Investment property in Uruguay: what to buy and what it costs
A studio in a new building 10 minutes from the beaches of Punta del Este
$87,000
A 40 m² studio in a new building in Maldonado, the departmental capital that forms one town with the Punta del Este resort. A room with a kitchen, a bathroom and a balcony. The building was built under Law No. 18,795, so the first sale carries no property transfer tax and rental income gets an income tax break. All year round the studio is rented by people who work at the resort, and from December to March by holidaymakers.
A studio in a new building by 18 de Julio avenue
$97,000
A 40 m² studio in a new building in Cordón, the central district between Ciudad Vieja and Tres Cruces, by the main avenue 18 de Julio and the university. A room with a kitchen, a bathroom and a balcony, and a lift in the building. Cordón has more new buildings than any other district of Montevideo, and apartments here are rented by students, young professionals and staff of the offices in the centre.
A one-bedroom apartment in a new building in Ciudad Vieja by the port
$120,000
A 50 m² apartment with a bedroom and a living room with a kitchen in Ciudad Vieja, the historic centre of Montevideo between the port, Plaza Independencia and the seafront. The building has a lift, and ministries, banks and the business centre are a few minutes' walk away. The building was built under Law No. 18,795: rental income gets an income tax break for up to 10 years.
A one-bedroom apartment by the Tres Cruces bus terminal and shopping centre
$130,000
A 50 m² apartment with a bedroom and a balcony in a new building in Tres Cruces, by the country's main bus terminal, a shopping centre and 18 de Julio avenue. The district links the centre with Pocitos and Parque Batlle, with hospitals and university faculties nearby, so the apartment is let all year round.
A one-bedroom apartment in a new building on the coast by Carrasco airport
$170,000
A 55 m² apartment with a bedroom in Ciudad de la Costa, a town on the Río de la Plata just past Carrasco, the eastern edge of Montevideo. The beaches are a few minutes away, the international airport 10 minutes and the centre of the capital about half an hour. Families who work in Montevideo live here, and in summer apartments by the beach are let to holidaymakers.
A two-bedroom apartment by the Prado park and rose garden
$190,000
A 68 m² apartment with two bedrooms, a living room with a kitchen and a balcony in Prado, a green district of old mansions around the Prado park with its rose garden and botanical garden. The district is quiet and family-oriented, and the centre is 15 minutes away. Two-bedroom apartments here are rented by families with children who want a park next to home.
A two-bedroom apartment by Malvín beach and the seafront
$200,000
A 68 m² apartment with two bedrooms and a balcony in Malvín, a seaside district in the east of Montevideo where the beach and the promenade run the length of the district. Schools, sports clubs and shops are nearby, and Carrasco and the airport are 15 minutes away. Among Montevideo's new buildings the square metre is most expensive here, for a beach a few steps from home.
A three-bedroom apartment by Parque Batlle and the Centenario stadium
$270,000
A 105 m² apartment with three bedrooms, two bathrooms, a living room with a kitchen and a balcony in Parque Batlle, a district around a large city park with the Centenario stadium, next to Tres Cruces and Pocitos. Hospitals, the university clinic and sports clubs are nearby, and large apartments here are rented long-term by families.
What properties investors buy in Uruguay
Above are the most interesting offers selected by our experts. A manager will find a property for your requirements.
Apartments for sale in Montevideo, on the Ciudad de la Costa seafront and near Punta del Este, yields, rental tax breaks, buying costs and tax residency.
In Uruguay home prices are quoted in dollars, and a foreigner buys an apartment on the same terms as a citizen. In new buildings in Montevideo a square metre costs about $2,500 on average, in Maldonado next to Punta del Este about $2,200 and on the Ciudad de la Costa seafront about $3,100. A studio in Maldonado costs $87,000, a one-bedroom apartment in Montevideo's Ciudad Vieja $120,000. Apartments in new buildings under Law No. 18,795 are let with a tax break: rental income is 60-100% exempt from income tax for up to 10 years.
This page covers apartments in new buildings: studios and one-bedroom apartments in central Montevideo, two-bedroom apartments by the Prado park and Malvín beach, a three-bedroom apartment by Parque Batlle, homes on the coast and near Punta del Este, prices by district, rental yields, taxes and residency rules. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
How much an apartment costs in Uruguay in 2026
Home prices in Uruguay are quoted and paid in dollars, so the peso exchange rate hardly affects the price of an apartment. In new buildings under Law No. 18,795 a square metre in Montevideo costs about $2,500 on average: less in the centre, in Cordón, Ciudad Vieja and Aguada, and more by the sea and parks, in Malvín, Prado and Larrañaga. The seaside districts of Pocitos, Punta Carretas and Carrasco cost more than the city average. On the Ciudad de la Costa seafront a square metre in new buildings costs about $3,100, in Maldonado next to Punta del Este about $2,200.
| District | Per m² in a new building | 60 m² apartment |
|---|---|---|
| Malvín, Montevideo | ~$2,900 | ~$170,000 |
| Prado, Montevideo | ~$2,700 | ~$170,000 |
| Tres Cruces, Montevideo | ~$2,600 | ~$160,000 |
| Parque Batlle, Montevideo | ~$2,500 | ~$150,000 |
| Cordón, Montevideo | ~$2,400 | ~$150,000 |
| Ciudad Vieja, Montevideo | ~$2,400 | ~$150,000 |
| Montevideo average | ~$2,500 | ~$150,000 |
| Ciudad de la Costa | ~$3,100 | ~$190,000 |
| Maldonado | ~$2,200 | ~$140,000 |
Data for 2026: sale prices in new buildings, dollars rounded up.
What yield renting out gives
The gross yield from long-term rent in Montevideo is about 5.0% a year before tax. Apartments in new buildings under Law No. 18,795 are let with a tax break: rental income is exempt from income tax in the year construction ends and the following 9 years - in full in zones set by the housing ministry or when let through the Rent Guarantee Fund and other recognised guarantees, and by 60% in other cases. Studios and one-bedroom apartments in Cordón, Tres Cruces and Ciudad Vieja are rented by students, young professionals and staff of the offices in the centre.
| Tax | Rate |
|---|---|
| Income from letting a home | 12% - resident income tax or non-resident income tax |
| Letting an apartment in a new building under Law No. 18,795 | 60-100% exempt for up to 10 years |
| Gain on sale | 12% of the difference between the sale price and the inflation-adjusted purchase price |
| Every year | municipal tax and 0.1% wealth tax above the tax-free threshold for residents and for non-residents who pay tax on rent |
Data for 2026: the yield is the Montevideo average; countries are compared in the rental yield table.
Tax on rent from an apartment in Uruguay is paid in Uruguay, whether or not the owner lives there: a non-resident pays 12% non-resident income tax. Rates and examples are on the page taxes in Uruguay.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Property transfer tax | 2% of the cadastral value paid by the buyer; none on the first sale of an apartment in a new building under Law No. 18,795 |
| Notary | about 3% of the price plus 22% VAT, about 4% in practice |
| Title registration | a fee to the property registry |
| Building service charge | monthly, on the building's budget, separate from taxes |
Data for 2026. Prices are quoted in dollars, while the tax is calculated in pesos on the cadastral value, which is below the market price. The notary and the bank check the origin of funds, so the transfer for the purchase is prepared in advance. A manager calculates the total for a specific property.
In Uruguay the notary checks 30 years of the property's history before the deposit
Mistakes cost more than the tax: an apartment with a mortgage or a seizure in the registry, the previous owner's municipal tax and service charge debts, a new building without the Law No. 18,795 tax breaks, a transfer that the notary and the bank will not accept without documents on the origin of funds. Murblz support removes these risks: we find a property for the budget and goal, check the registry and the building's tax breaks, take the deal through the notary to title registration and prepare the tax residency documents.
The cost of support depends on the purchase budget and the goal - investment, tax residency or a home for yourself; a manager will calculate it in the chat.
Does buying give a residence permit
Buying gives tax residency in Uruguay: property bought since 1 July 2020 worth more than 3.5 million indexed units, about $580,000, makes the owner a resident if they spend at least 60 days in the country in a calendar year. Several apartments together also meet the threshold, and a manager will send a selection for this amount to the chat.
A residence permit in Uruguay is issued separately and without investment: permanent residency is granted straight away with an income to live on, and rental income from an apartment proves it. After 3 years of living in the country with a family or 5 years without one you can apply for citizenship. Rules and documents are on the page Uruguay residence permit.
How we find a property
- Budget and goal: investment, tax residency or a home for yourself. The manager clarifies the district and how you will pay.
- A selection of real properties: apartments with the seller's price, floor area, the year the building was completed and a yield calculation.
- Checks at the notary: 30 years of title history, mortgages and seizures in the registry, municipal tax and building service charge debts.
- A remote deal by power of attorney: a promise of sale with a deposit, the contract at a notary, title registration and the residency documents if needed.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
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- Investment property in the UAE: what to buy in Dubai and what it costs
- Investment property in Serbia: what to buy and what it costs
- Investment property in Brazil: what to buy and what it costs
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- Investment property in Spain: what to buy and what it costs
- Investment property in Italy: what to buy and what it costs
- Investment property in Bulgaria: what to buy and what it costs
- Investment property in Cyprus: what to buy and what it costs
- Investment property in Montenegro: what to buy and what it costs
- Investment property in Greece: what to buy and what it costs
- Investment property in Thailand: what to buy and what it costs
- Investment property in Bali: what to buy and what it costs
- Investment property in Paraguay: what to buy and what it costs
- Investment property in Portugal: what to buy and what it costs
- Investment property in Egypt: what to buy and what it costs
- Investment property in Panama: what to buy and what it costs
- Investment property in France: what to buy and what it costs
- Investment property in the USA: what to buy in Florida and what it costs
- Investment property in the UK: what to buy and what it costs
- Investment property in Bosnia and Herzegovina: what to buy and what it costs
- Investment property in Argentina: what to buy and what it costs
- Investment property in Peru: what to buy and what it costs
- Investment property in Chile: what to buy and what it costs
- Investment property in Mexico: what to buy and what it costs
- Investment property in Armenia: what to buy and what it costs
- Investment property in Ireland: what to buy and what it costs
- Investment property in Costa Rica: what to buy and what it costs
- Investment property in Germany: what to buy and what it costs
- Investing in property in Australia: what to buy and what it costs
- Investing in property in South Korea: what to buy and what it costs
More on buying in this country:
- Property in Uruguay for foreigners: rules, taxes and the deal
- Uruguay residence permit: how to get it
- Taxes in Uruguay
- Cost of living in Uruguay
- Montevideo: what to see and whether to move there
- Punta del Este: what to see and whether to move there
- Uruguay: all programs
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Uruguay cost in 2026?
Can foreigners buy property in Uruguay?
Does buying property give a residence permit in Uruguay?
What yield does letting an apartment in Uruguay give?
What taxes apply when buying property in Uruguay?
In what currency do you buy an apartment in Uruguay?
Where to buy an apartment for investment in Uruguay?
Can you buy property in Uruguay remotely?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
Free consultationWhat happens next
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- You get a work plan, honest timelines and a written quote.