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Rentals: These are the cheapest neighborhoods in the northern area - La Nacion Propiedades
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Alquileres: estos son los barrios más baratos de zona norte donde se consigue un 2 ambientes por menos de $500.000
Los valores mensuales de un tres ambientes en GBA norte ya superan el medio millón de pesos mensuales
www.lanacion.com.ar
March 15, 2024
The monthly values of a three-room apartment in GBA Norte exceed half a million pesos per month
In the northern area, rents continue to rise despite the repeal of the Law
The last few years have represented a constant challenge for the real estate market . Since the implementation of the rental law in 2020, its modification in October 2023 and its subsequent repeal on December 29 of last year, when Javier Milei's Decree of Necessity and Urgency (DNU) was made official , rental prices experienced a constant increase. This is reflected in the northern area of Greater Buenos Aires (GBA) , where the rise in prices continues to rise, although it reflects a slowdown compared to the previous month, according to the latest ZonaProp survey.
In the northern zone , the prices of new contracts experienced an increase of 8.3% in the last month, after rising 15.9% and 16.8% in January and December respectively. A key fact is that it registers a higher percentage than that of the city of Buenos Aires, where the increase was 2.9%.
Along these lines, according to the report, an average two-room apartment of 50 m² is rented for $363,590 , while last month the value was $335,845 per month . For its part, the greatest increase is recorded in the largest units: a three-room , 70 m² unit is offered for $569,331, when in January it was for $525,104, 8.42% more.
An average three-room apartment of 70 m² rents for $569,331
Prices by neighborhood to rent in the northern area
When thinking about which areas of the area to choose an apartment for, it is essential to be aware of which areas have the highest and lowest prices on the market. Within the areas of the North corridor, Nordelta, Vicente López and Manuel Alberti are the neighborhoods with the most expensive offer: $528,554, $522,285 and $502,847 per month respectively, for a two-bedroom.While, for those looking for more accessible values, on the opposite side there are:
- San Miguel : $261,346
- Muñis : $269,988
- Villa Ballester : $276,843
- Pillar : $283,941
- San Martin : $288,439
For its part, La Lucila ($445,365), Florida ($424,276), San Isidro ($420,963), Beccar ($383,685) and La Lonja ($313,884) are presented with properties with monthly rental values located in the middle zone.
Vicente López and Olivos lead the ranking of the neighborhoods with the most expensive monthly rent in the North Zone
A key fact to take into account is the annual increase from February 2023 to February 2024 that each of these neighborhoods presents. In this case, Acassuso is at the top as the area of the northern corridor with the greatest increase in the average price in relation to the previous year, while Muñiz is at the opposite pole. The list is made up of the following:
Greater increase
- Acassuso: 336%
- La Lucilla: 314.1%
- Olive trees: 311.4%
Smaller increase
- Muñiz: 147.4%
- La Lonja: 178.2%
- Belén de Escobar: 182.3%
Regarding the profitability of an apartment for rent in northern GBA , there is a slight decline compared to the previous month, standing at 3.65% annually, while in January it was 3.82%. This means that it takes approximately 27.4 years to recover the initial investment , which is 10% less time compared to the previous year.
A relevant fact for any investor looking to buy a property to rent is that the Manuel Alberti and Belén de Escobar neighborhoods show a high gross return of 5.2% and 4.8% , respectively. Therefore, these neighborhoods are emerging as the most attractive options for investors looking for a stable source of income.
While on the opposite side, La Lucila and Martínez are the neighborhoods with the lowest gross return , with 3.2% and 3.8% respectively.
The rental price in Zona Oeste is lower than those in GBA Norte and CABA
Renting in GBA west/south is almost 30% lower than in the northern area
For its part, on the border with the San Miguel neighborhood, prices in the western area experienced an increase of 8.5%, with, in this case, the small apartments experiencing the greatest increase. When the comparison is made with the other areas, the values are lower: 29.36% less than GBA North ($363,590 on average per month) and 38.4% lower than CABA ($416,991 on average monthly).In this way, renting a two-room apartment of 50 square meters in these areas has a monthly cost of $256,858 . While those with three rooms and 70 m² are rented for $353,310.
When making the comparison by neighborhood, Wilde tops the list of the most expensive , with a monthly value of $296,182 , closely followed by Castelar and Avellaneda, with $293,765 and $293,031 respectively. On the other hand, at the opposite extreme, the most affordable rentals are found in Burzaco, Moreno and Villa Luzuriaga , with $175,040, $197,455 and $210,758 respectively.
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