Market · Buenos Aires · apartments for sale
Reference values by barrio.
What Zavaluo measures on active listings, next to what the city's statistics institute and two private sources publish. All of them are asking prices, not closing prices. Where we do not yet have 15 comparables we say “Calibrating” and leave the outside references in view. In barrios with no 15 apartments for sale but with PHs and houses, the median is of those and the column says so.
Zavaluo · barrios with a reference48 / 48as of 2026-10-28 · median with ≥ 15 listings
IDECBA · resale 2 rooms, Buenos Aires averageUSD 2,343Q2 2026 · +1.4% year on year
TuLugar · apartment medianUSD 2,377Aug 2026 · Buenos Aires
Zonaprop index · Buenos Aires averageUSD 2,476Aug 2026 · entered by hand
| Barrio | Zavaluo median · n | TuLugar Aug 2026 | Δ Zavaluo vs TuLugar | IDECBA resale 2 rooms Q2 2026 · year on year | Δ vs IDECBA | Rent USD/month · yield | New build AEstrenar Aug 2026 |
|---|---|---|---|---|---|---|---|
| Puerto Madero | 5,380 · 387 | 5,822 | -7.6 % | 5,805 · -3.4 % | -7.3 % | 2,400 · 5 % | — |
| Palermo | 3,122 · 903 | 3,236 | -3.5 % | 3,118 · +0.9 % | +0.1 % | 894 · 5.1 % | 4,242 |
| Núñez | 3,199 · 436 | 3,223 | -0.7 % | 3,266 · +10.1 % | -2.1 % | 750 · 4.7 % | 4,109 |
| Belgrano | 3,040 · 2636 | 3,083 | -1.4 % | 2,958 · +2.9 % | +2.8 % | 821 · 4.5 % | 3,838 |
| Colegiales | 2,880 · 173 | 2,882 | -0.1 % | 2,779 · +5.7 % | +3.6 % | 662 · 4.4 % | 3,568 |
| Recoleta | 2,692 · 697 | 2,715 | -0.8 % | 2,680 · -1.9 % | +0.4 % | 800 · 4.4 % | 4,420 |
| Coghlan | 2,652 · 154 | 2,665 | -0.5 % | 2,871 · +0.1 % | -7.6 % | 523 · 4.2 % | — |
| Saavedra | 2,660 · 133 | 2,655 | +0.2 % | 2,888 · +6.3 % | -7.9 % | 583 · 4.4 % | — |
| Chacarita | 2,565 · 180 | 2,619 | -2.1 % | — | — | 530 · 4.5 % | — |
| Villa Urquiza | 2,705 · 337 | 2,577 | +5 % | 2,775 · +1.1 % | -2.5 % | 576 · 4.3 % | — |
| Retiro | 2,414 · 355 | 2,547 | -5.2 % | 2,259 · -2.5 % | +6.9 % | 728 · 4.5 % | — |
| Villa Ortúzar | 2,414 · 109 | 2,532 | -4.7 % | 2,826 · +3.6 % | -14.6 % | 596 · 4.6 % | — |
| Villa Devoto | 2,376 · 86 | 2,468 | -3.7 % | 2,352 · +0.4 % | +1 % | 655 · 4.4 % | — |
| Villa Crespo | 2,339 · 486 | 2,400 | -2.5 % | 2,413 · +1.7 % | -3.1 % | 600 · 5.1 % | 3,005 |
| Caballito | 2,391 · 1727 | 2,305 | +3.7 % | 2,317 · +0.9 % | +3.2 % | 563 · 4.2 % | 3,406 |
| Parque Chas | 2,273 · 103 | 2,245 | +1.2 % | 2,604 · +6.5 % | -12.7 % | 497 · 4.8 % | — |
| Villa del Parque | 2,036 · 86 | 2,105 | -3.3 % | 2,310 · +3.4 % | -11.9 % | 503 · 4.4 % | — |
| Almagro | 2,129 · 1555 | 2,094 | +1.7 % | 2,117 · +0.4 % | +0.6 % | 498 · 4.7 % | 3,269 |
| Agronomía | 2,080 · 297 | 2,056 | +1.2 % | 2,106 · +6 % | -1.2 % | 530 · 5.3 % | — |
| Villa Pueyrredón | 2,336 · 84 | 2,048 | +14.1 % | 2,594 · +11 % | -9.9 % | 530 · 4.7 % | — |
| Paternal | 1,984 · 64 | — | — | — | — | — | — |
| San Telmo | 2,227 · 115 | 1,973 | +12.9 % | 1,854 · -3.5 % | +20.1 % | 563 · 6.1 % | — |
| Monserrat | 1,837 · 583 | 1,963 | -6.4 % | 1,787 · +1 % | +2.8 % | 530 · 6.1 % | — |
| Villa Santa Rita | 2,083 · 109 | 1,900 | +9.6 % | 2,164 · +7.1 % | -3.7 % | 463 · 4.8 % | — |
| Monte Castro | 2,080 · 87 | 1,895 | +9.8 % | 2,226 · +4.5 % | -6.6 % | 497 · 4.8 % | — |
| Villa Luro | 2,055 · 101 | 1,890 | +8.7 % | 2,135 · +0.2 % | -3.7 % | 530 · 5.3 % | — |
| Parque Chacabuco | 2,096 · 110 | 1,889 | +11 % | 2,293 · +3.3 % | -8.6 % | 563 · 5.6 % | — |
| Boedo | 2,015 · 840 | 1,871 | +7.7 % | 1,972 · +3.2 % | +2.2 % | 463 · 5.1 % | — |
| Barracas | 2,039 · 966 | 1,823 | +11.8 % | 1,969 · -2.2 % | +3.6 % | 550 · 5.3 % | — |
| Villa Gral. Mitre | 1,922 · 77 | 1,810 | +6.2 % | 2,011 · +1.3 % | -4.4 % | 497 · 5 % | — |
| Flores | 1,849 · 225 | 1,800 | +2.7 % | 1,974 · +6.3 % | -6.3 % | 497 · 5 % | — |
| Liniers | 1,955 · 118 | 1,798 | +8.7 % | 1,883 · -1.1 % | +3.8 % | 463 · 4.8 % | — |
| San Nicolás | 1,615 · 92 | 1,763 | -8.4 % | 1,777 · -3.8 % | -9.1 % | 463 · 5.9 % | — |
| Villa Riachuelo | 1,491 · 18 | 1,745 | -14.6 % | — | — | — | — |
| San Cristóbal | 1,929 · 127 | 1,712 | +12.7 % | 1,803 · +0.7 % | +7 % | 430 · 5.7 % | — |
| Villa Real | 2,065 · 41 | 1,677 | +23.1 % | — | — | — | — |
| Balvanera | 1,667 · 2269 | 1,667 | 0 % | 1,696 · -0.5 % | -1.7 % | 463 · 5.6 % | — |
| Vélez Sársfield | 1,722 · 58 | 1,667 | +3.3 % | 1,800 · +2 % | -4.3 % | 497 · 5.7 % | — |
| Versalles | 1,682 · 57 | 1,660 | +1.3 % | — | — | — | — |
| Mataderos | 2,000 · 73 | 1,652 | +21.1 % | 1,808 · -1.4 % | +10.6 % | 497 · 5.1 % | — |
| Parque Patricios | 1,743 · 105 | 1,616 | +7.9 % | 1,713 · +1.2 % | +1.8 % | 437 · 5.7 % | — |
| Floresta | 1,616 · 106 | 1,546 | +4.5 % | 1,639 · -7.2 % | -1.4 % | 457 · 5.4 % | — |
| Constitución | 1,379 · 99 | 1,483 | -7 % | 1,528 · -3.8 % | -9.8 % | 402 · 5.7 % | — |
| La Boca | 1,355 · 400 | 1,393 | -2.7 % | 1,506 · +1.7 % | -10 % | 516 · 7.6 % | — |
| Parque Avellaneda | 1,443 · 70 | 1,321 | +9.2 % | 1,728 · -3.7 % | -16.5 % | 513 · 5.9 % | — |
| Nueva Pompeya | 1,283 · 20 | 1,282 | +0.1 % | 1,457 · +5.7 % | -11.9 % | — | — |
| Villa Lugano | 1,518 · 69 | 1,048 | +44.8 % | 1,437 · +2.3 % | +5.6 % | 463 · 7.9 % | — |
| Villa Soldati | 877 · 35 | 835 | +5 % | — | — | — | — |
Buenos Aires Market Score
Market context · Buenos Aires · July 2026
60 / 100Strong+7.4 pts over 3 months
6,051deeds · -9% y/y
15.9 %with a mortgage
2.1 %monthly inflation
419country risk (bps)
Transaction activity6,051 deeds, -9% against a year earlier · +19.5% over the last 3 months
53neutralMortgage lending15.9% of deeds with a mortgage · real stock +43.4% y/y
57steadyFinancing conditionsTAMAR 22.6% nominal · real rate approx. -7 pp
56moderateMacro stabilityinflation 2.1% a month (-14.7 pp of acceleration) · dollar volatility 1.4%
68stabilisingSovereign and currency riskcountry risk 419 bps · blue-dollar gap +3%
78low for ArgentinaJuly 2022line: score 0–100 · bars: deeds per monthJuly 2026
Public sources: the City Notaries' Association (deeds and mortgages), the central bank (A3500 dollar, TAMAR/BADLAR, policy rate, UVA, mortgage stock), INDEC (CPI) and country risk (EMBI, third-party feed). Each component is a percentile against its own history since 2016 — Argentina changes regime often, so we do not use fixed thresholds. It describes the market a property is being sold into; it changes no reference and no range. Version caba-market-score-v1 · data quality 100/100.
Barrio index
Listing stock and flow, gross yield (monthly rent × 12 / sale, both medians of USD/m² over active listings), average surroundings, and the components of the market score. The total score stays “Calibrating” until there are 30 days of history to measure momentum and liquidity; until then we show what can already be measured. Data as of 2026-10-28.
| Barrio | Listings | New in 30 d | Cut price | Sale USD/m² | Rent USD/m²·month | Gross yield | Surroundings | Affordable | Market |
|---|---|---|---|---|---|---|---|---|---|
| Belgrano | 2717 | 171 | 1 % | 3,040 | 14.8 | 5.9 % | 75 | 0 | 55 |
| Balvanera | 2299 | 80 | 1 % | 1,667 | 11 | 7.9 % | 65 | 85 | 77 |
| Caballito | 1831 | 137 | 1 % | 2,391 | 11.9 | 6 % | 74 | 29 | 59 |
| Almagro | 1607 | 99 | 1 % | 2,129 | 11.4 | 6.4 % | 66 | 49 | 64 |
| Barracas | 976 | 4 | 0 % | 2,039 | 11.3 | 6.6 % | 76 | 56 | 68 |
| Palermo | 966 | 199 | 2 % | 3,122 | 14.2 | 5.5 % | 69 | 0 | 55 |
| Boedo | 856 | 55 | 1 % | 2,015 | 11.4 | 6.8 % | 74 | 58 | 71 |
| Recoleta | 733 | 147 | 2 % | 2,692 | 13.8 | 6.2 % | 71 | 5 | 55 |
| Monserrat | 649 | 32 | 1 % | 1,837 | 11.3 | 7.4 % | 68 | 72 | 73 |
| Villa Crespo | 490 | 75 | 3 % | 2,339 | 12.7 | 6.5 % | 65 | 33 | 63 |
| Núñez | 439 | 118 | 2 % | 3,199 | 14.2 | 5.3 % | 75 | 0 | 52 |
| Puerto Madero | 403 | 60 | 1 % | 5,380 | 25.7 | 5.7 % | 74 | 0 | 55 |
| La Boca | 402 | 23 | 2 % | 1,355 | 9.3 | 8.3 % | 76 | 100 | 82 |
| Retiro | 374 | 95 | 2 % | 2,414 | 13.2 | 6.6 % | 70 | 27 | 62 |
| Villa Urquiza | 338 | 92 | 4 % | 2,705 | 12.2 | 5.4 % | 76 | 4 | 56 |
| Agronomía | 303 | 0 | 0 % | 2,080 | 10.8 | 6.2 % | 72 | 53 | 65 |
| Flores | 225 | 108 | 5 % | 1,849 | 10.2 | 6.6 % | 73 | 71 | 71 |
| Chacarita | 189 | 29 | 2 % | 2,565 | 13.3 | 6.2 % | 72 | 15 | 58 |
| Colegiales | 174 | 103 | 2 % | 2,880 | 12.7 | 5.3 % | 74 | 0 | 61 |
| Coghlan | 155 | 27 | 4 % | 2,652 | 11.7 | 5.3 % | 77 | 8 | 54 |
| Saavedra | 134 | 63 | 1 % | 2,660 | 12.7 | 5.7 % | 78 | 8 | 55 |
| San Cristóbal | 127 | 45 | 6 % | 1,929 | 11.3 | 7 % | 74 | 65 | 72 |
| Liniers | 118 | 38 | 3 % | 1,955 | 10.1 | 6.2 % | 74 | 63 | 66 |
| San Telmo | 115 | 39 | 7 % | 2,227 | 11.5 | 6.2 % | 69 | 41 | 63 |
| Villa Santa Rita | 111 | 32 | 2 % | 2,083 | 10.6 | 6.1 % | 69 | 53 | 64 |
| Parque Chacabuco | 110 | 25 | 7 % | 2,096 | 11.5 | 6.6 % | 75 | 52 | 65 |
| Villa Ortúzar | 109 | 39 | 5 % | 2,414 | 11.6 | 5.8 % | 80 | 27 | 60 |
| Floresta | 106 | 45 | 9 % | 1,616 | 10.3 | 7.7 % | 75 | 89 | 74 |
| Parque Patricios | 105 | 33 | 10 % | 1,743 | 11 | 7.6 % | 81 | 79 | 76 |
| Vélez Sársfield | 104 | 11 | 1 % | 1,722 | 10.2 | 7.1 % | 64 | 81 | 73 |
| Parque Chas | 103 | 21 | 6 % | 2,273 | 12.4 | 6.6 % | 74 | 38 | 67 |
| Villa Luro | 101 | 17 | 5 % | 2,055 | 11.2 | 6.6 % | 76 | 55 | 68 |
| Constitución | 101 | 25 | 13 % | 1,379 | 10 | 8.7 % | 70 | 100 | 74 |
| San Nicolás | 92 | 23 | 2 % | 1,615 | 10.7 | 7.9 % | 61 | 89 | 77 |
| Monte Castro | 87 | 60 | 7 % | 2,080 | 10.4 | 6 % | 78 | 53 | 67 |
| Villa Devoto | 86 | 34 | 5 % | 2,376 | 12.4 | 6.2 % | 77 | 30 | 62 |
| Villa del Parque | 86 | 24 | 2 % | 2,036 | 11.3 | 6.6 % | 73 | 56 | 68 |
| Villa Pueyrredón | 84 | 25 | 4 % | 2,336 | 11.1 | 5.7 % | 71 | 33 | 59 |
| Villa Gral. Mitre | 77 | 62 | 3 % | 1,922 | 11 | 6.9 % | 74 | 65 | 72 |
| Mataderos | 73 | 26 | 4 % | 2,000 | 10.1 | 6.1 % | 72 | 59 | 61 |
| Parque Avellaneda | 70 | 18 | 11 % | 1,443 | 9.5 | 7.9 % | 73 | 100 | 81 |
| Villa Lugano | 69 | 51 | 4 % | 1,518 | 8.7 | 6.9 % | 75 | 97 | 77 |
| Paternal | 64 | 1 | 6 % | 1,984 | 11.1 | 6.7 % | 71 | 60 | 68 |
| Versalles | 58 | 16 | 5 % | 1,682 | 9.7 | 7 % | 74 | 84 | 74 |
| Villa Real | 42 | 35 | 2 % | 2,065 | — | — | 75 | 54 | 68 |
| Villa Soldati | 35 | 0 | 0 % | 877 | — | — | 72 | 100 | 75 |
| Nueva Pompeya | 20 | 0 | 0 % | 1,283 | — | — | 73 | 100 | 76 |
| Villa Riachuelo | 18 | 8 | 6 % | 1,491 | — | — | 73 | 99 | 75 |
| Centro / Microcentro | 3 | 2 | 0 % | Calibrating | — | — | 65 | — | Calibrating |
| Otro | 1 | 1 | 0 % | Calibrating | — | — | 72 | — | Calibrating |
How to read this table
- Zavaluo is the median USD/m² of the active listings we follow, per barrio, only where there are 15 or more of the same type: apartments for sale, or PHs and houses in the barrios where apartments fall short (there the cell says what it measures and the Δ columns stay empty, because the outside sources publish apartments). Recomputed nightly. With few barrios loaded so far, large gaps (shown in colour) say more about our sample than about the market.
- IDECBA / GCBA publishes the average asking price per barrio and typology each quarter, computed over Argenprop listings. We use the 2-room resale figure as the comparable column; “///” in the report (sample too small) shows as “—”.
- TuLugar publishes the median asking price per barrio each month, the median for a 2-bedroom, the rent and the gross yield. The asterisk marks barrios the source itself flags as a small sample.
- AEstrenar measures new build only: the median of per-project medians, in barrios with at least 3 projects and 20 units.
- None of these figures is a formal appraisal. They place an asking price; the condition, the floor, the aspect, a terrace, parking and the exact block move the value far more than the gap between sources.
Today there are 3 barrios with a gap of 15% or more between our median and TuLugar: Villa Real, Mataderos, Villa Lugano. We review them as more listings come in.
Sources: IDECBA / GCBA (oficial) (Q2 2026) · TuLugar (Aug 2026) · AEstrenar (a estrenar) (Aug 2026) · Índice Zonaprop (Aug 2026). Barrio boundaries: GCBA open data.