Authored by the expert who managed and guided the team behind the Uruguay Property Pack
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We keep this article updated so you can understand the current housing prices in Uruguay in 2026 without getting lost in complicated real estate data.
In this guide, we explain the average property price in Uruguay, the median price, price per square meter, neighborhood differences, buying costs, and what different budgets can realistically buy.
We use official Uruguay real estate data first, then private listing data only when official sources do not give enough detail at neighborhood level.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Uruguay.
Insights
- The average housing price in Uruguay in 2026 is around US$360,000, but the median price near US$290,000 is usually a better guide for a normal buyer.
- Uruguay property prices are best understood in US dollars, because most residential property in Uruguay is listed, negotiated, and paid for in dollars.
- INE’s latest pre-June 2026 real estate note showed a 5.88% yearly rise in median registered property transaction prices in dollars.
- A buyer looking at Montevideo apartments should usually expect a 5% to 10% discount from the asking price, unless the property is very scarce.
- New apartments in Uruguay usually cost about 15% more per square meter than comparable existing apartments, mainly because of amenities and smaller unit sizes.
- Uruguay is not a cheap housing market by Latin American standards, but it is more stable and transparent than many regional markets.
- Pocitos, Punta Carretas, Malvín, Carrasco, and Punta del Este keep the highest residential property prices because demand is deep and land is limited.
- US$100,000 can still buy residential property in Uruguay in 2026, but mainly small apartments, older units, or homes outside the most popular areas.
- A safe buyer budget in Uruguay should add 7% to 10% on top of the purchase price before renovation, and much more for older homes needing work.
What is the average housing price in Uruguay in 2026?
The median housing price in Uruguay in 2026 is more useful than the average price because luxury homes in Carrasco and Punta del Este can pull the average upward.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Uruguay in 2026 is about UYU 11.7 million, or US$290,000, or €249,000. The average housing price in Uruguay in 2026 is about UYU 14.5 million, or US$360,000, or €310,000.
For about 80% of normal residential properties in Uruguay in 2026, the realistic price range is around UYU 3.2 million to UYU 32.2 million, or US$80,000 to US$800,000, or €69,000 to €688,000.
A realistic entry range in Uruguay in 2026 is about UYU 2.6 million to UYU 4.8 million, or US$65,000 to US$120,000, or €56,000 to €103,000, which can buy a small existing apartment in Centro, Cordón, La Blanqueada, Salto, Paysandú, or Rivera.
A realistic luxury property range in Uruguay in 2026 is about UYU 60 million to UYU 242 million, or US$1.5 million to US$6 million, or €1.29 million to €5.16 million, which can buy a renovated house in Carrasco or a seafront villa in Punta del Este, La Barra, Manantiales, or José Ignacio.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Uruguay.
Are Uruguay property listing prices close to the actual sale price in 2026?
In Uruguay in 2026, listed residential property prices are usually about 8% to 12% above the final sale price, so a simple working estimate is a 10% negotiation gap.
This gap exists because Uruguay is a dollarized negotiation market, and many sellers leave room in the asking price. The gap is usually smaller for good apartments in Pocitos, Punta Carretas, and Punta del Este, and larger for older houses, interior properties, and high-end villas that take longer to sell.
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What is the price per sq m or per sq ft for properties in Uruguay in 2026?
As of 2026, the median residential price in Uruguay is about UYU 94,700 per m², or US$2,350 per m², or €2,021 per m², which equals about UYU 8,800 per sq ft, or US$218 per sq ft, or €188 per sq ft. The average residential price in Uruguay is about UYU 106,800 per m², or US$2,650 per m², or €2,279 per m², which equals about UYU 9,930 per sq ft, or US$246 per sq ft, or €212 per sq ft.
The highest price per square meter in Uruguay in 2026 is usually found in small new apartments in Montevideo’s coastal neighborhoods and in seafront Punta del Este homes, while the lowest price per square meter is usually found in older interior houses or large homes needing renovation.
The highest price per square meter in Uruguay in 2026 is usually in Carrasco, Punta Gorda, Punta Carretas, Pocitos, Malvín, and Punta del Este, where prices can reach about UYU 153,000 to UYU 262,000 per m² or more. The lowest ranges are usually in Cerro, La Teja, Peñarol, Casavalle, and some interior-city areas, where prices are often closer to UYU 36,000 to UYU 60,000 per m².
How have property prices evolved in Uruguay?
Compared with one year ago, property prices in Uruguay in 2026 are up by about 5.5% in US dollars. The increase is moderate because demand stayed stable in Montevideo and Punta del Este, while inflation and exchange-rate movements remained less disruptive than in many nearby markets.
Compared with two years ago, housing prices in Uruguay in 2026 are also higher, especially in the best coastal and urban areas. The main reasons are steady dollar demand, limited prime land, and construction costs that keep new-build prices firm.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Uruguay.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Uruguay.
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How do prices vary by housing type in Uruguay in 2026?
In Uruguay in 2026, apartments represent about 55% to 60% of visible residential supply, houses about 25% to 30%, PH and duplex units about 5% to 7%, new promoted apartments about 6% to 8%, luxury villas about 3% to 5%, and rural-residential homes or chacras about 2% to 4%, because Montevideo is apartment-heavy while suburban, coastal, and interior areas have more houses.
Apartments in Uruguay average around UYU 9.9 million, or US$245,000, or €211,000. Houses average around UYU 15.3 million, or US$380,000, or €327,000, while PH, duplex, and low-rise homes average around UYU 10.5 million, or US$260,000, or €224,000. New promoted apartments average around UYU 8.5 million, or US$210,000, or €181,000, while luxury villas and premium houses average around UYU 52.4 million, or US$1.3 million, or €1.12 million, and rural-residential chacras average around UYU 24.2 million, or US$600,000, or €516,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Uruguay in 2026?
In Uruguay in 2026, a new home usually costs about 15% more per square meter than a comparable existing home in the same area.
This premium exists because new apartments in Uruguay usually offer lower maintenance, smaller layouts, better amenities, and buildings that are easier for investors and renters to understand.
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How do property prices vary by neighborhood in Uruguay in 2026?
In Pocitos, Montevideo, buyers mostly find one-bedroom to three-bedroom apartments, with many existing homes and some new buildings. In 2026, a typical Pocitos property often costs around UYU 8 million to UYU 32 million, or US$200,000 to US$800,000, or €172,000 to €688,000, because the area is walkable, close to the Rambla, and popular with renters.
In Carrasco, Montevideo, buyers mostly find large houses, family homes, and luxury apartments. In 2026, a typical Carrasco property often costs around UYU 32 million to UYU 121 million, or US$800,000 to US$3 million, or €688,000 to €2.58 million, because the area has prestige, greenery, schools, and easy airport access.
In Punta del Este, Maldonado, buyers mostly find seaside apartments, second homes, villas, and luxury properties. In 2026, a typical Punta del Este property often costs around UYU 10 million to UYU 81 million, or US$250,000 to US$2 million, or €215,000 to €1.72 million, because the market has beach demand, international buyers, and seasonal rental income.
You will find a much more detailed analysis by areas in our property pack about Uruguay. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Uruguay | Buyer profile | Typical total price | Typical price per m² | Typical price per sq ft |
|---|---|---|---|---|
| Carrasco | Luxury and family | UYU 32m to 121m / US$800k to 3m | UYU 153k to 242k / US$3,800 to 6,000 | UYU 14,200 to 22,500 / US$353 to 557 |
| Punta Gorda | Premium and coastal | UYU 20m to 52m / US$500k to 1.3m | UYU 141k to 193k / US$3,500 to 4,800 | UYU 13,100 to 17,900 / US$325 to 446 |
| Punta Carretas | Premium and walkable | UYU 12m to 40m / US$300k to 1m | UYU 129k to 181k / US$3,200 to 4,500 | UYU 12,000 to 16,800 / US$297 to 418 |
| Pocitos | Popular and expat-friendly | UYU 8m to 32m / US$200k to 800k | UYU 121k to 169k / US$3,000 to 4,200 | UYU 11,200 to 15,700 / US$279 to 390 |
| Malvín | Family and coastal | UYU 10m to 36m / US$250k to 900k | UYU 113k to 157k / US$2,800 to 3,900 | UYU 10,500 to 14,600 / US$260 to 362 |
| Buceo | Practical and well-connected | UYU 7m to 24m / US$175k to 600k | UYU 97k to 137k / US$2,400 to 3,400 | UYU 9,000 to 12,700 / US$223 to 316 |
| Parque Rodó | Young and lifestyle | UYU 7m to 22m / US$175k to 550k | UYU 93k to 129k / US$2,300 to 3,200 | UYU 8,600 to 12,000 / US$214 to 297 |
| Cordón | New-build and rental | UYU 5m to 18m / US$125k to 450k | UYU 89k to 125k / US$2,200 to 3,100 | UYU 8,300 to 11,600 / US$204 to 288 |
| Tres Cruces | Transport and rental | UYU 5m to 17m / US$125k to 420k | UYU 85k to 117k / US$2,100 to 2,900 | UYU 7,900 to 10,900 / US$195 to 269 |
| La Blanqueada | Value and medical district | UYU 4.8m to 16m / US$120k to 400k | UYU 81k to 113k / US$2,000 to 2,800 | UYU 7,500 to 10,500 / US$186 to 260 |
| Centro / Ciudad Vieja | Entry and investor | UYU 3.6m to 14m / US$90k to 350k | UYU 64k to 101k / US$1,600 to 2,500 | UYU 5,900 to 9,400 / US$149 to 232 |
| Punta del Este Peninsula | Coastal and second home | UYU 10m to 81m / US$250k to 2m | UYU 121k to 262k / US$3,000 to 6,500 | UYU 11,200 to 24,300 / US$279 to 604 |
How much more do you pay for properties in Uruguay when you include renovation work, taxes, and fees?
In Uruguay in 2026, a buyer should usually add 7% to 10% to the purchase price for taxes and fees, 12% to 20% if light renovation is included, and 25% to 45% for heavy renovation.
If you buy a property in Uruguay for US$200,000, or about UYU 8.1 million, normal closing costs can add around US$16,000, or about UYU 645,000. That means a simple purchase without renovation can end near US$216,000, or about UYU 8.7 million.
If you buy a property in Uruguay for US$500,000, or about UYU 20.2 million, normal closing costs can add around US$40,000, or about UYU 1.6 million. If the property is older and needs serious work, the total budget can easily move toward US$675,000, or about UYU 27.2 million.
If you buy a property in Uruguay for US$1,000,000, or about UYU 40.3 million, normal closing costs can add around US$80,000, or about UYU 3.2 million. With furnishing, repairs, and upgrades, the real total can move well above US$1.15 million, or about UYU 46 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Uruguay.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Uruguay
| Additional expense | Type | Estimated cost range in Uruguay |
|---|---|---|
| Real estate transfer tax / ITP | Tax | Usually 2% of the cadastral or tax value. In practical terms, this often feels closer to 1% to 2% of the market price, because the tax value can be below the sale price. |
| Notary / escribano | Legal fee | Often around 2.5% to 3.5% plus VAT, with 3% of the price used as a simple rule. On a US$300,000 property, this can be around US$9,000 before small variations. |
| Real estate agency commission | Brokerage fee | Commonly 3% plus VAT, which is about 3.66% of the purchase price. On a US$300,000 property, this is close to US$11,000. |
| Registration, certificates, and admin | Fees | Usually around 0.3% to 1% of the price. These costs are smaller than agency or notary fees, but they should still be included in the buyer budget. |
| Light renovation | Renovation | Usually around UYU 16,000 to UYU 32,000 per m², or US$400 to US$800 per m². This can cover painting, floors, bathrooms, light kitchen work, and small repairs. |
| Heavy renovation | Renovation | Usually around UYU 32,000 to UYU 60,000 per m², or US$800 to US$1,500 per m². This can include structural work, full kitchens, full bathrooms, electrical work, plumbing, and major finishes. |
| Furniture and appliances | Fit-out | A normal range is around UYU 403,000 to UYU 2 million, or US$10,000 to US$50,000. The final number depends heavily on size, rental standards, and whether the home is for personal use. |
We made this infographic to show you how property prices in Uruguay compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Uruguay in 2026 with different budgets?
With US$100,000 in Uruguay in 2026, there is a real but limited market: you may find a 28 to 35 m² existing studio in Centro or Ciudad Vieja, a 35 to 45 m² older one-bedroom apartment in La Blanqueada or Tres Cruces, or a 60 to 90 m² older apartment or small house in Salto, Paysandú, Rivera, or Melo.
With US$200,000 in Uruguay in 2026, you may find a 45 to 55 m² existing one-bedroom apartment in Pocitos or Buceo, a 60 to 75 m² existing or recent two-bedroom apartment in Cordón or La Blanqueada, or a 90 to 130 m² existing small house in Canelones or Colonia city.
With US$300,000 in Uruguay in 2026, you may find a 65 to 80 m² existing two-bedroom apartment in Pocitos or Punta Carretas, an 80 to 100 m² existing three-bedroom apartment in Parque Rodó, Buceo, or Malvín, or a 70 to 90 m² existing apartment in Punta del Este away from prime seafront.
With US$500,000 in Uruguay in 2026, you may find a 100 to 130 m² existing three-bedroom apartment in Punta Carretas, Pocitos, or Malvín, a 160 to 220 m² family house in Malvín or Punta Gorda, or a 90 to 130 m² sea-view or near-sea apartment in Punta del Este.
With US$1,000,000 in Uruguay in 2026, you may find a 250 to 350 m² renovated family house in Carrasco, a 150 to 220 m² premium apartment in Punta Carretas, Pocitos, or Punta Gorda, or a 150 to 250 m² seafront or near-seafront property in Punta del Este, La Barra, or Manantiales.
With US$2,000,000 in Uruguay in 2026, there is a real luxury market, but it is concentrated in prime locations: you may find a 400 to 600 m² house in Carrasco, a 250 to 400 m² high-end seafront apartment or penthouse in Punta del Este, or a 300 to 500 m² beach villa in La Barra, Manantiales, José Ignacio, or premium Maldonado coast.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Uruguay.
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 Uruguay, 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 | Why this source matters | How we used this source |
|---|---|---|
| Instituto Nacional de Estadística Uruguay, IAI Compraventa | INE is Uruguay’s official statistics agency, and the IAI series is based on registered real estate transactions. | We used it as the main official anchor for transaction-price trends. We treated it as more reliable than listing portals for national price direction. |
| INE, historical IAI Compra-Venta series | This is the official historical series for purchase-sale real estate indicators in Uruguay. | We used it to compare today’s Uruguay housing market with past transaction-price behavior. We used it for direction, not for neighborhood-level asking prices. |
| INE, February-March 2026 IAI market note | This note gives the latest official pre-June 2026 movement in registered property transaction prices. | We used the 5.88% yearly change in median dollar transaction prices as the main trend anchor. We then rounded the result for easier reading. |
| Agencia Nacional de Vivienda, price reports | ANV is Uruguay’s public housing agency and receives declared sale data for promoted housing projects. | We used it to benchmark newer apartment prices. We did not treat it as the whole market because promoted housing is only one part of Uruguay housing. |
| ANV, Informe de precios al 1° de enero de 2026 | This public agency report is based on declared sales by developers under the promoted-housing regime. | We used it to estimate the new-build premium in Uruguay. We also used it to cross-check new apartment price levels in Montevideo and Canelones. |
| Banco Central del Uruguay, Cotizaciones | BCU is Uruguay’s central bank and the official reference for exchange-rate data. | We used it for the UYU to USD conversion framework. We rounded the June 2026 exchange rate to UYU 40.3 per US$1 for readability. |
| Banco Central del Uruguay, macro indicators | BCU publishes Uruguay’s inflation and monetary-policy context. | We used it to cross-check inflation and macro conditions. We used this context to explain why nominal and real price changes can look different. |
| European Central Bank, euro reference rates | The ECB is the official euro-area source for euro reference exchange rates. | We used it to convert US dollar figures into euros. We rounded to €0.86 per US$1 for simple June 2026 estimates. |
| Uruguay XXI, construction and real estate report | Uruguay XXI is Uruguay’s official investment-promotion agency and compiles sector-level economic data. | We used it to understand the broader construction and real estate cycle. We treated it as context, not as a neighborhood price source. |
| INGAR, Montevideo neighborhood price ranking | INGAR is a private real estate source that gives clear neighborhood-level asking-price ranges. | We used it only where official data does not provide neighborhood-level price per square meter. We cross-checked its levels against ANV, INE, and live listings. |
| InfoCasas Uruguay listing portal | InfoCasas is one of Uruguay’s largest real estate listing portals. | We used it to sanity-check practical asking prices by property type and neighborhood. We treated it as asking-price evidence, not closed-sale evidence. |
| Dirección General de Registros | This public body is relevant because registered real estate transactions are part of Uruguay’s legal property system. | We used it as background for understanding why registered transaction data matters. We did not use it to create neighborhood price estimates. |
| Intendencia de Montevideo | Montevideo’s local government provides local context for the city where much of Uruguay’s urban housing market is concentrated. | We used it as geographic and urban context for Montevideo neighborhoods. We did not use it as a direct sale-price database. |
| Ministerio de Vivienda y Ordenamiento Territorial | This ministry is the national public authority for housing and territorial planning in Uruguay. | We used it as institutional context for housing policy. We kept INE and ANV as the direct price sources. |
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