Nordelta is one of the most expensive and exclusive places to live in Greater Buenos Aires. For those looking to invest in this lifestyle, the offer of land and properties to rent and sell are varied.
The supply of neighborhoods is segmented into two according to their proximity to the central lake. Those that have direct access to it are the most expensive and exclusive, among which are La isla, Cabos del Lago, Castores, El Golf, Virazón and Los Puentes, which was the last to be launched in 2021. On the other hand, those that are limited to inland lakes are the cheapest. For example, these can be Las Tipas, Los Alisos, Los Sauces, Glorietas, Barrancas del Lago and -the newest- Castaños and Capybaras.
invest in land
Those who seek to bet on the purchase of land in Nordelta have to choose from different projects in which prices vary, both in footage and in prices and amenities.
The lowest offers to buy land are found in the neighborhoods furthest from the central lake. “These are developments whose internal lots are between 500 m² and 550 m² and those facing the water are 700 m2. For example, in Carpinchos there are lots of 500 m² at US$172,000″, exemplifies Silvia González Victorica, sales manager at Nordelta and BDM Brokers. In addition, she clarifies that "in the other neighborhoods of this style there is no longer availability but there are resales, which are valued depending on the hurry that the owner has to sell." The characteristics of these neighborhoods entail a payment of expenses of around $20,000 and $25,000 per month.
According to her, in these neighborhoods houses are sold that cover a price range between US$350,000 and US$800,000. For example, in a neighborhood like Castaños, a house on the water of 300 covered m² can be advertised for US$800,000. Meanwhile, a 250 m² non-water house can cost between US$350,000 and US$550,000, depending on the construction quality of the house.
In addition, each neighborhood has an average footage of its lots and the prices follow this surface variation. “The Golf grounds average 1,200 m², in La Alameda 800 m², in Glorietas 600 m² and in both Carpinchos and Castaños 500 m²”, specifies Georgina Casuscelli, manager of the residential division of LJ Ramos.
“The cheapest neighborhoods are those with the smallest lots but, in comparison, many times the value of the square meter of the small lot increases due to other issues inherent to the neighborhood. These may be the proximity to the accesses or the Nordelta shopping center. These neighborhoods are, for example, Los Castaños, Las Tipas, Los Alisos, Los Lagos and Los Sauces, which are neighborhoods with lots of less than 1000 m² in which there are still unbuilt lots”, observes Gustavo Iglesias, from Gabriela Iglesias Properties .
On the contrary, the most expensive neighborhoods are those “with lots from 1,000 m² to 1,500 m², with a large presence of lakes, forests and rivers. These are -among others- El Golf, El Yacht, Virazón and Cabos, in which there are still unbuilt lots”, she assures.
The superior proposals can be found in those that still have macrolots available, that is, large-area plots of around 5,000 m². “The already consolidated neighborhoods have practically all the lots built, such as Barrancas del Lago, La Alameda, Glorietas, Caletas, Castores and La Isla. In this last neighborhood there are some 5,000 m² lots left unbuilt out of about 40 in total and which are obviously the most expensive lots in all of Nordelta”, he assures. According to the units published in Zonaprop, the largest and most expensive lots are approximately 5,400 m² for a price of US$3.5 million.
González Victorica points out that "the only one with lots financed by Nordelta is Los Puentes, while in El Golf and La Isla there are few resales and in Virazón there are only private resales". He comments that in Los Puentes you can find lots between 900 m² and 1,200 m² and almost more than half have already been sold with prices ranging from US$300,000 to US$1.2 million. He considers that "the expenses are cheap for what the neighborhoods are" and they ask for between $35,000 and $50,000 per month depending on the size of the land. Another similar case is that of Castores, where an average lot of 800 m² costs US$195,000.
If the footage is left aside, another variable that weighs heavily on the value of the land is whether it faces water. For example, a 2,000 m² lot in the La Isla neighborhood costs US$2,650,000. In this sense, Casuscelli affirms: “Priority has to do with orientation. For example, if it has a lake, a price is put on it, but if it faces north with an incredible view of the water, then it starts to rise”. Based on this concept, he points out that a cheaper plot of land in Virazón is US$350,000 and can reach US$1 million “because instead of a short reflecting pool you have a huge lake with a spectacular orientation.”
In terms of home sales, these neighborhoods command high listing prices. For example, in El Golf the cheapest house offered is US$800,000 and prices can go up to US$5 million. According to Iglesias, “The most expensive houses are found on La Isla in their 5,000 m² lots with 1,500 m² houses, which are no more than 40 in a total of more than 3,000 lots. Then come the houses built on two lots totaling about 2,500 m² of land and 600 m² to 1,000 m² of house. Then, the lots from 1000 m² to 1500 m² with houses from 400 m² to 500 m² and, finally, the lots from 500 m² to 700 m² with houses from 250 m² to 350 m² of house”. This extensive menu of options presents disparate prices depending on the quality and condition of the construction, the location and the attributes of the lot in each segment. According to his observations, the extremes are US$7 million for a house on a 5000 m² lot to US$300,000 for a house on a 500 m² lot.
Rentals in Nordelta
For the annual rents of houses in this locality, the neighborhoods are valued with the same criteria that they do to list the land. “The neighborhoods that are not to the central lake are cheaper and the neighborhoods that are more expensive since they have larger and more luxurious houses. With the issue of the pandemic, rentals flew through the air and given the rumor that the borders with Brazil were closing, once again the rental requirement for the season became very high. The annual rents in the neighborhoods furthest from the lake are between US$3,000 and US$4,500 per month, while in the most upmarket neighborhoods they start at US$5,000”, explains González Victorica.
According to Casuscelli, for typical properties on inner lots, “the average house of between 200 m² and 250 m² with three bedrooms on a lot of 600 m² or 700 m² rents for approximately US$2,000 or US$2,250 per month. For the high-end houses in the most exclusive neighborhoods, these have an average of 400 m² to 600 m² and that -due to certain characteristics such as the materials with which it is made and superior comfort- are in the order of US$5,000 and up. and they can reach US$10,000 in neighborhoods such as Castores, el Golf, La Isla or Cabos where there are designer houses, according to the manager of LJ Ramos.
Iglesias adds that, for annual rentals, “in general, many contracts are made in pesos according to the current rental law, and some in dollars, which tenants generally pay in advance to negotiate a better price. The values are a little lower than the temporary ones, mainly because they are rentals without equipment or furniture”.
For temporary rentals the prices are much higher. The sales manager points out that, although it fluctuates according to the month, access to water or if it comes with service personnel, "a temporary rental does not fall below US$10,000 per month in any neighborhood."
