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
This article covers the current housing prices in Uruguay, with data updated as of the first half of 2026.
We constantly update this blog post to reflect the latest market conditions and official statistics.
Whether you are looking for an apartment in Montevideo or a house in Carrasco, you will find the numbers you need here.
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
- Uruguay property prices rose about 4% in USD terms over the past year, but once you adjust for local inflation, real growth is nearly flat at 0% to 1%.
- Over 70% of Uruguay residential demand focuses on apartments rather than houses, which explains why Montevideo apartment prices tend to be more stable and liquid.
- New construction in Uruguay commands a premium of roughly 15% per square meter compared to existing homes, mainly because newer buildings include amenities like parking and elevators.
- The gap between listing prices and final sale prices in Uruguay typically runs between 5% and 10%, with houses taking longer to sell and seeing larger discounts than apartments.
- Carrasco remains Uruguay's priciest neighborhood, with prices per square meter ranging from $3,600 to $5,200, driven by top schools and a suburban-premium lifestyle.
- Entry-level buyers in Uruguay can find properties starting around $75,000 to $110,000 for a small 1-bedroom apartment in neighborhoods like La Blanqueada or Aguada.
- Buyer closing costs in Uruguay typically add 7% to 11% on top of the purchase price, covering brokerage fees, notary costs, and transfer taxes.
- Uruguay is a USD-priced property market, meaning exchange rate movements can affect affordability even when dollar prices appear stable.
- About 53% of Uruguay property activity happens below $150,000, making the mid-market the most active segment for buyers and sellers.
- Over the past 10 years, Uruguay housing prices have increased roughly 45% in nominal USD terms and about 20% in real, inflation-adjusted terms.
What is the average housing price in Uruguay in 2026?
The median housing price is more telling than the average because it represents the middle point of the market, unaffected by a small number of luxury properties that can pull the average much higher.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like the Agencia Nacional de Vivienda and Instituto Nacional de Estadística, which we manually double-checked.
The median housing price in Uruguay in 2026 is approximately UYU 7,250,000 (around $185,000 or about €156,000). The average housing price in the Uruguay market in 2026 is approximately UYU 9,200,000 (around $235,000 or about €199,000).
About 80% of residential properties in the Uruguay market in 2026 fall within a price range of $90,000 to $320,000 (roughly UYU 3.5 million to UYU 12.5 million).
A realistic entry range for Uruguay housing in 2026 is $75,000 to $110,000 (UYU 2.9 million to UYU 4.3 million, or €63,000 to €93,000), which typically gets you an existing 1-bedroom apartment of 35 to 45 square meters in neighborhoods like La Blanqueada, Unión, or Aguada.
A typical luxury property in the Uruguay market in 2026 ranges from $650,000 to $1,800,000 (UYU 25.5 million to UYU 70.6 million, or €549,000 to €1.52 million), which includes newer or fully renovated houses of 250 to 400 square meters in Carrasco with security and modern amenities, or premium seafront apartments in Punta Carretas with large terraces and parking.
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, listing prices are typically about 7% higher than actual closed sale prices, with the gap ranging from 5% to 10% depending on property type.
This difference happens because sellers often list slightly high to leave room for negotiation, and final prices get pushed down further when inspections reveal building issues or when bank appraisals come in below asking price. The gap is smallest for apartments in liquid areas like Pocitos (around 5% to 7%) and largest for unique houses in slower markets (around 7% to 10%).
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What is the price per sq m or per sq ft for properties in Uruguay in 2026?
As of early 2026, the median housing price in Uruguay is about UYU 106,000 per square meter ($2,700/sqm or €2,280/sqm), which works out to roughly UYU 9,800 per square foot ($251/sqft or €212/sqft). The average housing price is approximately UYU 116,000 per square meter ($2,950/sqm or €2,490/sqm), or about UYU 10,700 per square foot ($274/sqft or €232/sqft).
Coastal, walkable neighborhoods like Punta Carretas and Carrasco have the highest price per square meter in Uruguay in 2026 because of beach access, top schools, and newer building quality, while peripheral areas like Maroñas have the lowest prices due to longer commutes and fewer services.
In Uruguay in 2026, you will find the highest prices per square meter in Carrasco (around UYU 141,000 to UYU 204,000 per sqm) and Punta Carretas (around UYU 129,000 to UYU 161,000 per sqm). The lowest prices are in neighborhoods like Maroñas and Punta de Rieles (around UYU 35,000 to UYU 55,000 per sqm).
How have property prices evolved in Uruguay?
Compared to one year ago (January 2025), Uruguay housing prices have increased about 4% in USD terms, but in real terms adjusted for local inflation, the growth is nearly flat at 0% to 1%. This stability comes from Uruguay's lower inflation environment (around 4% according to the Instituto Nacional de Estadística) and central bank signals of rate cuts, which support demand without triggering a price boom.
Looking back 10 years to January 2016, Uruguay housing prices have risen roughly 45% in nominal USD terms and about 20% in real, inflation-adjusted terms. This long-term growth reflects sustained demand for coastal Montevideo neighborhoods and a quality shift in housing stock, as newer buildings with better amenities now make up more of the market.
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.
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.
How do prices vary by housing type in Uruguay in 2026?
In the Uruguay market in 2026, apartments make up about 70% of property activity while houses represent about 30%, because Montevideo's urban lifestyle and coastal neighborhoods favor compact apartment living with strong rental demand.
Average prices by property type in Uruguay as of the first half of 2026 are roughly: studios at $110,000 (UYU 4.3 million, €93,000), 1-bedroom apartments at $160,000 (UYU 6.3 million, €135,000), 2-bedroom apartments at $240,000 (UYU 9.4 million, €203,000), 3-bedroom apartments in prime areas at $420,000 (UYU 16.5 million, €355,000), houses in middle neighborhoods at $320,000 (UYU 12.5 million, €270,000), and houses in prime areas like Carrasco at $900,000 (UYU 35.3 million, €760,000).
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, new construction typically costs about 15% more per square meter than existing homes, with the premium ranging from 10% to 25% depending on location and building quality.
This premium exists because new buildings bundle valuable features like elevators, parking, modern insulation, and shared amenities that buyers willingly pay extra for, while older properties often need significant investment in wiring, plumbing, or facade repairs that gets discounted upfront.
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How do property prices vary by neighborhood in Uruguay in 2026?
Pocitos is one of Uruguay's most popular neighborhoods for expats, offering coastal apartments typically priced between $250,000 and $500,000 (UYU 9.8 million to UYU 19.6 million, or €211,000 to €422,000). The area attracts buyers because of its walkable streets, beach access along the rambla, and strong rental demand from both locals and foreigners.
Punta Carretas sits just west of Pocitos and commands slightly higher prices, with 2 to 3 bedroom apartments typically ranging from $300,000 to $600,000 (UYU 11.8 million to UYU 23.5 million, or €253,000 to €507,000). Buyers pay this premium for the upscale feel, excellent schools, shopping centers, and very liquid resale market.
Carrasco is Uruguay's most expensive residential neighborhood, where houses and luxury apartments average around $900,000 (UYU 35.3 million, or €760,000) and can reach $1.5 million or more. Families choose Carrasco for its top private schools, larger homes with gardens, security, and a suburban lifestyle while staying close to Montevideo.
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:
| Neighborhood | Profile | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Carrasco | Luxury / Schools | UYU 23.5M-58.8M ($600k-$1.5M) | UYU 141k-204k ($3,600-$5,200) | UYU 13.1k-19k ($335-$483) |
| Punta Gorda | Family / Coastal | UYU 13.7M-31.4M ($350k-$800k) | UYU 118k-176k ($3,000-$4,500) | UYU 11k-16.4k ($279-$418) |
| Punta Carretas | Premium / Walkable | UYU 11.8M-23.5M ($300k-$600k) | UYU 129k-161k ($3,300-$4,100) | UYU 12k-14.9k ($307-$381) |
| Pocitos | Expat / Coastal | UYU 9.8M-19.6M ($250k-$500k) | UYU 114k-161k ($2,900-$4,100) | UYU 10.6k-14.9k ($269-$381) |
| Buceo | Commute / Coastal | UYU 7.8M-15.7M ($200k-$400k) | UYU 102k-137k ($2,600-$3,500) | UYU 9.5k-12.7k ($242-$325) |
| Malvín | Family / Coastal | UYU 7.8M-15.7M ($200k-$400k) | UYU 98k-137k ($2,500-$3,500) | UYU 9.1k-12.7k ($232-$325) |
| Parque Rodó | Lifestyle / Students | UYU 7.1M-14.1M ($180k-$360k) | UYU 110k-149k ($2,800-$3,800) | UYU 10.2k-13.8k ($260-$353) |
| Cordón | Commute / Value | UYU 5.5M-11.8M ($140k-$300k) | UYU 82k-118k ($2,100-$3,000) | UYU 7.6k-11k ($195-$279) |
| Tres Cruces | Commute / Hospitals | UYU 5.1M-10.6M ($130k-$270k) | UYU 82k-114k ($2,100-$2,900) | UYU 7.6k-10.6k ($195-$269) |
| Centro | Central / Budget | UYU 4.7M-9.4M ($120k-$240k) | UYU 74k-106k ($1,900-$2,700) | UYU 6.9k-9.8k ($177-$251) |
| Ciudad Vieja | Character / Investor | UYU 3.9M-7.8M ($100k-$200k) | UYU 71k-98k ($1,800-$2,500) | UYU 6.6k-9.1k ($167-$232) |
| Maroñas | Entry / Family | UYU 2.7M-5.1M ($70k-$130k) | UYU 35k-55k ($900-$1,400) | UYU 3.3k-5.1k ($84-$130) |
How much more do you pay for properties in Uruguay when you include renovation work, taxes, and fees?
When buying property in Uruguay in 2026, you should plan for an additional 7% to 11% on top of the purchase price to cover closing costs, with existing homes at the higher end and newer turnkey properties at the lower end.
If you buy a property around $200,000 (about UYU 7.8 million) in Uruguay, expect to pay roughly $14,000 to $22,000 (UYU 550,000 to UYU 860,000) in fees and taxes, covering brokerage commission, notary costs, and transfer taxes. Add another $8,000 to $20,000 if the property needs cosmetic updates, bringing your total to about $222,000 to $242,000.
For a property around $500,000 (about UYU 19.6 million), closing costs typically run $35,000 to $55,000 (UYU 1.4 million to UYU 2.2 million), and if you need renovations, that could add $20,000 to $50,000 more. Your all-in cost would be approximately $555,000 to $605,000.
At the $1,000,000 level (about UYU 39.2 million), expect fees and taxes of roughly $60,000 to $100,000 (UYU 2.4 million to UYU 3.9 million), plus potentially $50,000 to $180,000 for renovations if not buying turnkey. Your total investment could reach $1,110,000 to $1,280,000 depending on property condition.
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
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Brokerage Commission | Fee | About 3% of the purchase price, often plus VAT in practice. This is based on the official fee schedule published by the Cámara Inmobiliaria Uruguaya. For a $200,000 property, expect around $6,000 to $7,000. |
| Notary (Escribano) | Fee | Typically 2.5% to 3.5% of the purchase price, plus fixed certificate costs. This covers legal review, deed preparation, and registration paperwork. For a $300,000 purchase, budget around $7,500 to $10,500. |
| Property Transfer Tax (ITP) | Tax | About 2% of the taxable base, which may differ from the market price. This tax is paid through the Dirección General Impositiva. For a $500,000 property, expect roughly $8,000 to $12,000 depending on the assessed value. |
| Registry and Certificates | Admin | Various administrative fees for property registry, stamps, and official certificates. These typically total $300 to $1,200 depending on deal complexity. Most transactions fall in the $500 to $800 range. |
| Light Renovation | Renovation | About $100 to $400 per square meter for cosmetic updates like painting, flooring, and fixtures. A 70 sqm apartment needing a refresh might cost $7,000 to $28,000. This is optional but common for older properties. |
| Deep Renovation | Renovation | About $500 to $1,200 per square meter for structural work, new electrical, plumbing, and full remodel. A 150 sqm house could cost $75,000 to $180,000. This applies mainly to older homes or character properties. |
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 $100,000 in Uruguay as of the first half of 2026, the market is tight but real: you can find a studio of 28 to 32 square meters in Centro in an existing building, a 1-bedroom apartment of 35 to 40 square meters in Unión needing cosmetic updates, or a 1-bedroom of 40 to 45 square meters in Aguada in an older but decent building.
With $200,000, your options expand to a 1-bedroom apartment of 45 to 55 square meters in Cordón in good condition, a 2-bedroom apartment of 60 to 70 square meters in Tres Cruces in a mid-rise building, or a small house of 90 to 110 square meters in the Prado area that has had some updates.
With $300,000 in Uruguay, you can buy a 2-bedroom apartment of 75 to 85 square meters in Pocitos (interior location rather than prime frontage), a 2-bedroom of 80 to 90 square meters in Buceo with parking sometimes included, or a family house of 140 to 180 square meters in Prado.
With $500,000, the market offers a 3-bedroom apartment of 120 to 150 square meters in Punta Carretas that has been upgraded, a large 2 or 3 bedroom apartment of 140 to 180 square meters in Parque Rodó with high ceilings, or a house of 220 to 280 square meters in Malvín or entry-level Punta Gorda.
With $1,000,000 in Uruguay, you can purchase a renovated house of 300 to 400 square meters in Carrasco with a garden and security, a premium apartment of 180 to 240 square meters in Punta Carretas with terraces and two garage spaces, or a prime family house of 350 to 450 square meters in Punta Gorda near top schools.
With $2,000,000, you enter the top tier of the Uruguay market, which is thin but exists: a high-end house of 500 to 700 square meters in Carrasco with top finishes and a pool, a signature penthouse of 250 to 400 square meters in Punta Carretas with full views and luxury amenities, or a premium seafront property in Punta del Este with high-end services.
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 It's Authoritative | How We Used It |
|---|---|---|
| Agencia Nacional de Vivienda (ANV) | Uruguay's official government housing agency that publishes transaction-based statistics on promoted housing under Law 18.795. | We used ANV data as our hard anchor for real, closed-sale prices per square meter in USD and UI. We then scaled up to the broader residential market using cross-checks from listing-based sources. |
| Instituto Nacional de Estadística (INE) | Uruguay's official statistics office and the reference for inflation data, publishing the Consumer Price Index monthly. | We used INE inflation data to calculate real price changes and keep year-over-year comparisons meaningful. We also verified that nominal changes were not just inflation noise. |
| Banco Central del Uruguay (BCU) | Uruguay's central bank, responsible for monetary policy and official inflation monitoring and communication. | We used BCU data to explain the macroeconomic backdrop affecting mortgage rates and affordability. We referenced their inflation expectations to support our analysis of why prices changed. |
| InfoCasas | A major national property portal with a large dataset and published methodology, covering listings across Uruguay. | We used InfoCasas for market structure data including what buyers search for most, demand by property type, and distribution of listings by price bands. We built realistic 80% market ranges from their price-band shares. |
| Cámara Inmobiliaria Uruguaya (CIU) | The real estate industry chamber that publishes the official fee schedule for brokers and agents in Uruguay. | We used the CIU arancel to estimate typical brokerage commissions rather than relying on anecdotal figures. We incorporated these fees into our total closing cost scenarios. |
| Dirección General Impositiva (DGI) | Uruguay's national tax authority, providing official guidance on property transfer taxes and payment processes. | We used DGI guidance to ground the existence and mechanics of the property transfer tax (ITP). We converted this into realistic buyer cost ranges accounting for differences between taxable base and market price. |
| Exchange-Rates.org | A well-known historical foreign exchange dataset with auditable date-by-date values for currency pairs. | We used their USD/UYU and EUR/UYU historical rates to convert all prices into multiple currencies. We cross-checked against other FX sources to avoid single-source currency risk. |
| IMPO (Centro de Información Oficial) | Uruguay's official legal database containing all laws, decrees, and regulations including those affecting real estate. | We referenced IMPO to verify the legal framework for property transactions in Uruguay. We confirmed tax rates and procedural requirements mentioned in other sources. |
| INE Housing Statistics | Official demographic and housing census data from Uruguay's national statistics institute. | We used INE housing data to understand the composition of Uruguay's housing stock. We verified our estimates of apartment versus house market shares against official figures. |
| El Gallito | One of Uruguay's oldest and most established classified advertising platforms for real estate listings. | We cross-referenced El Gallito listings to verify price ranges by neighborhood. We used their data to confirm that our estimates matched what buyers actually see in the market. |
| MercadoLibre Inmuebles | A major online marketplace with extensive property listings across Uruguay, providing broad market coverage. | We used MercadoLibre to verify listing price distributions and availability by property type. We confirmed that entry-level and luxury price ranges matched actual listings. |
| Properati Uruguay | A regional property portal with analytical tools and standardized listing data across South American markets. | We used Properati to cross-check neighborhood price ranges and identify market patterns. We verified that our price per square meter estimates aligned with their aggregated data. |
| Wise (TransferWise) | A regulated financial services company providing transparent, real-time exchange rates without hidden markups. | We used Wise as a secondary FX source to verify our currency conversion rates. We confirmed that our USD/UYU and EUR/UYU rates were accurate and current. |
| Numbeo | A crowd-sourced global database of user-contributed data on cost of living including real estate prices. | We used Numbeo as a sanity check for our price per square meter estimates. We verified that our figures fell within reasonable ranges compared to user-reported data. |
| Global Property Guide | An international property research firm providing standardized data on rental yields and prices across countries. | We used Global Property Guide to contextualize Uruguay prices within the regional market. We verified that our estimates were consistent with their analytical framework. |
| BCU Economic Indicators | Official economic statistics from Uruguay's central bank including interest rates and credit conditions. | We used BCU economic indicators to understand mortgage rate trends affecting affordability. We incorporated rate expectations into our analysis of price dynamics. |
| MTOP (Ministry of Transport) | Uruguay's Ministry of Transport and Public Works, providing data on infrastructure and urban development. | We referenced MTOP data to understand infrastructure factors affecting neighborhood values. We used this to explain why certain areas command premium prices. |
| Intendencia de Montevideo | The municipal government of Montevideo, providing local zoning, permits, and urban planning information. | We used Intendencia data to verify neighborhood characteristics and development patterns. We confirmed that our neighborhood descriptions matched official municipal classifications. |
| Uruguay XXI | Uruguay's investment and export promotion agency, providing economic data and market reports for investors. | We used Uruguay XXI reports to contextualize the real estate market within broader economic trends. We verified that our analysis aligned with official investment guidance. |
| CIU Market Reports | The real estate chamber's periodic market reports analyzing trends and conditions in Uruguay's property sector. | We used CIU market reports to understand professional perspectives on market conditions. We incorporated their insights into our analysis of buyer costs and market dynamics. |
| ANV Law 18.795 Reports | Official reports on promoted housing under Uruguay's investment promotion law, with detailed transaction data. | We used these reports as our primary anchor for closed-sale prices in new construction. We tracked year-over-year changes to calculate price growth trends. |
| BPS (Banco de Previsión Social) | Uruguay's social security administration, providing data on construction sector employment and activity. | We used BPS data to understand construction activity levels affecting housing supply. We verified that our supply analysis matched official construction sector metrics. |
| Cámara de la Construcción del Uruguay | The construction industry chamber providing data on building costs and development activity. | We used CCU data to estimate renovation costs per square meter in Uruguay. We verified that our cost ranges reflected current construction market conditions. |
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