments over three years.
Destination South
Meanwhile, in the southern part of Berazategui, there are several options. Los Cedros, in El Pato, offers 400 m2 lots with prices ranging from USD 23,000 to USD 31,000, while Los Arces offers 400 to 450 m2 lots with prices ranging from USD 25,000 to USD 32,000.Another development, Los Cipreses, offers 78 lots ranging in size from 250 to 342 m2, with prices starting at $20,000.
Meanwhile, La Vikkina, also in Berazategui, is a 12-hectare neighborhood with 188 lots ranging from 300 to 540 m2, located in an expanding area. The lots range in value from USD 23,000 to USD 38,000.
From a legal standpoint, Ignacio O'Keefe , director of O'Keefe Real Estate, recommended verifying that the land belongs to the developer and that there are no liens or debts.
Another project coming to the area: Los Arces
He also noted that it's critical to review domain reports and contract documentation before moving forward with a purchase.
The price of a lot varies depending on size, location, and access. Established neighborhoods cost more, while projects that are under construction offer lower prices and better financing.
O'Keefe cautioned that developers typically require a 30% to 40% down payment, followed by installments that can extend up to 48 months.
"Some plans include semi-annual reinforcements or an additional payment upon taking possession. Before signing the purchase agreement, it's key to check the delivery date to ensure everything is in order," he advised.
Axis in full swing
In the Canning-San Vicente corridor, land is also in high demand. Gastón Mazzei , general manager of Mazzei Properties, explained that in Canning, lot values vary depending on the location. In Bell Barri, 600 m2 lots with immediate possession start at USD 42,000, while in San Vicente, the La Huella development offers lots starting at USD 27,000.
Access to La Huella, in Canning
"Financing varies depending on the stage of the project, with plans up to 30 months and advances starting at 35%," Mazzei added.
Developers offer various payment options. Plans generally include down payments of between 30% and 40%, followed by installments in dollars or pesos adjusted by the CAC. Some allow payments to be extended up to 60 months.
Mazzei explained: “In the consolidation phase, construction timelines are typically more flexible, unlike in fully developed neighborhoods, where greater rigor is required for the remaining lots. Generally speaking, a project should be completed within 18 to 24 months from the start date.”
In most of these developments, there are no mandatory construction deadlines, although there are incentives for those who begin construction in the early years.
Proximity to water is also key to choosing the site.
Cynthia Valentini of Century21 Valentini Properties emphasized that the Canning-San Vicente area maintains constant demand due to its expansion. Lot prices range from USD 20,000 to USD 120,000, with surface areas ranging from 600 to 2,500 square meters.
Financing is key, with 30% down payments and payments in 24 or 36 installments adjusted by CAC.
According to Valentini, developments in neighborhoods like Fincas de San Vicente, Lagos de San Eliseo, Santa Clara al Sur, and San Lucas offer affordable options. "Once the lot is acquired, there are no mandatory construction deadlines, although the regulations establish 18 months from the start of construction," he concluded.
www.buysellba.com
