Average rent for a two-room apartment reached 1,005,424 pesos a month in Palermo and 1,003,138 in Núñez, according to September figures from Zonaprop. Across Buenos Aires, advertised rents rose 1.3% for the month and 20.8% so far this year.
The two neighbourhoods have crossed the one-million-peso threshold and rank behind only Puerto Madero, where monthly rent averages 1,268,186 pesos. The figures are based on listings for 50-square-metre apartments. Rents rose 1.48% month on month in Palermo and 0.73% in Núñez from August.
A two-room apartment across Buenos Aires City (CABA) averages 898,154 pesos a month. A 40-square-metre studio averages 779,370 pesos, while a three-room, 70-square-metre apartment averages 1,214,267. Average rents in Colegiales and Belgrano are 989,185 and 971,101 pesos, respectively.
September’s 1.3% increase was the smallest monthly rise recorded so far in 2026. Rents have risen 20.8% since January, below the report’s 23.5% cumulative inflation figure. The data reflect advertised listings, so individual apartments may be priced above or below the averages.
The northern corridor remains the city’s most expensive area, averaging 970,957 pesos a month for a two-room apartment. In the south and west, the average is still below 800,000 pesos. The least expensive neighbourhoods include Lugano, Nueva Pompeya, La Boca, Parque Avellaneda and Villa Real, with rents ranging from 660,673 to 775,117 pesos.
Rental yields tell a different story from the price rankings. The average gross annual return on an apartment in CABA is estimated at 5.70%, implying 17.5 years to recover the purchase price through rent. That estimated payback period is 12.5% shorter than a year ago.
Lugano offers the highest gross return at 9.6%, followed by Parque Patricios at 7.7% and Nueva Pompeya at 7.6%. Palermo and Núñez each yield 4.6%, while Puerto Madero is lowest at 3.2%. The southern corridor averages an 8.9% return, compared with 4.8% in the north.