Buenos Aires Apartment Asking Prices Stalled in July at $2,471 per Square Metre

Zonaprop data for July 2026: Buenos Aires apartment asking prices averaged US$2,471/m2, up 0.1% on the month and 1.3% on the year, still 11.7% below peak.

Apartment asking prices in the City of Buenos Aires averaged US$2,471 per square metre in July 2026, according to Zonaprop figures reported on 11 August. The month-on-month move was 0.1%. The year-to-date move is 0.9%. Over twelve months, 1.3%. And the market remains 11.7% below its historical peak — a gap that, at the current pace, would take roughly nine years to close.

Houses in the capital told the same story from a different starting point: up 0.1% in July and 0.8% over twelve months.

The gains are narrow and peripheral

About 60% of the city's neighbourhoods recorded a twelve-month increase, and the leaders sit almost entirely outside the traditional prime corridor. Saavedra rose 8.53% to US$2,894 per square metre, the strongest in the city. Parque Avellaneda gained 7.61% to US$1,683, Agronomia 6.47% to US$2,242, Villa Real 6.44% to US$2,003 and Villa Riachuelo 4.79% to US$1,700.

What these have in common is a low base. None was expensive to begin with, and the percentage gains reflect a shift in where buyers can still transact rather than a broad revaluation.

The centre is still going backwards

Constitucion fell 6.61% to US$1,832 per square metre and San Nicolas 5.34% to US$1,791 — both central districts, both below the citywide average. Villa General Mitre lost 2.68% to US$1,956, Villa Luro 1.92% to US$2,134 and Lugano 1.65% to US$1,053, the cheapest quoted market in the city.

That central districts are the weakest is the detail worth keeping. In most recovering markets the core leads. Buenos Aires is doing the reverse, which is more consistent with affordability-driven substitution than with a demand recovery.

Reading it against the national picture

Glopra's Argentina row, snapshotted 23 July 2026, carries a national average of US$1,750 per square metre with a gross rental yield of 5.46% and twelve-month price growth of 1.6% — consistent with Zonaprop's 1.3% for the capital, and a useful cross-check given the two series measure different things. Zonaprop reports asking prices for the City of Buenos Aires; our row is a national average across transacted and derived inputs. The capital carries the expected premium over the country.

Our bubble risk score for Argentina is 54 out of 100, in the moderate band. Note what that reflects: after years of dollar-denominated price stagnation and an 11.7% shortfall from peak, Argentine property is not stretched against its own history. The country's difficulty has never been valuation. In our standardised non-resident case, rental income is taxed at an effective 21%, which takes the 5.46% gross yield down to roughly 4.3% net — before management, vacancy or the practical question of getting rent out of the country.

Sources: La Nacion (Zonaprop data) https://www.lanacion.com.ar/propiedades/casas-y-departamentos/cuales-son-los-barrios-de-caba-que-mas-subieron-el-precio-de-las-propiedades-en-agosto-2026-nid11082026/

Market data: Argentina