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The four areas of the city that promise and compete with Palermo and Chacarita - La Nacion Propiedades
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www.lanacion.com.ar
April 21, 2025
These are micro-zones in different parts of the city of Buenos Aires that have been transforming in recent years and are beginning to take off.
New projects are being built in different neighborhoods of the city and commercial and gastronomic centers are being built around them.Ricardo Pristupluk
Several areas of the city are experiencing a "rebirth," with a new movement that has already caught the attention of real estate developers and gastronomic entrepreneurs . These four spots, located near the northern corridor of Buenos Aires , retain the neighborhood atmosphere, boast green spaces, and add gastronomy.
The areas attracting the attention of real estate players are the result of the spillover from trendier neighborhoods like Chacarita, Belgrano, and Palermo , which are saturated and growing in other directions. Gastronomic corridors have gradually been emerging there, and real estate market figures didn't want to be left out of the mix.
Just steps from the Federico Lacroze station on the Urquiza railway and subway line B, the buildings are getting lower and the noise is fading. Why is this renewed interest coming now? There are several factors to consider. The first and most obvious is the influence of the growth experienced by Chacarita , chosen as one of the "coolest neighborhoods in the world" by the specialized magazine Time Out, with its thriving gastronomic and cultural hub that attracts a younger, more bohemian crowd.
The area along Elcano Avenue from Álvarez Thomas to the Chacarita side is experiencing rapid growth.Fabian Marelli
In fact, specialty bars and cafes are already popping up near Elcano : on Roseti, between Elcano and 14 de Julio streets, there's La Kitchen—a café serving pastries and reimagined confectionery classics, like its famous ham and cheese matchsticks—and across the street is Popurrí—a vegetarian restaurant with a grocery store vibe and sidewalk tables. Also on the Ortúzar side, across from Plaza 25 de Agosto, is Naesqui, a pleasant corner cafe and bookstore that also hosts workshops and cultural events.
The other factor is related to some changes the neighborhood has undergone, such as the urbanization of the Fraga neighborhood and the relocation of some light industrial workshops, which left available lots. This is in addition to the interest of new buyers who are already finding saturation in neighboring, more expensive neighborhoods like Palermo, Belgrano, or even Colegiales . For Sebastián Sommer, a developer with the investment fund Tayron Capital, this is a similar process to what neighborhoods like Palermo experienced a few decades ago. “An area of mechanical workshops, warehouses, and storage facilities that has been changing as developments have arrived and the city has grown. It's natural for this neighborhood to expand due to its proximity to different modes of transportation, green spaces, and the number of schools available. What was needed was to consolidate the land to be able to carry out these large-scale developments,” he describes.
Popurrí opened its doors in August 2024, as a completely vegetarian warehouse bar.Ricardo Pristupluk
Sofía Jungberg and Joakin Fargas' gastronomic venture, La Kitchen, has already earned a privileged place in Buenos Aires' new hotspot.Fabian Marelli
All this new life in the neighborhood is strongly driven by the start of new developments, mainly along Elcano, with prices for a square meter around US$2,800. The largest project is on the block between that avenue, Charlone, Virrey Loreto, and Roseti, where the headquarters of the Jehovah's Witnesses Association was located. The project, a joint venture between Mirabilia and Aleste Desarrollos, will have 45,000 marketable square meters and 65,000 square meters with parking and amenities.
Just across from the Mirabilia development, construction is well underway on the Elcano Palm, a nine-story building on land acquired four years ago by the JJM group at Elcano 3875. Another major project is being carried out by developer MMCV at Elcano 3779, on the corner of Charlone Street, on land that previously housed a clothing brand outlet. “It's an emerging area that blends retail with real estate, architecture, design, fashion, and trends,” says Roger Zlotolow, associate architect and developer, who anticipates a 30-month construction project.
The block comprised of Elcano, Charlone, Virrey Loreto and Roseti, where the headquarters of the Association of Jehovah's Witnesses was located, will be converted into a modern buildingRicardo Pristupluk
More and more real estate projects are emerging in the areaFabian Marelli
The district's influence also spills over into the streets surrounding Elcano. One block away, on the Chacarita side, at Zabala 3838, Mitte Zabala will be built, a development by developer Root that will combine commercial and gastronomic spaces, offices, and one- to three-bedroom apartments, on the site of the former Merk Laboratories headquarters. On the opposite side, toward Villa Ortúzar and across from Plaza 25 de Agosto, Verte is well underway, a building located at Charlone 1448 on a triple-front lot. "This area is in full development and benefits from its proximity to the established and neighboring Belgrano and Palermo neighborhoods," explains architect María Gabriela Besuzzo, Projects and Development Manager at Interwin, the firm marketing the project.
The neighborhood's growth is evident: new artists and culinary professionals have settled in the area, characterized by affordable real estate prices , allowing for a variety of projects. Furthermore, old workshops and factories have been reinvented as art studios and restaurants, offering a bohemian and alternative approach, while maintaining the industrial style and architectural history.
Some of the most notable gastronomic projects include MN Santa Inés, Tita La Vedette, and El Patio de Mabel. These businesses, like many others, are crowded and located within "The Island ," a micro-zone, a sort of irregular square, located between Warnes, Garmendia, and Del Campo avenues, and Punta Arena Street.
According to experts, it's still more economical to open a restaurant in this neighborhood than in more established ones, such as Palermo or Chacarita . "With a younger audience, restaurateurs are beginning to see an unmet demand that they'll try to satisfy with gourmet establishments," says Gabriel Brodsky, director of the real estate agency Predial, which has developments in the neighborhood.
Real estate prices in Paternal remain affordable compared to other booming areas.Gonzalo Colini
The area is not only growing in gastronomic offerings, but also in residential areas, as several real estate developers have also set their sights on the area. Warnes Avenue, traditional for its auto parts stores and repair shops, and, especially, San Martín Avenue , have begun to grow in terms of real estate and commercial developments . “Paternal's location, its connectivity via the San Martín Avenue Metrobus, and its proximity to the Urquiza train line make the neighborhood an accessible option for those looking to live or invest in the area ,” says Ezequiel Wierzba, director of Click Aparts and developer WGW. For many, Paternal represents the “next step” after Villa Crespo and Chacarita .
In concrete terms, sales values in Paternal average US$2,040/m², according to the latest Zonaprop report from March. For a 50-square-meter two-bedroom apartment in the area , used apartments average around US$1,889/m², while for a brand-new unit, US$2,258/m², according to the latest data collected by Zonaprop. These figures are well below those of neighboring areas, such as Chacarita, which has an average value of US$2,671/m²; Villa Crespo, which maintains listing prices of around US$2,434/m²; and Almagro, with prices around US$2,229/m².
“The main focus of the neighborhood where the most projects have been carried out in recent years is the micro-area of San Martín and Juan B. Justo avenues,” says Brodsky. This intersection is nicknamed “Paternal Hollywood” by market analysts. Among its projects is a striking 17-story tower ready for delivery. The project, led by architect Darío Jaraj, is located at San Martín and Trelles and has 162 units. Another completed 11-story building is rising at 2300 San Martín Street . Heading toward Beláustegui Street at 900, you can see the start of construction on a development that will have five floors and 25 one-, two-, and three-bedroom units , with delivery scheduled for July 2026. Remedios de Escalada Street in San Martín is a unique case in point . “It’s the prettiest street in the entire neighborhood. It has newer construction and modern buildings,” says Brodsky. A development is located there and is in the delivery stage.
On Ávalos Street, the Santa Inés gastronomic proposal is one of the most popularHernan Zenteno - La Nacion
Due to the high demand for the Chacarita location, Tita La Vedette also opened its doors in Paternal.
The broker assures that the area around the plaza is currently experiencing exponential growth due to the significant development of the entire Doho corridor, but also due to the change in the urban planning code. "It also offers very good connectivity due to its proximity to major avenues, public transportation, and nearby highways," explains Nicolás Butler, partner at Estudio ABS. He points out that those who choose the area are young couples who are starting a family home with young children, although he adds that it is also preferred by those who have all their children married and are facing a period of tranquility.
The area around Zapiola Square is growing with new real estate developments, restaurants, and commercial premises.Gonzalo Colini
The area surrounding the square is highly sought-after and exclusive, and several developments are currently under construction across from this green space. Butler and Sebastián Saal, partners at Estudio ABS, point out that they have been working on various projects in the area for four years: "We have already delivered a fully occupied building, and we have five developments underway ."
Mel explains that there are virtually no used buildings around the plaza , which is why the entire area is being rejuvenated with existing construction or finished products, along with restaurants that lend ambiance and charm. Regarding the prices being discussed, they state that projects are being launched starting at US$2,650/m², and the final price will depend on the type of project, amenities, and finishes, but could exceed US$3,300/m².
Furthermore, he believes that the DoHo corridor, especially Donado Street, is the beginning of the area's gastronomic hub , but the plaza is what will nurture and boost gastronomy, since all the businesses facing the plaza are planning one or more establishments in their bases.
The DoHo area has commercial basesSantiago Cichero/AFV
Gastronomy is present in almost every block near Plaza ZapiolaSantiago Cichero/AFV
This section of the neighborhood escapes noise and remains peaceful, with a strong presence of greenery. Both the flowerbed that runs through Mendoza Street and all the surrounding blocks are rich in trees, shrubs, and vegetation.
According to Manuel Mel, commercial manager of Mel Properties , neighbors already identify it as " Villa Urquiza R" in clear allusion to the name given to the most exclusive sector of the neighboring neighborhood of Belgrano (R for residential) . It is a quiet area inhabited mostly by families, some of whom have lived in the area forever, and others by young people who are attracted by the new construction projects with premium features, with the convenience of plenty of space, the greenery and the tranquility, but also the presence of nearby businesses, the wide range of commercial offerings on Triunvirato and the varied gastronomic offering on the same boulevard.
Mendoza Boulevard in Villa Urquiza R is the area's biggest attraction, with a gastronomic hub and new projects under development.Victoria Gesualdi / AFV
More stores were opened and there is a greater commercial offer that generated a lot of movement in the area.Hernan Zenteno - La Nacion
Mateo García, residential director of Toribio Achával, agrees that the Mendoza Boulevard area offers the most exclusive housing in the neighborhood. “There are many low-rise homes there, some in need of renovation and already upgraded. But as we approach the boulevard area, we find more upscale buildings. Here, the value per square meter is above average. A gastronomic hub has also established itself in recent years, developing on both sides of the boulevard,” he says. According to Mel, new homes there can cost up to US$3,000 per square meter , but the average is between US$2,850 and US$2,900.
“It's a residential neighborhood where, in addition to houses, there's a range of apartments with typologies that prioritize spaciousness . Typically, you'll find very spacious three- and four-room units, while newer projects feature equally spacious one- and two-room units,” Mel explains. The latter seek to attract young professionals who, after the pandemic, are choosing to work and live in less crowded areas .
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Las cuatro zonas de la ciudad que prometen y compiten con Palermo y Chacarita
Se trata de microzonas en distintos puntos de la ciudad de Buenos Aires que vienen transformándose en los últimos años y empiezan a despegar
www.lanacion.com.ar
April 21, 2025
These are micro-zones in different parts of the city of Buenos Aires that have been transforming in recent years and are beginning to take off.
New projects are being built in different neighborhoods of the city and commercial and gastronomic centers are being built around them.Ricardo Pristupluk
Several areas of the city are experiencing a "rebirth," with a new movement that has already caught the attention of real estate developers and gastronomic entrepreneurs . These four spots, located near the northern corridor of Buenos Aires , retain the neighborhood atmosphere, boast green spaces, and add gastronomy.
The areas attracting the attention of real estate players are the result of the spillover from trendier neighborhoods like Chacarita, Belgrano, and Palermo , which are saturated and growing in other directions. Gastronomic corridors have gradually been emerging there, and real estate market figures didn't want to be left out of the mix.
From a storage area to a small oasis
Along the blocks of Elcano Avenue, approximately from Álvarez Thomas to Fraga, there's a new movement that's already caught the attention of developers and construction companies. On the border between Chacarita and Villa Ortúzar, the area that's becoming known in the market as the "Elcano District" is experiencing a resurgence driven by Chacarita 's cool vibe and the demand from residents seeking the tranquility of a neighborhood with good connections within the city of Buenos Aires.Just steps from the Federico Lacroze station on the Urquiza railway and subway line B, the buildings are getting lower and the noise is fading. Why is this renewed interest coming now? There are several factors to consider. The first and most obvious is the influence of the growth experienced by Chacarita , chosen as one of the "coolest neighborhoods in the world" by the specialized magazine Time Out, with its thriving gastronomic and cultural hub that attracts a younger, more bohemian crowd.
The area along Elcano Avenue from Álvarez Thomas to the Chacarita side is experiencing rapid growth.Fabian Marelli
In fact, specialty bars and cafes are already popping up near Elcano : on Roseti, between Elcano and 14 de Julio streets, there's La Kitchen—a café serving pastries and reimagined confectionery classics, like its famous ham and cheese matchsticks—and across the street is Popurrí—a vegetarian restaurant with a grocery store vibe and sidewalk tables. Also on the Ortúzar side, across from Plaza 25 de Agosto, is Naesqui, a pleasant corner cafe and bookstore that also hosts workshops and cultural events.
The other factor is related to some changes the neighborhood has undergone, such as the urbanization of the Fraga neighborhood and the relocation of some light industrial workshops, which left available lots. This is in addition to the interest of new buyers who are already finding saturation in neighboring, more expensive neighborhoods like Palermo, Belgrano, or even Colegiales . For Sebastián Sommer, a developer with the investment fund Tayron Capital, this is a similar process to what neighborhoods like Palermo experienced a few decades ago. “An area of mechanical workshops, warehouses, and storage facilities that has been changing as developments have arrived and the city has grown. It's natural for this neighborhood to expand due to its proximity to different modes of transportation, green spaces, and the number of schools available. What was needed was to consolidate the land to be able to carry out these large-scale developments,” he describes.
Popurrí opened its doors in August 2024, as a completely vegetarian warehouse bar.Ricardo Pristupluk
Sofía Jungberg and Joakin Fargas' gastronomic venture, La Kitchen, has already earned a privileged place in Buenos Aires' new hotspot.Fabian Marelli
All this new life in the neighborhood is strongly driven by the start of new developments, mainly along Elcano, with prices for a square meter around US$2,800. The largest project is on the block between that avenue, Charlone, Virrey Loreto, and Roseti, where the headquarters of the Jehovah's Witnesses Association was located. The project, a joint venture between Mirabilia and Aleste Desarrollos, will have 45,000 marketable square meters and 65,000 square meters with parking and amenities.
Just across from the Mirabilia development, construction is well underway on the Elcano Palm, a nine-story building on land acquired four years ago by the JJM group at Elcano 3875. Another major project is being carried out by developer MMCV at Elcano 3779, on the corner of Charlone Street, on land that previously housed a clothing brand outlet. “It's an emerging area that blends retail with real estate, architecture, design, fashion, and trends,” says Roger Zlotolow, associate architect and developer, who anticipates a 30-month construction project.
The block comprised of Elcano, Charlone, Virrey Loreto and Roseti, where the headquarters of the Association of Jehovah's Witnesses was located, will be converted into a modern buildingRicardo Pristupluk
More and more real estate projects are emerging in the areaFabian Marelli
The district's influence also spills over into the streets surrounding Elcano. One block away, on the Chacarita side, at Zabala 3838, Mitte Zabala will be built, a development by developer Root that will combine commercial and gastronomic spaces, offices, and one- to three-bedroom apartments, on the site of the former Merk Laboratories headquarters. On the opposite side, toward Villa Ortúzar and across from Plaza 25 de Agosto, Verte is well underway, a building located at Charlone 1448 on a triple-front lot. "This area is in full development and benefits from its proximity to the established and neighboring Belgrano and Palermo neighborhoods," explains architect María Gabriela Besuzzo, Projects and Development Manager at Interwin, the firm marketing the project.
Paternal, the new cool zone
With its tree-lined streets and neighborhood charm , a new corner of Buenos Aires is poised to become a bohemian and cultural landmark in the city . Years ago, Chacarita attracted young creatives looking for alternative spaces far from Palermo ; today, that same spirit is spreading to Paternal , where artists, chefs, and entrepreneurs find an atmosphere that blends neighborhood authenticity with a renewed avant-garde vibe.The neighborhood's growth is evident: new artists and culinary professionals have settled in the area, characterized by affordable real estate prices , allowing for a variety of projects. Furthermore, old workshops and factories have been reinvented as art studios and restaurants, offering a bohemian and alternative approach, while maintaining the industrial style and architectural history.
Some of the most notable gastronomic projects include MN Santa Inés, Tita La Vedette, and El Patio de Mabel. These businesses, like many others, are crowded and located within "The Island ," a micro-zone, a sort of irregular square, located between Warnes, Garmendia, and Del Campo avenues, and Punta Arena Street.
According to experts, it's still more economical to open a restaurant in this neighborhood than in more established ones, such as Palermo or Chacarita . "With a younger audience, restaurateurs are beginning to see an unmet demand that they'll try to satisfy with gourmet establishments," says Gabriel Brodsky, director of the real estate agency Predial, which has developments in the neighborhood.
Real estate prices in Paternal remain affordable compared to other booming areas.Gonzalo Colini
The area is not only growing in gastronomic offerings, but also in residential areas, as several real estate developers have also set their sights on the area. Warnes Avenue, traditional for its auto parts stores and repair shops, and, especially, San Martín Avenue , have begun to grow in terms of real estate and commercial developments . “Paternal's location, its connectivity via the San Martín Avenue Metrobus, and its proximity to the Urquiza train line make the neighborhood an accessible option for those looking to live or invest in the area ,” says Ezequiel Wierzba, director of Click Aparts and developer WGW. For many, Paternal represents the “next step” after Villa Crespo and Chacarita .
In concrete terms, sales values in Paternal average US$2,040/m², according to the latest Zonaprop report from March. For a 50-square-meter two-bedroom apartment in the area , used apartments average around US$1,889/m², while for a brand-new unit, US$2,258/m², according to the latest data collected by Zonaprop. These figures are well below those of neighboring areas, such as Chacarita, which has an average value of US$2,671/m²; Villa Crespo, which maintains listing prices of around US$2,434/m²; and Almagro, with prices around US$2,229/m².
“The main focus of the neighborhood where the most projects have been carried out in recent years is the micro-area of San Martín and Juan B. Justo avenues,” says Brodsky. This intersection is nicknamed “Paternal Hollywood” by market analysts. Among its projects is a striking 17-story tower ready for delivery. The project, led by architect Darío Jaraj, is located at San Martín and Trelles and has 162 units. Another completed 11-story building is rising at 2300 San Martín Street . Heading toward Beláustegui Street at 900, you can see the start of construction on a development that will have five floors and 25 one-, two-, and three-bedroom units , with delivery scheduled for July 2026. Remedios de Escalada Street in San Martín is a unique case in point . “It’s the prettiest street in the entire neighborhood. It has newer construction and modern buildings,” says Brodsky. A development is located there and is in the delivery stage.
On Ávalos Street, the Santa Inés gastronomic proposal is one of the most popularHernan Zenteno - La Nacion
Due to the high demand for the Chacarita location, Tita La Vedette also opened its doors in Paternal.
The cool new area that no one talks about
Located between Juramento, Echeverría, Mariano Acha, and Donado streets is one of the most sought-after areas for young people. It's a green bridge that connects the traditional neighborhoods of Belgrano R and Villa Urquiza , near Zapiola Square . "There, the harmony of a quiet neighborhood, a growing gastronomic hub, and high-quality residential buildings with sophisticated designs coexist, adapting to the most demanding needs of both neighborhoods," explains Manuel Mel, Commercial Manager of Mel Inmobiliario.The broker assures that the area around the plaza is currently experiencing exponential growth due to the significant development of the entire Doho corridor, but also due to the change in the urban planning code. "It also offers very good connectivity due to its proximity to major avenues, public transportation, and nearby highways," explains Nicolás Butler, partner at Estudio ABS. He points out that those who choose the area are young couples who are starting a family home with young children, although he adds that it is also preferred by those who have all their children married and are facing a period of tranquility.
The area around Zapiola Square is growing with new real estate developments, restaurants, and commercial premises.Gonzalo Colini
The area surrounding the square is highly sought-after and exclusive, and several developments are currently under construction across from this green space. Butler and Sebastián Saal, partners at Estudio ABS, point out that they have been working on various projects in the area for four years: "We have already delivered a fully occupied building, and we have five developments underway ."
Mel explains that there are virtually no used buildings around the plaza , which is why the entire area is being rejuvenated with existing construction or finished products, along with restaurants that lend ambiance and charm. Regarding the prices being discussed, they state that projects are being launched starting at US$2,650/m², and the final price will depend on the type of project, amenities, and finishes, but could exceed US$3,300/m².
Furthermore, he believes that the DoHo corridor, especially Donado Street, is the beginning of the area's gastronomic hub , but the plaza is what will nurture and boost gastronomy, since all the businesses facing the plaza are planning one or more establishments in their bases.
The DoHo area has commercial basesSantiago Cichero/AFV
Gastronomy is present in almost every block near Plaza ZapiolaSantiago Cichero/AFV
The Buenos Aires neighborhood with greenery that promises to become top
Mendoza Boulevard is the heart of Villa Urquiza's prime neighborhood , bordered by Olazábal Avenue and La Pampa, Ceretti, and Ávalos Streets. It comprises a few blocks where a traditional residential area blends with low-rise houses and mansions alongside modern, spacious, but low-rise buildings.This section of the neighborhood escapes noise and remains peaceful, with a strong presence of greenery. Both the flowerbed that runs through Mendoza Street and all the surrounding blocks are rich in trees, shrubs, and vegetation.
According to Manuel Mel, commercial manager of Mel Properties , neighbors already identify it as " Villa Urquiza R" in clear allusion to the name given to the most exclusive sector of the neighboring neighborhood of Belgrano (R for residential) . It is a quiet area inhabited mostly by families, some of whom have lived in the area forever, and others by young people who are attracted by the new construction projects with premium features, with the convenience of plenty of space, the greenery and the tranquility, but also the presence of nearby businesses, the wide range of commercial offerings on Triunvirato and the varied gastronomic offering on the same boulevard.
Mendoza Boulevard in Villa Urquiza R is the area's biggest attraction, with a gastronomic hub and new projects under development.Victoria Gesualdi / AFV
More stores were opened and there is a greater commercial offer that generated a lot of movement in the area.Hernan Zenteno - La Nacion
Mateo García, residential director of Toribio Achával, agrees that the Mendoza Boulevard area offers the most exclusive housing in the neighborhood. “There are many low-rise homes there, some in need of renovation and already upgraded. But as we approach the boulevard area, we find more upscale buildings. Here, the value per square meter is above average. A gastronomic hub has also established itself in recent years, developing on both sides of the boulevard,” he says. According to Mel, new homes there can cost up to US$3,000 per square meter , but the average is between US$2,850 and US$2,900.
“It's a residential neighborhood where, in addition to houses, there's a range of apartments with typologies that prioritize spaciousness . Typically, you'll find very spacious three- and four-room units, while newer projects feature equally spacious one- and two-room units,” Mel explains. The latter seek to attract young professionals who, after the pandemic, are choosing to work and live in less crowded areas .
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