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Why there are fewer used apartments for sale in Buenos Aires: prices and the 10 most sought-after neighborhoods - Infobae
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www.infobae.com
March 14, 2025
A private report revealed that the number of properties for sale decreased. Currently, there are 70,142 homes for sale in Buenos Aires, a 5.39% year-over-year drop. Which areas have the most units for sale?
By Jose Luis Cieri
Intersection of Juan Bautista Alberdi Avenue and Emilio Mitre, in Caballito, one of the most sought-after neighborhoods for home purchases in Buenos Aires.
A private report confirmed that the Buenos Aires real estate market currently has 70,142 used apartments for sale, a 5.39% year-over-year decrease.
Several factors explain this reduction in supply. Among them is the accumulation of real estate transactions, according to Monitor Inmobiliario, the report that conducted the analysis. The number of deeds signed in Buenos Aires City reached 7,667 in December, representing a 68.14% year-over-year increase and closing as the best month for the real estate sector in seven years .
More than 54,000 deeds were executed in 2024, and 3,645 were completed in the first month of 2025, according to the Buenos Aires Notary Association . This growth consolidated a positive trend in sales. Added to this is an encouraging fact: mortgages increased fivefold in the last year, with more than 11,000 transactions .
Another relevant aspect is access to financing. The resurgence of mortgage loans increased buyer interest, which accelerated unit absorption and reduced supply. However, competition with emerging developments also impacts market dynamics. The pace of construction has slowed, and the pipeline of projects under development is significant, delaying the placement of existing properties in some cases.
Daniel Bryn , from Zipcode and head of the Real Estate Monitor, explained that the overall supply of real estate (including houses, townhouses, among others) has fallen by more than 30% since its peak in 2020-2023. "The real estate market is showing signs of greater dynamism, with more purchase and sale transactions and a reduction in available inventory," he indicated.
The repeal of the Rental Law is another cause. It allowed thousands of landlords to re-enter the rental market instead of selling their units.
In Palermo, the supply of existing units remains high, while in Recoleta, used properties predominate. In Belgrano, the supply mixes family properties with brand-new units.
In contrast, neighborhoods like Puerto Madero, Villa Riachuelo, and Versalles have much less supply. In Puerto Madero, lower turnover and higher prices explain this situation.
Bryn explained: “In Villa Riachuelo and Versalles, the shortage of new construction and the high stability of resident owners are reducing the number of available units.”
The neighborhoods with the largest number of apartments for sale are the following:
Puerto Madero, for its part, maintains the highest prices in the city, with two-bedroom units starting at $250,000. In Versalles and Villa Riachuelo, prices range between $90,000 and $110,000 for two-bedroom units, with relative stability due to the lower availability of units for sale.
According to the Real Estate Monitor, the time required to sell all available inventory has decreased considerably compared to the 2020-2021 peak, indicating greater property absorption in the market.
Bryn points out that the stabilization of the dollar influenced investment decisions. The bid-ask spread narrowed, reducing the margin for counterbids and consolidating closing prices around 5% or 6% below the listing price. "In previous years, this margin reached 10% or 12%," he noted.
Mortgage lending also took on a crucial role. "Each loan transaction generates, on average, two to two and a half times more additional transactions," Bryn noted.
He added: "If someone buys with credit, the seller of that unit often uses that money to purchase another property, which creates a ripple effect in the market."
Furthermore, the Real Estate Monitor warned that the market is showing greater dynamism in the used unit segment, especially in more affordable properties. In this context, the busiest neighborhoods combine apartment supply with access to mortgage loans, allowing more buyers to access their first home.
Source: Real Estate Monitor
Bryn concluded: “The real estate market is undergoing a transformation. Supply continues to decline, sales are growing, and prices are stabilizing with a slight upward trend in high-demand neighborhoods. If these trends continue, there could be less inventory and firmer values by 2025.”
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Source:
Por qué hay menos departamentos usados en venta en Buenos Aires: los precios y los 10 barrios más buscados
Un informe privado reveló que la cantidad de inmuebles en venta disminuyó. Actualmente, hay 70.142 departamentos en oferta en CABA, con una caída de 5,39% interanual. Qué zonas tienen más unidades para comercializar
www.infobae.com
March 14, 2025
A private report revealed that the number of properties for sale decreased. Currently, there are 70,142 homes for sale in Buenos Aires, a 5.39% year-over-year drop. Which areas have the most units for sale?
By Jose Luis Cieri
Intersection of Juan Bautista Alberdi Avenue and Emilio Mitre, in Caballito, one of the most sought-after neighborhoods for home purchases in Buenos Aires.
A private report confirmed that the Buenos Aires real estate market currently has 70,142 used apartments for sale, a 5.39% year-over-year decrease.
Several factors explain this reduction in supply. Among them is the accumulation of real estate transactions, according to Monitor Inmobiliario, the report that conducted the analysis. The number of deeds signed in Buenos Aires City reached 7,667 in December, representing a 68.14% year-over-year increase and closing as the best month for the real estate sector in seven years .
More than 54,000 deeds were executed in 2024, and 3,645 were completed in the first month of 2025, according to the Buenos Aires Notary Association . This growth consolidated a positive trend in sales. Added to this is an encouraging fact: mortgages increased fivefold in the last year, with more than 11,000 transactions .
Another relevant aspect is access to financing. The resurgence of mortgage loans increased buyer interest, which accelerated unit absorption and reduced supply. However, competition with emerging developments also impacts market dynamics. The pace of construction has slowed, and the pipeline of projects under development is significant, delaying the placement of existing properties in some cases.
Daniel Bryn , from Zipcode and head of the Real Estate Monitor, explained that the overall supply of real estate (including houses, townhouses, among others) has fallen by more than 30% since its peak in 2020-2023. "The real estate market is showing signs of greater dynamism, with more purchase and sale transactions and a reduction in available inventory," he indicated.
The repeal of the Rental Law is another cause. It allowed thousands of landlords to re-enter the rental market instead of selling their units.
The neighborhoods with the greatest and least offer
Palermo, Recoleta, and Belgrano have the largest number of properties for sale due to the strong presence of real estate developments and sustained demand. Caballito and Almagro also stand out.In Palermo, the supply of existing units remains high, while in Recoleta, used properties predominate. In Belgrano, the supply mixes family properties with brand-new units.
In contrast, neighborhoods like Puerto Madero, Villa Riachuelo, and Versalles have much less supply. In Puerto Madero, lower turnover and higher prices explain this situation.
Bryn explained: “In Villa Riachuelo and Versalles, the shortage of new construction and the high stability of resident owners are reducing the number of available units.”
The neighborhoods with the largest number of apartments for sale are the following:
- Palermo: 12,377 units.
- Recoleta: 6,638 units.
- Belgrano: 6,407 units.
- Caballito: 5,420 units.
- Balvanera: 3,287 units.
- Villa Urquiza: 3,082 units.
- Nuñez: 2,982 units.
- Almagro: 2,714 units.
- Floress: 2,437 units.
- Villa Crespo: 2,267 units.
Property prices by area
Apartment prices also reflect the distribution of supply and demand. In Palermo, sales prices are around USD 140,000 for two-bedroom units and USD 180,000 for three-bedroom units. In Recoleta, prices are similar, with prices starting at USD 135,000 for two-bedroom units and USD 175,000 for three-bedroom units. In Belgrano, two-bedroom apartments start at USD 145,000 and three-bedroom apartments start at USD 185,000.Puerto Madero, for its part, maintains the highest prices in the city, with two-bedroom units starting at $250,000. In Versalles and Villa Riachuelo, prices range between $90,000 and $110,000 for two-bedroom units, with relative stability due to the lower availability of units for sale.
Key Insights and Factors
If the number of signed deeds continues to increase, the stock of properties for sale could continue to decline in the coming months.According to the Real Estate Monitor, the time required to sell all available inventory has decreased considerably compared to the 2020-2021 peak, indicating greater property absorption in the market.
Bryn points out that the stabilization of the dollar influenced investment decisions. The bid-ask spread narrowed, reducing the margin for counterbids and consolidating closing prices around 5% or 6% below the listing price. "In previous years, this margin reached 10% or 12%," he noted.
Mortgage lending also took on a crucial role. "Each loan transaction generates, on average, two to two and a half times more additional transactions," Bryn noted.
He added: "If someone buys with credit, the seller of that unit often uses that money to purchase another property, which creates a ripple effect in the market."
Furthermore, the Real Estate Monitor warned that the market is showing greater dynamism in the used unit segment, especially in more affordable properties. In this context, the busiest neighborhoods combine apartment supply with access to mortgage loans, allowing more buyers to access their first home.
Average prices in sought-after neighborhoods
Prices vary considerably by area. Below is the average price of a two- and three-bedroom apartment in 10 of the most sought-after neighborhoods, according to Monitor Inmobiliario:- Nuñez: 1 Bedroom: $125,328. 2 Bedrooms: $164,120.
- Palermo: 2 Bedrooms: $135,030. 3 Bedrooms: $176,825.
- San Telmo: 1 Bedroom apartment: $84,504 USD. 2-Bedroom apartments: $110,660 USD.
- Belgrano: 1-Bedroom apartment: $126,168. 2 Bedroom apartments: $165,220.
- Caballito: 1 Bedroom: $98,322. 2 Bedrooms: $128,755.
- Villa Urquiza: 2 Bedrooms: $107,982 USD. 3 Bedrooms: $141,405 USD.
- Recoleta: 1 Bedoom: USD 112,056. 2 Bedrooms: USD 146,740.
- Colegiales: 1-Bedroom apartments: $120,624. 2-Bedroom apartments: $157,960.
- Balvanera: 1 Bedroom: $71,442 USD. 2 Bedrooms: $93,555 USD.
- Boedo: 1 Bedroom: USD 82,026. 2 Bedrooms: USD 107,415.
What's next for 2025?
The real estate market is showing signs of recovery, although the challenge will be to sustain this trend and ensure that demand keeps pace with supply. With more stable prices and greater access to credit, 2025 could consolidate the real estate sector's recovery.
Source: Real Estate Monitor
Bryn concluded: “The real estate market is undergoing a transformation. Supply continues to decline, sales are growing, and prices are stabilizing with a slight upward trend in high-demand neighborhoods. If these trends continue, there could be less inventory and firmer values by 2025.”
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