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Where are the cheapest apartments in Buenos Aires and which neighborhoods offer the best rental rates? - Infobae
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www.infobae.com
March 27, 2025
A private report identified the areas with the most affordable one- and two-bedroom units. It revealed differences of up to 40% in the value per square meter. What to consider before investing
By Jose Luis Cieri
Sales are now underway in Buenos Aires. Which neighborhoods are the cheapest to buy apartments? (Illustrative image from Infobae)
As the real estate market in Buenos Aires continues its recovery ( last February saw the highest number of deeds for that month in the last 17 years , according to the Buenos Aires Notary Association), interest is growing in smaller units in neighborhoods where the price per square meter remains below the general average.
With an improvement in rental profitability and a still-rich offering at bargain prices, the most affordable apartments are attracting the attention of those looking to save capital or enter the market.
Studio and one-bedroom apartments remain among the most sought-after. Their size, mid-range cost, and high turnover make them the most sought-after rental options.
In this context, the southern neighborhoods and some of downtown Buenos Aires offer the greatest opportunities in terms of value per square meter and rental returns.
According to the most recent Real Estate Monitor survey, conducted by Zipcode real estate analyst Daniel Bryn, the 10 neighborhoods with the most affordable apartments in these segments are Villa Lugano, La Boca, Nueva Pompeya, Parque Avellaneda, Constitución, Parque Patricios, San Cristóbal, Flores, Balvanera, and Almagro.
In these areas, the average price per square meter for a one-bedroom apartment ranges from USD 1,520 to USD 1,960, depending on the condition of the unit, the exact location, and the fees.
“The lowest price for one-bedroom apartment today is in Villa Lugano, where units in good condition can be found for under USD 45,000,” Bryn explained.
The difference between the south and north of the city remains very noticeable. In Núñez or Belgrano, a similar apartment costs more than twice as much. This gap, which widens depending on the neighborhood's level of consolidation, also impacts the profitability of each area.
Bryn added: “In contrast, the most expensive neighborhoods are Puerto Madero, Palermo, and Belgrano, where prices are above USD 3,000 per square meter, but with greater stability and liquidity in resale.”
These values are far higher than the average in neighborhoods like Palermo, Belgrano, or Recoleta, where profitability is between 3.5% and 4.5% per year. In this sense, areas with lower prices tend to offer better margins, albeit with higher tenant turnover and greater diversity in buildings.
In the case of two-bedroom apartments, the total cost of entry is usually higher, but demand remains strong in neighborhoods where supply is lower and prices have not yet adjusted.
In Parque Avellaneda, Constitución, and San Cristóbal, for example, two-bedroom units can be found for between USD 55,000 and USD 65,000, well below the Buenos Aires City average, which is around USD 87,000 for this type of property.
In the case of studio apartments , the 10 cheapest neighborhoods are:
Villa Soldati: USD 21,420.
Villa Lugano: USD 33,516.
Nueva Pompeya: USD 44,258.
Parque Avellaneda : USD 47,817.
Villa Riachuelo: USD 48,605.
La Boca: USD 49,928.
Floresta: USD 51,345.
Versalles: USD 54,684.
Balvanera: USD 54,810
Parque Patricios : USD 55,220
Villa Lugano, among the most affordable neighborhoods for buying apartments
Between the one bedroom apartment, the most accessible neighborhoods are:
Villa Soldati: USD 28,560.
Villa Lugano: USD 44,688.
Nueva Pompeya: USD 59,010.
Parque Avellaneda : USD 63,756.
Villa Riachuelo: USD 64,806.
La Boca: USD 66,570.
Floresta: USD 68,460.
Versalles: USD 72,912.
Balvanera: USD 73,080.
Parque Patricios : USD 73,626.
On the other hand, in areas with higher prices and dollar-denominated contracts, turnover is usually lower, but also slower.
In addition to price and profitability, market analysts view appreciation potential as a key component. While southern neighborhoods offer higher profitability, those in the northern corridor show more stable appreciation per square meter over time. This translates into better resale value and lower risk in the face of economic changes.
Bryn warned that market behavior could change if mortgage lending increases. "The recovery of genuine demand pushes up values in neighborhoods where supply is limited. If the middle class starts to finance itself again, areas like Flores, Almagro, or Villa del Parque could appreciate in value more quickly than others," he explained.
This projection is reflected in the latest deed data, which show a slight year-over-year increase driven by mid-ticket transactions.
Among the most stable neighborhoods in this segment, Almagro and San Cristóbal attract those seeking one-bedroom apartments in areas with access to transportation, active commercial activity, and prices below USD 2,000 per square meter. For two-bedroom apartments, Flores and Balvanera continue to offer a good value for their location, with units starting at USD 65,000.
Although profitability is a key factor, the choice of neighborhood also depends on the buyer's profile. For those who prioritize immediate returns, neighborhoods like Constitución or La Boca offer better margins. However, if the goal is to preserve value and sell later, areas like Almagro or Villa Crespo tend to offer more sustained appreciation and lower legal or construction risks.
The opportunity map is constantly changing, responding to both economic variables and urban transformations. "In areas like Parque Patricios and Chacarita, where new subway lines, mixed-use developments, and infrastructure improvements have been added in recent years, the price per square meter is already on the rise," said Mariana Lucángeli , architect and real estate expert.
For now, the city's lowest prices remain concentrated in the southern neighborhoods, but supply is beginning to dwindle.
Lucángeli concluded: "At the same time, rental profitability is recovering against inflation, and the stable dollar acts as an additional incentive for those with savings."
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Dónde están los departamentos más baratos de Buenos Aires y qué barrios ofrecen mayor rentabilidad para alquilar
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www.infobae.com
March 27, 2025
A private report identified the areas with the most affordable one- and two-bedroom units. It revealed differences of up to 40% in the value per square meter. What to consider before investing
By Jose Luis Cieri
Sales are now underway in Buenos Aires. Which neighborhoods are the cheapest to buy apartments? (Illustrative image from Infobae)
As the real estate market in Buenos Aires continues its recovery ( last February saw the highest number of deeds for that month in the last 17 years , according to the Buenos Aires Notary Association), interest is growing in smaller units in neighborhoods where the price per square meter remains below the general average.
With an improvement in rental profitability and a still-rich offering at bargain prices, the most affordable apartments are attracting the attention of those looking to save capital or enter the market.
Studio and one-bedroom apartments remain among the most sought-after. Their size, mid-range cost, and high turnover make them the most sought-after rental options.
In this context, the southern neighborhoods and some of downtown Buenos Aires offer the greatest opportunities in terms of value per square meter and rental returns.
According to the most recent Real Estate Monitor survey, conducted by Zipcode real estate analyst Daniel Bryn, the 10 neighborhoods with the most affordable apartments in these segments are Villa Lugano, La Boca, Nueva Pompeya, Parque Avellaneda, Constitución, Parque Patricios, San Cristóbal, Flores, Balvanera, and Almagro.
In these areas, the average price per square meter for a one-bedroom apartment ranges from USD 1,520 to USD 1,960, depending on the condition of the unit, the exact location, and the fees.
“The lowest price for one-bedroom apartment today is in Villa Lugano, where units in good condition can be found for under USD 45,000,” Bryn explained.
The difference between the south and north of the city remains very noticeable. In Núñez or Belgrano, a similar apartment costs more than twice as much. This gap, which widens depending on the neighborhood's level of consolidation, also impacts the profitability of each area.
Bryn added: “In contrast, the most expensive neighborhoods are Puerto Madero, Palermo, and Belgrano, where prices are above USD 3,000 per square meter, but with greater stability and liquidity in resale.”
Profitable
The annual gross profitability index in dollars—which measures the relationship between rent received and purchase price—shows levels above 6% in neighborhoods such as La Boca, Constitución, and Parque Patricios.These values are far higher than the average in neighborhoods like Palermo, Belgrano, or Recoleta, where profitability is between 3.5% and 4.5% per year. In this sense, areas with lower prices tend to offer better margins, albeit with higher tenant turnover and greater diversity in buildings.
In the case of two-bedroom apartments, the total cost of entry is usually higher, but demand remains strong in neighborhoods where supply is lower and prices have not yet adjusted.
In Parque Avellaneda, Constitución, and San Cristóbal, for example, two-bedroom units can be found for between USD 55,000 and USD 65,000, well below the Buenos Aires City average, which is around USD 87,000 for this type of property.
Values
Real Estate Monitor data reflects the neighborhoods where it is most affordable to purchase apartments for final use or investment.In the case of studio apartments , the 10 cheapest neighborhoods are:
Villa Soldati: USD 21,420.
Villa Lugano: USD 33,516.
Nueva Pompeya: USD 44,258.
Parque Avellaneda : USD 47,817.
Villa Riachuelo: USD 48,605.
La Boca: USD 49,928.
Floresta: USD 51,345.
Versalles: USD 54,684.
Balvanera: USD 54,810
Parque Patricios : USD 55,220
Villa Lugano, among the most affordable neighborhoods for buying apartments
Between the one bedroom apartment, the most accessible neighborhoods are:
Villa Soldati: USD 28,560.
Villa Lugano: USD 44,688.
Nueva Pompeya: USD 59,010.
Parque Avellaneda : USD 63,756.
Villa Riachuelo: USD 64,806.
La Boca: USD 66,570.
Floresta: USD 68,460.
Versalles: USD 72,912.
Balvanera: USD 73,080.
Parque Patricios : USD 73,626.
Vacancy
Another relevant factor is the vacancy rate. In neighborhoods where prices are more affordable and rental demand is constant, apartments are placed more quickly. In La Boca, Flores, and Parque Patricios, vacancy is less than 4%, reflecting a good occupancy rate.On the other hand, in areas with higher prices and dollar-denominated contracts, turnover is usually lower, but also slower.
In addition to price and profitability, market analysts view appreciation potential as a key component. While southern neighborhoods offer higher profitability, those in the northern corridor show more stable appreciation per square meter over time. This translates into better resale value and lower risk in the face of economic changes.
Bryn warned that market behavior could change if mortgage lending increases. "The recovery of genuine demand pushes up values in neighborhoods where supply is limited. If the middle class starts to finance itself again, areas like Flores, Almagro, or Villa del Parque could appreciate in value more quickly than others," he explained.
This projection is reflected in the latest deed data, which show a slight year-over-year increase driven by mid-ticket transactions.
Among the most stable neighborhoods in this segment, Almagro and San Cristóbal attract those seeking one-bedroom apartments in areas with access to transportation, active commercial activity, and prices below USD 2,000 per square meter. For two-bedroom apartments, Flores and Balvanera continue to offer a good value for their location, with units starting at USD 65,000.
Although profitability is a key factor, the choice of neighborhood also depends on the buyer's profile. For those who prioritize immediate returns, neighborhoods like Constitución or La Boca offer better margins. However, if the goal is to preserve value and sell later, areas like Almagro or Villa Crespo tend to offer more sustained appreciation and lower legal or construction risks.
The opportunity map is constantly changing, responding to both economic variables and urban transformations. "In areas like Parque Patricios and Chacarita, where new subway lines, mixed-use developments, and infrastructure improvements have been added in recent years, the price per square meter is already on the rise," said Mariana Lucángeli , architect and real estate expert.
For now, the city's lowest prices remain concentrated in the southern neighborhoods, but supply is beginning to dwindle.
Lucángeli concluded: "At the same time, rental profitability is recovering against inflation, and the stable dollar acts as an additional incentive for those with savings."
www.buysellba.com
