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What rental yield can you expect in Punta Del Este? (2026)

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SUMMARY

We analyzed residential property rental yields in Punta Del Este, as of 2026, for individual residential property buyers using the raw dataset provided. The work compares purchase prices, monthly rents, gross rental yields, and net rental yields across Punta Del Este neighborhoods and residential property formats.

This tracker is updated regularly, so the figures should be read as a current Punta Del Este residential property yield snapshot rather than a permanent forecast.

The main finding is that Punta Del Este is not a simple high-yield market. It is a seasonal, dollar-priced, lifestyle-driven coastal market where rental income often competes with personal use, wealth preservation, and resale liquidity.

The strongest net-yield areas in the dataset are Cantegril, Roosevelt, Península, Aidy Grill, and Pinares. These areas generally offer lower entry prices and broader tenant demand than the most prestigious beach and villa zones.

Cantegril 3-bedroom properties show the highest modeled net yield in the table, at 4.4%. Roosevelt 2-bedroom properties are also strong for a beginner buyer, with an estimated UYU 9,400,000 purchase price, UYU 46,000 monthly rent, 5.9% gross yield, and 4.1% net yield.

The weakest yield areas are El Golf, Beverly Hills, Manantiales, Montoya, La Barra, Punta Ballena, and parts of Playa Brava. These places can be excellent lifestyle locations, but high prices, garden and pool costs, security, repairs, and seasonal vacancy reduce the real rental return.

Apartments usually beat houses and villas for beginner rental yield in Punta Del Este. Villas can earn high absolute rent in summer, but their operating costs continue all year and can reduce net yield to around 2.0% to 2.6% in several premium areas.

Two-bedroom properties offer the best balance between entry price, tenant demand, and resale liquidity. One-bedroom properties can be efficient, but 2-bedroom apartments in Roosevelt, Cantegril, Península, Aidy Grill, and Playa Mansa usually offer a cleaner first investment case.

The practical takeaway for a foreign individual buyer is to focus on net yield, not headline rent. In Punta Del Este, common charges, maintenance, vacancy, leasing costs, garden costs, pool costs, and property management can change the result more than the neighborhood name alone.

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Residential property rental yields in Punta Del Este in 2026

This table compares residential property rental yields in Punta Del Este by neighborhood and bedroom count.

For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom properties.

The figures are shown in Uruguayan pesos and focus on the residential property types included in the dataset. Finally, please note you'll find much more detailed data in our real estate pack about Punta Del Este.

Neighborhood 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 3-bedroom property average purchase price 3-bedroom property average monthly rent 3-bedroom property gross rental yield 3-bedroom property net rental yield
Aidy Grill UYU 7,400,000 UYU 34,000 5.5% 3.6% UYU 11,800,000 UYU 52,000 5.3% 3.4% UYU 16,400,000 UYU 76,000 5.6% 3.7%
Beverly Hills UYU 10,400,000 UYU 46,000 5.3% 2.5% UYU 17,200,000 UYU 74,000 5.2% 2.4% UYU 27,600,000 UYU 124,000 5.4% 2.6%
Cantegril UYU 6,200,000 UYU 30,000 5.8% 4.0% UYU 9,800,000 UYU 48,000 5.9% 4.1% UYU 13,600,000 UYU 70,000 6.2% 4.4%
El Golf UYU 11,200,000 UYU 48,000 5.1% 2.1% UYU 19,200,000 UYU 80,000 5.0% 2.0% UYU 31,200,000 UYU 136,000 5.2% 2.2%
La Barra UYU 8,800,000 UYU 40,000 5.5% 2.4% UYU 16,800,000 UYU 76,000 5.4% 2.3% UYU 30,400,000 UYU 144,000 5.7% 2.6%
Manantiales UYU 10,400,000 UYU 50,000 5.8% 2.6% UYU 20,000,000 UYU 92,000 5.5% 2.3% UYU 36,000,000 UYU 172,000 5.7% 2.5%
Montoya UYU 9,600,000 UYU 44,000 5.5% 2.3% UYU 18,200,000 UYU 82,000 5.4% 2.2% UYU 32,800,000 UYU 156,000 5.7% 2.5%
Península UYU 6,600,000 UYU 31,000 5.7% 3.7% UYU 11,000,000 UYU 50,000 5.5% 3.5% UYU 15,600,000 UYU 70,000 5.4% 3.4%
Pinares UYU 5,800,000 UYU 28,000 5.8% 3.5% UYU 9,600,000 UYU 46,000 5.8% 3.5% UYU 15,200,000 UYU 72,000 5.7% 3.4%
Playa Brava UYU 9,200,000 UYU 40,000 5.2% 2.8% UYU 15,600,000 UYU 68,000 5.2% 2.8% UYU 24,800,000 UYU 108,000 5.2% 2.8%
Playa Mansa UYU 8,400,000 UYU 38,000 5.4% 3.2% UYU 14,000,000 UYU 62,000 5.3% 3.1% UYU 21,600,000 UYU 96,000 5.3% 3.1%
Punta Ballena UYU 7,600,000 UYU 34,000 5.4% 2.6% UYU 13,600,000 UYU 58,000 5.1% 2.3% UYU 24,800,000 UYU 112,000 5.4% 2.6%
Roosevelt UYU 6,000,000 UYU 29,000 5.8% 4.0% UYU 9,400,000 UYU 46,000 5.9% 4.1% UYU 13,200,000 UYU 66,000 6.0% 4.2%
San Rafael UYU 7,600,000 UYU 34,000 5.4% 2.9% UYU 13,200,000 UYU 58,000 5.3% 2.8% UYU 21,600,000 UYU 98,000 5.4% 2.9%

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Which neighborhoods offer the best net yield among areas people actually want to live in Punta Del Este?

The best net-yield neighborhoods among areas people actually want to live in Punta Del Este are Roosevelt, Cantegril, Península, Aidy Grill, and Pinares.

Roosevelt and Cantegril are the clearest income choices. Roosevelt 2-bedroom properties are estimated at UYU 9,400,000 with UYU 46,000 monthly rent, giving 5.9% gross yield and 4.1% net yield.

Cantegril is slightly stronger at the upper end of the table. Its 3-bedroom properties are estimated at UYU 13,600,000 with UYU 70,000 monthly rent, giving 6.2% gross yield and 4.4% net yield, the highest net yield in the dataset.

Península has slightly lower yields, but stronger liquidity. A 1-bedroom Península property is estimated at UYU 6,600,000 with UYU 31,000 monthly rent, giving 5.7% gross yield and 3.7% net yield.

For a beginner buyer, the practical signal is that the strongest Punta Del Este residential property rental yields come from useful, livable areas with lower entry prices, not from the most prestigious villa zones.

Where can I find residential properties with above-average yields and below-average entry prices in Punta Del Este?

The clearest above-average yield and below-average entry-price areas in Punta Del Este are Roosevelt, Cantegril, Pinares, and smaller Península properties.

Roosevelt is the cleanest example. A 1-bedroom property is estimated at UYU 6,000,000, with UYU 29,000 monthly rent and about 4.0% net yield.

Cantegril is also attractive for buyers who want a lower ticket size. Its 2-bedroom properties are estimated at UYU 9,800,000 with UYU 48,000 monthly rent, giving 5.9% gross yield and 4.1% net yield.

Pinares has low modeled entry prices, including UYU 5,800,000 for a 1-bedroom property and UYU 9,600,000 for a 2-bedroom property. Both segments show around 3.5% net yield.

The reason these areas work is that rents are supported by practical access and daily-living demand, while purchase prices are not inflated as much by beachfront prestige, trophy views, or villa scarcity.

Where does the rent level justify the purchase price most clearly in Punta Del Este?

The rent level justifies the purchase price most clearly in Roosevelt, Cantegril, Península, Aidy Grill, and Pinares.

Roosevelt and Cantegril have the most rational rent-to-price relationship in the table. Their 2-bedroom properties both sit near 5.9% gross yield, compared with 5.2% in Playa Brava and 5.0% in El Golf for similar bedroom counts.

Península also looks rational because renters pay for walkability, beach access, restaurants, and services. Its 1-bedroom property segment shows UYU 31,000 monthly rent on an estimated UYU 6,600,000 purchase price.

Aidy Grill is a useful middle option. Its 3-bedroom properties are estimated at UYU 16,400,000 and UYU 76,000 monthly rent, producing 5.6% gross yield and 3.7% net yield.

The honest interpretation is that Punta Del Este rewards properties where the renter pays for usefulness, not only status. We have actually built the our real estate pack about Punta Del Este to make sure you won’t buy in the wrong area. Check it out.

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Where is the best place to buy if I want stable rental income rather than maximum yield in Punta Del Este?

The best places to buy for stable rental income in Punta Del Este are Península, Roosevelt, Playa Mansa, Aidy Grill, and Cantegril.

Península is the most liquid rental location. Its 2-bedroom properties are estimated at UYU 11,000,000 with UYU 50,000 monthly rent and 3.5% net yield, supported by walkability and year-round visibility.

Playa Mansa is lower-yielding than Roosevelt, but it has a steadier residential profile. Its 2-bedroom properties show 3.1% net yield, which is not the highest return, but the renter base can be more stable.

Roosevelt and Cantegril are better for yield. They appeal to renters who want access, services, shopping, and practical daily living without paying beachfront prices.

The trade-off is simple. Stable rental income in Punta Del Este usually means accepting slightly lower yield in exchange for stronger tenant depth and easier resale.

What type of residential property should a beginner investor buy to maximize rental profitability in Punta Del Este?

A beginner investor in Punta Del Este should usually buy a well-located 1-bedroom or 2-bedroom apartment, with the 2-bedroom apartment often offering the best balance.

The best beginner format is a 2-bedroom property in Roosevelt, Cantegril, Península, Aidy Grill, or Playa Mansa. Roosevelt and Cantegril 2-bedroom properties both show about 4.1% net yield.

Villas can generate high absolute summer rent, but they usually carry heavier operating costs. In Manantiales, 3-bedroom properties are estimated at UYU 172,000 monthly rent, but net yield is only 2.5% after costs.

Apartments are easier to manage from abroad because common expenses, insurance, repairs, vacancy, and leasing costs are more predictable than gardens, pools, security, and seasonal house maintenance.

For rental profitability per peso invested, the practical takeaway is to buy a liquid 2-bedroom apartment before considering a large villa. We give you more details in the our real estate pack about Punta Del Este.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Punta Del Este?

The Punta Del Este neighborhoods that combine strong rental income with lower vacancy risk are Península, Roosevelt, Playa Mansa, Aidy Grill, and Cantegril.

Península has the strongest tenant visibility because renters value walking access to beaches, restaurants, services, and the port. A 1-bedroom Península property shows 3.7% net yield, which is solid for such a liquid area.

Roosevelt and Cantegril are practical income markets. Their 2-bedroom rents of UYU 46,000 and UYU 48,000 per month are supported by a broader budget-conscious tenant pool.

Playa Mansa has a calmer, more residential rental profile. Its 3-bedroom properties show UYU 96,000 monthly rent and 3.1% net yield, which can be more stable than a higher-seasonal-rent villa market.

The key point is that high rent alone is not the safest signal. Manantiales, Montoya, and La Barra can command high summer rents, but their off-season tenant depth is thinner.

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Which areas look overpriced relative to their rental income in Punta Del Este?

The areas that look most overpriced relative to rental income in Punta Del Este are El Golf, Beverly Hills, Playa Brava, Manantiales, Montoya, and parts of La Barra.

El Golf is the clearest yield warning. A 2-bedroom property is estimated at UYU 19,200,000 with UYU 80,000 monthly rent, giving only 5.0% gross yield and 2.0% net yield.

Beverly Hills also has weak income efficiency. Its 3-bedroom properties are estimated at UYU 27,600,000 and UYU 124,000 monthly rent, but net yield is only 2.6%.

Playa Brava has strong rents and prestige, but the purchase price absorbs much of the income. Net yield is modeled at 2.8% across all three bedroom counts.

The trade-off is not that these areas are bad places to own. They are simply better for lifestyle, status, personal use, or capital preservation than for beginner rental income.

Which neighborhoods should I avoid even if the rental yield looks attractive in Punta Del Este?

A beginner should be careful with Pinares, Punta Ballena, parts of La Barra, and older low-priced stock in Cantegril or Roosevelt even if the yield looks attractive.

Pinares can look tempting because 1-bedroom and 2-bedroom properties both show about 3.5% net yield. The risk is that some properties are less walkable, more car-dependent, or harder to rent year-round.

Punta Ballena has lifestyle appeal, but its income case is thinner. The 2-bedroom segment shows only 2.3% net yield, weaker than Roosevelt, Cantegril, Península, and Playa Mansa.

La Barra is riskier because the rental market is more seasonal. A 3-bedroom property shows 5.7% gross yield, but net yield falls to 2.6% after vacancy and maintenance costs.

The rule is to avoid any Punta Del Este property where the income depends on a perfect summer season but the costs continue through the whole year.

Which neighborhoods look risky even though the rental yield is high in Punta Del Este?

The high-yield but riskier Punta Del Este areas are Cantegril, Roosevelt, Pinares, and some lower-priced Península stock.

Cantegril 3-bedroom properties show the strongest modeled net yield in the dataset, at 4.4%. That is attractive, but investors still need to check building age, common expenses, parking, heating, and long-term renter appeal.

Roosevelt is also strong, with a 4.1% net yield for 2-bedroom properties and 4.2% for 3-bedroom properties. The risk is competition from many similar mid-market apartments.

Pinares can look cheap, but the tenant pool may narrow if the property is not near services or requires a car for everyday life.

For a foreign individual buyer, a slightly lower yield in Península or Playa Mansa can be safer than a higher number attached to weaker access, older property condition, or uncertain tenant depth.

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What neighborhoods should I avoid when buying a rental property in Punta Del Este?

For a beginner rental investor in Punta Del Este, the main avoid list is El Golf for yield, Beverly Hills for maintenance-heavy income, Punta Ballena for weak year-round tenant depth, and overpriced seasonal houses in La Barra, Montoya, or Manantiales.

El Golf should not be avoided as a place to live. It should be avoided as a yield-first rental purchase because modeled net yields are only 2.0% to 2.2%.

Beverly Hills has high absolute rents, but villas and houses bring higher garden, pool, repair, security, and management costs. Net yields around 2.4% to 2.6% are not beginner-friendly.

Punta Ballena is scenic, but the rental market is thinner and more lifestyle-driven. A 2-bedroom property models at 2.3% net yield, far below Cantegril or Roosevelt.

La Barra, Montoya, and Manantiales should not be avoided completely. They should be avoided by beginners unless personal use is part of the plan and the buyer understands seasonal rental management.

Which neighborhoods are seeing rental demand weaken, and why, in Punta Del Este?

The areas most exposed to weakening rental demand in Punta Del Este are La Barra, Montoya, Manantiales, Punta Ballena, and some Playa Brava towers.

The weakness is not a collapse. It is a risk created by seasonality, affordability, high ownership costs, and competition from other premium beach or villa listings.

Manantiales and Montoya depend heavily on summer tenants. Their 3-bedroom properties show high monthly rents of UYU 172,000 and UYU 156,000, but net yields are only 2.5% in both areas.

Playa Brava has prestige and strong tower supply, but purchase prices are high relative to rent. A 2-bedroom Playa Brava property shows UYU 15,600,000 purchase price and UYU 68,000 monthly rent, but only 2.8% net yield.

Punta Ballena is more exposed to weak year-round demand because it is less central for daily services and regular long-term renters. That makes rental income less certain outside the peak season.

Which neighborhoods are seeing new developments that could create stronger rental demand in Punta Del Este?

The neighborhoods where new development could support rental demand in Punta Del Este are Roosevelt, Cantegril, Playa Mansa, Playa Brava, Aidy Grill, and parts of San Rafael.

Roosevelt is especially important because it connects residential living with shopping, services, and access routes. This supports long-stay tenants, not only holiday renters.

Cantegril and Aidy Grill benefit from being close enough to Punta Del Este’s core while still cheaper than beachfront stock. This helps explain why Cantegril 2-bedroom properties show 4.1% net yield and Aidy Grill 3-bedroom properties show 3.7% net yield.

Playa Mansa benefits from calmer beach access and a more family-oriented rental profile. Its yields are moderate, but tenant stability can be better than in more seasonal beach villages.

The investor risk is supply. New development can deepen tenant demand, but too much premium supply can also create more rental competition unless the property has a clear advantage.

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Which neighborhoods have become less attractive for property investors over the last 12 months in Punta Del Este?

The neighborhoods that have become less attractive for yield-focused investors in Punta Del Este are Playa Brava, Manantiales, Montoya, El Golf, and Beverly Hills.

The problem is yield compression. Purchase prices and annual ownership costs are high relative to realistic rent, especially once vacancy and maintenance are included.

In Playa Brava, modeled net yield is only 2.8% across 1-bedroom, 2-bedroom, and 3-bedroom properties. That means strong rents are not enough to offset high beachfront pricing.

El Golf is even weaker for rental income. A 3-bedroom property is estimated at UYU 31,200,000 and UYU 136,000 monthly rent, but only 2.2% net yield.

Manantiales and Montoya remain desirable, but rental income is too seasonal to justify high prices unless the buyer also wants personal use. For a beginner buyer, these areas need a large purchase discount to make rental sense.

Which property types are becoming harder to rent in Punta Del Este, and in which neighborhoods?

The property types becoming harder to rent in Punta Del Este are large seasonal villas, expensive 3-bedroom beach houses, and older high-expense apartments without standout amenities.

The problem is strongest in La Barra, Montoya, Manantiales, Beverly Hills, El Golf, and some Playa Brava towers. These segments require tenants with higher budgets and stronger seasonal timing.

Large villas can command high summer rents, but the tenant pool is narrow. Manantiales 3-bedroom properties are estimated at UYU 172,000 monthly rent, but the net yield is only 2.5% after costs.

Older high-expense apartments are also risky. In Roosevelt or Cantegril, headline yields can look strong, but high common expenses, weak layouts, or poor building condition can reduce real income.

The easiest property type remains a practical 1-bedroom or 2-bedroom apartment in a well-located building. It has lower entry price, deeper tenant demand, and easier resale than a seasonal villa.

Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Punta Del Este?

The best bedroom count for a beginner in Punta Del Este is usually the 2-bedroom property.

Two-bedroom properties offer the strongest balance between purchase price, rent level, tenant demand, and resale liquidity. Roosevelt 2-bedroom properties are estimated at UYU 9,400,000, UYU 46,000 monthly rent, and 4.1% net yield.

Cantegril 2-bedroom properties are similar, at UYU 9,800,000 purchase price, UYU 48,000 monthly rent, and 4.1% net yield.

One-bedroom properties are cheaper and liquid, especially in Península and Roosevelt, but they can face more turnover and more competition from similar units.

Three-bedroom properties earn higher absolute rent, but they often move into larger apartments, houses, or villas with heavier costs. In El Golf, a 3-bedroom property rents for UYU 136,000 per month, but net yield is only 2.2%.

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INSIGHTS

These insights are drawn from the Punta Del Este 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 Punta Del Este.

  • Roosevelt 2-bedroom properties give one of Punta Del Este’s best beginner balances. The entry price is moderate, the rent is supported by practical demand, and the modeled net yield reaches 4.1%.
  • Cantegril has the strongest modeled income segment in the dataset. Its 3-bedroom properties reach 4.4% net yield, but the buyer still needs to check building condition and common expenses carefully.
  • Península is not the highest-yield area, but it has strong liquidity. For a foreign buyer, easier renting and easier resale can be worth more than a small yield difference.
  • Aidy Grill works as a middle-budget alternative to more expensive beach zones. It gives renters access without forcing the buyer to pay full beachfront pricing.
  • Playa Mansa looks more stable than Playa Brava for rental income. The net yield is slightly better, and the renter profile is less dependent on prestige and tower competition.
  • Playa Brava rents are high, but purchase prices keep net yields near 2.8%. That makes the area more convincing for lifestyle and status than for a first yield-focused purchase.
  • El Golf is excellent for lifestyle but weak for rental yield. Net yields around 2.0% to 2.2% are too low for most beginner income investors.
  • Beverly Hills has high absolute rents, but the operating cost burden is heavy. Garden, pool, security, and repair costs reduce the real return.
  • La Barra, Montoya, and Manantiales depend more on peak-season tenants. A strong summer can look attractive, but the winter vacancy risk matters just as much.
  • Villas can produce impressive monthly rent, but apartments usually produce cleaner net yield. A foreign beginner should not ignore the year-round cost of a pool, garden, security, and repairs.
  • Pinares looks cheap by Punta Del Este standards, but lower entry price is not enough. Access, tenant depth, road convenience, and property condition need strict checking.
  • Punta Ballena is attractive for lifestyle, but weaker year-round tenant depth reduces rental certainty. Its 2-bedroom net yield of 2.3% is a warning for yield-first buyers.
  • Two-bedroom properties are the most useful beginner format. They balance rent, liquidity, resale demand, and operating risk better than most 1-bedroom or 3-bedroom alternatives.
  • Gross yield is especially dangerous in Punta Del Este because seasonal vacancy and maintenance costs can erase the headline advantage. Net yield deserves more weight than rent alone.
  • The best Punta Del Este rental property is not always in the most famous location. It is the property with realistic rent, manageable costs, broad tenant demand, and a resale story that does not depend on one perfect summer season.
  • For a foreign individual buyer, the safest strategy is to buy usefulness. Walkability, services, practical access, building quality, and simple management matter more than prestige alone.

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OUR METHODOLOGY TO BUILD THIS TRACKER

To estimate purchase price, monthly rent, and rental yield in different Punta Del Este 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 property type, we collected comparable sale listings from recognized real estate platforms relevant to Punta Del Este, including Properstar, Engel & Völkers Uruguay, and Uruguay Sotheby’s Realty. 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, using a rounded working exchange-rate assumption where needed. We used the median price as the main reference where possible, or the average only when the sample was clean and comparable.

We then built the rental side of the dataset separately. For the same neighborhood and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.

Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. Gross rental yield is calculated as annual rent divided by estimated purchase price.

To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in building expenses, common charges, vacancy risk, maintenance, management costs, leasing costs, repairs, tax friction, utilities, garden costs, pool costs, security costs, and other property-level operating costs when relevant.

That matters in Punta Del Este because a small central apartment, a beachfront apartment, a residential house, and a seasonal villa do not have the same cost structure. A property with strong gross rent can still produce weak net yield if the operating burden is high.

For residential property markets, we also paid attention to property-level factors when available. These include building or property condition, age, access, layout, privacy, maintenance burden, rental seasonality, tenant depth, and resale liquidity.

Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 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 Punta Del Este.