Buying real estate in Buenos Aires will become cheaper from 2026 onwards.
- Feb 25
- 3 min read
Since January 2026, purchasing residential property in the city of Buenos Aires (CABA) has become noticeably cheaper. With the adopted budget, the city government decided to reduce the stamp duty (Impuesto de Sellos) on real estate transactions and to completely abolish this tax on mortgage loans for owner-occupied residential property .
This measure significantly reduces the initial costs of purchasing real estate , improves financial planning for buyers, and provides greater tax predictability. However, whether this will generate a sustainable structural boost for the market depends largely on the future development of the credit market.
Table of contents
Stamp duty as a key barrier to entry
What specific changes will occur from 2026 onwards?
Tax relief – positive, but not a decisive factor in purchasing decisions
Positive signal for owner-occupiers and borrowers
Significance for new construction projects and development properties
Conclusion
Stamp duty as a key barrier to entry
Stamp duty is one of the most significant additional costs when buying real estate in Buenos Aires. It is due immediately upon notarization and cannot be financed with a loan. This directly reduces the buyer's available equity.
This is precisely where the reform comes in: By lowering or abolishing this tax , access to the real estate market and purchasing decisions should be facilitated.
What specific changes will occur from 2026 onwards?
The adopted changes include three key points:
Complete exemption from stamp duty on the purchase of a self-occupied and permanently inhabited property (main residence) up to a value of ARS 226.1 million .
Reduction of the tax rate from 3.5% to 2.7% for second and additional properties within this price segment - also for foreign investors.
Abolition of stamp duty on mortgage loans , provided these are used for the acquisition of the owner-occupied primary residence.
The aim is to reduce the initial tax burden – especially in the mid-market segment – and to lower the overall cost of buying real estate.
Tax relief – positive, but not a decisive factor in purchasing decisions
The new tax-free allowance currently corresponds to approximately USD 150,000 , which is not a particularly high threshold considering average property prices in Buenos Aires. However, at current market prices, a large proportion of one- and two-bedroom apartments—even in highly sought-after locations—fall into this price segment.
In practice, stamp duty is usually split equally between buyer and seller, so the effective savings per party are 1.75% for owner-occupied properties and 0.4% for second homes and investment properties.
Positive signal for owner-occupiers and borrowers
The market has reacted particularly positively to the abolition of stamp duty on mortgage loans for owner-occupied residential property . While there was already a tax exemption for primary residences, the financing itself is now also being tax-relieved .
This reduces the effective financing costs and improves the calculation for households that rely on bank loans – especially in an environment of high interest rates and strict creditworthiness requirements.
Significance for new construction projects
The reform is also relevant for property developers and off-plan projects . Development projects often involve multiple transfers of rights within trust structures – each of which was previously subject to stamp duty.
The reduction or liberation leads to:
lower cumulative incidental costs during the project
higher profitability in resales
improved planning certainty for first-time and subsequent investors
The effect is less pronounced in the existing market, but still remains positive.
Conclusion
The reform of the stamp duty from 2026 onwards is a clear step in the right direction . It lowers entry costs, improves purchase calculations, and particularly benefits owner-occupiers and buyers with loans. However, as a standalone measure, it is not sufficient to significantly increase demand. In combination with further tax relief and continued stable economic development, it is an important building block for the sustainable growth of the Argentine real estate market .
FAQ
How much does a property cost in Buenos Aires?
The average price per square meter for residential properties in Buenos Aires is currently US$2,449. In highly sought-after premium locations such as Palermo, however, it is already almost US$3,400, in Belgrano below US$3,200, and in Recoleta below US$2,800. In equally attractive mid-range neighborhoods like Almagro and Villa Crespo, on the other hand, the price per square meter is below the citywide average.
What are the additional costs associated with buying a property in Buenos Aires?
The answer to this question depends on several factors that should be discussed individually. However, after the reduction of stamp duty, the following rule of thumb can be applied: real estate agent commission 4% plus VAT; notary and land registry fees: 2% plus VAT, plus 1.35% stamp duty. This results in ancillary purchase costs of 7.35%.
