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Punta del Este stands as one of Latin America's most expensive coastal real estate markets, with property prices reflecting its status as the region's premier beach destination. As of September 2025, the average apartment costs around $4,000 per square meter, while luxury beachfront properties can reach $10,000 per square meter in prime locations like Playa Brava and Playa Mansa.
Property prices vary significantly based on location, with beachfront apartments commanding premium prices compared to city center properties, and new developments selling for substantially more than older buildings from the 1970s-1990s era.
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Punta del Este property prices range from $150,000 for basic one-bedroom apartments to over $10 million for luxury penthouses. The average price per square meter sits at $4,000, with beachfront properties commanding significant premiums over city center locations.
Short-term rental yields typically range from 5-10% annually, with professional management and prime locations potentially reaching 12% gross returns during peak season periods.
| Property Type | Location | Price Range |
|---|---|---|
| One-bedroom apartment | City center | $150,000 - $400,000 |
| One-bedroom apartment | Beachfront | $300,000+ |
| Two-bedroom condo | Near Rambla | $240,000 - $500,000 |
| Three-bedroom house | Residential neighborhood | $300,000 - $700,000 |
| Luxury penthouse | Ocean views | $2 million - $10 million+ |
| Land plots | Central/Premium | $250,000 - $700,000 |
| Land plots | Suburban areas | $50,000 - $200,000 |
What's the average price per square meter for apartments in Punta del Este right now?
The average price per square meter for apartments in Punta del Este stands at $4,000 as of September 2025.
This figure represents the general market average for standard apartments across the city. However, luxury beachfront apartments in prime areas like Playa Brava, Playa Mansa, and La Barra command significantly higher prices, ranging from $5,000 to $10,000 per square meter.
The price per square meter varies considerably based on location, building quality, and amenities. Apartments with direct ocean access or panoramic views typically sell at the upper end of the price range, while properties located further inland or in older buildings fall closer to the average rate.
New developments in exclusive areas often exceed the $7,000 per square meter mark, particularly those featuring modern amenities, branded residences, or unique architectural features that appeal to international buyers.
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How much does a one-bedroom apartment cost in the city center compared to the beachfront?
One-bedroom apartments in Punta del Este's city center typically cost between $150,000 and $400,000, while beachfront properties start at $300,000 and can go significantly higher.
City center apartments offer more affordable entry points into the Punta del Este property market, with prices reflecting proximity to commercial areas, restaurants, and local services rather than direct beach access. These properties often appeal to year-round residents and investors seeking rental income from local workers.
Beachfront one-bedroom apartments command premium prices due to their coveted locations along Playa Brava, Playa Mansa, and other prime coastal areas. Properties in top beachfront buildings, particularly those with modern amenities and direct beach access, frequently exceed $400,000.
The price difference between city center and beachfront locations reflects the significant premium buyers pay for ocean proximity and views. Beachfront properties also tend to generate higher rental yields during peak season, justifying their elevated purchase prices for investment-minded buyers.
Buyers should expect to pay at least double for beachfront locations compared to similar-sized apartments in the city center, with the premium increasing for newer buildings and better positions within beachfront developments.
What's the typical range for two-bedroom condos near the Rambla?
Two-bedroom condos near the Rambla typically range from $240,000 to $500,000, depending on building age, amenities, views, and precise location.
Properties at the lower end of this range usually feature older construction from the 1980s and 1990s, basic amenities, and partial or no ocean views. These condos often require some renovation but offer good value for buyers seeking proximity to the waterfront without paying premium prices.
Mid-range properties in the $300,000 to $400,000 bracket typically feature better maintenance, some modern updates, and improved positioning within their buildings. These condos often include access to building amenities like pools, security, and parking facilities.
The upper end of the range, from $400,000 to $500,000, includes newer constructions, full ocean views, premium building amenities, and superior finishes. These properties often feature modern kitchens, updated bathrooms, and balconies or terraces with direct Rambla and ocean access.
Location along the Rambla significantly impacts pricing, with properties closest to popular beaches and dining areas commanding the highest prices within each building quality category.
How much would I expect to pay for a three-bedroom house in a residential neighborhood?
Three-bedroom houses in Punta del Este's residential neighborhoods typically range from $300,000 to $700,000, with modest family homes starting around $300,000 to $500,000.
| House Type | Location | Price Range |
|---|---|---|
| Basic three-bedroom | Standard residential | $300,000 - $400,000 |
| Mid-range family home | Good residential area | $400,000 - $550,000 |
| Updated family home | Desirable neighborhood | $550,000 - $700,000 |
| Luxury family home | Premium residential | $700,000 - $1,000,000 |
| Exclusive houses | Top neighborhoods | $1,000,000+ |
What's the price difference between older buildings and new developments per square meter?
Older buildings from the 1970s-1990s typically sell for $2,500 to $3,500 per square meter, while new developments range from $4,000 to $7,000 per square meter.
New developments command significantly higher prices due to modern construction standards, energy efficiency, contemporary design, and updated building amenities. These properties often feature state-of-the-art security systems, fitness centers, pools, and concierge services that older buildings lack.
Older buildings that have undergone comprehensive renovations can bridge the price gap somewhat, often selling for more than their unrenovated counterparts but still below equivalent new construction prices. The renovation quality and scope significantly impact the final pricing in these cases.
Exclusive or branded new developments can reach $10,000 per square meter, particularly those featuring unique architectural designs, premium locations, or luxury amenities that set them apart from standard new construction.
The price premium for new developments reflects not only the modern features but also lower maintenance costs, warranty protection, and the appeal to international buyers who prioritize turnkey properties requiring minimal immediate investment.
How much do luxury penthouses with ocean views usually go for?
Luxury penthouses with ocean views in Punta del Este typically range from $2 million to $10 million, depending on square footage, amenities, and direct ocean exposure.
Entry-level luxury penthouses, usually around 200-300 square meters with good ocean views and standard luxury amenities, start around $2 million to $3 million. These properties typically feature high-end finishes, private terraces, and access to building amenities like pools and security.
Mid-range luxury penthouses, spanning 300-500 square meters with panoramic ocean views and premium amenities, typically sell for $4 million to $7 million. These properties often include private pools, multiple terraces, wine cellars, and custom interior design elements.
The most exclusive penthouses, featuring over 500 square meters, direct beachfront access, private elevators, and unique amenities, regularly exceed $10 million. These ultra-luxury properties often include features like helicopter landing pads, private beach access, or custom architectural elements.
Prime penthouses in celebrated buildings with panoramic views of both the Atlantic Ocean and the Rio de la Plata can command the highest prices, particularly those in iconic developments that have become landmark properties in the area.
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What are the average costs of land plots for building, both central and suburban?
Central and premium residential land plots typically cost between $250,000 and $700,000, while suburban and outlying area plots start at $50,000 to $200,000.
Central plots near the beach or in established residential areas command premium prices due to their proximity to amenities, beach access, and existing infrastructure. These plots often come with approved building permits and established utility connections, justifying their higher costs.
The size of central plots varies significantly, with smaller parcels of 500-800 square meters typically falling in the $250,000 to $400,000 range, while larger plots exceeding 1,000 square meters can reach $700,000 or more depending on their exact location and development potential.
Suburban plots offer more affordable entry points for custom home construction, with larger parcels available for the same investment as smaller central lots. However, buyers should factor in additional costs for utility connections, road access, and potentially longer development approval processes.
Land prices in suburban areas have been rising as central plots become increasingly scarce, making these locations attractive for buyers seeking larger properties or investment opportunities in emerging neighborhoods.
How much is the typical annual property tax for a mid-range apartment?
The typical annual property tax for a mid-range apartment in Punta del Este ranges from $700 to $1,800, with luxury properties and penthouses exceeding $2,000 per year.
Uruguay's property tax system scales with location and assessed value, with prime coastal zones like Punta del Este carrying higher tax rates than inland areas. The tax calculation considers both the property's assessed value and its location within different municipal zones.
A standard two-bedroom apartment valued between $200,000 and $400,000 typically generates annual taxes in the $700 to $1,200 range. Properties valued above $500,000 often see tax bills exceeding $1,500 annually due to progressive tax structures.
Luxury properties, particularly those valued above $1 million, face significantly higher annual taxes, often exceeding $2,000 and sometimes reaching $5,000 or more for ultra-luxury penthouses and beachfront estates.
Property taxes in Uruguay are considered moderate by international standards, particularly when compared to similar luxury coastal markets in other countries, making Punta del Este attractive for international property ownership.
What are the average monthly condo fees for apartments by the beach?
Standard beachfront apartments typically incur monthly condo fees of $200 to $600, while luxury full-amenity towers charge $800 to $1,500 per month.
Basic beachfront buildings with standard amenities like security, maintenance, and cleaning services typically charge $200 to $350 monthly. These fees cover essential building operations, basic security, and common area maintenance without extensive luxury amenities.
Mid-range beachfront buildings featuring pools, fitness facilities, and enhanced security systems typically charge $350 to $600 monthly. These buildings often include additional services like concierge assistance, garden maintenance, and upgraded common areas.
Luxury beachfront towers with comprehensive amenities including 24/7 security, multiple pools, spa facilities, fitness centers, and concierge services charge $800 to $1,500 monthly. These premium buildings often feature additional services like valet parking, housekeeping coordination, and exclusive beach access.
The monthly fees, known locally as "gastos comunes," vary significantly based on building age, amenity levels, and management quality, with newer buildings typically charging higher fees due to more extensive amenities and higher operating standards.
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How much do maintenance and utilities add up to per month for a standard apartment?
Monthly maintenance and utilities for a standard apartment in Punta del Este typically total $150 to $250, covering water, gas, electricity, internet, and basic upkeep.
Basic utilities including water, electricity, and gas typically cost $80 to $120 monthly for a standard two-bedroom apartment, depending on usage patterns and seasonal variations. Air conditioning use during summer months can increase electricity costs significantly.
Internet and cable television services add approximately $30 to $50 monthly, with premium packages offering higher speeds and international programming commanding higher prices. Many buildings offer bulk service arrangements that can reduce individual unit costs.
Minor maintenance expenses, including cleaning supplies, small repairs, and occasional professional services, typically add $40 to $80 monthly to the overall cost structure. Properties in luxury buildings with extensive amenities face additional utility costs beyond standard condo fees.
Seasonal variations significantly impact utility costs, with summer months (December to March) showing higher electricity usage due to air conditioning, while winter months may see increased gas usage for heating in some properties.
What's the typical rental income for a two-bedroom apartment in high season and low season?
Two-bedroom apartments generate $4,000 to $6,000 monthly during high season (January-March) and $700 to $1,500 monthly during low season.
High season rental income reflects the peak tourist period when Punta del Este attracts visitors from across South America and international markets. Properties with ocean views, modern amenities, and prime locations can achieve the upper end of the rental range with 90-95% occupancy rates.
The high season rental market operates primarily on weekly rentals with fast turnover, allowing property owners to maximize income during the most lucrative months. Properties rented by the week during peak season often generate more than monthly rentals due to premium weekly rates.
Low season rental income drops significantly as tourist demand decreases and the local population shrinks. However, properties in good locations can still attract long-term renters, retirees, and business travelers who prefer the quieter off-season atmosphere.
Average annual Airbnb revenue for well-positioned two-bedroom apartments reaches approximately $22,000, based on data from June 2024 to May 2025, with average occupancy rates around 46% and daily rates averaging $134 per night.
How much return on investment can buyers generally expect from short-term rentals in Punta del Este?
Buyers can generally expect gross yields of 5% to 10% per year from well-chosen apartments, with luxury and unique properties in top areas potentially reaching 12% gross yield under professional management.
Standard apartments in good locations with basic amenities typically generate 5% to 7% annual gross yields, assuming reasonable occupancy rates and competitive pricing during both high and low seasons. These returns require active management and marketing to maintain consistent bookings.
Premium properties with ocean views, modern amenities, and prime beachfront locations often achieve 8% to 10% gross yields due to their ability to command higher daily rates and maintain better occupancy throughout the year.
Exceptional properties with unique features, luxury amenities, or exclusive locations can reach 12% gross yields when managed professionally with optimal pricing strategies, premium marketing, and exceptional guest services that justify higher rates.
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Professional property management becomes crucial for achieving higher yields, as experienced managers optimize pricing, maintain high service standards, and maximize occupancy through effective marketing and guest relationship management.
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.
Punta del Este's real estate market offers significant opportunities for both residential buyers and investors, with property prices reflecting the city's status as Latin America's premier coastal destination.
The combination of stable property values, strong rental yields, and moderate carrying costs makes Punta del Este an attractive option for international buyers seeking luxury coastal properties with investment potential.
It's something we develop in our Uruguay property pack.
Sources
- The LatinVestor - Average House Price in Uruguay
- The LatinVestor - Punta del Este Price Forecasts
- The LatinVestor - Punta del Este Property
- Properstar - Punta del Este Apartments
- Properstar - Punta del Este Flats
- Luxury Punta - Apartment Prices
- Properstar - 3 Bedroom Houses
- James Edition - Luxury Penthouse
- Luxury Punta - Penthouse Playa Brava
- Properstar - Land Plots