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New life in Buenos Aires: How to move without overspending - Infobae
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Un ambiente más en CABA: claves para dar el salto sin desajustar el presupuesto
El aumento de precios en la mayoría de los barrios porteños encareció el paso a unidades más grandes. Cuánto cuesta sumar un ambiente, qué factores inciden y qué alternativas evalúan quienes buscan más espacio
www.infobae.com
March 29, 2025
Rising prices in most Buenos Aires neighborhoods have made it more expensive to upgrade to larger units. How much does it cost to add a room, what factors influence it, and what alternatives are being considered by those seeking more space?
By Jose Luis Cieri
A young couple is looking to upgrade to a two-bedroom apartment and walks around the house to observe vital details to make the right decision (Illustrative Image Infobae)
Adding an extra bedroom is no longer just a housing decision. In the current context of rising prices in the Autonomous City of Buenos Aires, CABA, with increases of up to 10% on average in almost all neighborhoods , upgrading to a larger home entails significant differences in market value, associated expenses, and even financial strategies to sustain the operation without breaking the family budget.
Market data indicates that moving from a one-bedroom apartment to a two-bedroom apartment can cost between USD 25,000 and USD 30,000, and that moving from a two-bedroom apartment to a three-bedroom apartment can cost close to USD 40,000—a challenging figure.
The amounts vary depending on the neighborhood, age, condition of the property, and the amount of room for negotiation relative to the listing price. Many families consider alternatives such as moving to more affordable areas , looking for units to renovate, or accessing a mortgage to make up the difference.
Daniel Bryn , a real estate market analyst and head of Zipcode, stated that moving up a room represents a significant effort, but it can be managed with concrete strategies. “Moving up one more room can represent an additional 20% to 25%, but there are ways to reduce this if you're looking for properties to renovate,” he emphasized.
According to the Real Estate Monitor surveyed by Bryn, the average price of a one-bedroom apartment in Buenos Aires City is USD 134,291, while a two-bedroom apartment reaches USD 162,763, a difference of USD 28,472.
For three-bedroom apartments, the average value is USD 198,864, USD 36,101 more than for two-bedroom apartments.
The areas with the greatest price differential between spaces are Puerto Madero, Palermo, Recoleta, and Belgrano, where additional square footage is highly valued. In contrast, neighborhoods like Villa Lugano, Parque Avellaneda, Floresta, La Paternal, and Villa Devoto allow for more affordable space expansion.
"You don't just have to look at the price per square meter, but also at the marginal difference when adding square meters. Sometimes, for less than USD 15,000, you can upgrade to a larger space if you move away from the northern corridor of Buenos Aires," Bryn said.
"You don't just have to look at the price per square meter, but at the marginal difference when adding square meters," Bryn said. (Photo: NA)
When looking for a larger property, Bryn recommended prioritizing the layout. “A well-designed 60-square-meter two-bedroom apartment can be more functional than a 75-square-meter one with poorly utilized spaces,” she observed.
Age can be a factor: Older buildings often offer more space for the same price, although they require investment in renovations. Buying more space to renovate becomes a viable strategy. “There are two-bedroom apartments for the price of two, but they require work. If you plan well, the difference between buying finished apartments or renovating can be USD 15,000 or more,” Bryn added.
Strategies
Today the most common strategies for adding another room are the following:● Simultaneous sale and purchase : this is the most common, although it requires coordination between parties.
● UVA mortgage loans : These have revitalized the market again, especially among those who cannot make the leap by selling their current unit alone.
● Purchase of a unit to be renovated , which allows you to buy more square meters for a lower initial value, and make renovations in the future.
● Swaps : They appear in specific cases, but are not so frequent.
The current negotiating margin is narrow: final sale prices are typically only 5% to 5.5% below published values, in a context where owners adjust their expectations to the market and increased demand limits discounts (Illustrative Image Infobae)
What to keep in mind
According to listing prices on the main real estate portals—Zonaprop, Mercado Libre, Cabaprop, Argenprop, and Century 21—a 50 m2 one-bedroom apartment in Buenos Aires City is listed for an average of USD 115,000, while a 60 m2 two-bedroom apartment reaches USD 140,000. three-bedroom units with a surface area of 75 m2 average USD 175,000.Sabrina Szlit of Century 21 Szlit emphasized that today the difference between the listed price and the final price is barely 5%: “This is because owners have better aligned their prices with the market. Before, they asked for unrealistic prices and didn't receive inquiries or reservations. Today, they publish realistic prices and negotiate less because there are more active buyers.”
According to Szlit, the neighborhoods with the greatest potential for expanding their space with a smaller investment are in the south and west of the city: Mataderos, San Nicolás, Santa Rita, San Cristóbal, Parque Patricios, Floresta, La Boca, and Villa Lugano. In intermediate areas such as Almagro, Villa del Parque, Barracas, and Boedo, there are also options for adding square footage without breaking the budget. "If the buyer doesn't have the money to cover the difference, they will have to compromise on some features: location, square footage, or the condition of the property," he added.
Taxes and other costs
Regarding taxes, the expert commented that if the amount exceeds the exemption threshold for a single-family home, the Stamp Tax must be paid on the excess (3.5%, half for each part) .On the tax front, Álvaro Gallo Kaplan , a partner at Lanven, noted that "the stamp tax exemption only applies to homes worth up to $205,332,000. Once this threshold is exceeded, the tax is levied again."
Added to this are notary and real estate fees, which also increase as they are proportional to the property's value. He also noted that apartments with an interior view or without a balcony can have lower prices, offering a more attractive option for those who prioritize adding more space over other features.
Upgrading to a 3-bedroom apartment requires spending more than USD 40,000, and if it is a premium unit, at least 30% more.
For families considering a move, Szlit suggested first appraising their current property to determine its true market value. Then, he recommended working with a single real estate agency that can centrally coordinate the sale and purchase. "Professional advice helps avoid delays and close the deal in a timely manner, without any setbacks."
Remodeling, how much does it cost today?
Remodeling costs around USD 600 per square meter. Before moving in, if there's extra money to invest, it's common to renovate bathrooms, repaint, and perhaps replace openings.If the buyer has savings or access to credit, they can look for a larger property in the same neighborhood. But if they can't cover the difference, they'll have to compromise on certain features, such as location, square footage, or age.
When adding another room, it is also important to have some extra money in case you need to renovate it before moving in (Illustrative image Infobae)
"It's always worth keeping in mind that first-floor or rear-facing apartments, without open views, are also available at lower prices. These are options for those who have just enough money to move up to a larger property," said Sabrina Szlit.
Associated expenses and advice
Among the associated costs, Daniel Bryn mentioned the deed and notary fees (2% to 3%), stamp duty (1.75% if there is no exemption), moving expenses, and utility connection.When planning the jump, the following must be considered:
● Deed and notary fees : between 2% and 3% of the deed value.
● Stamp tax : 1.75% in CABA if exemptions do not apply.
● Real estate commission : around 4 percent.
● Moving and utility connection costs.
● Expenses : Larger apartments usually have higher expenses.
Expenses often increase when moving to larger units. "The total cost of the upgrade is usually between 6% and 8% more than the property price. That's why it's important to anticipate and calculate carefully."
Inspecting your home before buying will prevent future problems (Illustrative Image: Infobae)
Gallo Kaplan observed that the jump from one to two bedrooms represents a difference of 20% to 30%, although he emphasized that between three and four rooms, the effort is greater. "That jump is the most difficult for families. There's usually a significant increase in surface area, and that directly impacts the final price."
The expert explained that southern neighborhoods offer more flexibility for these transactions, with a greater variety of offerings and more flexible prices. "In neighborhoods in the ABC1 segment, such as Puerto Madero, Recoleta, or Palermo, adding a new space is much more expensive due to the price per square meter and lower availability."
In operational terms, Gallo Kaplan commented that simultaneous buying and selling is the most widespread strategy. He emphasized the importance of the broker's role in coordinating complex transactions. "There's a lot at stake besides price. Credit is a valuable tool, but it's still underused in mid- and high-end properties."
Finally, he emphasizes that those who sell and buy simultaneously are influenced by market conditions, but that this factor only affects the difference in value between the two properties. "If the market rises, they will buy and sell at a high price. If it falls, they will sell at a lower price. The point is that the difference between the two transactions is what defines the additional effort."
In a context of rising values and a recovery in mortgage lending, upgrading to a larger home is once again an option for many families.
Szlit concluded: “The opportunities exist, but they require careful planning, a realistic budget assessment, and an accurate understanding of the market in each segment. The key is a combination of decisiveness, advice, and the right timing.”
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