Authored by the expert who managed and guided the team behind the Uruguay Property Pack
Everything you need to know before buying real estate is included in our Uruguay Property Pack
Uruguay offers a stable, growth-oriented property market in 2025 where both apartments and houses present attractive lifestyle and investment opportunities for international buyers.
Your choice between an apartment or house in Uruguay depends on your budget, location preferences, lifestyle needs, and investment goals, with each option offering distinct advantages in terms of maintenance, privacy, amenities, and rental potential across different regions from Montevideo to Punta del Este.
If you want to go deeper, you can check our pack of documents related to the real estate market in Uruguay, based on reliable facts and data, not opinions or rumors.
Uruguay's property market in 2025 offers excellent opportunities for both apartments and houses, with typical budgets ranging from $2,420–$10,000+ per sqm depending on location and property type.
Apartments suit urban living with convenience and lower maintenance costs, while houses provide more space, privacy, and rental potential but require higher upkeep expenses.
| Factor | Apartments | Houses |
|---|---|---|
| Average Price Range | $2,420-$6,000/sqm | $3,500-$10,000+/sqm |
| Monthly Maintenance | $70-$200 (HOA fees) | $150-$300 (direct upkeep) |
| Privacy Level | Moderate | High |
| Rental Yield Potential | 5-7% annually | 6-8% annually |
| Appreciation Forecast | 3-10% annually | 6-15% annually |
| Best Locations | Montevideo, Punta del Este | Coastal areas, gated communities |
| Transaction Costs | 8-11% of purchase price | 8-11% of purchase price |
What is your budget for purchasing a property in Uruguay?
Property prices in Uruguay vary significantly based on location and property type, with apartments generally offering lower entry points than houses.
In Montevideo, apartments range from $2,420 to $4,500 per square meter, while houses typically start at $3,500 per square meter and can reach $8,000 per square meter in premium neighborhoods like Pocitos and Carrasco. Punta del Este commands higher prices, with apartments from $4,000 to $6,500 per square meter and luxury houses reaching $10,000+ per square meter.
Emerging coastal areas like La Barra and Rocha offer more affordable entry points, with apartments starting around $2,800 per square meter and houses from $4,200 per square meter. These areas show the highest growth potential, with projected annual appreciation of 10-15% through 2026.
As of September 2025, a typical 80-square-meter apartment in Montevideo costs $194,000-$360,000, while a 150-square-meter house ranges from $525,000-$1,200,000. Transaction costs add 8-11% to the purchase price, including legal fees, registry expenses, and taxes.
Budget considerations should include these additional costs plus ongoing maintenance expenses when determining your total investment capacity.
Do you prefer an apartment or a house in terms of space and lifestyle?
Apartments in Uruguay typically offer 60-120 square meters of living space with modern amenities and urban convenience, while houses provide 120-300+ square meters with outdoor areas and greater privacy.
Apartment living suits those who prioritize location, walkability, and low-maintenance lifestyles. Modern buildings in Montevideo and Punta del Este feature amenities like pools, gyms, 24/7 security, and concierge services. You'll have easy access to restaurants, shops, public transportation, and cultural activities.
Houses offer more space for families, home offices, entertaining, and personal gardens or pools. Gated communities provide security while maintaining privacy, and standalone properties offer complete independence. Houses are ideal for those who value outdoor space, parking for multiple vehicles, and the ability to modify or expand the property.
Climate considerations favor both options—apartments often include central air conditioning and heating, while houses allow for outdoor living spaces to enjoy Uruguay's temperate climate year-round.
Your lifestyle preferences regarding social interaction, maintenance responsibilities, and space requirements will determine which option better suits your needs in Uruguay's property market.
What is the location you are considering in Uruguay?
| Location | Property Type Advantage | Average Price Range |
|---|---|---|
| Montevideo (Pocitos, Carrasco) | Apartments for urban convenience | $2,420-$4,500/sqm |
| Punta del Este | Both apartments and houses for luxury | $4,000-$10,000+/sqm |
| La Barra | Houses for beach lifestyle | $2,800-$6,500/sqm |
| Rocha (emerging coastal) | Houses for investment growth | $2,600-$5,200/sqm |
| Colonia del Sacramento | Houses for historic charm | $2,200-$4,800/sqm |
| Canelones (suburban) | Houses for family living | $1,800-$3,500/sqm |
| José Ignacio | Houses for luxury coastal living | $5,500-$12,000+/sqm |
Are you planning to live in the property full-time or use it as a vacation home?
Your intended usage significantly impacts whether an apartment or house better serves your needs in Uruguay's diverse property market.
For full-time residence, apartments in Montevideo offer superior access to work opportunities, healthcare, education, and daily amenities. The capital's established infrastructure supports year-round living with reliable utilities, internet, and public services. Monthly living costs are more predictable with apartment amenities included in HOA fees.
Houses work well for full-time residence if you prefer suburban or coastal living, have a family, or work remotely. Gated communities provide security and maintenance services, while standalone houses offer complete independence but require more hands-on management.
For vacation homes, both options have merit depending on your preferences. Coastal apartments in Punta del Este offer lock-and-leave convenience with security and maintenance handled by building management. You can arrive and immediately enjoy amenities without property preparation.
Vacation houses provide more space for entertaining guests, private pools, and authentic residential experiences. However, they require more preparation between visits, including garden maintenance, pool care, and security arrangements during absence periods.
It's something we develop in our Uruguay property pack.
What are the long-term investment prospects for property in that area?
Uruguay's property market shows strong long-term growth potential, with different appreciation rates across regions and property types as of September 2025.
Montevideo apartments are projected to appreciate 3-5% annually through 2027, driven by stable urban demand and infrastructure improvements. The capital's established rental market provides consistent returns of 5-6% annually for well-positioned properties.
Punta del Este shows higher appreciation potential at 6-10% annually for both apartments and houses, supported by international tourism growth and luxury market expansion. Premium houses in established areas like Playa Brava command the highest returns.
Emerging coastal areas including La Barra and Rocha present the strongest growth prospects, with projected annual appreciation of 10-15% as infrastructure development and tourism promotion increase demand. Houses in these areas offer superior long-term value creation compared to apartments.
Uruguay's stable political climate, dollarized real estate transactions, and growing international recognition as a safe investment destination support positive long-term prospects. The country's pension reform and residency programs attract ongoing foreign investment.
Properties near planned infrastructure projects, including highway improvements and new resort developments, show enhanced appreciation potential regardless of type.
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What are the maintenance costs for apartments versus houses in that region?
Maintenance costs differ significantly between apartments and houses in Uruguay, with apartments offering more predictable expenses through shared building management.
Apartment maintenance centers on monthly "gastos comunes" (HOA fees) ranging from $70-$200 for standard buildings and $200-$1,000+ for luxury developments with extensive amenities. These fees cover building maintenance, security, common area utilities, elevator service, and amenities like pools and gyms.
Houses require direct maintenance averaging $150-$300 monthly for garden care, pool maintenance, and routine repairs. Coastal properties face additional expenses for storm preparation and salt air protection, adding $50-$100 monthly to maintenance budgets.
Utility costs are comparable between property types, with houses typically having higher electricity bills due to larger spaces and private pools. Property taxes ("ContribuciĂłn Inmobiliaria") range from 0.25-0.45% of property value annually for both apartments and houses.
Emergency repairs create more financial uncertainty for house owners, who bear full responsibility for major systems like roofs, plumbing, and HVAC. Apartment owners share these costs among all unit owners, reducing individual financial impact.
Insurance costs are generally higher for houses due to greater replacement values and standalone property risks, adding $800-$2,000 annually compared to $400-$800 for apartments.
How important is privacy to you when choosing between an apartment or house?
Privacy levels vary dramatically between apartments and houses in Uruguay, with houses offering significantly more personal space and independence.
Apartments provide moderate privacy within your unit but involve shared common areas, elevators, and close proximity to neighbors. Noise considerations include neighboring units, building activities, and urban environments. Modern buildings feature better soundproofing, but privacy remains limited compared to standalone properties.
Houses offer maximum privacy, especially standalone properties with private gardens and pools. You control access to your property, outdoor activities, and noise levels without disturbing neighbors. Gated communities provide security while maintaining residential privacy within your lot boundaries.
Coastal houses in areas like Punta del Este and La Barra offer exceptional privacy with large lots, natural barriers, and distance from other properties. These locations combine privacy with prestigious addresses and investment potential.
Security considerations affect privacy choices—apartment buildings provide 24/7 security and controlled access, while houses require private security systems or gated community membership for similar protection levels.
If privacy ranks high in your priorities, houses in gated communities or standalone coastal properties provide the best combination of security and personal space in Uruguay's property market.
How close do you want to be to amenities like schools, shops, and public transportation?
Proximity to amenities strongly favors apartments in urban areas like Montevideo, while houses often require private transportation for daily needs.
Montevideo apartments provide walking access to supermarkets, restaurants, healthcare facilities, banks, and public transportation. The city's bus system connects all neighborhoods, and many apartment buildings are within 500 meters of essential services. International schools, universities, and cultural venues are easily accessible from central apartment locations.
Punta del Este apartments offer seasonal amenities including high-end shopping, restaurants, and entertainment venues, though many services operate primarily during summer months. Year-round amenities are more limited but sufficient for permanent residents.
Houses in suburban areas like Canelones or coastal locations require private vehicles for daily errands and commuting. Shopping malls, medical facilities, and schools may be 10-30 minutes away by car. This independence appeals to those who prefer residential tranquility over urban convenience.
Gated communities often provide onsite amenities like sports facilities, restaurants, and basic services, reducing the need for external travel. However, specialized services still require trips to urban centers.
Consider your lifestyle preferences—urban convenience versus residential peace—when choosing between apartment proximity to amenities or house independence from urban density.
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 is the current real estate market trend in Uruguay for apartments and houses?
Uruguay's real estate market in September 2025 shows strong momentum for both apartments and houses, with varying trends across different regions and property types.
Overall market trends indicate continued price appreciation, with apartments in Montevideo growing 4-6% annually and houses showing 5-8% growth. Foreign buyer interest remains strong, particularly from Argentina, Brazil, and North American investors seeking stable markets.
Apartment markets perform best in established urban areas with rental demand from young professionals and international residents. New construction in Montevideo's Pocitos and Buceo neighborhoods commands premium prices due to modern amenities and ocean proximity.
House markets show exceptional strength in coastal areas, with luxury properties in Punta del Este and José Ignacio appreciating 8-12% annually. Emerging beach communities like Rocha and La Barra attract investors seeking higher returns from less developed areas.
Market inventory favors sellers in prime locations, with quality properties selling within 60-90 days. Properties requiring renovation or in secondary locations take 120-180 days to sell, creating opportunities for buyers willing to invest in improvements.
Construction permits increased 15% in 2025, indicating developer confidence and future supply growth, particularly for apartment projects in Montevideo and house developments in coastal zones.
Do you plan to rent out the property when you are not using it?
Rental potential significantly influences the apartment versus house decision in Uruguay, with both options offering strong income opportunities under different market conditions.
Apartments excel in long-term rental markets, particularly in Montevideo where professionals and students create consistent demand. Monthly rental yields range from 5-7% annually, with furnished apartments commanding premium rates. Building amenities attract quality tenants willing to pay higher rents for convenience and security.
Short-term vacation rentals favor both property types depending on location. Punta del Este apartments generate high seasonal returns during summer months (December-March), with daily rates of $150-$400 for quality units. Management companies handle bookings, cleaning, and maintenance for absent owners.
Houses offer superior vacation rental potential in beach areas, accommodating larger groups and families willing to pay premium rates for privacy and space. Properties with pools and outdoor areas command the highest rental rates, often $300-$800 daily during peak season.
Rental management costs vary by property type—apartments typically require 8-12% management fees, while houses need 10-15% due to higher maintenance and preparation requirements between guests.
It's something we develop in our Uruguay property pack.
How important is the potential for future resale value?
Resale value considerations favor different property types based on location and market dynamics in Uruguay's evolving real estate landscape.
Apartments in prime Montevideo locations maintain strong resale value due to consistent urban demand and limited land availability. Properties in established neighborhoods like Pocitos, Carrasco, and Punta Carretas appreciate steadily and sell quickly due to their desirable locations and amenities.
Houses show superior appreciation potential in emerging areas where land values drive long-term growth. Coastal properties benefit from Uruguay's growing tourism industry and international recognition as a premium destination. Beachfront houses in Punta del Este and José Ignacio command the highest resale premiums.
New construction apartments often appreciate faster initially due to modern features and energy efficiency, but stabilize over time. Older apartments require renovation to maintain competitive resale values, particularly those lacking modern amenities or parking.
House resale values depend heavily on maintenance and location desirability. Properties with unique features like ocean views, large lots, or historical significance maintain premium values regardless of market conditions.
Market liquidity favors apartments in urban areas where buyers can secure financing more easily, while luxury houses may take longer to sell but command higher absolute appreciation over time.
Are there any legal or tax considerations for foreign buyers in Uruguay?
Uruguay offers one of the most favorable legal frameworks for foreign property ownership in Latin America, with minimal restrictions and transparent processes for both apartments and houses.
Foreign buyers can purchase and own property in their own names without residency requirements or ownership restrictions. The legal process is identical for apartments and houses, requiring a local lawyer and property registration with the National Registry of Real Property.
Tax obligations include annual municipal property tax ("ContribuciĂłn Inmobiliaria") ranging from 0.25-0.45% of fiscal value, plus a secondary tax for education ("Impuesto de Primaria"). These rates apply equally to apartments and houses regardless of owner nationality.
Transaction costs total 8-11% of purchase price, including lawyer fees (1-2%), registry fees (0.5%), notary costs (0.5%), and various administrative charges. These costs are identical for apartments and houses but may be higher in absolute terms for expensive properties.
Rental income taxation applies to both property types, with residents paying progressive rates up to 36% and non-residents paying a flat 12% withholding tax. Property management companies typically handle tax compliance for foreign owners.
Estate planning benefits from Uruguay's territorial tax system, where foreign-sourced income isn't taxed for residents, and property transfers to heirs face minimal inheritance tax obligations.
It's something we develop in our Uruguay property pack.
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.
Choosing between an apartment or house in Uruguay depends on your specific budget, lifestyle preferences, location priorities, and investment goals, with both options offering excellent opportunities in the country's stable and growing property market.
Consider factors like maintenance costs, privacy needs, proximity to amenities, rental potential, and long-term appreciation when making your decision, while taking advantage of Uruguay's favorable legal framework for foreign property ownership.