Close to the madding crowd: what are the pros and cons of residing on Buenos Aires avenues

Avenida del Libertador between Salguero and Cavia, a highly valued area of ​​Palermo

Many people prefer to reside in houses located on avenues. These buildings are attractive for their access and connectivity: in general, several bus lines, the subway or the Metrobus pass through. And while they can be a bit noisier than side streets or those that lead away, they provide the feeling of greater security and access to a wide range of services.

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The property is in a 1907 structure in art nouveau style

These homes are usually close to arteries with a better state of pavement and public lighting, an acceptable state of sidewalks, shops, and more open views, with more natural light coming in, since buildings are built taller than those that are on side corridors. .

Joaquín de Cristóbal, an expert in the real estate market, commented that living on certain avenues has pros and cons. “The advantages that we can find depend on the avenue in question, for example, on Avenida Alvear, which is one of the most elegant in the country, it has a big plus since it is not only a Parisian-style avenue, but it is close to local of prestigious brands and very good hotels, the type and characteristics of the buildings also weigh a lot”, Infobae said. The location in Real Estate is very important for this reason -he stressed- “it depends a lot on the avenue in question: Quintana, Figueroa Alcorta, Callao and Del Libertador are some prestigious avenues in the city and that is important, also for accesses and exits , an important quality”.

“Living on Avenida Alvear, one of the most elegant in the country, has a big plus since it is not only a Parisian-style avenue but also close to prestigious brand stores” (De Cristóbal)

Other benefits, according to experts, is that the avenues are true open-air shopping centers, the gastronomic, leisure and recreation scene (complexes with movie theaters and games, theaters) and the constant movement give a feeling of protection that is not found in the streets or more secluded and lonely places.

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They are witnesses of the times of the Belle Époque and were the home of families of the aristocracy of that time. They exceed 400 m2 with more than 6 rooms and were built with imported materials

There are also disadvantages. “Basically the noise and air pollution (soot and smog) due to the large number of vehicles and public transport that usually circulate on the avenues. In recent years, motorcycles that use them as expressways to move around the city have been added ”, Alejandro Braña, another specialist in the real estate market, explained to Infobae.

Protest marches for different issues also complicate those who live in their homes that face the front of the building. For example, those located on Avenida 9 de Julio, Corrientes, Avenida De Mayo, among others.

The Metrobus passes through Avenida Cabildo, for many it is key, for others it is not, and they prefer to live in other nearby points

Experts argued that the houses built in buildings facing the avenues are different.

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Matías Vinelli, a benchmark in the Buenos Aires real estate market, told Infobae the following: “Both in terms of footage and price, buildings on avenues have larger common areas for amenities. They tend to have more comfortable garages. It is also true that in buildings on streets there is greater tranquility, a feeling of neighborhood and lower maintenance costs (due to expenses and ABL)”.

As to whether they are more expensive than those on side streets, it depends on which avenue it is. “An apartment building located on Avenida Corrientes between Callao and Bajo does not help to improve prices, on the contrary. On the other hand, the same type of property on Avenida 9 de Julio or Belgrano, where the commercial offer is not so intense, can improve the appraisal value”, Vinelli added.

Views of the river and other parts of the city also add a plus to the value of the home

According to some analyzes, a house on Avenida Santa Fe and Bulnes, with three used rooms can cost USD 3,000 to USD 3,400 per m2, and the same house, 100 m2 with a balcony, three blocks between Bulnes streets and General Lucio Mansilla drops its price by 10%.

“There are certain avenues where residential properties do have a higher value, such as Alvear, Del Libertador and Figueroa Alcorta, but there are others where the price may be lower, especially if the property is on an avenue with a lot of flow of people, galleries and businesses. where this situation can threaten the appraisal. For example, a French-style building on Avenida Santa Fe y Libertad is not the same as one located on the same street at its intersection with Coronel Díaz, and the less flow of people the residential property is appreciated more. If it were a commercial property, it would be the other way around,” De Cristóbal clarified.

Avenida Riestra in Villa Lugano, another artery with strong commercial activity and that attracts those who choose the area to reside (Photo Courtesy: Braña Propiedades)

The most sought-after avenues are Del Libertador, Figueroa Alcorta, Alvear and Callao as well. The values ​​of the average m2 start at USD 2,500 and can go up to USD 4,500 or USD 5,000, except for some very high-end towers that can be worth up to USD 10,000 per m2.

In the other part of the city, for example between Lugano and Mataderos, Avenida Riestra is one of the most prized. It is crossed by a picturesque boulevard that divides both hands and also at the height of 5700 at its intersection with Murguiondo street is the historic and traditional commercial center of the Belgrano Sur de Villa Lugano railway station.

Avenida del Libertador and Sucre, a highly sought-after area with unit prices starting at USD 3,000 per m2

Several buildings were recently built there. The newer 2-room apartments have an average value of USD 83,000 and those with 3 rooms of similar characteristics cost $110,000.

High vs low apartments

In the avenues and in areas that face the river there are panoramic views that are highly chosen by demand. These towers are more valued than others that are in neighborhoods that do not have that possibility.

Caption: Near Avenida Nazca, in Villa del Parque, another artery where housing prices exceed 10% compared to others located 4 or 5 blocks away

Vinelli, expanded that “Avenida de Mayo is always attractive, although the apartments usually have large surfaces (more than 150 m2) and when it comes to selling they are usually difficult. The garages are not abundant and are usually bought on the cross streets.

A high apartment that overlooks an avenue is worth more than one that does not have that option.

“There is a rule in the real estate market: the apartments that are located between the 1st and 2nd floor and the last one (unless they have a large terraced balcony) are the cheapest. After the second level, as we ascend in height, the values ​​increase by approximately 3-5%,” Braña said.

They also agree that the commercial movement of the avenue contributes in favor of the appraisal of the property.

Braña concluded: “Today the consumer seeks comfort and having everything at hand. The work obligations of people mean that, for example, they arrive late from their jobs and need to stock up on daily purchases. That is why many prefer to live on an avenue with services. These properties have a favorable plus in the price”.

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