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The Buenos Aires city that never stops growing: it welcomes two new families per day and in five years more than 10,000 homes have been built - Infobae
It attracts both investors and new residents looking for houses, apartments or gated communities.
By Jose Luis Cieri
An area of one of the most developed zones, you can see the Independiente de Tandil club, one of the most important in the place, with the dam and the mountains of the area in the background (Photo courtesy of Cardinale-Pastura Desarrolladora)
Tandil's urban growth is consolidating as one of the most dynamic in the province of Buenos Aires. In the last five years, more than 10,000 homes were built, and the city remains a magnet for both new residents and investors seeking opportunities in houses, apartments, and gated communities.
Juan Francisco Cardinale , a land surveyor and head of Cardinale Agrimensura & Asoc., stated that “Tandil is a bubble within the province and one of the fastest-growing medium-sized cities in the country. About two families move there every day to live there permanently, especially since the pandemic. This is driving both real estate and construction activity.”
Located 360 kilometers from the city of Buenos Aires, Tandil is home to more than 150,000 inhabitants, plus a "floating" population that comes for tourism (its mountains and bodies of water are key natural attractions. It is also known for the legendary Piedra Movediza , a local symbol that has been featured on postcards and photographs for decades), business trips, university studies, or other activities.
One of the main drivers of this growth was the impact of the pandemic, which prompted a move from large cities to locations with better environmental quality, services, and remote working opportunities. Structural factors such as connectivity, the natural environment, urban development, and an identity that combines tranquility with economic dynamism also played a role.
The profile of those arriving is broad: young professionals, families with children, senior citizens, investors seeking income, real estate developers, or permanent residents with productive projects.
“The quality of life is very good, very peaceful, with greenery and mountains, which is what I most personally seek. Tandil is the perfect link between Buenos Aires and the Atlantic Coast,” explained Deby Cardinale , auctioneer and lawyer at Cardinale Properties.
Demand is not limited to the residential market: operations for tourist rentals, corporate use, and infrastructure development are also growing.
Regarding the most dynamic neighborhoods, Cardinale highlighted two distinct areas: “In terms of buildings, the area along the four avenues (bordered by España, Avellaneda, Rivadavia, and Santamarina) has grown significantly, covering about 40 blocks. In terms of housing, development has focused more on areas with mountain views, surrounded by nature and just ten or fifteen minutes from downtown by car.”
For his part, Nicolás Pastura of Pastura Desarrolladora added: “Tandil has universities, industry, agriculture, tourism, a strong gastronomic hub, and places for outdoor physical activity. It's an ideal city where you can be anywhere in ten minutes.”
Urban growth is also supported by planning decisions. Thanks to the new municipal zoning code, high-rise development in the city center was prioritized, resulting in a more compact and active downtown. “Neighborhoods along the avenues have also expanded, with apartments and restaurants on the ground floor,” Pastura noted.
View of the Tandil Dam, also known as Lago del Fuerte, is a dam that regulates the flow of water from the mountains and prevents flooding.
Pastura added: “The city attracts local and foreign buyers. Many come from nearby cities because they know Tandil well, but people from Buenos Aires City also come to escape the chaos.”
Deby Cardinale reinforced this vision: “Tandil retains the spirit of a small town, has a good social climate, job opportunities, and a routine that allows for peaceful living.”
Looking to the future, industry insiders agree that the local market will continue to expand. “Tandil is growing with people who contribute. Professionals are coming from all over. This benefits the real estate world, and the outlook is positive. The key is that those who work in the sector are qualified professionals,” Cardinale stated.
The mountains with the city in the background
For Pastura, the key will be understanding the buyer: "The most important trend is listening to what the client wants, how they would like to live, and how they can afford it. We as developers have to transform those dreams into functional and comfortable homes."
According to Juan Francisco Cardinale, the most sought-after lots are for single-family homes, with prices ranging from USD 17,000 or 18,000 to USD 200,000, depending on the location and amenities. Historically, the city grew northwest, toward Route 226, which is the area where the greatest expansion occurs due to its low elevation.
Independence Square: the main square in Tandil, fronted by emblematic buildings such as the city hall and the Santísimo Sacramento church
“The municipal government preserved the southern and southeastern mountains and directed development toward the northwest. Since 2006, Tandil has had a land use plan, making it one of the most organized municipalities in the province. This allows for clear regulations for new construction. To begin construction, a surveyor must present the boundary markers and level before any formalities are completed. This ensures orderly and sustainable growth,” Cardinale added.
Its strategic location (in the center-southeast of the province, within the region known as the Tandilia System), the beautiful landscape, and the tranquility of the neighborhood make it a solid option for those looking to settle, start a project, or work remotely.
The new projects combine connection with the outdoors and amenities
According to Alewaerts, central and semi-central areas concentrate the majority of real estate activity, due to their proximity to schools, shops, health centers, and recreational spaces. Demand is also growing in more remote areas, where gated communities or subdivisions with mountain views are being developed, aimed at those who prioritize the natural environment.
Regarding prices, the value per square meter of new housing shows a sustained recovery. Used properties are beginning to follow this trend. "Rents have risen in the last year: a one-bedroom apartment starts at $400,000 and a two-bedroom apartment starts at $600,000," he noted.
For sale, used one-bedroom homes in more peripheral neighborhoods start at USD 60,000, while in central or sought-after areas, prices rise to USD 150,000 or more, depending on condition and features.
Mountains and greenery are the main features. Because it's close to the Atlantic coast, it's an ideal link between the low mountains and the sea.
Regarding demand, Alewaerts observed a predominance of buyers looking to settle in Tandil. He also identified a greater share of Tandil residents returning to their housing search due to the partial resumption of mortgage lending.
Sierra Viva, a project coming to the area (Photo courtesy of Cardinale-Pastura Developer)
Regarding market values, Deby Cardinale clarified that there are two distinct segments: “Mid-range one-bedroom apartments range from USD 60,000 to USD 80,000, while high-end apartments range from USD 100,000 to USD 130,000. Finished mid-range two-bedroom apartments range from USD 120,000 to USD 150,000, while high-end apartments exceed USD 200,000.”
www.buysellba.com
It attracts both investors and new residents looking for houses, apartments or gated communities.
By Jose Luis Cieri
An area of one of the most developed zones, you can see the Independiente de Tandil club, one of the most important in the place, with the dam and the mountains of the area in the background (Photo courtesy of Cardinale-Pastura Desarrolladora)
Tandil's urban growth is consolidating as one of the most dynamic in the province of Buenos Aires. In the last five years, more than 10,000 homes were built, and the city remains a magnet for both new residents and investors seeking opportunities in houses, apartments, and gated communities.
Juan Francisco Cardinale , a land surveyor and head of Cardinale Agrimensura & Asoc., stated that “Tandil is a bubble within the province and one of the fastest-growing medium-sized cities in the country. About two families move there every day to live there permanently, especially since the pandemic. This is driving both real estate and construction activity.”
Located 360 kilometers from the city of Buenos Aires, Tandil is home to more than 150,000 inhabitants, plus a "floating" population that comes for tourism (its mountains and bodies of water are key natural attractions. It is also known for the legendary Piedra Movediza , a local symbol that has been featured on postcards and photographs for decades), business trips, university studies, or other activities.
One of the main drivers of this growth was the impact of the pandemic, which prompted a move from large cities to locations with better environmental quality, services, and remote working opportunities. Structural factors such as connectivity, the natural environment, urban development, and an identity that combines tranquility with economic dynamism also played a role.
The profile of those arriving is broad: young professionals, families with children, senior citizens, investors seeking income, real estate developers, or permanent residents with productive projects.
“The quality of life is very good, very peaceful, with greenery and mountains, which is what I most personally seek. Tandil is the perfect link between Buenos Aires and the Atlantic Coast,” explained Deby Cardinale , auctioneer and lawyer at Cardinale Properties.
Demand is not limited to the residential market: operations for tourist rentals, corporate use, and infrastructure development are also growing.
Regarding the most dynamic neighborhoods, Cardinale highlighted two distinct areas: “In terms of buildings, the area along the four avenues (bordered by España, Avellaneda, Rivadavia, and Santamarina) has grown significantly, covering about 40 blocks. In terms of housing, development has focused more on areas with mountain views, surrounded by nature and just ten or fifteen minutes from downtown by car.”
For his part, Nicolás Pastura of Pastura Desarrolladora added: “Tandil has universities, industry, agriculture, tourism, a strong gastronomic hub, and places for outdoor physical activity. It's an ideal city where you can be anywhere in ten minutes.”
Urban growth is also supported by planning decisions. Thanks to the new municipal zoning code, high-rise development in the city center was prioritized, resulting in a more compact and active downtown. “Neighborhoods along the avenues have also expanded, with apartments and restaurants on the ground floor,” Pastura noted.
View of the Tandil Dam, also known as Lago del Fuerte, is a dam that regulates the flow of water from the mountains and prevents flooding.
Pastura added: “The city attracts local and foreign buyers. Many come from nearby cities because they know Tandil well, but people from Buenos Aires City also come to escape the chaos.”
Deby Cardinale reinforced this vision: “Tandil retains the spirit of a small town, has a good social climate, job opportunities, and a routine that allows for peaceful living.”
Looking to the future, industry insiders agree that the local market will continue to expand. “Tandil is growing with people who contribute. Professionals are coming from all over. This benefits the real estate world, and the outlook is positive. The key is that those who work in the sector are qualified professionals,” Cardinale stated.
The mountains with the city in the background
For Pastura, the key will be understanding the buyer: "The most important trend is listening to what the client wants, how they would like to live, and how they can afford it. We as developers have to transform those dreams into functional and comfortable homes."
Sustained trend and urban planning
Tandil maintains sustained urban growth, with demand driving new developments, investments, and construction. The market thrives on both finished units and lots for single-family homes, tailored to different purchasing power levels.According to Juan Francisco Cardinale, the most sought-after lots are for single-family homes, with prices ranging from USD 17,000 or 18,000 to USD 200,000, depending on the location and amenities. Historically, the city grew northwest, toward Route 226, which is the area where the greatest expansion occurs due to its low elevation.
Independence Square: the main square in Tandil, fronted by emblematic buildings such as the city hall and the Santísimo Sacramento church
“The municipal government preserved the southern and southeastern mountains and directed development toward the northwest. Since 2006, Tandil has had a land use plan, making it one of the most organized municipalities in the province. This allows for clear regulations for new construction. To begin construction, a surveyor must present the boundary markers and level before any formalities are completed. This ensures orderly and sustainable growth,” Cardinale added.
Tandil real estate market
The growth of the real estate market is also supported by young families. Enrique Alewaerts , president of the Tandil Auctioneers Center, emphasized that the city "presents a variety of economic activities, unlike other towns in the province that depend solely on agriculture."Its strategic location (in the center-southeast of the province, within the region known as the Tandilia System), the beautiful landscape, and the tranquility of the neighborhood make it a solid option for those looking to settle, start a project, or work remotely.
The new projects combine connection with the outdoors and amenities
According to Alewaerts, central and semi-central areas concentrate the majority of real estate activity, due to their proximity to schools, shops, health centers, and recreational spaces. Demand is also growing in more remote areas, where gated communities or subdivisions with mountain views are being developed, aimed at those who prioritize the natural environment.
Regarding prices, the value per square meter of new housing shows a sustained recovery. Used properties are beginning to follow this trend. "Rents have risen in the last year: a one-bedroom apartment starts at $400,000 and a two-bedroom apartment starts at $600,000," he noted.
For sale, used one-bedroom homes in more peripheral neighborhoods start at USD 60,000, while in central or sought-after areas, prices rise to USD 150,000 or more, depending on condition and features.
Mountains and greenery are the main features. Because it's close to the Atlantic coast, it's an ideal link between the low mountains and the sea.
Regarding demand, Alewaerts observed a predominance of buyers looking to settle in Tandil. He also identified a greater share of Tandil residents returning to their housing search due to the partial resumption of mortgage lending.
Among the new
Both Deby Cardinale and Pastura are currently promoting a development located downtown, on Constitución Street between Alem and Paz Streets. "We aim to offer the experience of living in a private neighborhood, but right in the center. It will have apartments with private gardens, balconies with grills, a pool, a solarium, a gym, a playroom , a coworking space , and other amenities," they explained.
Sierra Viva, a project coming to the area (Photo courtesy of Cardinale-Pastura Developer)
Regarding market values, Deby Cardinale clarified that there are two distinct segments: “Mid-range one-bedroom apartments range from USD 60,000 to USD 80,000, while high-end apartments range from USD 100,000 to USD 130,000. Finished mid-range two-bedroom apartments range from USD 120,000 to USD 150,000, while high-end apartments exceed USD 200,000.”
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