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 is one of the most stable and transparent real estate markets in Latin America, and in 2026, houses remain a solid option for foreigners looking to settle or invest.
We constantly update this blog post with fresh data so you always have the latest numbers before making any decisions.
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 early 2026, the median house price in Uruguay is approximately USD 165,000 (around UYU 6,400,000 or EUR 140,000), while the average house price sits higher at about USD 245,000 (roughly UYU 9,550,000 or EUR 207,000).
The typical price range that covers roughly 80% of house sales in Uruguay falls between USD 90,000 and USD 450,000 (UYU 3,500,000 to UYU 17,550,000, or EUR 76,000 to EUR 380,000), with luxury coastal properties pushing well above this ceiling.
The reason the average is so much higher than the median in Uruguay is that premium coastal homes in areas like Carrasco, Punta del Este, and Jose Ignacio can easily exceed USD 1 million, which pulls the average up significantly while most buyers actually purchase closer to the median.
At the median price of USD 165,000 in Uruguay, you can realistically expect a 2 or 3-bedroom house of around 80 to 100 square meters in an interior city like Salto or Paysandu, or a smaller, older house in one of Montevideo's less premium neighborhoods like Manga or Colon.
What's the cheapest livable house budget in Uruguay as of 2026?
As of early 2026, the minimum budget for a livable house in Uruguay starts at around USD 60,000 to USD 90,000 (UYU 2,350,000 to UYU 3,500,000, or EUR 51,000 to EUR 76,000) in interior towns and smaller cities.
At this entry-level price in Uruguay, "livable" typically means a structurally sound house that may need some cosmetic updates, often featuring older finishes, basic amenities, and modest outdoor space, but nothing that requires major renovation to move in.
These cheapest livable houses in Uruguay are usually found in interior department cities like Salto, Paysandu, Rivera, and Tacuarembo, or on the outer edges of Montevideo in neighborhoods such as Cerro, Casabo, Manga, and Villa Garcia.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Uruguay here.
How much do 2 and 3-bedroom houses cost in Uruguay as of 2026?
As of early 2026, a typical 2-bedroom house in Uruguay costs between USD 100,000 and USD 200,000 (UYU 3,900,000 to UYU 7,800,000, or EUR 85,000 to EUR 170,000), while a 3-bedroom house generally ranges from USD 140,000 to USD 300,000 (UYU 5,450,000 to UYU 11,700,000, or EUR 118,000 to EUR 254,000).
For a 2-bedroom house specifically, the realistic price range in Uruguay spans from USD 75,000 in interior cities like Salto or Tacuarembo up to USD 420,000 in premium Montevideo coastal neighborhoods like Carrasco or Punta Gorda.
For a 3-bedroom house in Uruguay, expect to pay anywhere from USD 95,000 in the interior to USD 650,000 in prime coastal areas of Montevideo or the Punta del Este belt, with most transactions for this size falling in the USD 170,000 to USD 320,000 range in metro areas.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Uruguay is around 30% to 50%, driven mainly by the additional square meters (usually 30 to 50 sqm extra) and the tendency for larger homes to sit on bigger plots.
How much do 4-bedroom houses cost in Uruguay as of 2026?
As of early 2026, a typical 4-bedroom house in Uruguay costs between USD 250,000 and USD 450,000 (UYU 9,750,000 to UYU 17,550,000, or EUR 212,000 to EUR 380,000) in good family neighborhoods, though prices vary dramatically by location.
For a 5-bedroom house in Uruguay, the realistic price range runs from USD 220,000 in interior cities to USD 1,200,000 in premium Montevideo neighborhoods like Carrasco, with most sales occurring between USD 400,000 and USD 700,000 in desirable metro and suburban areas.
A 6-bedroom house in Uruguay typically commands USD 350,000 to USD 3,000,000 or more (UYU 13,650,000 to UYU 117,000,000, or EUR 296,000 to EUR 2,540,000), with the upper end reserved for luxury estates in coastal hotspots like Jose Ignacio, Manantiales, or La Barra.
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 early 2026, a typical new-build house in Uruguay costs between USD 250,000 and USD 500,000 (UYU 9,750,000 to UYU 19,500,000, or EUR 212,000 to EUR 423,000) in the Montevideo metro area, with coastal new builds in Maldonado running from USD 350,000 to USD 900,000.
New-build houses in Uruguay typically carry a price premium of 12% to 20% compared to older resale houses of similar size and location, reflecting modern construction standards, better energy efficiency, included parking, and compliance with current building codes.
How much do houses with land cost in Uruguay as of 2026?
As of early 2026, a typical house with meaningful land (400 to 1,500 square meters of outdoor space) in Uruguay costs between USD 200,000 and USD 500,000 (UYU 7,800,000 to UYU 19,500,000, or EUR 170,000 to EUR 423,000), with prices varying sharply by proximity to Montevideo or the coast.
In Uruguay, a "house with land" typically means a property with at least 400 to 500 square meters of plot, allowing for a garden, parking, and outdoor living space, which is quite different from the compact urban lots found in denser neighborhoods.
We cover everything there is to know about land prices in Uruguay here.
Thinking of buying real estate in Uruguay?
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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 early 2026, the neighborhoods with the lowest house prices in Uruguay include Cerro, Casabo, and Pajas Blancas in western Montevideo, as well as Manga, Villa Garcia, Punta Rieles, Peñarol, Sayago, Colon, and La Teja in the northern and central periphery.
In these cheapest Montevideo neighborhoods, typical house prices range from USD 60,000 to USD 130,000 (UYU 2,350,000 to UYU 5,070,000, or EUR 51,000 to EUR 110,000), with even lower prices available in interior cities like Salto, Paysandu, Rivera, and Tacuarembo.
The main reason these Uruguay neighborhoods have the lowest house prices is their distance from the premium eastern coastal corridor, combined with fewer amenities, older housing stock, and in some cases, higher perceived security concerns that reduce demand from middle and upper-income buyers.
Which neighborhoods have the highest house prices in Uruguay as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Uruguay are Carrasco (including Carrasco Norte and Parque Miramar), Punta Gorda, and the Jose Ignacio coastal strip in Maldonado, followed closely by Punta Carretas and the La Barra-Manantiales corridor.
In these premium Uruguay neighborhoods, typical house prices range from USD 400,000 to USD 1,500,000 (UYU 15,600,000 to UYU 58,500,000, or EUR 340,000 to EUR 1,270,000), with exceptional properties in Jose Ignacio or Beverly Hills (Punta del Este) reaching USD 2,500,000 or more.
These Uruguay neighborhoods command the highest prices because they combine beachfront or near-beach locations with top-rated private schools, established security infrastructure, mature landscaping, and a concentration of high-end services that create a self-reinforcing premium.
The typical buyer in these premium Uruguay neighborhoods is either a wealthy local family seeking quality of life and security, a foreign investor (often Argentine or Brazilian) looking for a stable second home, or a retiree from Europe or North America attracted by Uruguay's residency programs and coastal lifestyle.
How much do houses cost near the city center in Uruguay as of 2026?
As of early 2026, houses near Montevideo's city center (areas like Centro, Cordon, and Ciudad Vieja) typically cost between USD 150,000 and USD 320,000 (UYU 5,850,000 to UYU 12,480,000, or EUR 127,000 to EUR 271,000), though houses are relatively rare here compared to apartments.
Houses near major transit hubs in Uruguay, such as the Tres Cruces bus terminal or along the Avenida Italia and 8 de Octubre corridors, typically range from USD 160,000 to USD 360,000 (UYU 6,240,000 to UYU 14,040,000, or EUR 136,000 to EUR 305,000), depending on size and garage availability.
Houses near top-rated schools in Uruguay, like The British Schools in Carrasco or the American School of Montevideo, generally cost USD 350,000 to USD 900,000 (UYU 13,650,000 to UYU 35,100,000, or EUR 296,000 to EUR 762,000), while properties near Lycee Francais Jules Supervielle in the Buceo-Pocitos area range from USD 250,000 to USD 600,000.
Houses in expat-popular areas of Uruguay, including Carrasco, Punta Gorda, Pocitos, Punta Carretas, and Buceo in Montevideo, plus Punta del Este, La Barra, and Jose Ignacio in Maldonado, typically range from USD 300,000 to USD 1,200,000 (UYU 11,700,000 to UYU 46,800,000, or EUR 254,000 to EUR 1,016,000).
We actually have an updated expat guide for Uruguay here.
How much do houses cost in the suburbs in Uruguay as of 2026?
As of early 2026, a typical house in the suburbs of Montevideo, particularly in the Ciudad de la Costa corridor (Canelones department), costs between USD 180,000 and USD 420,000 (UYU 7,020,000 to UYU 16,380,000, or EUR 152,000 to EUR 356,000), with newer or larger properties reaching USD 700,000.
Suburban houses in Uruguay typically cost 20% to 40% less than comparable houses in premium Montevideo coastal neighborhoods like Carrasco or Punta Gorda, while offering significantly more land and outdoor space for the same budget.
The most popular suburbs for house buyers in Uruguay are Solymar, Lagomar, Shangrila, and El Pinar along the Ciudad de la Costa strip, as well as emerging areas like Canelones city and Atlantida for buyers seeking even more affordability with coastal access.
What areas in Uruguay are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Uruguay include Goes, La Comercial, Jacinto Vera, Brazo Oriental, Reducto, and Aguada in Montevideo, as well as Ciudad Vieja which is experiencing a cultural renaissance with new cafes, galleries, and tech startups.
In these improving Uruguay neighborhoods, current typical house prices range from USD 120,000 to USD 220,000 (UYU 4,680,000 to UYU 8,580,000, or EUR 102,000 to EUR 186,000), which remains well below the premium coastal averages.
The main sign of improvement driving buyer interest in these Uruguay areas is the influx of young professionals, artists, and small businesses revitalizing historic buildings, combined with municipal investment in public spaces and improved security that signals future appreciation potential.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
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 foreign house buyer in Uruguay, the typical total closing cost runs between 7% and 10% of the purchase price, covering all taxes, notary fees, registrations, and potential agent commissions.
The main closing cost categories in Uruguay include the ITP (Impuesto a las Transmisiones Patrimoniales) at 2% paid by the buyer, escribano (notary) fees and stamp duties which can add another 2% to 4%, and real estate agent commissions if applicable, typically quoted as a percentage plus VAT.
The single largest closing cost category for house buyers in Uruguay is usually the combined escribano and registration fees, as the notary handles title verification, document preparation, and official recording, all of which are formalized under the official notarial fee schedule (arancel).
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?
The typical annual property tax on a house in Uruguay consists of two main components: the Impuesto de Primaria (national education tax) at progressive rates of 0.15% to 0.30% of the taxable value, plus the Contribucion Inmobiliaria (local departmental tax) which varies by municipality, together often totaling a few hundred to low thousands of USD per year for a non-luxury house.
Property tax in Uruguay is calculated based on an administrative or cadastral value (not the market price), which is often significantly lower than what you actually paid, meaning your effective tax burden tends to be quite manageable compared to many other countries.
If you want to go into more details, we also have a page with all the property taxes and fees in Uruguay.
How much is home insurance for a house in Uruguay right now?
The typical annual home insurance cost for a house in Uruguay ranges from USD 250 to USD 700 (UYU 9,750 to UYU 27,300, or EUR 212 to EUR 593) for basic structure and contents coverage, rising to USD 700 to USD 1,500 or more for higher insured values, coastal exposure, or comprehensive policies.
The main factors that affect home insurance premiums for houses in Uruguay include the property's location (coastal properties face higher premiums due to humidity and salt air), the construction type and age, the total insured value of structure and contents, and whether you add optional coverages like flood or theft.
What are typical utility costs for a house in Uruguay right now?
The typical total monthly utility cost for a house in Uruguay ranges from UYU 5,000 to UYU 10,000 (approximately USD 130 to USD 260, or EUR 110 to EUR 220), depending on consumption habits, house size, and whether you use electric heating or air conditioning.
The breakdown of main utility categories for houses in Uruguay includes electricity (UYU 2,500 to UYU 6,500 monthly, or USD 65 to USD 170), water and sanitation (UYU 700 to UYU 2,000 monthly, or USD 18 to USD 52), and internet (starting around UYU 1,650 monthly, or USD 42, for ANTEL fiber plans), with garbage collection typically included in municipal taxes.
What are common hidden costs when buying a house in Uruguay right now?
The estimated total of common hidden costs that house buyers in Uruguay often overlook ranges from USD 2,000 to USD 8,000 (UYU 78,000 to UYU 312,000, or EUR 1,700 to EUR 6,800), covering inspections, immediate repairs, security upgrades, and administrative surprises.
Typical inspection fees that buyers should expect when purchasing a house in Uruguay range from USD 200 to USD 600 (UYU 7,800 to UYU 23,400, or EUR 170 to EUR 508) for a basic professional inspection, with specialized checks for roofing, electrical systems, or moisture mapping costing extra.
Other common hidden costs beyond inspections when buying a house in Uruguay include title and registry certificate fees handled through the escribano process, immediate capital expenditures like waterproofing, rewiring, hot water system replacement, or window sealing (especially important near the coast due to humidity and salt air), and security upgrades such as alarms, cameras, or perimeter fencing.
The hidden cost that tends to surprise first-time house buyers the most in Uruguay is the post-purchase maintenance for coastal humidity damage, particularly treating moisture in walls, replacing corroded fixtures, and sealing windows, which can easily add USD 3,000 to USD 10,000 if the previous owner deferred maintenance.
You will find here the list of classic mistakes people make when buying a property in Uruguay.
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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 early 2026, the general sentiment among locals and expats in Uruguay is that premium coastal neighborhoods like Carrasco and Punta del Este feel expensive relative to local incomes, but mid-market houses in the interior and Montevideo suburbs are seen as fairly valued given Uruguay's stability and quality of life.
Houses in Uruguay typically stay on the market for 4 to 6 months before selling when priced realistically, though overpriced properties or those in less desirable areas can linger much longer, sometimes over a year.
The main reason locals and expats cite for feeling house prices are either high or fairly valued in Uruguay is the comparison to neighboring Argentina, where currency instability makes Uruguayan real estate look like a safe haven, combined with limited new house construction in premium areas that keeps supply tight.
Compared to one or two years ago, sentiment on house prices in Uruguay has shifted from cautious post-pandemic recovery mode to quiet confidence, as transaction volumes reached multi-year highs in 2024 and early 2025, signaling that buyers believe current prices are sustainable rather than inflated.
You'll find our latest property market analysis about Uruguay here.
Are prices still rising or cooling in Uruguay as of 2026?
As of early 2026, house prices in Uruguay are mostly stable to gently rising, with low single-digit increases in USD terms, though premium coastal areas continue to see stronger appreciation while some peripheral neighborhoods show more room for negotiation.
The estimated year-over-year house price change in Uruguay is approximately 3% to 5% in USD terms for well-located properties, but when adjusted for local inflation (running around 4% to 5% according to INE), real price growth is closer to flat or 1% to 2%.
Experts and locals expect house prices in Uruguay over the next 6 to 12 months to continue their gradual upward trend, supported by steady foreign demand, limited new construction in desirable areas, and Uruguay's ongoing reputation as a stable destination, though no dramatic spikes are anticipated.
Finally, please note that we have covered property price trends and forecasts for Uruguay here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Uruguay. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 |
|---|---|---|
| INE (Instituto Nacional de Estadistica) | Uruguay's official statistics agency publishing real transaction data. | We used INE's median transaction prices as our reality check against listing prices. We treated this as the anchor for all price estimates. |
| Agencia Nacional de Vivienda (ANV) | Government housing agency publishing structured market reports. | We cross-checked our narrative against ANV's market monitoring. We used their definitions for market metrics. |
| Banco Central del Uruguay (BCU) | Uruguay's central bank tracking inflation and expectations. | We used BCU data to frame early 2026 macro conditions. We kept our projections realistic by referencing their inflation targets. |
| DGI (Direccion General Impositiva) | Uruguay's official tax authority explaining rates and rules. | We used DGI to state the ITP rate and property tax brackets. We included these directly in our closing costs budget. |
| IMPO (Official Legal Gazette) | Official source for Uruguayan laws and decrees. | We used IMPO as the legal backstop for tax discussions. We verified ITP and property tax rules through official texts. |
| UTE (Utility Tariff Sheet) | Primary source for Uruguay's electricity tariffs. | We built monthly electricity budgets using actual per-kWh rates. We kept estimates simple with typical household consumption bands. |
| ANTEL | State telecom showing current internet plan pricing. | We used ANTEL's fiber plan prices for utility budgets. We included these as the default internet cost for new residents. |
| Properstar | International portal publishing transparent per-sqm listing data. | We used Properstar's Montevideo house benchmarks for price triangulation. We combined per-sqm data with typical house sizes. |
| InfoCasas | Major national portal with detailed behavioral metrics. | We used InfoCasas for buyer behavior and neighborhood demand mapping. We treated it as directional evidence for search patterns. |
| Inmuebles Data (El Pais) | National newspaper's data platform with neighborhood filters. | We used their bedroom and area filters to validate market segmentation. We referenced their neighborhood naming conventions. |
| Global Property Guide | Respected international research on residential markets. | We referenced their Uruguay market analysis for context. We used their rental yield and transaction data as cross-checks. |
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