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SUMMARY
We analyzed residential property rental yields in Montevideo, as of 2026, for residential property buyers, using the raw dataset provided and converting it into a practical guide for a foreign individual buyer. The work compares purchase prices, monthly rents, gross rental yields, net rental yields, tenant depth, and investment risk across the main apartment-led rental neighborhoods in Montevideo.
This tracker is updated regularly, so the figures should be read as a May 2026 snapshot of the Montevideo residential property market rather than as a permanent promise of future rent.
The clearest finding is that Montevideo is mainly a small-apartment rental market for beginner investors. Studios and 1-bedroom apartments generally produce the strongest residential property rental yields in Montevideo because the purchase ticket is manageable and tenant demand is deep.
Centro, Cordón, Tres Cruces, Palermo, Buceo, and La Blanqueada are the strongest income neighborhoods in the dataset. Their best segments usually sit around 4.5% to 5.5% net rental yield, which is the most attractive range in this Montevideo tracker.
Centro studios are the standout income segment, with an estimated $3,600,000 purchase price, $22,000 monthly rent, 7.3% gross yield, and 5.5% net yield. That is one of the strongest risk-adjusted rental income signals in the table.
Buceo also looks attractive because it offers a coastal setting without the same purchase price pressure as Pocitos or Punta Carretas. Its studio segment is estimated at 7.2% gross yield and 5.2% net yield, which makes it one of the best coastal income compromises.
Punta Carretas, Pocitos, Malvín, and some larger Carrasco units are weaker for pure rental yield. They can be excellent lifestyle or resale areas, but high purchase prices and heavier operating costs reduce net rental yield.
The operating cost burden matters a lot in Montevideo. Common expenses, vacancy, repairs, leasing costs, property administration, insurance, municipal property tax, and tax friction can turn a strong gross yield into a much more modest net yield.
For a beginner foreign buyer, the safest Montevideo rental strategy is usually a well-located 1-bedroom apartment in Cordón, Centro, Tres Cruces, La Blanqueada, Palermo, or Buceo. Studios can yield more, but 1-bedroom apartments usually give the cleaner balance between demand, resale liquidity, and manageability.
The practical takeaway is simple: do not buy only for neighborhood prestige. In Montevideo, the better rental investment is often the compact, well-priced apartment in a practical central or near-central location, not the expensive coastal unit with lower income efficiency.
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Residential property rental yields in Montevideo in 2026
This table compares residential property rental yields in Montevideo by neighborhood and apartment type.
For each neighborhood, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. The figures are in Uruguayan pesos and are designed to help foreign buyers compare income potential across the Montevideo residential property market.
Finally, please note you'll find much more detailed data in our real estate pack about Montevideo.
| Neighborhood | Studio property average purchase price | Studio property average monthly rent | Studio property gross rental yield | Studio property net rental yield | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Buceo | $4,000,000 | $24,000 | 7.2% | 5.2% | $5,400,000 | $30,000 | 6.7% | 4.8% | $7,200,000 | $40,000 | 6.7% | 4.8% |
| Carrasco | $6,600,000 | $38,000 | 6.9% | 4.6% | $9,500,000 | $55,000 | 6.9% | 4.6% | $14,500,000 | $87,600 | 7.2% | 4.8% |
| Centro | $3,600,000 | $22,000 | 7.3% | 5.5% | $4,900,000 | $28,400 | 7.0% | 5.3% | $6,600,000 | $34,000 | 6.2% | 4.7% |
| Cordón | $3,800,000 | $22,000 | 6.9% | 5.2% | $5,200,000 | $27,000 | 6.2% | 4.7% | $6,900,000 | $35,000 | 6.1% | 4.6% |
| La Blanqueada | $3,700,000 | $21,000 | 6.8% | 5.1% | $5,000,000 | $25,500 | 6.1% | 4.6% | $6,700,000 | $32,000 | 5.7% | 4.3% |
| Malvín | $4,900,000 | $24,000 | 5.9% | 4.3% | $7,000,000 | $31,000 | 5.3% | 3.8% | $9,500,000 | $39,000 | 4.9% | 3.5% |
| Palermo | $3,600,000 | $21,000 | 7.0% | 5.3% | $5,000,000 | $26,000 | 6.2% | 4.7% | $6,700,000 | $33,000 | 5.9% | 4.4% |
| Parque Batlle | $4,000,000 | $22,000 | 6.6% | 4.8% | $5,600,000 | $27,500 | 5.9% | 4.3% | $7,500,000 | $35,000 | 5.6% | 4.1% |
| Parque Rodó | $4,300,000 | $23,000 | 6.4% | 4.7% | $6,000,000 | $30,000 | 6.0% | 4.4% | $8,100,000 | $38,000 | 5.6% | 4.1% |
| Pocitos | $4,900,000 | $24,000 | 5.9% | 4.3% | $7,000,000 | $31,000 | 5.3% | 3.8% | $9,500,000 | $39,000 | 4.9% | 3.5% |
| Prado | $3,700,000 | $18,000 | 5.8% | 4.4% | $5,300,000 | $24,000 | 5.4% | 4.1% | $7,600,000 | $29,000 | 4.6% | 3.5% |
| Punta Carretas | $6,100,000 | $28,000 | 5.5% | 3.8% | $8,800,000 | $38,000 | 5.2% | 3.6% | $12,000,000 | $46,400 | 4.6% | 3.2% |
| Tres Cruces | $3,800,000 | $22,000 | 6.9% | 5.2% | $5,100,000 | $27,500 | 6.5% | 4.9% | $6,800,000 | $34,000 | 6.0% | 4.5% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Montevideo?
The neighborhoods that offer the best net yield among areas people actually want to live in Montevideo are Centro, Cordón, Tres Cruces, Palermo, Buceo, and La Blanqueada.
These areas combine realistic tenant demand with net yields that usually sit around 4.5% to 5.5%, rather than relying only on a cheap purchase price.
Centro is the strongest simple yield case in the dataset. Its studio segment is estimated at $3,600,000 purchase price, $22,000 monthly rent, 7.3% gross yield, and 5.5% net yield.
Cordón also works well for income buyers. A studio in Cordón is estimated at $3,800,000 with $22,000 monthly rent, giving 6.9% gross yield and 5.2% net yield.
Buceo is the most interesting coastal compromise. Its studio segment reaches 5.2% net yield, while its 1-bedroom and 2-bedroom segments both sit around 4.8% net yield.
The practical interpretation is that the best residential property rental yields in Montevideo come from practical, liquid apartment locations. They may not always be the most prestigious areas, but renters value central access, transport, services, universities, hospitals, and reasonable total monthly cost.
Where can I find above-average yields and below-average entry prices in Montevideo?
The clearest places to find above-average yields and below-average entry prices in Montevideo are Centro studios, Cordón studios, Palermo studios, Tres Cruces studios, and La Blanqueada 1-bedroom apartments.
These segments keep the purchase ticket relatively low while still benefiting from practical rental demand.
Centro, Palermo, Cordón, and Tres Cruces studios all sit around $3,600,000 to $3,800,000 in estimated purchase price. Their net yields range from 5.2% to 5.5%, which is strong for the Montevideo residential property market.
La Blanqueada is slightly different because the 1-bedroom segment is a useful beginner product. The table estimates a $5,000,000 purchase price, $25,500 monthly rent, 6.1% gross yield, and 4.6% net yield.
These areas are cheaper because they are less prestigious than Punta Carretas, Pocitos, Carrasco, and the most expensive coastal pockets. But the rental demand is not weak because renters still need central access, hospitals, schools, bus connections, services, and lower total housing costs.
The warning is building quality. A cheap old apartment with high common expenses, poor maintenance, or weak natural light can lose the advantage that made the yield look attractive.
Where does the rent level justify the purchase price most clearly in Montevideo?
The rent level justifies the purchase price most clearly in Centro, Cordón, Tres Cruces, Buceo, and Palermo.
These neighborhoods show the strongest relationship between what a buyer pays and what a tenant is likely to pay each month.
Centro is the cleanest example. A studio at about $3,600,000 and $22,000 monthly rent produces 7.3% gross yield and 5.5% net yield, which is stronger than most premium coastal segments.
Palermo also looks efficient. Its studio segment is estimated at $3,600,000 purchase price and $21,000 monthly rent, producing 7.0% gross yield and 5.3% net yield.
Buceo is useful because it gives coastal rental appeal without the same price pressure as Pocitos or Punta Carretas. Its 2-bedroom segment still holds 4.8% net yield, while Pocitos 2-bedrooms and Punta Carretas 2-bedrooms fall to 3.5% and 3.2% net yield.
The real signal is not simply high rent. The rent has to be high enough compared with the purchase price and the operating cost burden. On that basis, central and near-central compact apartments look more rational than expensive prestige assets.
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Where is the best place to buy for stable rental income rather than maximum yield in Montevideo?
The best places to buy for stable rental income rather than maximum yield in Montevideo are Pocitos, Cordón, Tres Cruces, La Blanqueada, Parque Batlle, and Buceo.
These areas do not all produce the highest net yield, but they offer broader tenant demand and more understandable rental liquidity for a beginner buyer.
Pocitos is the stability case. Its studio net yield is estimated at 4.3%, which is not the highest number in the table, but the area has strong lifestyle demand, services, transport, beach access, and resale appeal.
Cordón is more income-efficient. Its studio segment reaches 5.2% net yield, while its 1-bedroom segment sits at 4.7% net yield, supported by young professionals, students, and central workers.
Tres Cruces and La Blanqueada are practical rental markets. Tres Cruces benefits from transport and road access, while La Blanqueada benefits from hospitals, services, and central connectivity.
Buceo is a good middle ground because it has coastal appeal and everyday services without the same pricing pressure as Punta Carretas. For a cautious buyer, stable rental income usually comes from tenant depth, not just the highest yield column.
What type of residential property should a beginner investor buy to maximize rental profitability in Montevideo?
A beginner investor who wants to maximize rental profitability in Montevideo should usually buy a well-located studio or 1-bedroom apartment.
The best overall beginner format is often a 1-bedroom apartment because it balances entry price, tenant demand, liquidity, and easier management.
Studios often produce the strongest yield. Centro studios show 5.5% net yield, Palermo studios show 5.3%, and Cordón, Buceo, La Blanqueada, and Tres Cruces studios all sit above 5.0% net yield.
The trade-off is that studios can have higher turnover and a narrower tenant profile. A studio needs good light, layout, location, building condition, and manageable common expenses to perform well.
1-bedroom apartments usually give cleaner rental depth. In the dataset, 1-bedroom apartments in Centro, Tres Cruces, Buceo, Cordón, Palermo, and La Blanqueada offer a useful mix of 4.6% to 5.3% net yield and broad tenant appeal.
2-bedroom apartments can be more stable for couples, sharers, and small families, but the purchase price often rises faster than the rent. That is why many 2-bedroom segments in Pocitos, Malvín, Prado, and Punta Carretas fall to around 3.2% to 3.5% net yield.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Montevideo?
The neighborhoods that offer strong rental income with the lowest vacancy risk in Montevideo are Pocitos, Cordón, Buceo, Tres Cruces, La Blanqueada, and Parque Batlle.
These areas combine real tenant depth with reasonable rent levels, which matters more than chasing the single highest yield.
Pocitos has lower yields than Centro and Cordón, but it is one of the easiest neighborhoods for tenants to understand. A Pocitos studio is estimated at $24,000 monthly rent and 4.3% net yield, while a 1-bedroom is estimated at $31,000 monthly rent and 3.8% net yield.
Cordón offers a stronger income profile. Its studio segment reaches $22,000 monthly rent and 5.2% net yield, while the 1-bedroom segment reaches $27,000 monthly rent and 4.7% net yield.
Buceo is strong because it combines coastal access with a healthier rent-to-price relationship. Its 1-bedroom and 2-bedroom segments both show 4.8% net yield, which is high for a coastal neighborhood.
The honest interpretation is that low vacancy risk usually comes from a broad tenant base. Hospitals, transport, services, universities, beach access, and everyday convenience are stronger signals than a high rent headline alone.
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Which areas look overpriced relative to their rental income in Montevideo?
The areas that look most overpriced relative to their rental income in Montevideo are Punta Carretas, Pocitos, Malvín, and parts of Carrasco.
These are desirable places to live, but the rental income does not always justify the purchase price for a yield-focused investor.
Punta Carretas is the clearest example. Its 2-bedroom segment is estimated at $12,000,000 purchase price and $46,400 monthly rent, which produces only 4.6% gross yield and 3.2% net yield.
Pocitos is similar. A 2-bedroom apartment is estimated at $9,500,000 with $39,000 monthly rent, giving 4.9% gross yield and 3.5% net yield.
Malvín is not weak as a place to live, but it is less compelling as a rental income market. Its 2-bedroom segment shows 3.5% net yield, and its 1-bedroom segment shows 3.8% net yield.
Carrasco has high rents, but it also has larger tickets, higher maintenance expectations, and a narrower tenant pool. The practical takeaway is that high monthly rent can still be a low-yield investment when the purchase price and operating cost burden are too high.
Which neighborhoods should I avoid even if the rental yield looks attractive in Montevideo?
A beginner should avoid very cheap peripheral Montevideo neighborhoods even if the headline rental yield looks attractive.
Areas such as Cerro, Punta Rieles, Nuevo París, Jardines del Hipódromo, and similar low-liquidity outer districts may produce attractive spreadsheet yields because the purchase price is low.
The problem is that a low entry price can hide weaker tenant depth, weaker resale liquidity, more building-condition risk, safety perception issues, and a harder remote-management problem for a foreign buyer.
Centro and Cordón are safer high-yield examples because the yield is supported by real central demand. A Centro studio shows 5.5% net yield, while a Cordón studio shows 5.2% net yield.
That is very different from buying only because an outer-area property looks cheap. The rent may be less resilient, the tenant pool may be thinner, and the exit market may be harder to understand.
The beginner rule is simple: avoid a Montevideo rental property where the only attractive feature is the low purchase price. A strong rental investment needs rent depth, access, building quality, manageable costs, and resale liquidity.
Which neighborhoods look risky even though the rental yield is high in Montevideo?
The neighborhoods that can look risky even though the rental yield is high in Montevideo are cheap outer districts and older low-price stock outside the main rental-search belt.
The yield can look high because the denominator is small, not because the property has strong tenant demand.
In practical terms, an apartment priced far below the main Montevideo market can produce a high gross yield even with modest rent. But that does not mean the investor will have low vacancy, strong tenants, clean maintenance, or an easy resale exit.
This is why Centro, Cordón, Palermo, and Tres Cruces are better high-yield markets for beginners. Their strong numbers are supported by centrality, transport, work access, services, and tenant demand.
A Palermo studio, for example, is estimated at 7.0% gross yield and 5.3% net yield, while a Tres Cruces studio is estimated at 6.9% gross yield and 5.2% net yield.
The risk-adjusted lesson is to separate low-price yield from demand-supported yield. For foreign buyers looking at Montevideo residential property, that distinction matters more than the headline percentage.
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What neighborhoods should I avoid when buying a rental property in Montevideo?
When buying a rental property in Montevideo, a beginner should avoid very peripheral low-liquidity areas, weak old buildings, and expensive lifestyle zones purchased at income-investor prices.
The avoid list is not a full ban on neighborhoods. It is a warning to avoid the wrong type of property in the wrong micro-location.
Avoid Cerro, Punta Rieles, Nuevo París, Jardines del Hipódromo, and similar outer districts unless you have local management and strong block-by-block knowledge. The risk is tenant selection, resale liquidity, maintenance, and weaker demand visibility.
Avoid Punta Carretas or Pocitos if the goal is maximum rental yield and the price is not discounted. Punta Carretas 2-bedrooms show only 3.2% net yield, while Pocitos 2-bedrooms show 3.5% net yield.
Avoid large Carrasco units if you cannot manage vacancy and maintenance risk. Carrasco rents are high, but the property ticket is high and the tenant pool is narrower.
Avoid old buildings with unclear common expenses anywhere in Montevideo. High common expenses can damage the real net yield, especially in a small apartment where rent is not high enough to absorb surprises.
Which neighborhoods are seeing rental demand weaken, and why, in Montevideo?
The Montevideo neighborhoods where rental demand looks more fragile are mainly premium coastal segments such as Carrasco, Punta Carretas, and Pocitos.
These areas remain desirable places to live, but the rent ceiling is more visible when purchase prices and total monthly housing costs are already high.
Punta Carretas shows the clearest yield compression in the table. Its 2-bedroom segment reaches $46,400 monthly rent, but the $12,000,000 purchase price leaves only 3.2% net yield.
Pocitos also shows this pattern. The area has deep lifestyle demand, yet the 1-bedroom segment is estimated at 3.8% net yield and the 2-bedroom segment at 3.5% net yield.
Carrasco is more selective because larger or premium units often depend on high-income families, executives, diplomats, or expats. That can create longer vacancy risk even when the rent is high.
The practical recommendation is not to reject premium neighborhoods automatically. Instead, buy them only when the rent-to-price ratio still works after common expenses, vacancy, repairs, taxes, and management friction.
Which neighborhoods are seeing new developments that could create stronger rental demand in Montevideo?
The neighborhoods where new developments could create stronger rental demand in Montevideo are La Blanqueada, Cordón, Palermo, Centro, Tres Cruces, Prado, and parts of Parque Batlle.
These areas benefit from a combination of centrality, services, transport, hospitals, promoted housing, and newer apartment supply.
La Blanqueada is a practical example. A 1-bedroom apartment is estimated at $5,000,000 purchase price and $25,500 monthly rent, producing 4.6% net yield in a location supported by hospitals and cross-city access.
Cordón and Palermo benefit from centrality and lifestyle demand. Their studio segments show 5.2% and 5.3% net yield, which suggests rent demand remains strong enough to support compact apartment investment.
Tres Cruces has a different development logic. Its value comes from transport, road access, and practical mobility, which support 4.9% net yield for 1-bedroom apartments and 5.2% net yield for studios.
The warning is supply. New apartment projects can improve a neighborhood, but too many similar small units can also create rental competition. A buyer still needs to check building quality, common expenses, layout, light, and realistic rent.
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Which neighborhoods have become less attractive for property investors over the last 12 months in Montevideo?
The neighborhoods that have become less attractive for yield-focused property investors in Montevideo are Punta Carretas, Pocitos, Carrasco, and parts of Malvín.
The problem is not that these neighborhoods are bad. The problem is that purchase prices are high relative to realistic rent, and operating costs can compress net yield.
Punta Carretas has the weakest income profile in the dataset. Its 2-bedroom segment is estimated at 4.6% gross yield and 3.2% net yield, while its studio segment reaches only 3.8% net yield.
Pocitos is safer for tenant demand, but weaker for income efficiency. Its studio segment shows 4.3% net yield, while its 1-bedroom and 2-bedroom segments show 3.8% and 3.5%.
Carrasco can produce high monthly rent, including $87,600 for the 2-bedroom segment in the table. But the estimated $14,500,000 purchase price and higher cost burden reduce the net yield to 4.8%.
Malvín is a livable coastal area, but its larger apartments look modest for yield. A 2-bedroom unit is estimated at $9,500,000 and $39,000 monthly rent, producing only 3.5% net yield.
The practical conclusion is that these neighborhoods can still work for lifestyle, safety, or capital preservation. They are simply less attractive when the main goal is rental income.
Which property types are becoming harder to rent in Montevideo, and in which neighborhoods?
The property types becoming harder to rent in Montevideo are large expensive apartments and houses in premium areas, especially when total monthly cost is high.
This applies most clearly to Carrasco, Punta Carretas, Pocitos, and some Malvín properties.
The dataset shows that larger apartments often lose income efficiency. Punta Carretas 2-bedrooms show 3.2% net yield, Pocitos 2-bedrooms show 3.5%, Malvín 2-bedrooms show 3.5%, and Prado 2-bedrooms show 3.5%.
These properties can still rent, but the tenant pool is narrower. The owner may need a family, a higher-income couple, an executive tenant, a diplomat, or an expat household that accepts the full rent plus common expenses.
Compact apartments are easier when the location is right. Centro, Palermo, Cordón, Buceo, La Blanqueada, and Tres Cruces studios all show more than 5.0% net yield.
But small units are not automatically safe. A poorly located studio, a dark layout, high common expenses, or an old building with repairs can reduce tenant appeal quickly.
The practical rule is to buy the property type with the deepest renter pool for that exact neighborhood. In Montevideo, that usually means a studio or 1-bedroom apartment in a practical, liquid area rather than a large premium unit bought for yield.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Montevideo?
The bedroom count that offers the best balance between entry price, rental yield, and tenant demand in Montevideo is the 1-bedroom apartment.
Studios often produce the best pure net yield, but 1-bedroom apartments usually offer a wider renter base and better resale liquidity.
The studio numbers are strong. Centro studios reach 5.5% net yield, Palermo studios reach 5.3%, and Cordón, Buceo, La Blanqueada, and Tres Cruces studios all reach at least 5.1% net yield.
For a beginner buyer, however, a 1-bedroom can be easier to hold. Centro 1-bedrooms show 5.3% net yield, Tres Cruces 1-bedrooms show 4.9%, Buceo 1-bedrooms show 4.8%, and Cordón and Palermo 1-bedrooms show 4.7%.
2-bedroom apartments can work for stability, but they often require a higher purchase price without an equal rent increase. This is why the 2-bedroom net yield in Punta Carretas, Pocitos, Malvín, and Prado sits around 3.2% to 3.5%.
The honest recommendation is to start with a well-located 1-bedroom apartment unless a studio is clearly underpriced and easy to rent. That gives a foreign buyer a better balance between income, management, tenant depth, and future resale.
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INSIGHTS
These insights are drawn from the Montevideo residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Montevideo.
- Centro studios show one of the strongest income profiles in Montevideo. A $3,600,000 purchase price and $22,000 monthly rent produce 5.5% net yield, which is the highest net yield in the table.
- Montevideo rewards compact apartment formats. Studios usually beat 2-bedroom apartments on yield because the entry price is lower and rent remains strong enough in practical neighborhoods.
- 1-bedroom apartments are the cleanest beginner product. They do not always have the highest net yield, but they usually combine good tenant demand, easier resale, and more manageable ownership than larger units.
- Buceo is the best coastal income compromise in the dataset. It offers better yield than Pocitos and Punta Carretas while still benefiting from coastal demand and everyday services.
- Punta Carretas is attractive for lifestyle, but weak for income yield. Its 2-bedroom segment falls to 3.2% net yield, which is low compared with Centro, Cordón, Palermo, and Tres Cruces.
- Pocitos is a stable rental location, not a maximum-yield location. A buyer pays for demand, beach access, services, and resale appeal, but the rent-to-price relationship is less efficient.
- Cordón works best when the purchase ticket stays controlled. The studio segment shows 5.2% net yield, but overpaying for new stock or high common expenses can quickly reduce the advantage.
- Tres Cruces is a practical mobility market. Its bus terminal, road access, and central connections help support strong yields without relying on coastal prestige.
- La Blanqueada gives a useful balance of entry price and tenant demand. It is not glamorous, but hospitals, services, and cross-city access make the rental case easier to understand.
- Palermo deserves attention from income buyers. Its studio segment shows 5.3% net yield, which puts it close to Centro and above many better-known coastal areas.
- Malvín is safer as a place to live than as a high-yield investment. Its 2-bedroom net yield is 3.5%, which suggests the purchase price absorbs much of the rental benefit.
- Carrasco rents are high, but the tenant pool is narrower. Large or premium units can sit vacant longer and require more maintenance, so the rent headline should not be read as the return.
- Prado can work selectively, but apartment liquidity is thinner than in the core rental belt. The 2-bedroom segment shows only 3.5% net yield, so property selection matters.
- Gross yield is only the first filter in Montevideo. Common expenses, vacancy, repairs, leasing costs, administration, insurance, municipal tax, and tax friction can materially reduce real income.
- Foreign buyers should avoid cheap yield traps. A low purchase price in a weak outer district can create a high percentage yield on paper while creating harder tenant selection, maintenance, and resale risk.
- The strongest Montevideo investment signals combine several factors at once. A good rental property needs fair entry price, tenant depth, manageable common expenses, good building quality, central or practical access, and decent resale liquidity.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Montevideo neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and apartment type, we collected comparable sale listings from recognized Uruguay property platforms such as InfoCasas, Mercado Libre Inmuebles, and Gallito. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized in Uruguayan pesos. Where market listings were quoted in US dollars, we converted them into Uruguayan pesos to keep the table consistent. We used the median price as the main reference where possible, or the average only when the sample was clean.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected comparable rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying one flat discount across every segment. The deduction was adjusted by neighborhood and property type, reflecting differences in common expenses, vacancy risk, maintenance, management costs, leasing costs, tax friction, repairs, insurance, building costs, and other operating costs that matter for Montevideo apartments.
For residential property markets, listed purchase prices and asking rents are not enough by themselves. We also paid attention to property type, operating costs, building age, building condition, access, layout, common expenses, tenant depth, rental stability, and resale liquidity when those inputs were available in the raw data.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Fewer than 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Montevideo.
