Summary
An Airbnb in Uruguay is legal and easy to set up, but it is rarely a good investment on its own: with average AirROI revenue, a managed 1-bedroom in Pocitos or a 2-bedroom in Punta del Este nets around zero after costs and the 10.5% rental tax.
The legal base is Law 20.352 of September 2024: no national cap on nights, no owner-occupancy rule, and seasonal tourist leases of up to 120 days with a 15-day eviction deadline.
The law says hosts must sign up in a Ministry of Tourism register and show the number in every ad, but the ministry's implementing rules, presented as a draft in November 2025, were still not confirmed in force in October 2026.
In Montevideo, AirROI's average listing charges UYU 2,936 a night (about USD 73), is booked 44% of the time and brings in about UYU 312,000 a year (about USD 7,780) over the 12 months to September 2026.
Punta del Este pays more per night, USD 192 on average and USD 221 from December to February, but occupancy is only 34.6% over the year and the average listing grosses USD 11,445.
Fixed costs are what hurt: in a Pocitos building, common charges, utilities and property taxes come to about UYU 168,000 a year (about USD 4,190) whether you have guests or not.
Tax is not optional: residents pay IRPF and non-residents IRNR at 12% of taxable rent, collected in practice as a 10.5% advance on gross rent, so every "net" figure in this article is after that tax.
Run full-time at AirROI's average rate and occupancy, the same Montevideo flat nets about 0.7% a year with a manager and 2.0% if you host it yourself, while a long-term lease at UYU 29,368 a month nets about 3.7%.
Competition is rising fast in Montevideo, where AirROI counts 2,487 listings, 32% more than a year earlier; Punta del Este grew only 5.6%, to 2,807 listings.
For the 2026-27 summer, El Cronista expects Punta del Este rents 10% to 20% higher in dollars, while Forbes Argentina hears of a season similar to the last one with a shorter peak: either way, it helps owners who already have a well-reviewed listing more than newcomers.
The safest Airbnb buy is a 1-bedroom: it is 42% of Montevideo's listings, books 47% of nights and needs less money and less management than a beach house.
Our advice: buy a flat that works as a long-term rental first, check the building's rules and common charges before signing, and only switch it to Airbnb if you can host it yourself or reach at least UYU 682,000 a year (about USD 17,000) in Montevideo or USD 24,600 in Punta del Este, the revenue our model needs for a 4% net yield.
Ask an agent in
Uruguay, for free.
Some buildings ban short stays. They know which ones.
Message a proCan I legally run an Airbnb in Uruguay?
Is short-term renting allowed?
Yes. In 2026, short-term renting is allowed in Uruguay for apartments, houses and beach homes.
The national framework is Law 20.352 of September 2024, which regulates tourist accommodation in private homes instead of banning it.
Article 3 of the law says the owner, operator or manager must file a sworn declaration in the Ministry of Tourism's register and put the registration number in every public offer, including online listings.
On top of the law, check your building's rules (reglamento de copropiedad), municipal noise rules, guest safety and your tax filings before taking short stays.
If you ignore the framework, the risks are fines, losing the right to advertise once the register is enforced, and tax problems with DGI.
Are there minimum-stay rules or caps on nights per year?
No. Uruguay has no national cap on nights per year (like the 90-night limits seen in some cities abroad) and no national minimum stay for ordinary Airbnb rentals.
There is also no rule that applies only to foreign owners or non-resident hosts.
The number that matters is 120 days: Law 20.352 treats a tourist lease of up to 120 days as a seasonal lease, and if a guest stays on after the end date, the eviction deadline is 15 days.
Do I have to live there, or can I Airbnb a second home?
You don't have to live there. A second home or an investment flat can be rented short term, which is exactly how most beach homes in Maldonado and Rocha already work.
What you need for a second home is the same as for any host: registration once the system runs, tax filings, a building that allows it and someone local for keys, cleaning and repairs.
The real difference is operational: when you live abroad, every broken boiler or late check-in costs you a manager's fee or a bad review.
Can I run several Airbnbs under one name?
Yes. We found no national limit on how many listings one person or company can run in Uruguay.
A bigger portfolio does change your paperwork: each unit needs its own registration once the register runs, your rental tax filings grow, and if you add hotel-type services (breakfast, daily cleaning) DGI may treat part of it as a taxable service subject to IVA.
The point of the register is to make tourist housing traceable and taxable, not to stop people from owning several units.
Do I need a licence or a business registration to host?
You don't need a business licence for one or two flats, but you should plan for the Ministry of Tourism register that Law 20.352 created.
The process set out in the law and the 2025 draft: register the property, get a registration number and show it in every listing.
Expect to provide property details, owner or manager details, a sworn declaration and your tax ID; a non-resident who pays the monthly tax advance directly needs a tax registration with DGI.
We found no published fee for the register, so budget for an accountant (contador) rather than a licence fee.
Are there neighborhood bans or restricted zones for Airbnb?
No. We found no national or municipal neighborhood ban on Airbnb in Uruguay.
The real restrictions are building rules, and they bite hardest where short stays are most common: Pocitos, Punta Carretas and Ciudad Vieja in Montevideo, and the Península, Playa Brava, Playa Mansa, La Barra and José Ignacio around Punta del Este.
Before you buy, ask the building administrator for the reglamento de copropiedad and the last assembly minutes: some buildings limit short stays or charge extra for them.
Has Uruguay's Airbnb registry actually started?
Not fully. Law 20.352 has been in force since September 2024, but the detailed rules that make the register work still depend on a Ministry of Tourism regulation.
The ministry presented its draft regulation on November 24, 2025. Around the same time, the government said the rules would not apply in the 2025-26 summer season and would not create new taxes.
The tourism sector was still complaining that the regulation was late, and in October 2026 we found no final decree published on IMPO.
What this means for you: the obligation to register and show a number is already in the law, so treat it as coming, not optional. Keep your property papers, building rules and tax ID ready, and add the number to your listing as soon as the register opens.
Two things the draft does not change: you still pay rental tax to DGI today, and seasonal leases still follow the 120-day rule.
Ask a property manager in
Uruguay, for free.
They see which units stay booked and which sit empty.
Message a pro
How much can an Airbnb earn in Montevideo and Punta del Este?
What's the average nightly price on Airbnb in Uruguay?
Across Uruguay, AirROI's average nightly rate is UYU 6,095 (about USD 150, or EUR 135) over the 12 months to September 2026, pulled up by beach houses.
In Montevideo, the average is UYU 2,936 a night (about USD 73, or EUR 65): UYU 2,706 for a 1-bedroom and UYU 3,837 for a 2-bedroom.
In Punta del Este, the average is USD 192 a night (about UYU 7,700, or EUR 170) from August 2025 to July 2026, and USD 221 from December to February.
AirROI publishes averages, not medians, so a typical small flat earns less per night than these figures.
How much do nightly prices vary by area?
A lot. A Montevideo flat averages UYU 2,936 a night (about USD 73), while AirROI's average in La Barra is USD 403 (about UYU 16,200), in José Ignacio USD 394 and in Manantiales USD 372.
Those three are the priciest Airbnb areas in Uruguay, but they are mostly houses with pools and they book far less: 27.4% occupancy in La Barra, 29.7% in José Ignacio and 29.6% in Manantiales.
The cheaper end is Centro and Cordón in Montevideo and the towns inland from the coast, where guests book for price, transport or longer work stays.
What's the typical occupancy rate?
AirROI puts Uruguay's average occupancy at 35% of available nights.
Montevideo is steadier at 44% over the year, moving between 40.8% in June 2026 and 55.6% in February 2026.
Punta del Este averages 34.6% over the year, but 50.6% from December to February, because demand is packed into January, February, Easter week (Semana de Turismo) and long weekends.
The biggest reason a listing beats the average is not the city but the basics: a good building, professional photos, fast replies, reviews and prices adjusted to the season.
What's the average monthly revenue per listing?
In Montevideo, AirROI's average listing grossed UYU 312,000 over the 12 months to September 2026, about UYU 26,000 a month (about USD 650, or EUR 580) before costs.
A 1-bedroom averaged UYU 313,000 a year and a 2-bedroom UYU 408,000 (about USD 10,200).
In Punta del Este, the average listing grossed USD 11,445 a year (about UYU 459,000, or EUR 10,200), and USD 3,450 a month during December to February.
These averages include listings that are only open part of the year. A Montevideo 1-bedroom open every night at AirROI's average rate and occupancy would gross about UYU 464,000 (about USD 11,600).
How different are low-season and high-season months?
In Montevideo, the gap is small: a listing open every night would gross about UYU 48,000 in December 2025 or January 2026 and about UYU 39,000 in June 2026 (about USD 1,200 and USD 975), because nightly rates actually rise in winter, to about UYU 3,200.
In Punta del Este, the gap is huge: the average listing makes USD 3,450 a month from December to February, and most of the year's USD 11,445 comes in those three months.
Low season is May to August; high season is December to February, with January the key month for Punta del Este and Rocha.
What does it cost to run an Airbnb?
Fixed costs come first. For a 1-bedroom in a Pocitos building, our estimate is UYU 7,000 a month in common charges (gastos comunes), UYU 5,500 for electricity, water and internet, and about UYU 1,500 for property taxes: about UYU 14,000 a month (about USD 350), with or without guests.
Common charges in Pocitos run from UYU 5,000 to UYU 13,000 a month on InfoCasas listings, and in Punta del Este buildings with pools and staff they easily reach USD 300 a month.
Then come costs tied to revenue: AirROI estimates Airbnb's cut at about 13% in Montevideo, co-hosts start at about 10% and full-service managers charge around 20%, plus supplies and repairs.
Guests usually pay the cleaning fee: UYU 2,190 per stay on average in Montevideo, UYU 1,395 at the median.
Put together, costs eat about 97% of the revenue of an average AirROI 1-bedroom in Montevideo with a manager, and about 79% if the same flat is open all year, before tax.
What's a realistic monthly profit per listing?
For an average AirROI 1-bedroom in Montevideo with a manager, the honest answer is a small loss: about UYU 1,900 a month after costs and tax.
The same flat run full-time at AirROI's average rate and occupancy makes about UYU 4,000 a month with a manager, or about UYU 11,700 (about USD 290) if you host it yourself.
That is UYU 131 to UYU 385 of profit per available night.
Break-even occupancy for a full-time Montevideo 1-bedroom at UYU 2,706 a night is about 37% with a manager and 26% if you host it yourself. In Punta del Este, at USD 192 a night, it is about 19% with a manager.
What does an Airbnb really net after tax in Uruguay?
Very little, unless you run it full-time and do most of the work yourself. Here is our model for a 45 m² 1-bedroom in Pocitos (USD 3,956/m² asking, so about USD 178,000) and a 70 m² 2-bedroom in Playa Mansa (USD 3,600/m², so about USD 252,000).
| Per year | Pocitos 1-bed, AirROI average | Pocitos 1-bed, full-time | Playa Mansa 2-bed, AirROI average | Playa Mansa 2-bed, full-time |
|---|---|---|---|---|
| Gross revenue | UYU 313,000 (USD 7,810) | UYU 464,000 (USD 11,600) | USD 11,445 | USD 24,250 |
| Gross yield | 4.4% | 6.5% | 4.5% | 9.6% |
| Airbnb fee 13% + manager 20% + supplies and repairs 10% | UYU 134,600 (USD 3,360) | UYU 199,600 (USD 4,980) | USD 4,920 | USD 10,430 |
| Common charges, utilities, property taxes | UYU 168,000 (USD 4,190) | UYU 168,000 (USD 4,190) | USD 6,300 | USD 6,300 |
| Rental tax (10.5% of gross) | UYU 32,900 (USD 820) | UYU 48,700 (USD 1,210) | USD 1,200 | USD 2,550 |
| Net, with a manager | −UYU 22,500, or −USD 560 (−0.3%) | UYU 47,900, or USD 1,190 (0.7%) | −USD 980 (−0.4%) | USD 4,980 (2.0%) |
| Net, self-managed | UYU 40,100, or USD 1,000 (0.6%) | UYU 140,700, or USD 3,510 (2.0%) | USD 1,310 (0.5%) | USD 9,820 (3.9%) |
"AirROI average" uses AirROI's average yearly revenue (1-bedrooms in Montevideo, all listings in Punta del Este). "Full-time" means open all year at AirROI's average rate and occupancy: UYU 2,706 (about USD 67) at 47% in Montevideo, USD 192 at 34.6% in Punta del Este.
The tax line is the 10.5% advance DGI collects on gross rent. The final tax is 12% of taxable rental income: IRPF if you are a tax resident, IRNR if you are not, and non-residents can't use the rental exemption residents can claim.
To reach a 4% net yield, our model needs about UYU 682,000 a year (about USD 17,000) for the Pocitos flat if you host it yourself, and about USD 24,600 for the Playa Mansa flat. With a manager, it takes UYU 975,000 (about USD 24,300) and USD 35,200, which very few listings reach.
For comparison, the Punta del Este agency Caetano published its own scenario in July 2026 for a USD 280,000 2-bedroom in Playa Mansa: 6.8% gross and 3.1% net. Their numbers assume better-than-average bookings, so treat 3% as a good result, not a typical one.
Is a long-term lease better than Airbnb in Montevideo?
For most owners, yes. The same Pocitos 1-bedroom let long term at the Montevideo average asking rent of UYU 29,368 a month (El País / Gallito, August 2026) grosses 4.9%.
The tenant usually pays common charges and utilities, so after one month of vacancy, property taxes, repairs and the 10.5% tax, it nets about UYU 261,000 a year (about USD 6,510), or 3.7%.
That is five times what the same flat nets on Airbnb full-time with a manager, with far less work. Pocitos listings often ask more, around UYU 37,000 a month, which widens the gap.
Airbnb makes more sense in Punta del Este, where long-term demand is thin, or if you want to use the property yourself part of the year.
Ask an accountant in
Uruguay, for free.
They know what’s left after taxes, fees and empty months.
Message a proHow competitive is Airbnb in Uruguay?
How many active Airbnb listings are there?
No one publishes a reliable national count. AirROI shows 2,487 listings in Montevideo and 2,807 in Punta del Este, plus 245 in José Ignacio, 191 in La Barra and 90 in Manantiales: about 5,820 in the main markets alone.
Supply is growing fastest in Montevideo, up 32% in 12 months, against 5.6% in Punta del Este and 8.5% to 8.9% in La Barra and José Ignacio.
Which neighborhoods are most saturated?
The busiest Airbnb areas are Pocitos, Punta Carretas, Ciudad Vieja, Centro, Cordón and Parque Rodó in Montevideo, and the Península, Playa Brava, Playa Mansa, Aidy Grill, La Barra, Manantiales and José Ignacio around Punta del Este.
They are crowded for good reasons: beach access, restaurants, transport, a sense of safety and buildings already used to short stays.
Less crowded options include Carrasco for larger Montevideo homes, Parque Batlle for practical city stays, Piriápolis for cheaper coastal stays, Punta Ballena for views, and La Paloma and La Pedrera, where good management is still rare.
What local events spike demand?
The big peaks are New Year, January and February on the coast, Carnaval, Semana de Turismo (Easter week), long weekends and the Punta del Este summer social season.
In Punta del Este, the December to February average rate is USD 221 against USD 192 for the year, and occupancy rises from 34.6% to 50.6%; the best houses in José Ignacio and La Barra go much higher in the first half of January.
In Montevideo, summer lifts occupancy (55.6% in February 2026) but not rates.
Set your January prices and minimum stays two to six months ahead, and at least one to three months before Carnaval and Easter week.
How much better do top hosts do than average hosts?
AirROI does not publish a top-host figure for Uruguay. Our estimate is that strong hosts in Montevideo reach 55% to 65% occupancy, against the 44% average.
In Punta del Este, the gap shows up in summer: well-reviewed listings fill January early, weak ones stay empty outside December to February.
A new host usually needs 6 to 18 months of reviews and pricing history to get near the top.
Which price points are most crowded, and where's the gap for new hosts?
The crowded middle is around Montevideo's average of UYU 2,706 to UYU 3,837 a night (about USD 67 to USD 96): plain 1- and 2-bedroom flats, Colonia weekend units and basic coastal rentals.
The gap is just above it, at roughly UYU 4,000 to UYU 6,000 a night (about USD 100 to USD 150), where guests pay for parking, heating, air conditioning, a real desk and easy check-in. That price range is our estimate.
A renovated 1- or 2-bedroom with good photos, fast Wi-Fi, good beds and parking can compete there, especially in winter, when Montevideo rates are highest.
Will the 2026-27 summer be a good one for Punta del Este Airbnbs?
Probably, for listings that are already well set up. In October 2026, El Cronista reported that early bookings point to Punta del Este summer rents 10% to 20% higher in dollars than last season. Forbes Argentina (3 October 2026) is more cautious: the real estate chamber expects a "similar" season, high-end prices in José Ignacio at last season's level, and a shorter peak, from Christmas to about 10 January.
Argentines remain the core of demand: brokers estimate they make up 50% to 55% of buyers in Maldonado's resort market (June 2026).
Supply is not exploding: AirROI counts 2,807 listings in Punta del Este, up 5.6% in a year, against 32% in Montevideo.
What to do now: price January early instead of waiting, set a 5- to 7-night minimum for the first half of January, keep each seasonal lease under 120 days, and price December and March for longer stays.
What not to do: buy a flat this season counting on one good summer. The average listing makes USD 3,450 a month from December to February, most of its USD 11,445 year, and with a manager it still ends the year slightly below zero in our model.
Ask an agent who knows
Uruguay, for free.
They see what’s selling this month, not last year.
Message a pro
What property works best for Airbnb in Uruguay?
What bedroom count gets the most bookings?
1-bedrooms. In Montevideo, AirROI counts 1,052 entire 1-bedroom homes (42% of all listings) against 424 2-bedrooms (17%).
The 1-bedrooms book a little more (47% against 44%), while 2-bedrooms earn more per year: UYU 408,000 against UYU 313,000.
Montevideo and Colonia attract couples and small groups; Punta del Este and the beach towns add family demand for 2-bedroom flats and houses in summer.
What property type performs best?
A modern apartment in a walkable area with low common charges.
Apartments in Montevideo and Colonia book more steadily; houses in Punta del Este and Rocha earn more at the peak; villas in José Ignacio or La Barra can charge USD 394 to USD 403 a night but book less than 30% of the year and need serious management.
For a non-professional owner, an apartment wins because it is easier to clean and manage, close to restaurants and transport, and not dependent on one perfect summer month. Check the common charges before anything else: they are the cost that decides whether the numbers work.
Our methodology
This article estimates whether an Airbnb in Uruguay pays: what the law allows, what listings earn in Montevideo and Punta del Este, what they cost to run, and what is left after tax.
All Airbnb figures come from a single provider, AirROI, so rates, occupancy and revenue are measured the same way (12 months to September 2026 for Montevideo and Uruguay, August 2025 to July 2026 for Punta del Este). Property prices are asking prices from INGAR (September 2026) and Santiago Pereyra (October 2026); long-term rents come from El País / Inmuebles Data (August 2026); common charges from InfoCasas. Our net-yield table is our own model built on those figures.
For the rules, we used Law 20.352 on IMPO, the Ministry of Tourism's November 2025 draft regulation and press coverage of its delay, and DGI's guide to annual and seasonal rents for IRPF, IRNR and the 10.5% advance.
We checked these figures in October 2026. Peso amounts are converted at about 40.1 pesos per US dollar and 45 pesos per euro (BCU, October 2026). Property and Punta del Este summer rentals are priced in dollars, while Montevideo nightly rates, rents and running costs are in pesos.
The limits: AirROI averages mix full-time and part-time listings and are not medians; asking prices are not sale prices; utilities, property taxes and the top-host range are our estimates; and the registration rules may change once the ministry publishes its final decree.
Key sources used for this analysis include IMPO, Law 20.352, Ministry of Tourism, tourist-housing regulation proposal, DGI, annual and seasonal rents, AirROI Montevideo, AirROI Punta del Este, INGAR, September 2026 report, El País, Montevideo rents, Ámbito, regulation delay, El Cronista, Punta del Este summer rents and Caetano, Punta del Este rental returns.
Ask an agent in
Uruguay, for free.
Flooding, water cuts, noise: locals know before you do.
Message a pro
