How much are the rents in Punta Del Este right now? (2026)

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Axel Hochegger 🇺🇾

Director, ModoPunta

Axel lives in Punta del Este and is the director of ModoPunta.com, a magazine specialized in real estate and lifestyle along the eastern coast. He focuses on visual and editorial content creation, including location scouting and media tours, as well as coverage of exclusive properties for buyers and investors.

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Punta Del Este. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Punta Del Este as of 2026?

What's the average monthly rent for a studio in Punta Del Este as of 2026?

As of 2026, the average monthly rent for a studio in Punta Del Este is about UYU 24,000, or around US$600, or around €560.

For most studios in Punta Del Este in 2026, a realistic monthly rent range is UYU 20,000 to UYU 32,000, or about US$500 to US$800, or about €465 to €745.

The rent for a studio in Punta Del Este changes most with the exact location, because Península, Aidy Grill, Roosevelt and older Playa Mansa buildings are usually cheaper than studios with a sea view, garage or strong building amenities.

What's the average monthly rent for a 1-bedroom in Punta Del Este as of 2026?

As of 2026, the average monthly rent for a 1-bedroom apartment in Punta Del Este is about UYU 34,000, or around US$850, or around €790.

For most 1-bedroom apartments in Punta Del Este in 2026, a realistic monthly rent range is UYU 28,000 to UYU 52,000, or about US$700 to US$1,300, or about €650 to €1,210.

Within that range, cheaper 1-bedroom rents in Punta Del Este are usually found in Roosevelt, Aidy Grill and older Península buildings, while the highest 1-bedroom rents are usually in Playa Mansa, Playa Brava and better amenity buildings near the coast.

What's the average monthly rent for a 2-bedroom in Punta Del Este as of 2026?

As of 2026, the average monthly rent for a 2-bedroom apartment in Punta Del Este is about UYU 58,000, or around US$1,450, or around €1,350.

For most 2-bedroom apartments in Punta Del Este in 2026, a realistic monthly rent range is UYU 48,000 to UYU 80,000, or about US$1,200 to US$2,000, or about €1,115 to €1,860.

The cheaper 2-bedroom rents in Punta Del Este are usually in Roosevelt, Aidy Grill and inland parts of Mansa, while the most expensive 2-bedroom rents are usually in Playa Brava, Mansa seafront, Península waterfront and San Rafael.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Punta Del Este.

What's the average rent per square meter in Punta Del Este as of 2026?

As of 2026, the average rent per square meter in Punta Del Este is about UYU 720 per m² per month, or around US$18 per m², or around €17 per m².

Across Punta Del Este neighborhoods in 2026, a realistic monthly rent range is UYU 640 to UYU 960 per m², or about US$16 to US$24 per m², or about €15 to €22 per m².

Compared with normal year-round Uruguayan cities, Punta Del Este rents per square meter are higher because the city has a small annual rental market and strong seasonal competition from summer use.

In Punta Del Este, small furnished units, sea views, garage spaces, modern towers, security, pool access and walkability to Mansa, Brava or Península usually push rent per square meter above average.

How much have rents changed year-over-year in Punta Del Este in 2026?

As of 2026, average annual residential rents in Punta Del Este are about 5% higher than one year earlier.

This rent increase in Punta Del Este is mainly driven by limited annual rental supply, strong summer pricing expectations, foreign-owner pricing in dollars and better demand for furnished 1-bedroom and 2-bedroom apartments.

Compared with 2025, rent growth in Punta Del Este in 2026 looks steady rather than explosive, with prime coastal apartments rising faster than older inland units.

What's the outlook for rent growth in Punta Del Este in 2026?

As of 2026, the best estimate for full-year rent growth in Punta Del Este is about 4% to 6%.

The main drivers for Punta Del Este rents over the next year are moderate inflation, tourism demand, Argentine and Brazilian visitor flows, limited annual rental stock and the strength of the dollar-priced property market.

The strongest rent growth in Punta Del Este is expected in Península, Playa Mansa, Playa Brava, Aidy Grill, Roosevelt and San Rafael, especially for furnished apartments with garage and heating or cooling.

The biggest risks are weaker regional tourism, exchange-rate changes, more owners switching back from seasonal to annual rentals, or an economic slowdown that makes tenants more price-sensitive.

Which neighborhoods rent best in Punta Del Este as of 2026?

Which neighborhoods have the highest rents in Punta Del Este as of 2026?

As of 2026, the top high-rent apartment areas in Punta Del Este are Playa Brava, Playa Mansa seafront and Península waterfront, where many good 2-bedroom apartments rent around UYU 80,000 to UYU 100,000 per month, or about US$2,000 to US$2,500, or about €1,860 to €2,325.

These Punta Del Este neighborhoods command premium rents because tenants pay more for sea views, beach access, security, garage spaces, balconies, restaurants and buildings that feel easy to use in both summer and winter.

The typical tenants in these high-rent Punta Del Este neighborhoods are foreign renters, remote workers, retirees, high-income seasonal residents and families who want comfort without needing a car for every errand.

By the way, we’ve written a blog article detailing Sources and methodology: we compared neighborhood prices on Mercado Libre Uruguay, Gallito and INE census data. We ranked areas by typical rents, not trophy listings. We used our own local scoring for location quality.

Where do young professionals prefer to rent in Punta Del Este right now?

Young professionals in Punta Del Este usually prefer Aidy Grill, Roosevelt and Península because these areas balance rent, transport, services, restaurants and daily convenience.

In these Punta Del Este neighborhoods, young professionals usually pay about UYU 28,000 to UYU 44,000 per month, or about US$700 to US$1,100, or about €650 to €1,025 for a studio or 1-bedroom apartment.

These areas attract young professionals because Punta Del Este renters can reach supermarkets, buses, gyms, cafés, nightlife and the beach more easily than in quiet residential areas built mainly for families or summer houses.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Punta Del Este.

Where do families prefer to rent in Punta Del Este right now?

Families in Punta Del Este usually prefer Playa Mansa, San Rafael and Lugano because these areas offer calmer surroundings, larger homes and better daily comfort than the busiest parts of Península.

For 2-bedroom and 3-bedroom apartments in these Punta Del Este family areas, a typical rent range is about UYU 60,000 to UYU 120,000 per month, or about US$1,500 to US$3,000, or about €1,395 to €2,790.

These neighborhoods attract families because Playa Mansa has calmer beaches, San Rafael has better space and greenery, and Lugano gives more house-style living while staying close to Punta Del Este services.

Useful school and education options near family-friendly Punta Del Este areas include International College, St. Clare’s College, Woodside School, local schools in Maldonado and the CURE/Udelar Maldonado campus for older students.

Which areas near transit or universities rent faster in Punta Del Este in 2026?

As of 2026, the fastest-renting areas near transit or university-linked demand in Punta Del Este are Roosevelt, Maldonado Centro and the Terminal Maldonado area.

In these high-demand Punta Del Este and Maldonado corridors, a well-priced annual rental often stays listed for about 15 to 25 days instead of the wider city average of about 30 days.

A rental within practical walking distance of buses, services or university-linked demand can carry a premium of about UYU 4,000 to UYU 8,000 per month, or about US$100 to US$200, or about €95 to €185.

Which neighborhoods are most popular with expats in Punta Del Este right now?

The top expat rental neighborhoods in Punta Del Este are Península, Playa Mansa and San Rafael, with Playa Brava also popular among expats who want a more premium coastal apartment.

In these expat-friendly Punta Del Este neighborhoods, typical monthly rents usually range from UYU 40,000 to UYU 100,000, or about US$1,000 to US$2,500, or about €930 to €2,325.

Expats like these areas because Punta Del Este offers walkability, sea views, furnished apartments, restaurants, clinics, supermarkets, security and an easier lifestyle than more car-dependent suburbs.

The most visible expat and foreign-renter groups in Punta Del Este are Argentines, Brazilians, Europeans and North Americans, although Argentines and Brazilians usually shape the rental market the most.

And if you are also an expat, you may want to read our Sources and methodology: we used Ministry of Tourism data, Mercado Libre Uruguay and Gallito. We separated full-time expat demand from summer lifestyle demand. We also used our own foreign-renter profile analysis.

Who rents, and what do tenants want in Punta Del Este right now?

What tenant profiles dominate rentals in Punta Del Este?

The top tenant profiles in Punta Del Este are local workers and young professionals, foreign or seasonal residents, and retirees or remote workers who want a furnished coastal home.

A realistic split for Punta Del Este in 2026 is about 35% local workers and young professionals, 35% foreign or seasonal residents, and 30% retirees, remote workers and other lifestyle tenants.

Local renters usually seek practical studios and 1-bedrooms near Roosevelt or Maldonado, while foreign renters and retirees usually prefer furnished 1-bedroom and 2-bedroom apartments in Península, Mansa, Brava or San Rafael.

If you want to optimize your cashflow, you can read our Sources and methodology: we combined Tourism 1st quarter 2026 data, INE census data and CURE/Udelar context. We then matched tenant profiles to listing types. Our percentages are practical market estimates, not official census categories.

Do tenants prefer furnished or unfurnished in Punta Del Este?

In Punta Del Este, about 70% of apartment tenants prefer furnished rentals, while about 30% prefer unfurnished or semi-furnished rentals.

A furnished apartment in Punta Del Este can usually charge about UYU 4,000 to UYU 10,000 more per month, or about US$100 to US$250, or about €95 to €235, compared with a similar unfurnished apartment.

Furnished rentals are especially preferred by foreign tenants, remote workers, seasonal residents, retirees and people testing Punta Del Este before buying a property.

Which amenities increase rent the most in Punta Del Este?

The five amenities that usually increase rent the most in Punta Del Este are sea view, garage, security, pool or gym, and heating or air-conditioning.

In Punta Del Este, these amenities can each add about UYU 2,000 to UYU 12,000 per month, or about US$50 to US$300, or about €45 to €280, depending on the unit and location.

In our property pack covering the real estate market in Punta Del Este, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Punta Del Este?

The top five renovations for rental ROI in Punta Del Este are split air-conditioning, modern bathroom, modern kitchen, fresh neutral painting and durable furnished-apartment upgrades.

In Punta Del Este, these upgrades often cost about UYU 40,000 to UYU 400,000, or about US$1,000 to US$10,000, or about €930 to €9,300, and can raise rent by about UYU 2,000 to UYU 12,000 per month when done well.

Landlords in Punta Del Este should usually avoid over-personal luxury finishes, fragile designer furniture and expensive upgrades that look good in summer photos but do not improve winter comfort or annual tenant use.

How strong is rental demand in Punta Del Este as of 2026?

What's the vacancy rate for rentals in Punta Del Este as of 2026?

As of 2026, the practical annual-rental vacancy rate in Punta Del Este is about 6% to 8%.

Across Punta Del Este neighborhoods, realistic annual-rental vacancy ranges from about 4% to 6% in well-priced areas like Roosevelt, Aidy Grill and Mansa, to about 8% to 12% for overpriced luxury or highly seasonal units.

This vacancy rate is tighter than the physical emptiness of Punta Del Este suggests, because many empty apartments are second homes and are not truly available for annual tenants.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Punta Del Este.

How many days do rentals stay listed in Punta Del Este as of 2026?

As of 2026, a well-priced annual rental in Punta Del Este usually stays listed for about 30 days.

Across Punta Del Este, good 1-bedroom apartments in Roosevelt, Aidy Grill, Península and Mansa can rent in 15 to 25 days, while overpriced sea-view or luxury units can stay online for 45 to 75 days.

Compared with one year ago, days on market in Punta Del Este look slightly shorter for practical annual apartments, but still long for expensive listings that are priced like summer rentals.

Which months have peak tenant demand in Punta Del Este?

The peak months for tenant demand in Punta Del Este are October, November, December, January and February, with January being the strongest month by far.

This seasonal pattern happens because Punta Del Este is Uruguay’s main resort market, so summer visitors, foreign owners, workers and seasonal residents all compete for homes at the same time.

The lowest tenant demand in Punta Del Este usually appears in May, June, July and August, when the city is quieter and some landlords become more open to annual renters.

What will my monthly costs be in Punta Del Este as of 2026?

What property taxes should landlords expect in Punta Del Este as of 2026?

As of 2026, a landlord in Punta Del Este should often expect annual property-related public charges of about UYU 40,000 to UYU 80,000, or about US$1,000 to US$2,000, or about €930 to €1,860 for a normal apartment.

The realistic low-to-high range for property taxes and public charges in Punta Del Este is about UYU 24,000 to UYU 160,000 per year, or about US$600 to US$4,000, or about €560 to €3,720, depending on the property value, location and cadastral assessment.

Property taxes in Punta Del Este are mainly based on official property values, municipal charges, location and property characteristics, so a prime coastal unit can cost more than an older inland apartment with the same market rent.

Please note that, in our property pack covering the real estate market in Punta Del Este, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What utilities do landlords often pay in Punta Del Este right now?

In Punta Del Este, landlords most often pay or remain responsible for common expenses, building reserve charges, owner-side repairs, municipal charges and sometimes internet or setup costs in furnished rentals.

A realistic monthly landlord-side cost is about UYU 6,000 to UYU 18,000, or about US$150 to US$450, or about €140 to €420, with common expenses usually being the biggest recurring item.

In most Punta Del Este leases, tenants pay day-to-day consumption such as electricity and internet, while landlords carry owner charges, building costs and replacement costs for furnished apartments.

How is rental income taxed in Punta Del Este as of 2026?

As of 2026, rental income in Punta Del Este is generally taxed as Uruguayan-source real-estate income, with IRPF rules for resident individuals and IRNR rules for non-residents.

Landlords may be able to deduct or account for allowed costs depending on residency, structure and tax method, but a simple investor budget should reserve about 10% to 12% of gross rent before checking the exact case.

The most common tax mistakes in Punta Del Este are using gross rent as net rent, ignoring non-resident tax rules, forgetting local owner charges and treating seasonal income as if it had the same cost profile as an annual lease.

We cover these mistakes, among others, in our Sources and methodology: we used DGI IRPF guidance, DGI IRNR guidance and DGI real-estate income rules. We turned tax rules into a simple rental-yield budget. Exact treatment should be checked with a Uruguayan tax professional.

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.

What sources have we used to write this blog article?

Whether it’s in our blog articles or the market analyses included in our property pack about Punta Del Este, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.

We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source used	Why this source matters	How we used this source
INE Uruguay – IAI Alquileres	INE is Uruguay’s official statistics agency, so it is the strongest public source for rental-market indicators.	We used it to anchor the rent-inflation direction in Uruguay and Maldonado. We then adjusted the official trend to Punta Del Este with local listing evidence.
INE Uruguay – Indicadores de Alquileres y Compraventa	This official hub helps explain how Uruguay tracks rental and sale market series.	We used it to cross-check the rental-index approach. We also used it to avoid relying only on asking prices from property portals.
INE Uruguay – Censo 2023	The census is the official source for population and housing structure in Uruguay.	We used it to frame Maldonado’s resident base and housing stock. We also used it to explain why Punta Del Este can have many empty homes but limited annual rental supply.
INE Uruguay – Localidades censales	This source gives official locality-level demographic context.	We used it to separate Punta Del Este from the wider Maldonado department. We did this because Punta Del Este does not behave like a normal year-round city.
Ministerio de Turismo – Turismo Receptivo 2026	This is Uruguay’s official source for 2026 tourism demand.	We used it to understand visitor pressure on Punta Del Este rentals. We also used it because tourism affects how many homes are kept for seasonal use.
Ministerio de Turismo – 1st Quarter 2026 report	This official dataset covers the key summer months for Uruguay’s rental market.	We used it to identify the strongest seasonal months. We also used it to support the January to March pressure on Punta Del Este rental availability.
BCU – Informe de Política Monetaria	Uruguay’s central bank is the official source for inflation and macroeconomic conditions.	We used it to frame rent-growth expectations. We also used inflation conditions as a guardrail so the rent outlook stayed realistic.
BCU – Main indicators	The central bank publishes current monetary and inflation indicators for Uruguay.	We used it to cross-check the 2026 inflation context. We did this to avoid overstating rent growth in a moderate-inflation year.
DGI – Rentas inmobiliarias	DGI is Uruguay’s tax authority, so it is the reference source for rental income rules.	We used it to explain landlord tax obligations. We also used it to separate gross rent from after-tax rental income.
DGI – IRPF rendimientos de capital inmobiliario	This is the official DGI guide for resident landlord rental income under IRPF.	We used it to explain how resident landlords are taxed. We also used it to build the simple 10% to 12% income-tax reserve estimate.
DGI – IRNR	This is the official tax source for non-resident income in Uruguay.	We used it because many Punta Del Este owners are foreign or non-resident. We also used it to flag that tax treatment depends on residency.
Intendencia de Maldonado – Portal Tributario	The municipality is the local authority for property-related charges in Maldonado.	We used it to identify owner cost categories. We also used it to show that municipal charges are a recurring landlord cost.
Mercado Libre Uruguay – Punta Del Este apartment rentals	Mercado Libre is one of Uruguay’s largest property listing marketplaces.	We used it to estimate live asking rents by apartment size. We removed obvious luxury, seasonal and unrealistic listings before building our ranges.
Gallito – Punta Del Este apartment rentals	Gallito is a long-established Uruguayan classifieds and property portal.	We used it to cross-check Mercado Libre asking rents. We also used it to sanity-check studio and 1-bedroom apartment ranges.
CURE / Udelar Maldonado	Udelar is Uruguay’s public university, and CURE is its eastern regional campus.	We used it to identify student and staff rental demand near Maldonado. We also used it for the transit and university rental-demand section.
CODESA transport	CODESA is a local transport operator serving Maldonado and Punta Del Este.	We used it to identify useful transit corridors. We also used it to explain why Roosevelt, Maldonado Centro and terminal-adjacent areas rent faster.