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Uruguay's property market offers diverse pricing across different regions, with significant variations between coastal areas, urban centers, and rural locations.
Property prices per square meter range from $600 in rural areas to over $10,000 for luxury beachfront properties in Punta del Este, making location the primary factor determining real estate values.
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As of September 2025, Uruguay's national average property price stands at approximately $2,420 per square meter for residential properties.
Coastal areas like Punta del Este command premium prices of $4,000-$10,000+ per sqm, while inland rural areas offer properties from $600-$1,750 per sqm.
| Location | Price Range per sqm (USD) | Property Type |
|---|---|---|
| Punta del Este (Luxury Beachfront) | $7,000 - $10,000+ | Premium coastal properties |
| Montevideo (Prime Areas) | $3,500 - $4,260 | Central urban apartments/houses |
| Montevideo (Standard Areas) | $2,420 - $3,500 | Regular residential properties |
| Punta del Este (Standard) | $4,000 | Standard coastal properties |
| Inland Towns | Under $1,750 | Small town properties |
| Rural Areas | $600 - $1,200 | Countryside properties |
| Montevideo (Budget Areas) | Starting at $750 | Most affordable neighborhoods |
What is the current average price per square meter in Uruguay?
The national average price per square meter for residential properties in Uruguay stands at approximately $2,420 as of September 2025.
This figure represents a comprehensive average across all property types and locations, from budget rural properties to luxury coastal developments. The Uruguay residential market has maintained steady growth, with prices reflecting both local demand and international investment interest.
However, this national average masks significant regional variations that potential buyers must understand. Prime locations in Montevideo command prices between $3,500-$4,260 per square meter, while the most affordable neighborhoods in the capital start at around $750 per square meter.
Coastal areas, particularly Punta del Este, significantly exceed the national average with standard properties averaging $4,000 per square meter and luxury beachfront developments reaching $7,000-$10,000+ per square meter.
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How does the price per square meter vary between Montevideo, Punta del Este, and inland areas?
Price variations between Uruguay's key regions are substantial, reflecting differences in amenities, infrastructure, and market demand.
| Region | Price Range per sqm (USD) | Key Characteristics |
|---|---|---|
| Montevideo Prime Areas | $3,500 - $4,260 | Central districts, best infrastructure |
| Montevideo Standard Areas | $2,420 - $3,500 | Residential neighborhoods, good access |
| Montevideo Budget Areas | $750 - $2,420 | Peripheral areas, developing infrastructure |
| Punta del Este Luxury | $7,000 - $10,000+ | Beachfront, premium amenities |
| Punta del Este Standard | $4,000 | Coastal access, tourist facilities |
| Inland Towns | Under $1,750 | Small urban centers |
| Rural Areas | $600 - $1,200 | Agricultural land, limited services |
What is the price difference per square meter between urban and rural properties?
Urban properties in Uruguay command significantly higher prices per square meter compared to rural alternatives, with differences often exceeding 300-400%.
Urban properties in major centers like Montevideo, Colonia, and Maldonado typically range from $2,420-$4,260 per square meter. These prices reflect access to infrastructure, employment opportunities, healthcare, education, and cultural amenities that urban areas provide.
Rural and inland properties frequently fall below $1,750 per square meter, with many rural districts offering properties between $600-$1,200 per square meter. These lower prices reflect limited infrastructure, fewer services, and reduced employment opportunities outside agricultural sectors.
The price gap between urban and rural properties has been widening as foreign investment and domestic migration concentrate in urban coastal areas. Rural properties near developing tourist corridors or wine regions may command higher prices than typical agricultural land.
Transportation access significantly impacts rural property values, with properties near major highways or within commuting distance of urban centers maintaining higher per-square-meter values than isolated rural locations.
What are the current trends in price per square meter over the last five years?
Uruguay's property market has experienced steady appreciation over the past five years, with coastal and luxury segments showing the strongest growth rates.
Urban prices in Montevideo have risen at a modest 2-3% annually since 2020, reflecting steady economic conditions and consistent domestic demand. This growth rate has kept pace with inflation while providing reasonable returns for property investors.
Punta del Este has experienced more dramatic appreciation, with annual growth rates of 8-12% driven by international investment and luxury tourism development. The coastal luxury market has become increasingly attractive to Argentine, Brazilian, and European buyers seeking stable investments.
Interior and emerging coastal regions have seen the most dramatic increases, with select emerging districts experiencing 10-15% annual price growth. These areas benefit from infrastructure development and increasing recognition as alternative investment destinations.
New construction and luxury developments have particularly driven price appreciation along the coast, with premium properties consistently outperforming the broader market in terms of price growth and rental yield potential.
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How much do new construction properties cost per square meter compared to older buildings?
New construction properties in Uruguay typically command premium prices compared to older buildings, with price differences varying significantly by location and quality.
The nationwide average for newly built houses stands at approximately $2,038 per square meter as of mid-2025. However, this figure masks significant regional variations, with new construction in prime locations commanding much higher rates.
Newly built luxury properties in Montevideo and Punta del Este typically exceed $3,500-$4,500 per square meter, reflecting modern amenities, energy efficiency, and contemporary design standards. These developments often include features like smart home technology, premium finishes, and enhanced security systems.
Older buildings in less desirable or non-central areas can start as low as $1,200-$2,500 per square meter, making them attractive options for budget-conscious buyers or investors seeking renovation opportunities.
The price premium for new construction reflects not only modern amenities but also reduced maintenance costs, energy efficiency, and compliance with current building codes and safety standards.
What is the average price per square meter for apartments versus houses?
Apartments in urban centers typically cost $2,500-$4,000 per square meter, while houses show more price variation depending on location and condition.
Urban apartments, particularly in prime Montevideo locations, often command higher per-square-meter prices due to amenities, security features, and central locations. High-rise developments with ocean views or premium amenities can exceed $4,000 per square meter.
Houses demonstrate more price variation, with central, modern houses fetching similar or higher prices than apartments in the same areas. Traditional homes in developing neighborhoods may offer better value, with some properties available around $1,425 per square meter for substantial properties.
The apartment market benefits from lower maintenance requirements and shared amenities like pools, gyms, and security services. Houses typically offer more space and privacy but require higher maintenance investments and individual utility management.
Foreign buyers often prefer apartments for their convenience and security features, while local buyers seeking long-term residence frequently choose houses for space and customization opportunities.
How do prices per square meter differ between coastal areas and non-coastal areas?
Coastal properties command substantial premiums over inland alternatives, with price differences often exceeding 200-300% in comparable property categories.
Coastal areas, particularly Punta del Este and Montevideo's coastal districts, range from $4,000-$10,000+ per square meter for high-end or ocean-view properties. These premium prices reflect beachfront access, tourism infrastructure, and international investment demand.
Non-coastal urban areas typically range from $2,420-$3,500 per square meter, while inland rural properties frequently fall below $1,750 per square meter. The coastal premium reflects both lifestyle amenities and investment potential through vacation rental markets.
Emerging coastal regions outside Punta del Este are experiencing rapid price appreciation as investors seek alternatives to the established luxury market. These areas offer coastal access at more accessible price points while maintaining growth potential.
The coastal-inland price gap continues expanding as international tourism and remote work trends increase demand for properties with beach access and scenic views.
What is the price per square meter for land compared to built properties?
Raw land typically sells for significantly less per square meter than built properties, though premium locations can approach developed real estate prices.
Undeveloped land in standard locations usually costs 30-50% less per square meter than comparable built properties, reflecting the additional value of construction, infrastructure connections, and immediate habitability.
However, beachfront land in premium locations like Punta del Este can rival or exceed the per-square-meter cost of existing developed properties due to scarcity and development potential. Prime coastal lots may cost $3,000-$6,000+ per square meter before any construction.
Interior land for agricultural or residential development typically ranges from $300-$800 per square meter, making it attractive for custom construction projects or long-term investment strategies.
Development-ready land with utilities and permits commands premium prices, often reaching 70-80% of comparable built property values while offering customization opportunities for buyers.
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 are the typical rental yields per square meter, and how do they compare to purchase prices?
Uruguay offers competitive rental yields ranging from 4-12% annually, with coastal tourist areas providing the highest returns per square meter invested.
Montevideo delivers steady rental yields of 4-5% annually, reflecting stable demand from working professionals and students. At current prices of $2,420-$4,260 per square meter, investors can expect monthly rental income of $8-18 per square meter.
Punta del Este offers the strongest yields for short-term rentals at 5-12% annually, particularly in luxury and seasonal segments. Properties costing $4,000-$10,000 per square meter can generate $17-80 per square meter monthly during peak tourist seasons.
The national average yield of approximately 6.5% compares favorably with regional markets and provides attractive returns relative to purchase prices. Rural properties offer lower yields but also require smaller initial investments per square meter.
Seasonal variations significantly impact coastal rental yields, with properties generating 60-70% of annual income during the December-March peak tourist season.
How do property taxes and transaction costs impact the effective price per square meter?
Transaction costs typically add 7-8% to the purchase price, significantly impacting the effective cost per square meter for property buyers.
These costs include real estate agent commissions (typically 3-6%), notary fees (1-2%), transfer taxes (2%), and legal fees (1-2%). For a property priced at $3,000 per square meter, buyers should budget an additional $210-$240 per square meter for transaction costs.
Annual property taxes in Uruguay are relatively moderate, typically ranging from 0.5-1.5% of assessed property value. However, luxury properties and non-resident owners may face higher tax rates that impact long-term ownership costs per square meter.
Foreign buyers should budget for additional legal and currency exchange costs that can add another 1-2% to the effective purchase price per square meter.
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What is the average price per square meter in luxury properties compared to standard housing?
Luxury properties command substantial premiums, with per-square-meter prices often reaching 3-4 times standard housing costs in the same areas.
The luxury sector, particularly beachfront properties in Punta del Este and prime Montevideo locations, averages $7,000-$10,000+ per square meter. These properties feature premium finishes, exclusive amenities, and prime locations that justify significant price premiums.
Standard urban housing typically ranges from $2,500-$4,000 per square meter, reflecting good quality construction and amenities without luxury features. This segment provides solid value for residents and investors seeking steady appreciation and rental income.
Luxury properties often include features like private beach access, concierge services, premium appliances, and architectural significance that create additional value beyond basic square footage calculations.
The luxury market has shown stronger price appreciation and resilience during economic uncertainties, making it attractive for high-net-worth investors despite higher entry costs per square meter.
How do foreign buyer trends influence the price per square meter in Uruguay?
Foreign investment demand, particularly from Argentina, Brazil, and Europe, significantly drives price appreciation in premium market segments.
International buyers concentrate their purchases in Punta del Este, prime Montevideo neighborhoods, and emerging coastal locations, creating upward pressure on prices in these areas. Foreign demand has been particularly strong for properties exceeding $3,000 per square meter.
Argentine buyers, attracted by Uruguay's political stability and favorable tax environment, have been especially active in the luxury coastal market. Brazilian investors focus on vacation properties and rental investments in tourist areas.
European buyers, particularly from Spain and Germany, increasingly view Uruguay as an attractive alternative to traditional destinations, driving demand for premium properties and sustaining high-end development projects.
Foreign investment has created a two-tier market, with international-focused properties commanding premium prices while domestic-oriented properties maintain more moderate appreciation rates. This trend particularly impacts coastal areas where foreign buyers compete for limited beachfront inventory.
Currency stability and favorable residency programs continue attracting foreign investment, supporting sustained demand and price growth in premium market segments.
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.
Understanding Uruguay's property market requires careful analysis of regional price variations and market trends.
It's something we explore in detail in our Uruguay property pack, providing comprehensive data and insights for informed investment decisions.
Sources
- Aparthotel Uruguay Market Analysis
- Average House Prices in Uruguay - The Latinvestor
- Uruguay Price Forecasts - The Latinvestor
- Best Countries for Real Estate Investment 2025
- Punta del Este Real Estate Market 2025
- Urban vs Rural Property Price Comparison
- Uruguay Real Estate Forecasts - The Latinvestor
- Global Property Guide - Uruguay Square Meter Prices