Buying property à Buenos Aires with a dedicated expert

The following purchase price ranges reflect Buenos Aires market data as of 2025–2026 (sources: TheLatinvestor, 2025–2026; propertyinbuenosaires.com, Q1 2026). All prices are in USD.

• Studio apartment (monoambiente, approx. 30–45 m²): Entry-level and mid-range studios typically cost between USD 45,000 and USD 125,000. High-end studios in Palermo, Recoleta, Belgrano, or Puerto Madero can reach USD 170,000 to USD 300,000 (source: TheLatinvestor, 2026).
• One-bedroom apartment (2 ambientes, approx. 45–65 m²): Prices typically range from USD 80,000 to USD 180,000 depending on neighborhood, building age, and condition.
• Two-bedroom apartment (3 ambientes, approx. 65–90 m²): Mid-range units are generally priced between USD 120,000 and USD 250,000, with premium units in top neighborhoods exceeding this range.
• Three-bedroom apartment or larger (4+ ambientes): Prices vary widely, from approximately USD 200,000 in mid-tier neighborhoods to well over USD 500,000 in Puerto Madero or Palermo Chico.
• House (casa): The average house price in Buenos Aires stands at approximately USD 355,000 as of September 2025, with the average price per m² for houses at around USD 1,825 per m² — lower than apartments due to location and land-use patterns (source: TheLatinvestor, September 2025).
• Citywide average (apartments): The average price per m² for apartments across CABA ranges from approximately USD 2,200 to USD 2,500 as of September 2025, with a useful benchmark of USD 2,600 to USD 2,800 per m² for a habitable 2–3 room apartment in a neighborhood of interest to foreign buyers (source: propertyinbuenosaires.com, Q1 2026).

When purchasing property in Buenos Aires, buyers should budget for the purchase price plus a set of one-time acquisition costs that typically total between 7% and 12% of the property value, depending on the neighborhood and transaction structure.

• Stamp duty (Impuesto de Sellos): In the City of Buenos Aires (CABA), the rate is 3.5% of the deed value, split in practice between buyer and seller — each paying approximately 1.75% (source: Multilaw Real Estate Guide Argentina).
• Notary fees (Escribano): Typically 1% to 2% of the transaction value, covering deed drafting, title searches, and official registration.
• Property registry fees: Approximately 0.2% to 0.5% of the property value for registration at the Registro de la Propiedad Inmueble.
• Real estate agent commission: In Buenos Aires, the buyer typically pays 3% to 4% of the purchase price; the seller pays a similar amount. The most common rate is 3.5% per party (source: TheLatinvestor, September 2025).
• Capital gains tax: The sale of real estate is subject to a flat capital gains tax of 15% on the net gain for the seller. Acquisition costs and inflation adjustments are deductible (source: Global Property Guide).
• Annual property tax (ABL): The Alumbrado, Barrido y Limpieza municipal tax applies to all owners in CABA; rates range from 0.5% to 1.2% annually based on the fiscal value of the property, which was revised upward significantly in 2024–2025 (source: TheLatinvestor, 2025).
• Personal assets tax (Bienes Personales): Foreign non-residents owning Argentine property are subject to a flat 0.5% annual wealth tax on the total declared value of their Argentine assets (source: argentinavisalaw.com, 2025).

All property transactions in Buenos Aires are denominated and settled in US dollars (USD). Buyers wiring funds from abroad should note that the applicable exchange rate is the MEP (Mercado Electrónico de Pagos) rate, not the official rate, as this reflects actual market purchasing power for real estate transactions.

Thorough due diligence is essential before committing to a property purchase in Buenos Aires. The following checks should be completed — ideally by a qualified notary (escribano) and, for foreign buyers, an independent legal adviser.

• Certificado de dominio e inhibiciones: This is the primary title document, obtained from the Registro de la Propiedad Inmueble. It confirms the current registered owner, the full chain of title, and whether any liens, mortgages, embargos, or legal restrictions are attached to the property (source: TheLatinvestor, 2026).
• Inhibición check on the seller: A separate and critical search confirming that the seller is not personally restricted from selling any property. An inhibición is a personal legal restriction that does not appear on the property title itself — it is one of the most commonly missed issues by foreign buyers (source: TheLatinvestor, 2026).
• Inheritance and succession verification: If the property has changed hands through inheritance, the notary must verify that all heirs have properly consented to the sale and that the succession was legally completed.
• Building permits and approved floor plans (planos aprobados): Confirm that the property's construction, extensions, or modifications have been officially approved by the relevant municipal authority. Unauthorized construction can create legal and financial complications at the time of sale.
• Expensas and ABL clearance: For apartments, verify that all building maintenance fees (expensas) and municipal taxes (ABL) are fully paid up to the date of transfer. Outstanding balances transfer with the property.
• Utility and service clearances: Confirm that electricity, gas, and water accounts are in order and that no outstanding debts are attached to the property.
• Structural and technical inspection: While not legally mandatory, a physical inspection by a qualified surveyor or architect is strongly recommended, particularly for older buildings, to identify structural issues, dampness, or unauthorized modifications before signing the boleto de compraventa.
• Condominium regulations (reglamento de copropiedad): For apartments, review the building's internal regulations, the level of monthly expensas, and any pending major works or special assessments that could represent a significant future cost.

Negotiating a property purchase in Buenos Aires requires an understanding of local market dynamics, pricing conventions, and the current balance between supply and demand.

• Pricing currency: All residential properties in Buenos Aires are listed and negotiated in US dollars (USD). Offers and counteroffers are made in USD, and the final agreed price is denominated in USD in the deed.
• Current negotiation margin: As of 2025–2026, the gap between asking prices and final closing prices has narrowed to approximately 5% to 7%, down from 12% to 15% during the market downturn of 2022–2023. In high-demand segments — such as new construction in Palermo and Belgrano — properties are sometimes selling at or near asking price (source: propertyinbuenosaires.com, 2026).
• Market context matters: With active listings on Zonaprop falling below 100,000 in late 2025 (from over 130,000 in 2022), supply is tightening and sellers have regained some negotiating power. Buyers should act decisively on well-priced properties in sought-after neighborhoods.
• Reservation deposit as a signal: Submitting a reservation (reserva) with a deposit of approximately 1% of the agreed price signals serious intent and secures the property while due diligence is completed. Sellers are more likely to negotiate with buyers who demonstrate financial readiness.
• Condition and age of the property: Older apartments with outdated finishes or high expensas (building maintenance fees) offer more room for negotiation. New builds and recently renovated units in premium locations command firmer prices.
• Cash buyers have an advantage: Since the vast majority of transactions are cash-based, buyers who can demonstrate immediate availability of funds in USD are in a stronger negotiating position than those dependent on financing.