As of 2026, a realistic median house price in Uruguay is about UYU 6.7 million, US$165,000, or €143,000, while the average house price in Uruguay is closer to UYU 10.5 million, US$260,000, or €225,000 because luxury houses in Carrasco, Punta del Este, La Barra and José Ignacio pull the average up.
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We constantly update this blog post so foreign buyers can follow house prices in Uruguay with fresh data, not old market guesses.
The goal is simple: help you understand what a normal house costs in Uruguay in 2026, where cheaper houses exist, and what extra costs you should budget.
We focus only on houses in Uruguay, not apartments, land-only deals, farms, offices or commercial property.
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.
How much do houses cost in Uruguay as of 2026?
What's the median and average house price in Uruguay as of 2026?
As of 2026, the estimated median house price in Uruguay is about UYU 6.7 million, US$165,000, or €143,000, while the estimated average house price in Uruguay is about UYU 10.5 million, US$260,000, or €225,000.
A practical price range that covers roughly 80% of normal house purchases in Uruguay in 2026 is about UYU 3.0 million to UYU 24.3 million, or US$75,000 to US$600,000, which is about €65,000 to €519,000.
The median and average house prices in Uruguay differ because cheaper inland houses and Montevideo periphery houses keep the middle price lower, while luxury houses in Carrasco, Punta del Este, La Barra and José Ignacio pull the average much higher.
At the median house price in Uruguay in 2026, a buyer can usually expect a livable 2 or small 3-bedroom resale house in a practical but not premium area, such as parts of Canelones, secondary Montevideo neighborhoods, or a smaller inland city.
What's the cheapest livable house budget in Uruguay as of 2026?
As of 2026, the cheapest realistic livable house budget in Uruguay is about UYU 2.6 million to UYU 3.4 million, or US$65,000 to US$85,000, which is about €56,000 to €73,000.
At this entry-level price in Uruguay, “livable” usually means a small older 2-bedroom house with working utilities, basic kitchen and bathroom, and some repairs still needed, not a fully renovated foreign-buyer-ready home.
The cheapest livable houses in Uruguay are usually found in Montevideo areas such as Piedras Blancas, Manga, Casabó, Nuevo París, Las Acacias and Cerro Norte, plus Canelones areas such as Las Piedras, Progreso, Pando and Santa Lucía.
That is why foreign buyers should be careful below US$60,000 in Uruguay, because very cheap houses often involve renovation risk, weaker resale demand, old wiring, damp walls, or a less liquid location.
How much do 2 and 3-bedroom houses cost in Uruguay as of 2026?
As of 2026, a typical 2-bedroom house in Uruguay costs about UYU 4.9 million to UYU 7.7 million, or US$120,000 to US$190,000, which is about €104,000 to €164,000, while a typical 3-bedroom house costs about UYU 7.3 million to UYU 13.0 million, or US$180,000 to US$320,000, which is about €156,000 to €277,000.
For a 2-bedroom house in Uruguay in 2026, a realistic full range is about UYU 2.2 million to UYU 14.2 million, or US$55,000 to US$350,000, which is about €48,000 to €303,000, depending heavily on the neighborhood.
For a 3-bedroom house in Uruguay in 2026, a realistic full range is about UYU 5.7 million to UYU 20.3 million, or US$140,000 to US$500,000, which is about €121,000 to €432,000.
Moving from a 2-bedroom to a 3-bedroom house in Uruguay usually adds about 35% to 70%, because the extra bedroom often comes with more land, a better family location, parking, or a stronger school-zone premium.
How much do 4-bedroom houses cost in Uruguay as of 2026?
As of 2026, a typical 4-bedroom house in Uruguay costs about UYU 10.1 million to UYU 26.3 million, or US$250,000 to US$650,000, which is about €216,000 to €562,000.
A 5-bedroom house in Uruguay in 2026 usually costs about UYU 16.2 million to UYU 48.6 million, or US$400,000 to US$1.2 million, which is about €346,000 to €1.04 million.
A 6-bedroom house in Uruguay in 2026 usually costs about UYU 24.3 million to UYU 101.3 million, or US$600,000 to US$2.5 million, which is about €519,000 to €2.16 million, with the top end mainly in Carrasco, La Tahona, Punta del Este, La Barra and José Ignacio.
Please note that we give much more detailed data in our pack about the property market in Uruguay.
How much do new-build houses cost in Uruguay as of 2026?
As of 2026, a typical new-build house in Uruguay costs about UYU 11.3 million to UYU 22.3 million, or US$280,000 to US$550,000, which is about €242,000 to €475,000, in practical suburban and coastal family areas.
New-build houses in Uruguay usually cost about 15% to 30% more than comparable older resale houses, because new stock is concentrated in higher-income places such as Ciudad de la Costa, La Tahona, Camino de los Horneros, Carrasco and Punta del Este.
How much do houses with land cost in Uruguay as of 2026?
As of 2026, a typical house with land in Uruguay costs about UYU 10.1 million to UYU 28.4 million, or US$250,000 to US$700,000, which is about €216,000 to €605,000, when the land is useful, serviced and not too remote.
In Uruguay in 2026, a “house with land” usually means at least 500 m² to 1,000 m² near Montevideo or the coast, while lifestyle properties and chacras often start around 2,000 m² and can be much larger.
The key point in Uruguay is that land itself is not rare, but safe, serviced, coastal or commuter-friendly land near Montevideo, Canelones, Punta del Este, Colonia or Rocha is much more valuable.
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Where are houses cheapest and most expensive in Uruguay as of 2026?
Which neighborhoods have the lowest house prices in Uruguay as of 2026?
As of 2026, the lowest house prices in Uruguay are usually found in Montevideo neighborhoods such as Piedras Blancas, Manga, Casabó, Nuevo París, Las Acacias, Cerro Norte and parts of La Teja, plus cheaper Canelones and inland towns.
In those cheaper Uruguay house areas, a livable house usually costs about UYU 2.2 million to UYU 5.7 million, or US$55,000 to US$140,000, which is about €48,000 to €121,000.
These neighborhoods have the lowest house prices in Uruguay because many houses are older, resale demand is thinner, security perceptions are weaker, and foreign buyers usually prefer coastal, central or school-friendly areas.
Which neighborhoods have the highest house prices in Uruguay as of 2026?
As of 2026, the highest house prices in Uruguay are in Carrasco and Punta Gorda in Montevideo, La Tahona and Camino de los Horneros in Canelones, and Punta del Este, La Barra, Manantiales and José Ignacio in Maldonado.
In those premium Uruguay house markets, typical prices run from about UYU 20.3 million to more than UYU 162 million, or US$500,000 to more than US$4 million, which is about €432,000 to more than €3.46 million.
These areas command the highest house prices in Uruguay because they combine privacy, coastal access, international schools, security, larger plots, better construction, and strong demand from wealthy local, Argentine and foreign buyers.
The typical buyer in these premium Uruguay neighborhoods is not only buying a house, but also buying a stable dollar-based lifestyle asset with school access, security, prestige and long-term family use.
How much do houses cost near the city center in Uruguay as of 2026?
As of 2026, a house near central Montevideo areas such as Centro, Cordón, Aguada, Palermo, Parque Rodó and Ciudad Vieja usually costs about UYU 7.3 million to UYU 16.2 million, or US$180,000 to US$400,000, which is about €156,000 to €346,000.
Near major Montevideo transit corridors such as Avenida Italia, 8 de Octubre, Bulevar Artigas, General Flores and Tres Cruces, houses usually cost about UYU 5.3 million to UYU 14.2 million, or US$130,000 to US$350,000, which is about €112,000 to €303,000.
Near top international schools such as The British Schools, Uruguayan American School, Woodlands School, St. Brendan’s School and Ivy Thomas Memorial School, houses in Uruguay usually cost about UYU 14.2 million to UYU 72.9 million, or US$350,000 to US$1.8 million, which is about €303,000 to €1.56 million.
In expat-popular areas such as Carrasco, Pocitos, Punta Carretas, Ciudad de la Costa, Solymar, Lagomar, Punta del Este, La Barra and José Ignacio, houses usually cost about UYU 7.3 million to more than UYU 121.5 million, or US$180,000 to more than US$3 million, which is about €156,000 to more than €2.59 million.
How much do houses cost in the suburbs in Uruguay as of 2026?
As of 2026, a suburban house near Montevideo in Uruguay usually costs about UYU 6.5 million to UYU 18.2 million, or US$160,000 to US$450,000, which is about €138,000 to €389,000.
Compared with central Montevideo houses, suburban houses in Uruguay often cost a similar amount or slightly more, but the buyer usually gets more space, a garden and parking, so the value difference is mostly about lifestyle rather than a simple discount.
The most popular suburban house areas in Uruguay are Ciudad de la Costa, Shangrilá, Lagomar, Solymar, El Pinar, Barra de Carrasco, La Tahona, Lomas de Carrasco, San Nicolás and Camino de los Horneros.
What areas in Uruguay are improving and still affordable as of 2026?
As of 2026, improving and still affordable house areas in Uruguay include La Blanqueada, Goes, Jacinto Vera, Atahualpa, Unión, Malvín Norte, Lagomar, Solymar, El Pinar, Atlántida, Piriápolis, La Paloma and parts of Colonia del Sacramento.
In these improving Uruguay areas, a practical house usually costs about UYU 4.9 million to UYU 14.2 million, or US$120,000 to US$350,000, which is about €104,000 to €303,000.
The main sign of improvement is not just “more demand”, but better daily livability through cafés, services, transport, coastal access, school access, renovation activity and stronger middle-class buyer interest.
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What extra costs should I budget for a house in Uruguay right now?
What are typical buyer closing costs for houses in Uruguay right now?
For a house in Uruguay right now, buyers should usually budget about 7% to 9% of the purchase price for closing costs, so a US$200,000 house needs about UYU 570,000 to UYU 730,000, or US$14,000 to US$18,000, which is about €12,000 to €16,000.
The main closing costs for a house in Uruguay are the real estate agent fee, often around 3% plus VAT if charged to the buyer, the escribano or notary fee, often around 3% plus related costs, ITP transfer tax of around 2% of fiscal value, and small registry, certificate and due-diligence costs.
The largest closing cost for house buyers in Uruguay is usually the combined agency and escribano cost, because ITP is often calculated on fiscal value rather than the full market price.
We cover all these costs and what are the strategies to minimize them in our property pack about Uruguay.
How much are property taxes on houses in Uruguay right now?
For a normal house in Uruguay right now, annual property tax often lands around UYU 24,000 to UYU 81,000, or US$600 to US$2,000, which is about €520 to €1,730, for a house worth around US$200,000.
Property tax in Uruguay is usually calculated from official fiscal or real values set by the department, not simply from the price a foreign buyer pays for the house.
Montevideo, Maldonado, Canelones and other departments set their own rules, so buyers should always ask the escribano for the latest Contribución Inmobiliaria and Impuesto de Primaria receipts before signing.
How much is home insurance for a house in Uruguay right now?
For a house in Uruguay right now, home insurance usually costs about UYU 10,000 to UYU 36,000 per year, or US$250 to US$900, which is about €215 to €780, while larger homes can cost much more.
The main factors that affect home insurance costs in Uruguay are insured value, contents value, fire cover, storm cover, liability, location, coastal exposure, security features, roof condition and whether the house is used year-round or seasonally.
What are typical utility costs for a house in Uruguay right now?
For a 2 or 3-bedroom house in Uruguay right now, typical utilities cost about UYU 6,000 to UYU 12,000 per month, or US$150 to US$300, which is about €130 to €260.
A normal monthly utility breakdown in Uruguay is about UYU 2,800 to UYU 10,000 for electricity, UYU 800 to UYU 2,400 for water, UYU 1,200 to UYU 2,800 for bottled gas if used often, and UYU 1,200 to UYU 2,000 for internet, equal to roughly US$70 to US$250, US$20 to US$60, US$30 to US$70, and US$30 to US$50.
What are common hidden costs when buying a house in Uruguay right now?
House buyers in Uruguay often overlook about UYU 80,000 to UYU 400,000, or US$2,000 to US$10,000, which is about €1,700 to €8,600, in hidden costs during the first months of ownership.
Typical inspection fees when buying a house in Uruguay are about UYU 12,000 to UYU 32,000, or US$300 to US$800, which is about €260 to €690, and deeper architect, roof, damp or septic checks can cost more.
Other common hidden costs in Uruguay include roof humidity, old electrical systems, sanitation or septic work, boundary issues, unpaid municipal bills, undocumented extensions, translation costs and coastal maintenance from salt and humidity.
The hidden cost that surprises first-time house buyers in Uruguay the most is usually humidity, because damp walls and roof problems can look cosmetic but become expensive after winter rain.
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What do locals and expats say about the market in Uruguay as of 2026?
Do people think houses are overpriced in Uruguay as of 2026?
As of 2026, many locals and expats think houses in prime Uruguay areas are expensive, while houses in secondary Montevideo, Canelones, inland towns, Piriápolis, La Paloma and Colonia outskirts still feel fairly valued by international standards.
Normal houses in Uruguay can stay on the market for about 90 to 180 days, while luxury houses in Carrasco, Punta del Este, La Barra and José Ignacio can sit for 6 to 18 months if the asking price is too ambitious.
The main reason people call Uruguay houses expensive is that the best areas are priced in dollars and compete for wealthy local families, Argentine buyers, returning Uruguayans and foreigners, not only local-salary buyers.
Compared with one or two years ago, Uruguay house-price sentiment in 2026 feels firmer because official transaction medians are still rising, but buyers are more selective and negotiate hard on houses with repairs or weak locations.
Are prices still rising or cooling in Uruguay as of 2026?
As of 2026, house prices in Uruguay are still rising modestly rather than booming, with the strongest pressure in Montevideo good neighborhoods, Canelones coastal suburbs and Maldonado prime coastal areas.
Our estimated year-over-year house price change in Uruguay in 2026 is about 4% to 7% nationally, with prime Punta del Este, José Ignacio and Carrasco closer to 5% to 10% when the house is well located and realistically priced.
Over the next 6 to 12 months, local agents and market signals suggest Uruguay house prices should stay firm, but overpriced houses may need longer marketing time or larger negotiation discounts.
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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 we trust it | How we used it |
|---|---|---|
| INE Uruguay, IAI Compraventa | It is Uruguay’s official statistics office. | We used it as the official baseline for transaction activity and national property prices. We adjusted it because it covers all real estate, not houses only. |
| INE February-March 2026 bulletin | It gives fresh 2026 official transaction data. | We used the US$90,000 official median and 5.88% annual rise as the trend anchor. We then estimated house-only prices above that level. |
| DGI Uruguay, ITP | It is Uruguay’s national tax authority. | We used it to explain transfer tax on real estate purchases. We combined it with legal sources to estimate buyer closing costs. |
| IMPO, Title 19 ITP | It is Uruguay’s official legal database. | We used it to confirm that ITP applies to property transfers. We used it with DGI to budget buyer tax around fiscal values. |
| Caja Notarial, official arancel | It reflects the official notarial fee framework. | We used it to estimate escribano and conveyancing costs. We treated the final buyer cost as a range because every transaction differs. |
| Intendencia de Montevideo, Contribución Inmobiliaria | It is the capital’s municipal tax authority. | We used it to explain how property tax is tied to official property values. We warned buyers that each department sets its own rules. |
| URSEA tariff hub | It regulates energy and water services. | We used it for 2026 electricity, water and gas tariff context. We converted tariff information into practical monthly house budgets. |
| UTE 2026 tariff sheet | It is the national electricity tariff reference. | We used it to estimate electricity costs for houses in Uruguay. We kept the range wide because heating and cooling use vary a lot. |
| InfoCasas house listings | It is a major Uruguayan property portal. | We used it to sample current house asking prices by area and bedroom count. We adjusted asking prices because listings are not final sale prices. |
| Mercado Libre Inmuebles | It has high-volume real estate listings. | We used it to cross-check house supply and price ranges in Montevideo. We used it for market texture, not as an official price index. |
| Gallito Inmuebles | It is an established local classifieds platform. | We used it to validate cheaper and mid-market house budgets. We compared its low-end listings with InfoCasas and Mercado Libre. |
| Engel & Völkers Uruguay | It shows premium and luxury house inventory. | We used it to understand the top end of the Uruguay house market. We separated luxury asking prices from normal buyer budgets. |
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