Buying property in Buenos Aires means navigating a market priced in US dollars within a country that runs on Argentine pesos. Apartments in the Ciudad Aut贸noma de Buenos Aires average around USD 2,460 per square meter, with foreigners free to acquire urban real estate once they obtain a CDI tax number. Notary procedures, stamp duty rules, and UVA-indexed mortgages each shape what a purchase actually costs, and a 2026 exemption now reshapes the bill for first-home buyers.
The Buenos Aires聽property market
The Buenos Aires property market operates primarily in US dollars, a defining feature that distinguishes it from most Latin American capitals. Transactions for apartments and houses in the Ciudad Aut贸noma de Buenos Aires (CABA) are typically denominated in USD, while the city administration, taxes, and public services run in Argentine pesos through the Gobierno de la Ciudad Aut贸noma de Buenos Aires (GCBA) and its tax authority, AGIP.
Activity remained steady through early 2026. The recorded 5,472 escrituras de compraventa in April for properties located within the city, essentially flat against the 5,471 deeds registered a year earlier, with total transacted value reaching ARS 861.110 billion (a year-on-year increase of 18.4% in pesos). Volume slipped 2.1% against the 5,590 deeds signed the previous month. The average ticket per deed stood at ARS 157,366,631, equivalent to USD 111,857 at the official average rate, up 18.4% year-on-year in pesos but down 2.5% in USD terms.
On the listing side, the places the average apartment sale price at USD 2,460 per square meter, stable month-on-month, up 0.4% year-to-date and 2.2% over the previous 12 months. Prices remain 12.2% below the series' historical peak, and the index records the lowest interannual increase in 24 months, pointing to a decelerating recovery rather than a sharp rebound. In February, 60% of barrios recorded a monthly price increase, narrower than during prior peaks.
Mortgage financing represented roughly 16.6% of total CABA deeds in February, per the Instituto de Estad铆stica y Registro de la Industria de la Construcci贸n (IERIC) Informe de Coyuntura N掳 246. Mortgage activity is volatile month to month, and rate dispersion across public banks ranges roughly between 6% and 9%, so credit conditions can shift quickly. For investors, the same Zonaprop report puts the gross annual rental yield at 5.33%, with an estimated 18.8 years to recover the purchase price through rent.
Can foreigners buy property in Buenos Aires?
Foreigners, including non-residents, can acquire and hold title to urban real estate in CABA. Ownership becomes fully effective against third parties once the public deed, the escritura p煤blica, is signed before a notary (the escribano) and registered in the , which registers real rights over properties located in the City of Buenos Aires. Owning property in Buenos Aires is not, by itself, a residency or visa pathway.
A separate national rule, Ley 26.737, limits foreign ownership and possession of tierras rurales (rural land) nationwide. This does not affect urban apartments or houses in CABA, but matters if a transaction involves rural land.
Tax identification for foreign buyers
Foreign buyers without a CUIT or CUIL typically need a CDI (Clave de Identificaci贸n) to operate in the Argentine financial system or to acquire registrable goods such as property. The CDI is requested through ARCA (formerly AFIP) using the . For property-right registrations, the Capital Federal registry rules require that the CUIT, CDI, or CUIL be stated for parties who will become registered holders of real rights over real estate. Non-residents present in Argentina must supply a passport; those operating from abroad provide a passport or an identity document from their country of origin.
Buying through a company
Foreigners may also acquire property through an Argentine company. The framework allows partners and shareholders to be identified with CUIT, CUIL, or CDI, and an SAS can be constituted by digital means. This permits foreigners holding only a CDI to participate in an Argentine corporate vehicle.
Neighborhoods and areas in Buenos Aires
The CABA neighborhood price ladder for apartments in early 2026, drawn from the Zonaprop Index, runs from Puerto Madero at USD 6,152 per square meter, 狈煤帽别锄 at USD 3,413, Palermo at USD 3,390, and Belgrano at USD 2,627 at the top, through a mid-tier of Colegiales at USD 2,420, Saavedra at USD 2,137, Villa Urquiza at USD 2,020, Coghlan at USD 1,817, and Chacarita at USD 1,715. Villa Devoto sits at USD 1,560, Recoleta at USD 1,478, and Retiro at USD 1,560, while Lugano anchors the low end at USD 1,098 per square meter, with Nueva Pompeya, La Boca, and Parque Avellaneda close behind.
Premium districts
Puerto Madero sits at the top of the city's range, driven by new-build towers, proximity to the waterfront, and full-service buildings. Palermo remains premium but more lived-in, with broader stock and a denser caf茅 and nightlife fabric. 狈煤帽别锄, in the north, attracts buyers seeking a quieter, more residential setting while remaining inside CABA.
Mid-range, expat-friendly areas
Belgrano is family-oriented, with strong services and transit options. Colegiales functions as a calmer alternative to Palermo and Belgrano. Saavedra is more residential and value-oriented within the northern band. Chacarita and Villa Crespo (the latter listed at USD 1,894 per square meter in the same chart) sit below Palermo and Belgrano on price while remaining geographically close, which often drives interest from younger buyers and renters.
Good to know:
GCBA provides a public through the Agencia de Protecci贸n Ambiental to check average street noise around a聽building, useful near major avenues, rail lines, and nightlife corridors. Regarding flooding, GCBA reports more than 15 drainage works to optimize stormwater management and states that over 80% of the urban surface is protected against flooding. The U.S. Department of State flags higher crime rates in San Telmo, La Boca, Retiro, and around Florida Street, which is a relevant input when scouting blocks for short-term stays or property visits.
Property prices in Buenos Aires
The Zonaprop Index puts the citywide average for apartments at USD 2,460 per square meter. The UADE/INECO offer-price survey reports, for its part, an average of USD 2,386 per square meter across CABA barrios, broken down into USD 2,781 for new builds (a estrenar) and USD 2,221 for used (usados) apartments.
Neighborhood offer prices (new and used)
- Recoleta: new USD 3,742, used USD 2,709
- Palermo: new USD 4,003, used USD 3,178
- Belgrano: new USD 3,973, used USD 3,195
- 狈煤帽别锄: new USD 3,848, used USD 3,285
- Almagro: new USD 2,984, used USD 2,192
- Caballito: new USD 3,295, used USD 2,352
- Constituci贸n: new USD 1,648, used USD 1,446
The Zonaprop reference units used to illustrate the index are: a 40-square-meter monoambiente (studio) at USD 108,000, a 50-square-meter two-room apartment at USD 130,000, and a 70-square-meter three-room apartment at USD 179,000.
Houses and luxury
The Zonaprop Casas report puts the CABA average for houses at USD 1,820 per square meter, with a 3-bedroom, 170-square-meter house priced at around USD 302,000 and a 4-bedroom, 260-square-meter house at around USD 483,000. Puerto Madero consistently records the highest barrio averages in both new and used segments.
Citywide apartment prices are stable month-on-month, up 0.4% year-to-date and 2.2% over 12 months, while remaining 12.2% below the series peak. The UADE/INECO report shows new builds up 3.2% year-on-year, while used stock is down 3.8%, in the historically tracked northern barrios.
Types of property in Buenos Aires
The main residential property types in CABA are the departamento (apartment), the casa (house), and the PH (Propiedad Horizontal), all of which appear as distinct filters on the major local portals.
Apartments and towers
The dominant type of property is the departamento in an edificio (mid-rise) or torre (high-rise), often marketed with building amenities such as a piscina, SUM (multipurpose room), gym, laundry, and 24-hour security. The monoambiente is a studio聽that combines living, dining, and sleeping in a single main room, with a separate bathroom. Apartments are classified by ambientes (rooms), not bedrooms: a 2-room (2 ambientes) unit typically means a living/dining room plus one bedroom, not two bedrooms. A semipiso indicates a unit with a private landing and fewer apartments per floor.
Houses and PH units
The casa is comparatively scarce in denser parts of CABA. The PH, or Propiedad Horizontal, is a Buenos Aires-specific format: a home in a small shared-property structure, often low-rise, frequently with a separate entrance and sometimes a patio or terraza. PHs sit between an apartment and a house in terms of independence and shared costs. A 诲煤辫濒别虫 is a single dwelling on two internal levels connected by an internal staircase, and listings may describe a "PH tipo 诲煤辫濒别虫" combining the two formats.
New build versus resale
Listings segment stock as a estrenar (brand new), usado (resale), and reciclado (refurbished). Buying en pozo means buying at the earliest construction stage, often the excavation or foundations stage. En pozo transactions are frequently structured through a fideicomiso (trust), and the fideicomiso inmobiliario concept appears regularly in the documentation and marketing of such projects.
Useful terms include cochera (parking space), baulera (storage unit), palier privado (private landing), and parrilla (barbecue), all of which appear in higher-service buildings.
The buying process in Buenos Aires
The typical property purchase process in CABA runs as follows:
- Property search through a broker or directly.
- Reservation stage, often through a reserva or 蝉别帽补.
- Boleto de compraventa, a private preliminary contract (optional in law, common in practice).
- Due diligence performed by the escribano on title, registries, and taxes.
- Escritura p煤blica signed before the escribano.
- Registration of the deed at the Registro de la Propiedad Inmueble de la Capital Federal.
Boleto versus escritura
The boleto de compraventa is a private contract in which the buyer and seller agree to close at a later date; it does not transfer ownership. The escritura p煤blica is the formal deed before the escribano that transfers ownership and is then registered. At the boleto stage, buyers typically pay about 30% of the price, with the balance due at deed signing. The deed signing is often set 30 to 60 days after the boleto.
Due diligence
The buyer chooses the escribano, who verifies the property's antecedentes and the seller's capacity to contract. Notarial practice typically includes a title study (commonly going back 20 years), property-registry reports on liens, encumbrances, and inhibiciones, confirmation that the registered owner is not inhibited, and a check for tax debts. The RPI Capital Federal Carta Compromiso indicates a 4-business-day timeline for a Certificado de Dominio e inhibici贸n and 7 business days for an Informe on a specific property.
Registration and 2026 operational changes
The publishes a Gu铆a R谩pida Presentaci贸n Digital covering minuta data entry, VEP payments, digitally signed documents, and N煤mero de Entrada-Fecha tracking. As of May 4, 2026, the RPI no longer accepts cash payments at in-person cashier windows, accepting only debit cards, QR, bank transfer, and cheques. Bank-transfer payments that are not correctly reported can cause filings to be observed or held.
Buying remotely and powers of attorney
Argentine consulates can draft a power of attorney for use in Argentina without subsequent legalization or apostille, requiring the grantor's valid passport and a minuta drafted by a lawyer or notary in Argentina. A power of attorney signed before a U.S. Notary Public must instead carry a Hague Apostille to be valid in Argentina. Mismatches between the passport on the document and the passport used at the deed risk rejection.
Costs of buying property聽in Buenos Aires
Stamp duty (Impuesto de Sellos)
The CABA stamp tax on Transferencias de dominio is 3.5%, charged on the highest of the operation value, the Valor Inmobiliario de Referencia (VIR), or the fiscal valuation. applies a reduced rate of 2.7% for transfers at or below ARS 226,100,000. From January 1, 2026, purchasers of a vivienda 煤nica, familiar y de ocupaci贸n permanente are exempt from stamp duty where the relevant value does not exceed ARS 226,100,000, with stamp duty payable only on the excess above that threshold. The instrument must include a sworn statement and be supported by a registry certificate. Stamp duty on mortgage loans for a vivienda 煤nica has been eliminated, reduced from 1% to 0%.
Notary fees
The Colegio de Escribanos de la Ciudad de Buenos Aires Arancel Notarial 2026, effective April 1, 2026, sets the honorario general for sales and transfer of title at 2% of the higher of real or current value.
Registration fees
Registry costs are calculated for each filing using the of the RPI Capital Federal.
Agent commissions
In CABA, sales commissions are freely agreed upon between the parties, unlike residential rentals, which are subject to a capped schedule. Brokers operating in the city must be matriculated with CUCICBA (Colegio 脷nico de Corredores Inmobiliarios de la Ciudad de Buenos Aires) before charging a commission, and this should be verified before signing.
Mortgage-related costs
Banco de la Naci贸n Argentina requires the borrower to arrange a fire insurance policy (seguro de incendio) covering the reconstruction value of any property securing a mortgage.
Anti-underreporting
The Valor Inmobiliario de Referencia (VIR) must be consulted for property transfers, and tax is computed on the greatest of VIR, operation value, and fiscal valuation. This can affect costs where the declared price is below VIR.
Financing and mortgages in Buenos Aires
Major banks generally require an Argentine DNI or a DNI extranjero with permanent residence. explicitly conditions eligibility for foreigners on permanent residence. Non-residents without permanent residence cannot typically access standard retail mortgages from these banks, and several products require the borrower to credit their salary at the lender (a cuenta sueldo), which excludes many newcomers paid abroad.
Documents typically required
- DNI or DNI extranjero with permanent residence, and a civil-status certificate
- Last 3 payslips, or 12 payslips if overtime or bonuses apply; salary certification may be requested
- For contractors: contracts covering the last 2 years and the last 3 pension contributions
- For independents: CUIT registration, last 3 pension contributions, accountant-certified income and expense statements, or the most recent income tax return
- Last 3 credit-card statements with payment proof, and property ownership proof if already an owner
- Property documentation for appraisal (title deed, co-ownership regulations, approved plans)
Owning property in Buenos Aires
City property tax and ABL
The recurring municipal levy in CABA is billed as Impuesto Inmobiliario/ABL (Alumbrado, Barrido y Limpieza). For registered rentals, tenants pay the ABL service-rate component, shown as a separate line item, while the Inmobiliario component remains on the same bill. A City policy under Law N掳 6.640 exempts Inmobiliario/ABL owners who rent properties for housing (excluding tourist rentals) from the total payment, valid through December 31, 2026.
Building management and consorcio
Apartment buildings typically operate as a consorcio de propiedad horizontal with an administrador. Under City Law M N掳 941, the Registro P煤blico de Administradores de Consorcios de Propiedad Horizontal requires prior registration before any administration role is exercised. GCBA provides a to verify a building manager, with a dedicated contact email for queries.
Expensas
The expensas are the monthly contribution used to cover repairs, replacements, and works to maintain common parts of the building. Paying expensas is mandatory for owners and for poseedores por cualquier t铆tulo, and conflicts cannot be resolved by withholding them.
Utilities
Electricity tariffs are published by ENRE for the EDENOR and EDESUR distribution areas covering CABA, with a fixed charge and a variable charge per kWh by consumption bracket. Gas tariffs are paid to ENARGAS. Water and sewer services in AySA's regulated regime entered a tariff convergence process from January 1, 2026, with a monthly cap of 4% on increases of the K coefficient through April 2026, per ERAS Resolution 53/25.
Building insurance
Owners in managed buildings should expect the consorcio, through the administrator, to maintain building insurance in favor of the co-owners.
Short-term tourist rentals
Tourist short-term rentals in CABA are regulated by City Law N掳 6.255, which created a Registro de Propiedades de Alquileres Temporarios Tur铆sticos under the city tourism authority. Hosts must notify the building consorcio, ensure the activity is not prohibited by the building's co-ownership rules, keep guest information, and submit a sworn statement on compliance with safety provisions. Non-resident tourists staying in registered tourist rentals must pay a Derecho de Uso Urbano city fee within the framework of Law 6278.
Tax on rental income
At the national level, ARCA allows taxpayers earning urban rental income to deduct either documented real expenses or presumed expenses equivalent to 5% of the rent generated. Taxes and fees levied on income-producing assets may be deductible.
Selling property in Buenos Aires
Capital gains tax
The applies to income from the sale of real estate and the transfer of rights over real estate, under Ley 27.430 and RG 4.468/2019. ARCA's step-by-step guidance indicates a single 15% rate for the applicable scope, with the seller's casa habitaci贸n sale described as exempt. The seller's historic 1.5% withholding under the Impuesto a la Transferencia de Inmuebles (ITI) was repealed by Ley 27.743.
Seller documentation
The Colegio de Escribanos de la Ciudad de Buenos Aires lists typical documents for a conveyance: the original t铆tulo de propiedad, the聽most recent paid municipal taxes and utility bills, and, for horizontal-ownership property, the聽expensas聽settlement and the administrator's聽information. When the price is denominated in foreign currency, the deed must state its peso equivalent using the Banco Naci贸n seller FX rate at the close of the prior business day. The Colegio reports the elimination of the COTI and the CITI escribanos regime under RG 5696/2024.
Seller-side city tax at closing
Impuesto de Sellos on instruments transferring domain or possession of property in CABA applies at 3.5%, reduced to 2.7% for amounts at or below ARS 226,100,000. The 2026 stamp-tax exemption on vivienda 煤nica purchases up to ARS 226,100,000 affects the buyer's contribution but is relevant to negotiations and net-to-seller expectations.
Agent commissions
Residential sales commissions are around 3% plus IVA on the seller side and 3% plus IVA on the buyer side, sometimes up to 4% in certain segments, with negotiation on larger deals. CUCICBA confirms that compraventa commissions are freely agreed between the parties.
Foreign tax residency
Sellers who remain tax-resident in their home country should confirm upfront how Argentine tax will be declared or withheld and what documentation will evidence cost basis and exemptions. Treaty relief and credit mechanisms may apply: the United Kingdom, for example, publishes the UK-Argentina tax treaty documentation, and UK Capital Gains Tax on residential property disposals from April 6, 2026 onwards applies at 18% or 24%, depending on income band, per HMRC.
Frequently asked questions
Do foreigners need residency to buy property in Buenos Aires?
No. Non-residents can acquire and hold title to urban property in CABA, and buying property does not, by itself, grant residency or a visa. In practice, foreign buyers without a CUIT or CUIL need a CDI to sign the escritura and be registered as holders of real rights at the Registro de la Propiedad Inmueble de la Capital Federal.
How long does it take to buy property in Buenos Aires?
The deed signing is commonly scheduled 30 to 60 days after the boleto de compraventa, depending on how quickly the escribano completes due diligence. The RPI Capital Federal works to a 4-business-day timeline for a Certificado de Dominio e inhibici贸n and a 7-business-day timeline for a property Informe. Operating from abroad adds time for power-of-attorney drafting, apostille where required, and signing logistics.
Is it better to buy a new build or a resale property in Buenos Aires?
Both routes hinge on title certainty and registration through an escribano and the RPI Capital Federal. New builds may involve buying en pozo through a fideicomiso, with possession and escritura staggered as construction progresses, while resales depend on a clean 20-year title study and current registry certificates on liens and inhibiciones. Pricing data show new builds running materially above used stock in the same barrio.
Can foreigners get a mortgage in Buenos Aires?
The main retail UVA mortgage products from Banco Santander, BBVA, Banco Ciudad, and Banco Hipotecario generally require an Argentine DNI or a DNI extranjero with permanent residence, and several products require crediting salary at the lender. Non-residents without permanent residence are typically outside the standard retail mortgage market in CABA and rely on cash purchases or financing arranged in their country of residence.
Can I rent out my property in Buenos Aires?
Yes, with obligations that depend on the rental type. Tourist short-term rentals must be entered in the Registro de Propiedades de Alquileres Temporarios Tur铆sticos under Ley 6.255, with proof of ownership, a sworn statement on safety provisions, and the reglamento de copropiedad for units in propiedad horizontal. At the national level, many lease contracts must also be registered in ARCA's Registro de Locaciones de Inmuebles (RELI), with contract upload requirements.
What taxes apply when selling property in Buenos Aires?
The national Impuesto Cedular applies at a single 15% rate to gains on the sale of real estate within its scope, while the seller's casa habitaci贸n is described as exempt. The former 1.5% ITI withholding was repealed by Ley 27.743. At the city level, Impuesto de Sellos on the transfer is 3.5%, reduced to 2.7% at or below ARS 226,100,000, and is usually shared by the parties.
Do I need to be physically present in Argentina to sign the deed?
No, the escritura can be signed by an attorney-in-fact under a power of attorney. An Argentine consulate can draft a power of attorney for use in Argentina without subsequent legalization or apostille, requiring the grantor's valid passport and a minuta drafted by a lawyer or notary in Argentina. A power of attorney signed before a foreign notary instead requires a Hague Apostille, and the passport on the document should match the one used at the deed.
What ongoing costs should I expect as an owner in Buenos Aires?
Owners pay the Impuesto Inmobiliario/ABL to the city, monthly expensas to the building consorcio for upkeep of common areas, and utility bills for electricity (EDENOR or EDESUR under ENRE), gas (ENARGAS), and water (AySA under ERAS). Expensas are mandatory for owners and possessors, and disputes cannot be resolved by withholding payment. A City exemption under Law 6.640 covers Inmobiliario/ABL for owners renting properties for housing through December 31, 2026.
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