For people who do not want to live in the city of Buenos Aires but want to live in a strategic area close to the center, Vicente Lopez It is presented as an option for this Accessibility, location and services.
In numbers: a two-room apartment in According to the latest ZonaProp index, which collected November data, West Florida defends a value of $864,688 per month. Another important fact reflected in the report is that it is the area with the highest rental supply in the northern area. Second place is occupied Olivos, with a monthly income of $830,541.
But there are two streets in the area that take center stage: Avenida Libertador and Avenida Maipu which are parallel but have significant differences. They are characterized by the target group, the services offered, the connection to public transport and, above all, the price. “Today, Del Libertador Avenue continues to be the most valuable corridor in the north of Greater Buenos Aires and lies in between 20% and 40% via Maipúdepending on the typology,” comments Alan Flexer, manager of the San Isidro branch of the Narvaez real estate agency.
The gap mentioned by the professional is observed when comparing the rental values of an apartment (two rooms) of average quality on both sides: during the stay For Libertador, the price can reach $1,000,000In Maipú costs about $800,000as detailed by Daniel Salaya, President of Salaya Romera, who also warns that properties in premium buildings have up to 50% higher value. Although the price for the second way is significantly lower, experts note a trend: “In recent years, Maipú has upgraded itself and narrowed this gap“.
Price is a crucial factor in defining the tenant profile. In the properties near Del Libertador, an audience with greater purchasing power predominates, “families with a story in the hallway, Profiles looking for a classic, stable area in close proximity to the river“, comments Graciela Cao, development manager at D’Aria Propiedades. On the other hand, “Maipú attracts young professionals, couples and families who want.” good location and best price ratio“, he adds. At the same time, he points out a parallel between Maipú and Saavedra: “Properties in the Vicente López corridor will continue to increase in value, as has happened in Saavedra in recent years.”
Another factor that influences the decision is the services near the avenues. In Libertador there is “Fewer shops, more quality offers, great clubs with access to the coast and important private schools,” lists Salaya Romera.
In the Maipú corridor, however, there are such small clubs Neighborhood and good middle class schools. The latter, in turn, is a broker, known in real estate jargon as a “broker.” “mixed” because it combines residential and commercial offeringsexplains Veronika Pospisil, real estate agent at LJ Ramos, specialized in this area of Vicente López.
Accessibility, especially of public transport and its connections, is a crucial point when choosing an area. Maipú offers “one of the best connections in the GBA“, with Metrobus, several bus lines and the Miter train, in addition to being close to General Paz,” says Flexer.
Instead, Libertador is “ideal” for those who travel by car for its connection with CABA, but also to San Isidro, Tigre and the entire north coast.
The expert of the Narvaez real estate agency distinguishes the types of rental agreements and the profitability of each area: while in Maipú, the gross profitability of a rental agreement is between 3.8% and 4.5%, in dollars, yearly; in the Liberator It goes down almost a point and moves in between 3% and 3.8%.
The main difference, he clarifies, lies in the type of contract, since in the The contracts are shorter on the cheaper route and with a very agile rotation thanks to the high demand, and in the Traditional Avenue contracts are more stablewith lower vacancies and higher value retention.
The two paths have a special appeal and are aimed at different target groups, which is why it is not so easy to decide. “For rent, Maipú is usually more convenient due to its price and connectivity.”says Narvaez’s flexer. For his part, Cao from D’Aria agrees with this theory and adds: “The change in Maipú is tangible and “Prices still have a ways to go.”
However, there are those who continue to prefer the more traditional option: “Liberator is a boom“It has grown significantly in the last 15 years and discerning people are looking for exclusivity, amenities and services,” says Pospisil of LJ Ramos, but also explains that the area was chosen depending on the purchasing power of the tenant because “both routes have two very clear price levels.”
However, if the dilemma were to focus on buying a property instead of renting it out, the experts would have a similar opinion: “Investors usually prefer Maipú because of its better returns and rental speed, while Those who want to live give priority to Libertador for its quality, its design and its environment,” they explain from Narvaez.
D’Aria’s reference sums up the dilemma in a single sentence: “Libertador is the consolidated present, Maipú is the growing future“.
The revaluation of this road occurred due to a combination of several factors: “The increase in value occurred over the last seven years due to a City regulations that encourage the construction of large plots of land, Generating new proposals for high-quality towers with Amenities“, explains Salaya Romera. But he notes that this is not the only reason: “The vehicle regulation – Metrobus – and the good work of the last administrations in terms of safety have also made the revival possible.”
“In Maipú, newer products with better finishes and amenities are being rented, improving the price-product ratio,” adds Cao, who also indicates that the area already has important buildings such as Vicente López Boulevard and Yrigoyen Boulevard of the same size and quality as the buildings on Libertador“.
Currently between Vicente López and San Isidro, Av. Libertador has Between 15 and 20 developments are underway or recently completed, many of which are boutique and high-end properties, Flexer confirms. He explains that again in Maipú the number is even higher, with more than 25 projects. On this last avenue there are still building plots, unlike Libertador, which are “almost non-existent,” explains D’Aria’s development manager.
However, there is no doubt about the success of the area: “The pole of Vicente López is growing and for the moment still homeless“, concludes Pospisil.
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