Argentina – Property Letting

How does the property letting process work in Argentina?

Renting out property in Argentina follows a broadly recognisable sequence — promotion, tenant screening, and execution of a written agreement — but several local customs and legal provisions differ considerably from what landlords may be used to elsewhere. The rental agreement (known as the Contrato de locación) sets out the rights and obligations of all parties, specifies the rent payable, and must be signed by the property owner (alquilador), or by a letting agent acting on their behalf, together with the tenant (inquilino).

Lease agreements in Argentina are ordinarily drawn up in Spanish, so those who do not speak the language should make sure they fully grasp the content and may wish to arrange for a translation or seek independent legal advice. In contrast to systems operating centralised tenancy registries — such as those common in parts of Europe — Argentina has no national database for tenancy registration; the contract itself serves as the principal legal instrument.

Landlords typically advertise through property platforms such as Zonaprop and Argenprop, as well as via local letting agencies. Screening prospective tenants is treated seriously in Argentina. It is customary for a tenant to provide two guarantors who own property and who would meet rental obligations should the tenant default, as well as payslips or equivalent documents demonstrating adequate income.

In some cases, landlords also ask a guarantor to co-sign the agreement as added security against non-payment. A guarantor may be an Argentine resident, an employer, or a financial institution — though arranging a bank guarantee requires coordination between the relevant banks. This reliance on guarantors (garantes) is more deeply ingrained in Argentine rental culture than in many other markets, where credit checks or reference letters are the norm.

A well-constructed lease should contain the full personal details of both parties, a description of the property, the agreed rent, the lease duration, the deposit terms, a rent-adjustment clause, and a clear allocation of maintenance responsibilities. Property condition reports are not a legal requirement in Argentina prior to commencement of a tenancy, but they can be advantageous to both sides. Such a report records the state of the property at the outset and can serve as a useful reference when assessing any damage deductions from the security deposit at tenancy end.

1. Advertise the property through local platforms or via a letting agent, providing photographs, floor area, asking price, and proposed terms.
2. Receive and assess applications, reviewing income documentation and arranging suitable guarantors.
3. Agree the rental terms — including rent level, duration, and the frequency and basis for rent adjustments — and prepare a written contract in Spanish.
4. Optionally compile a condition report or inventory, especially where the property is let furnished.
5. Both parties execute the Contrato de locación; the letting agent may also sign where applicable.
6. Collect the security deposit (see the deposits section below) and, where relevant, the first month’s rent.
7. Register rental income with ARCA (formerly AFIP) and meet all applicable tax obligations from the start of the tenancy.

What types of rental arrangements are available in Argentina — long-term, short-term, and holiday lets?

Argentina’s rental market encompasses three principal categories of arrangement: long-term residential tenancies, short-term or temporary lets, and holiday or tourist rentals via platforms such as Airbnb. Each carries somewhat different commercial expectations, though the 2023 deregulation has simplified the legislative distinctions between them.

Long-term accommodation is generally offered on a 24-month basis, though agreements of up to ten years are possible. The reforms introduced in 2023 ushered in a new era of contractual freedom, allowing parties to determine the terms of their lease — including its duration — by mutual consent, without being bound to a statutory minimum period. Landlords and tenants may therefore agree on arrangements lasting one year, two years, or longer as suits their circumstances.

Temporary rentals are typically offered on a daily or weekly basis and, as a result, tend to carry higher per-night rates than long-term lets. Short-term arrangements were historically employed as a way around the rent control framework that existed previously, and they now sit alongside conventional long-term rental options in the marketplace.

Short-term rentals permitted landlords to price in US dollars and rotate tenants every few months. In 2019, Buenos Aires had 10,000 properties listed on Airbnb; by January 2024, that figure had risen to 29,500. The holiday rental sector — particularly in Buenos Aires, Mendoza, Bariloche, and Patagonia — is well established and commands strong demand. There is no dedicated national licensing framework for short-term or Airbnb-style lets at the federal level as of 2025, though certain local governments are starting to explore municipal regulations. Landlords operating short-term or tourist rentals should verify with their local municipio whether any registration or habitability requirements are in force.

Rental contracts denominated in foreign currencies — most commonly US dollars — became widespread, particularly for short-term lets, during periods of acute peso inflation. Certain legislative provisions stipulate that rental contracts must be denominated in the national currency, although in practice many short-term and tourist lets continue to be quoted in dollars. Landlords should obtain local legal advice on currency denomination, particularly in light of Argentina’s evolving foreign exchange framework.

What rental income can landlords expect in Argentina, and how are rates set?

Landlords and tenants in Argentina are now free to agree on the opening rent without restriction, whereas rent adjustments were previously governed by rigid statutory rules under legislation that has since been repealed. Since the dismantling of rent controls in December 2023, there are no government-imposed rent ceilings, rent pressure zones, or compulsory indexation formulas for new residential contracts.

In December 2023, President Javier Milei scrapped Argentina’s rent control legislation as a central element of his reform programme. The laws passed in 2020 had sought to limit rent increases and protect tenants by requiring minimum lease terms of three years. The repeal produced a dramatic transformation in market supply: in Buenos Aires alone, the immediate aftermath saw rental availability surge by 170% and real prices — adjusted for inflation — fall by around 40%, representing a notable vindication of the market-led approach.

As of 2024, rent revisions are agreed between the parties and many contracts now provide for six-monthly adjustments, replacing the annual cycle previously prescribed by law. Landlords and tenants may select their own adjustment reference — such as the consumer price index, wage indices, or a blended measure — and set the revision frequency within the contract.

Rental values in Argentina can differ markedly according to location, property type, and local demand, making it important to research the relevant market before setting a figure that is both competitive and yields a reasonable return. Platforms such as Zonaprop and Argenprop publish up-to-date asking rents by neighbourhood and property category. For official statistics, the Secretaría de Desarrollo Territorial y Hábitat and provincial housing authorities release periodic market reports. Given Argentina’s persistently elevated inflation, landlords should always check official and current sources, since rental values can shift rapidly.

Do landlords need to provide a furnished or unfurnished property in Argentina?

Argentine law imposes no obligation on landlords to provide either furnished or unfurnished accommodation. The choice is a commercial one, generally determined by the target market and the type of rental being offered.

Both furnished and unfurnished properties are widely available in the Argentine rental market. Furnished lets typically include core items of furniture and appliances such as beds, sofas, dining tables, kitchen equipment, and in some cases linen and kitchenware. Furnished properties tend to attract higher rents and are particularly common in the short-term and expatriate segments of the market, where tenants are unlikely to have their own possessions readily available.

Unfurnished lets are the standard for longer-term residential tenancies targeting locally based renters who already own furniture. There is no distinct legal classification or separate national tax treatment based on furnished status, although furnished short-term lets may be treated differently under local municipal tourism regulations.

Where a furnished property is let, it is normal practice to compile an inventory. Tenants are strongly advised to inspect the property carefully before taking up occupation and to record — or photograph — any pre-existing damage to the interior or soft furnishings at the earliest opportunity. Landlords should retain a signed copy of the inventory as part of the tenancy file, given that Argentina has no statutory condition-report requirement.

Do you need a licence or registration to let a property in Argentina?

There is no national landlord licence or compulsory landlord registration system in Argentina for standard long-term residential lets. Unlike jurisdictions with centralised landlord registers — such as Scotland’s national register or Ireland’s Residential Tenancies Board — Argentina does not require property owners to register with a tenancy authority before they may let a property.

Nevertheless, all landlords — whether resident or non-resident in Argentina — are required to register with and declare rental income to the country’s national tax authority, now known as ARCA (Agencia de Recaudación y Control Aduanero, formerly AFIP). Foreign individuals and entities are permitted to own property in Argentina, but it is important to understand the legal requirements and any restrictions that may apply, including the obligation to report ownership to the relevant tax authority.

For short-term and tourist rentals, some local governments — including the City of Buenos Aires — may impose municipal registration or habitability requirements. Property taxes fall within the jurisdiction of the individual provinces, meaning compliance obligations can vary by location. Landlords letting tourist-oriented apartments should consult the relevant local municipio or the City of Buenos Aires government website for the current rules before commencing operations.

Non-resident foreign landlords face additional compliance considerations with respect to withholding tax (see the taxation section below) and should consider designating a local tax representative. Requirements should always be verified directly with ARCA at afip.gob.ar or its successor portal, as procedures continue to evolve under ongoing reform.

How do you obtain a landlord licence or register as a landlord in Argentina?

Since no national landlord licence exists, the primary registration step for letting property in Argentina is enrolling with the national tax authority, ARCA (formerly AFIP), to declare rental income. The steps below apply to landlords who are not already registered for income tax purposes in Argentina. Non-residents should engage a local tax adviser before embarking on this process, as fees and procedures are subject to change.

1. Obtain a CUIL or CUIT tax identification number. Residents apply through ARCA/AFIP. Non-residents must appoint a local representative (apoderado) to act on their behalf. The CUIT is the principal taxpayer identification number used for all tax filings in Argentina.
2. Register with ARCA (formerly AFIP) as a property income earner. You can complete registration with the Argentine tax authority online via the platform at afip.gob.ar.
3. Declare rental income activity. Indicate in your tax profile that you are earning income from property rental (locación de inmuebles). This determines which tax regime and withholding rates are applicable to your situation.
4. Consider registration under the Monotributo simplified regime (if eligible). Landlords with lower rental incomes may qualify for the simplified Monotributo scheme rather than the general income tax regime. A local contador (accountant) should be consulted to determine eligibility and the current income thresholds, which are revised periodically to account for inflation.
5. For short-term or tourist lets in the City of Buenos Aires: Contact the Buenos Aires City Government to establish whether any habitability certificates, municipal registration, or tourism licences are required. Requirements vary and may change at short notice.
6. Non-resident landlords: Designate an Argentine-resident representative (apoderado) to oversee tax filings, since non-residents do not lodge annual income tax returns directly. Where Argentine-source income is received by a non-resident, it is taxed through withholding at source.

There are no specific government fees for registering as a rental income earner with ARCA, though stamp duty may be payable on the rental contract itself depending on the province. Always confirm current requirements with ARCA or a local tax professional, as Argentina’s tax system continues to be reshaped under Decree 767/2025 and related measures.

What are the rules around deposits in Argentina?

Security deposits are an established feature of Argentine tenancy practice and are governed by provisions of the Civil and Commercial Code. Unlike the UK’s Tenancy Deposit Protection schemes or Ireland’s deposit protection system — both of which require deposits to be held with an independent body — Argentina operates no centralised deposit protection scheme.

Under Argentine law, the security deposit must not exceed the equivalent of one month’s rent for each year of the contract. For a standard two-year lease, the maximum deposit therefore amounts to two months’ rent, though in practice one month’s rent is the typical amount collected.

Security deposits are a standard feature of Argentine tenancy arrangements, offering landlords a degree of protection against potential damage or unpaid rent. The deposit should be held separately and returned to the tenant at the conclusion of the lease, less any legitimate deductions for damage or outstanding rent.

Where the property has suffered damage beyond ordinary wear and tear during the tenancy, the landlord may deduct the cost of remediation from the deposit. No nationally prescribed deadline exists for returning the deposit after the tenancy ends, so it is advisable for landlords and tenants to agree a return timetable within the contract itself. The law also stipulates that a landlord may not accept advance payments more than one month before the tenant takes occupation of the premises.

Because there is no independent deposit-protection body in Argentina, disputes over deductions are resolved either through negotiation between the parties or, if necessary, via the courts. Landlords are strongly advised to maintain a detailed, signed written inventory and condition report to substantiate any legitimate deduction claims. The Ministerio de Justicia and relevant provincial consumer protection authorities should be consulted for up-to-date rules.

Who is responsible for maintenance and repairs in Argentina?

The allocation of maintenance responsibility between landlord and tenant in Argentina broadly follows the pattern typical of civil-law jurisdictions: structural and significant repairs fall to the landlord, while tenants are expected to attend to minor upkeep and must not cause damage to the property.

General maintenance of the property is ordinarily the landlord’s responsibility. Keeping the property in good repair is essential for both tenant satisfaction and the long-term value of the asset — this means attending to necessary repairs promptly and ensuring the property remains clean, safe, and fit for habitation.

Under the current legal framework, a tenant is entitled to terminate the contract where the landlord fails to fulfil the obligation to maintain the property in a condition suitable for its intended use — provided the damage was not caused directly or indirectly by the tenant. This protection for tenants represents a meaningful obligation that landlords must take seriously.

The 2023 emergency decree also modified the rules relating to property improvements. The DNU repealed certain articles of the Civil and Commercial Code that had previously obliged landlords to pay for necessary improvements made by tenants, even where those improvements had not been agreed in the contract. This reform limits landlord exposure to costs arising from unauthorised tenant modifications.

Carrying out periodic inspections can help identify emerging maintenance issues at an early stage and allow them to be resolved before they escalate. For overseas landlords managing properties remotely, building a reliable network of local contractors and service providers in Argentina is of particular importance. Subletting the property or making structural alterations without the landlord’s permission is prohibited: tenants are not permitted to remodel the apartment without the landlord’s express approval, and subletting is not allowed under Argentine law.

How are letting agents used in Argentina, and what do they charge?

Letting agents (inmobiliarias) occupy a central position in Argentina’s rental market and are routinely engaged by both domestic and overseas landlords. Real estate agencies can be valuable partners throughout the letting process, assisting with property marketing, identifying suitable tenants, and managing administrative formalities.

A typical Argentine letting agent will advertise the property, coordinate viewings, conduct preliminary tenant screening, draft the Contrato de locación, and in some cases provide an ongoing property management service covering rent collection, maintenance liaison, and tenant communications. Full management services are particularly valuable — and often indispensable — for non-resident landlords.

Historically, letting agent fees in Argentina were split between landlord and tenant, with each party paying a commission of approximately one month’s rent at the outset of the tenancy. Under the broader deregulation brought about by the Milei administration, fee arrangements are now subject to more flexible negotiation between agents, landlords, and tenants. There is no national cap on letting agent fees as of 2025, unlike the United Kingdom where such charges on tenants were prohibited under the Tenant Fees Act 2019. The profession is overseen by provincial colegios de corredores inmobiliarios (real estate broker associations), and fee structures may be subject to provincial rules.

Landlords should verify prevailing market rates and any regulated fee structures with the relevant provincial real estate broker association for their property’s location. In Buenos Aires Province, the Colegio de Corredores Inmobiliarios de la Provincia de Buenos Aires (CICPBA) is the applicable regulatory body. Always confirm fee arrangements in writing before appointing an agent, and factor any ongoing management costs into your overall yield calculations.

What taxes apply to rental income in Argentina?

The tax treatment of rental income in Argentina differs according to whether the landlord is a tax resident or non-resident. The authority responsible for income tax is ARCA (Agencia de Recaudación y Control Aduanero, formerly known as AFIP), accessible at afip.gob.ar.

Resident landlords: Tax residents are required to declare their worldwide rental income. Argentine residents pay income tax on a progressive scale ranging from 5% to 35% (as of 2025). In certain assessments, rental income from property is calculated at a flat rate of 21%. Legitimate expenses incurred in relation to the property are deductible, including letting agent fees, maintenance costs, and depreciation on fixtures and fittings.

Non-resident landlords: Non-residents are liable to Argentine tax only on income derived from assets — including real estate — located in Argentina. The local payer remitting funds to a foreign individual or entity is obliged to withhold income tax at a rate of 35% applied to a deemed taxable income amount, the proportion of which varies according to the nature of the payment. The effective tax burden depends on the presumed income percentage applied to the rental receipts.

Where income arises from the rental of Argentine real estate owned by a non-resident, the non-resident may elect to apply the standard presumed income calculation or, alternatively, to submit documentation of all costs actually incurred and deduct those expenses from the gross rental amount. Non-residents who maintain thorough expense records may therefore be able to reduce their effective tax liability.

Local property taxes: There is no federal real property tax in Argentina; property taxation falls within the authority of the individual provinces. Local governments assess the cadastral value of real estate and levy a real estate tax accordingly. The taxable base must not exceed 80% of the property’s market value, with rates of 1.20% for rural properties, 1.35% for sub-rural and sub-urban properties, and 1.50% for urban properties (as of 2024).

Personal assets (wealth) tax: Individuals residing abroad who hold assets located in Argentina must settle the applicable wealth tax in full and final satisfaction through a local representative each June. The tax rate stands at 0.5% (as of 2025).

Argentina has concluded tax treaties with Germany, Australia, Austria, Belgium, Bolivia, Brazil, Canada, China, Chile, Denmark, the UAE, Spain, Finland, France, Italy, Mexico, Norway, the Netherlands, the UK, Turkey, Russia, Sweden, Switzerland, and Qatar (all in force as of 2025). These treaties may affect applicable withholding rates and the double taxation position for landlords resident in one of the treaty countries.

Given the complexity of Argentina’s tax environment and the pace of ongoing reform, all landlords — and especially non-residents — should seek advice from a qualified Argentine contador (accountant) and review the latest guidance at afip.gob.ar before letting a property.

What are the rules around ending a tenancy or evicting a tenant in Argentina?

Argentine tenancy law has traditionally been weighted towards tenant protection, and although the 2023 deregulation expanded contractual freedom considerably, the process of obtaining possession remains a judicial one. Landlords are not permitted to remove tenants without a court order.

A landlord may seek to terminate the contract on any of the following grounds: (i) use of the property in a manner inconsistent with the agreed purpose; (ii) neglect or abandonment of the leased premises; (iii) the tenant’s failure to pay rent for two consecutive periods; or (iv) any other ground expressly provided for in the contract.

Tenants may only be removed through formal judicial proceedings. Where the eviction is sought on grounds of rental arrears, the landlord must first demand payment of the outstanding rent from the tenant at least 10 days before initiating eviction proceedings.

The specific rules governing court eviction procedures vary from province to province. As a general rule, all jurisdictions require that the tenant be formally served with a summons and complaint, providing notice of the claim and an opportunity to respond. This is a more structured and typically slower process than, for example, accelerated possession procedures available in England under certain grounds, making thorough upfront tenant vetting — and the use of guarantors — all the more important.

Given that Argentine law tends to favour tenants and that eviction can be a protracted process, some landlords ask tenants to sign an Eviction Agreement (Convenio de Desocupación) at the outset of the tenancy. This document records the agreed circumstances under which the tenant commits to vacating the property and can help simplify the process should the need arise.

From the tenant’s perspective, a significant change introduced by the 2023 DNU is that tenants may now terminate the contract early at any point during the tenancy. In such cases, the tenant is required to pay a sum equivalent to 10% of the outstanding rent balance from the date of notice until the contract’s scheduled end. This departure from the previous fixed-penalty regime is worth considering when structuring contracts.

For landlords in the City of Buenos Aires specifically, rules introduced in 2002 require landlords to post security — such as a cash deposit or a lien over the property — for the benefit of the tenant where the action seeks immediate possession of a leased residential property based on alleged holdover or rent arrears. Posting this bond enables the landlord to obtain an eviction order more quickly than was possible under the prior framework.

What should expat landlords know about managing property remotely in Argentina?

Running a rental property in Argentina from overseas is entirely feasible, but demands careful legal and administrative groundwork. The combination of withholding tax obligations, complex tax filings, and the practical need for in-person contract execution makes remote management more involved in Argentina than in countries with fully digitalised tenancy systems.

Power of attorney: Non-resident landlords who wish to manage their properties from abroad must execute a legal document authorising a local representative to sign contracts on their behalf — a particularly important step where contracts must be executed in person. A poder notarial (notarised power of attorney) is the standard instrument for this purpose. Where the power of attorney is executed abroad, it will typically need to be apostilled or otherwise authenticated before it can be used in Argentina.

Tax withholding and representation: Non-residents do not lodge annual income tax returns in Argentina. Where they receive Argentine-source income, that income is subject to tax through withholding at source. The tenant or local paying agent bears responsibility for deducting and remitting the applicable withholding tax. Non-resident landlords must therefore ensure that whoever pays the rent understands and discharges this obligation correctly.

Property management: Engaging a professional inmobiliaria offering full property management services is strongly recommended for non-resident landlords. A competent manager will handle rent collection, maintenance coordination, tenant correspondence, and routine property inspections — all functions that are difficult to carry out effectively from another country. The scope of the management mandate and the applicable fees should be agreed in a written management contract before the landlord departs.

Repatriation of income: Argentina has maintained various foreign exchange restrictions in recent years, though these have been progressively eased under the Milei administration. The ability to convert peso rental income into foreign currency and transfer it abroad has improved markedly since 2024, but landlords should verify the current position with their bank and a local financial adviser, as the rules in this area can shift at short notice. The Banco Central de la República Argentina (BCRA) publishes current exchange regulations.

Foreign individuals and entities are permitted to own property in Argentina, but it is essential to understand the legal requirements and any applicable restrictions, including the obligation to report ownership to the relevant federal tax authority. Maintaining compliance with both Argentine tax obligations and any tax obligations in your country of residence — particularly where a double-taxation treaty applies — should be treated as a priority. Always engage a qualified local accountant.

Frequently asked questions: letting property in Argentina as an expat or foreign owner

Can a non-resident own and let property in Argentina?

Yes. Foreign nationals may own and let property in Argentina without restriction on ownership itself. However, non-resident landlords are subject to Argentine income tax on rental income by way of withholding at source (as of 2025), must obtain a CUIT tax identification number, and should appoint a local representative or apoderado to handle tax and administrative matters. Consult ARCA (formerly AFIP) at afip.gob.ar for current requirements.

Do I need a local agent to let my property in Argentina?

There is no legal obligation to use a local agent. That said, for non-resident landlords, appointing a professional inmobiliaria offering property management services is strongly advisable. The complexities of Argentine tenancy law, tax obligations, and the practicalities of vetting tenants and coordinating guarantors mean that professional local support is generally well worthwhile — particularly when contracts need to be executed and maintenance managed from abroad.

Is there still rent control in Argentina?

In December 2023, President Javier Milei abolished Argentina’s rent control legislation as a central element of his broader reform programme. As of 2025, there are no national rent ceilings, mandatory indexation requirements, or prescribed rent-adjustment formulas. Landlords and tenants are free to negotiate all terms between themselves, including rent levels, the frequency of increases, and the index to be applied.

How long does a standard tenancy last in Argentina?

The most common lease term is two years (24 months), and it remains standard practice for landlords and tenants to agree on an initial period of 24 months. Shorter arrangements of one year are also widely used and may be freely agreed. Since the 2023 deregulation, there is no statutory minimum term for newly concluded contracts.

How is the security deposit handled in Argentina?

Under Argentine law, the security deposit must not exceed the equivalent of one month’s rent per year of the contract (as of 2025). There is no independent deposit-protection scheme comparable to those operating in the UK or Ireland. The deposit is ordinarily held by the landlord and returned at the end of the tenancy after any legitimate deductions for damage beyond normal wear and tear. Landlords and tenants should agree the return deadline within the contract itself.

What tax do I pay on rental income in Argentina as a non-resident?

The local resident — whether the tenant or another payer — remitting funds to a foreign individual is required to withhold income tax at a rate of 35% applied to a deemed taxable income amount (as of 2025). The effective rate depends on the presumed income percentage applicable to the transaction. Non-residents may alternatively provide evidence of actual expenses incurred in order to reduce the taxable base. Given the ongoing reforms to Argentina’s ARCA system, current rates should always be confirmed with a local tax adviser.

Can I let my Argentine property on Airbnb or as a holiday rental?

Yes, holiday and short-term lets are lawful and widely practised across Argentina. By January 2024, Buenos Aires alone had 29,500 properties listed on Airbnb. There is no dedicated national licensing regime for short-term lets as of 2025, though individual municipalities may require local registration or compliance with habitability standards. Landlords should check with the relevant local authority and declare all income to ARCA. Short-term lets are frequently priced in US dollars, but landlords should take legal advice on currency denomination in light of current foreign exchange regulations.

What happens if my tenant refuses to leave in Argentina?

Tenants may only be removed through formal judicial proceedings — landlords are not permitted to resort to self-help measures. Where the eviction is founded on rent arrears, the landlord must first demand payment of the outstanding amount from the tenant at least 10 days before commencing proceedings. The precise procedure varies by province. To reduce the risk of a lengthy eviction process, many landlords request that tenants sign a Convenio de Desocupación at the commencement of the tenancy and require the provision of guarantors. Always consult a local lawyer before initiating eviction proceedings.