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Punta del Este's apartment market shows strong performance with prices averaging $4,000 per square meter and luxury beachfront units reaching $10,000+ per square meter.
The city center offers one-bedroom apartments from $150,000 to $400,000 USD, while two-bedroom units near the beach typically cost $250,000 to $600,000 USD, with prime locations commanding significant premiums.
If you want to go deeper, you can check our pack of documents related to the real estate market in Uruguay, based on reliable facts and data, not opinions or rumors.
Apartment prices in Punta del Este range from $150,000 for basic one-bedroom units to over $1 million for luxury beachfront properties.
The market has experienced consistent growth of 10-12% annually over the past five years, driven by international demand and limited beachfront supply.
| Property Type | Price Range (USD) | Location Details |
|---|---|---|
| 1BR City Center | $150,000 - $400,000 | Central areas, walking distance to amenities |
| 2BR Near Beach | $250,000 - $600,000+ | Playa Brava, Playa Mansa proximity |
| Luxury Beachfront | $600,000 - $1,500,000+ | Direct ocean access, premium amenities |
| Price per sqm (Standard) | $4,000 | Average across all areas |
| Price per sqm (Prime) | $5,000 - $10,000+ | La Barra, Playa Brava locations |
| Monthly Condo Fees | $150 - $1,000+ | Varies by amenities and building type |
| Annual Property Tax | 1-2% of assessed value | $2,500-$5,000+ for standard 2BR |
What's the average price per square meter for an apartment in Punta del Este right now?
As of September 2025, the average price per square meter for apartments in Punta del Este is approximately $4,000 USD.
This baseline price applies to standard apartments across the city, but significant variations exist based on location and property quality. Prime beachfront areas and luxury developments command much higher rates, typically ranging from $5,000 to $10,000+ per square meter.
The pricing structure reflects Punta del Este's status as South America's premier beach resort destination. New luxury developments in areas like Playa Brava and La Barra consistently achieve the highest per-square-meter values, while older buildings in less central locations offer more affordable entry points.
Market data shows that pre-construction and recently delivered projects often command premium pricing due to modern amenities and international buyer demand. The Punta del Este apartment market demonstrates clear price stratification based on proximity to the ocean and overall development quality.
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How much does a one-bedroom apartment typically cost in the city center?
One-bedroom apartments in Punta del Este's city center typically cost between $150,000 and $400,000 USD.
The lower end of this range applies to older buildings or units requiring renovation, while the upper range reflects modern apartments with quality finishes and prime central locations. Properties closer to the main commercial areas and within walking distance of restaurants and shops command higher prices.
Units located further from the absolute center but still within reasonable distance typically range from $100,000 to $250,000 USD. These options often provide better value for buyers seeking central access without paying peak location premiums.
The city center market benefits from year-round rental demand, making these properties attractive for both personal use and investment purposes. Properties with modern amenities, parking spaces, and building security features typically achieve prices toward the higher end of the range.
What's the usual price range for a two-bedroom apartment near the beach?
Two-bedroom apartments near the beach in Punta del Este generally cost between $250,000 and $600,000 USD, with luxury beachfront units exceeding $1 million.
Properties within one or two blocks of Playa Brava or Playa Mansa typically fall within the core price range. Apartments with direct beach access or unobstructed ocean views command significant premiums, often reaching $800,000 to $1.5 million or more for luxury developments.
The proximity to specific beach areas significantly impacts pricing. Playa Brava properties, known for surfing and younger demographics, often cost 20-30% more than comparable units near Playa Mansa, which attracts families and older buyers seeking calmer waters.
New developments with hotel-style amenities such as pools, spas, and concierge services consistently achieve the highest prices in this category. Older beachside buildings offer more affordable options but may require renovation investments.
How do prices change between older buildings and new developments?
New developments in Punta del Este typically cost 20-35% more than comparable older buildings due to modern amenities and higher construction standards.
This price differential reflects several factors including updated electrical and plumbing systems, modern insulation, contemporary design elements, and enhanced security features. New buildings often include amenities like fitness centers, pools, and 24-hour concierge services that older properties lack.
Pre-construction purchases sometimes offer discounts of 10-15% compared to completed units, but buyers must factor in construction timeline risks and potential cost overruns. Recently delivered projects (within 2-3 years) maintain premium pricing due to their modern condition and warranty coverage.
Older buildings, particularly those from the 1980s and 1990s, may require significant renovation investments to meet current buyer expectations. However, these properties often feature larger room sizes and more solid construction compared to some modern developments.
Well-maintained older buildings in prime locations can offer excellent value, especially for buyers willing to invest in updates and modernization.
What's the typical difference in cost between apartments on lower floors and higher floors with sea views?
Apartments on higher floors with ocean views command premiums of 15-40% over similar units on lower floors without views.
The exact premium depends on the building height, view quality, and overall location. In luxury high-rise developments, penthouse units with panoramic ocean views can cost 50-100% more than ground-floor apartments in the same building.
Mid-level floors (3rd to 6th) with partial ocean views typically carry premiums of 15-25% compared to ground-level units. Higher floors (7th and above) with unobstructed ocean views generally achieve premiums of 25-40% or more.
The view premium is most pronounced in beachfront buildings where the ocean vista significantly enhances the living experience and rental potential. Buildings set back from the beach may have smaller view premiums since the ocean visibility is more limited.
Ground-floor apartments sometimes offer compensating features like private terraces or garden access, which can reduce the overall price differential compared to higher floors.
How much more expensive are apartments in prime areas like La Barra or Playa Brava compared to less central neighborhoods?
Apartments in prime areas like La Barra and Playa Brava cost 50-150% more than comparable units in less central neighborhoods.
| Location | Average Price per sqm | Premium vs. Central Areas |
|---|---|---|
| La Barra | $5,000 - $10,000+ | 50-150% higher |
| Playa Brava | $5,000 - $10,000+ | 50-150% higher |
| Central Peninsula | $3,000 - $4,000 | Baseline |
| Outer Suburbs | $2,200 - $2,800 | 30-40% lower |
| Residential Areas | $2,500 - $3,500 | 20-30% lower |
What's the average monthly condo fee or maintenance cost per apartment size?
Monthly condominium fees in Punta del Este vary significantly based on apartment size and building amenities.
One-bedroom apartments typically incur monthly fees of $150-$300, while two-bedroom units range from $200-$500 per month. Luxury buildings with extensive amenities can charge $600-$1,000+ monthly for maintenance and services.
Basic buildings with minimal amenities (elevator, basic security, cleaning) generally charge lower fees, while full-service developments with pools, gyms, spas, concierge services, and beachfront access command premium fees.
High-rise towers with ocean views often have higher maintenance costs due to elevator systems, wind resistance requirements, and specialized cleaning needs for exterior glass surfaces. Buildings with underground parking typically include these costs in the monthly fees.
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How much do annual property taxes usually add up to for a standard two-bedroom unit?
Annual property taxes in Punta del Este typically range from 1-2% of the assessed property value.
For a standard two-bedroom apartment valued at $250,000 USD, owners can expect annual property taxes of approximately $2,500-$5,000. Luxury properties and those in premium locations may face higher tax rates due to their elevated assessments.
The Uruguayan tax system assesses properties based on their market value, location, and characteristics. Beachfront properties and those in designated premium zones typically receive higher assessments, resulting in correspondingly higher annual tax obligations.
Property tax calculations also consider factors such as apartment size, building amenities, age of construction, and proximity to services. New luxury developments often face the highest tax rates due to their premium valuations and locations.
Foreign owners face the same tax obligations as domestic buyers, with no additional penalties or surcharges based on nationality.
What's the typical rental income you can expect from a one-bedroom apartment during high season?
During high season (December through February), one-bedroom apartments in Punta del Este typically generate monthly rental income of $1,500-$4,000 USD.
The rental range depends heavily on location, apartment quality, and specific amenities. Basic one-bedroom units in residential areas achieve rents around $1,500-$2,000 monthly, while luxury apartments with ocean views or beachfront access can command $3,000-$4,000+ per month.
Peak months of January and February often see the highest rental rates, with some premium properties achieving nearly $4,700 monthly during these periods. Properties with unique features like private terraces, premium furnishing, or exclusive building amenities can exceed standard rental ranges.
Short-term rental platforms like Airbnb often generate higher income than traditional monthly leases, particularly for well-located and well-appointed properties. Weekly rates during peak season can translate to monthly equivalents significantly above long-term rental rates.
How do off-season rental prices compare to peak season prices in terms of monthly income?
Off-season rental prices drop to $800-$1,500 USD monthly for the same one-bedroom apartments that rent for $1,500-$4,000 during peak season.
This represents a rental decrease of approximately 40-60% during the quieter months from March through November. The most dramatic drops occur in luxury properties that depend heavily on international tourism, while properties serving year-round residents maintain more stable pricing.
Properties with strong local demand or those suitable for long-term rentals to residents experience smaller seasonal variations. Apartments near year-round services and schools may only see 20-30% rental decreases during off-season periods.
Annual average rental income for a typical one-bedroom apartment used for short-term rentals averages approximately $22,000 per year across all seasons. This figure accounts for the significant seasonal variation and occasional vacancy periods between bookings.
Properties that can successfully transition between short-term tourist rentals and longer-term local rentals often achieve better annual income stability compared to those dependent solely on seasonal tourism.
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What's the average cost difference between furnished and unfurnished apartments for sale?
Furnished apartments in Punta del Este typically sell for 10-20% more than comparable unfurnished units.
This premium reflects the immediate move-in readiness and the quality of furnishing packages, which often include high-end furniture suitable for the luxury market that characterizes much of Punta del Este. Properties furnished to rental standards with durable, attractive pieces command the highest premiums.
The furnished premium is most pronounced in the short-term rental market, where turnkey properties appeal to investors seeking immediate rental income. Luxury furnished apartments with designer furniture and high-end appliances can command premiums exceeding 20%.
Furnished properties also offer advantages in terms of rental potential, as most vacation renters prefer fully equipped units. This can translate to higher rental yields that justify the additional purchase cost over time.
However, buyers planning long-term residence may prefer unfurnished properties to accommodate their personal style and furniture preferences, making the furnished premium less attractive for this buyer segment.
How much have apartment prices in Punta del Este increased per year over the past five years?
Apartment prices in Punta del Este have increased approximately 10-12% annually over the past five years, with luxury and beachfront properties experiencing growth rates of up to 15% per year.
This growth rate significantly exceeds regional inflation and demonstrates the market's resilience and strong international demand. The peninsula area has experienced the most consistent price appreciation, driven by limited land availability and continued development pressure.
Several factors have contributed to this sustained price growth including increased international buyer interest, limited beachfront development opportunities, strong rental yields, and Uruguay's political and economic stability compared to neighboring countries.
Luxury developments and beachfront properties have outperformed the general market, with some premium projects achieving annual appreciation rates of 15-18%. New construction in prime locations has consistently commanded higher prices upon delivery compared to initial pre-construction pricing.
It's something we develop in our Uruguay property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Uruguay versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The Punta del Este apartment market offers strong investment fundamentals with consistent price appreciation and solid rental yields.
Buyers should carefully consider location premiums, ongoing costs, and seasonal rental variations when making investment decisions in this premier South American beach resort destination.
Sources
- The Latin Investor - Punta del Este Property Market
- The Latin Investor - Punta del Este Price Forecasts
- The Latin Investor - Average House Prices in Uruguay
- Expat Exchange - Cost of Living in Punta del Este
- Overseas Property Alert - Punta del Este vs Vina del Mar
- Luxury Punta - Price Comparison by Areas
- International Living - Cost of Living in Uruguay
- La Cite Uruguay - Property Taxes in Uruguay
- Guruguay - Property Taxes in Uruguay
- Airbtics - Annual Airbnb Revenue in Punta del Este