August 2026
Uruguay real estate market report — August 2026
Apartments in Uruguay stand at $3,438 per m² (sale) in August 2026.
Houses stand at $2,181 per m².
Monthly summary of the Uruguay real estate market by TuLugar, over 89,797 listings analysed once duplicates are removed. These are asking prices, not closing prices.
Apartments: $/m² (sale)
$3,438/m²
Houses: $/m² (sale): $2,181/m²across 13,774 houses reporting built area (84% of houses for sale)
Typical apartment price
- 1 bedroom
- $159,000
- 2 bedrooms
- $260,000
- 3 bedrooms
- $490,000
Key takeaways
- Paso Carrasco is the country's most expensive city for apartments: $4,025/m², above Montevideo ($3,308/m²).
- Punta Gorda is the most expensive neighborhood in Montevideo ($4,526/m²); Malvín Norte the most affordable ($1,143/m²).
- The highest gross apartment yield in Montevideo is in Carrasco: 6.2% a year.
- A typical Airbnb earns $1,905 per month at 57% occupancy.
- Gross apartment rental yield is 5.1% a year — about 20 years of rent to repay the purchase.
Key figures
Each figure is computed per property type — we never blend apartments, houses and land into one average.Apartments: $/m² (sale)
$3,438/m²
across 38,775 apartments for sale
Houses: $/m² (sale)
$2,181/m²
across 13,774 houses reporting built area (84% of houses for sale)
Median sale price (apartment)
$235,000
Median sale price (house)
$360,000
Median rent (apartment)
$995
Gross yield (apartments)
5.1%
≈ 20 years of rent to repay the purchase
Cities: apartment $/m²
Price per m² of apartments for sale and its monthly change. Two readings: where the m² is dearest, and what the deepest markets are doing. The first monthly change is published when the following month closes.
Most expensive
Cities with at least 200 apartments for sale, ordered by $/m².
- Paso Carrasco$4,025203
- Ciudad de la Costa$3,9141,678
- Punta del Este$3,66715,206
- Punta Ballena$3,538678
- Maldonado$3,4881,827
- Montevideo$3,30820,378
- Colonia del Sacramento$3,205282
Largest markets
The 10 cities with the most apartments for sale, ordered by $/m².
- Paso Carrasco$4,025203
- Ciudad de la Costa$3,9141,678
- Punta del Este$3,66715,206
- Punta Ballena$3,538678
- Maldonado$3,4881,827
- Montevideo$3,30820,378
- Colonia del Sacramento$3,205282
- Piriápolis$3,111138
- Canelones$3,081108
- Pando$1,64085
Montevideo: $/m² by neighborhood
Median price per m² of apartments for sale in August 2026. Neighborhoods with at least 30 apartments; gray = insufficient sample.
- 1Punta Gorda$4,526/m²
- 2Bañados de Carrasco$4,466/m²
- 3Carrasco Norte$4,161/m²
- 4Parque Rodó$4,029/m²
- 5Punta Carretas$4,016/m²
- 1Malvín Norte$1,143/m²
- 2Maroñas Parque Guaraní$1,271/m²
- 3Villa Española$1,385/m²
- 4Figurita$2,077/m²
- 5Reducto$2,173/m²
| Neighborhood | $/m² | 2-bed apt. | Apt. rent | Gross yield | Apartments |
|---|---|---|---|---|---|
| Punta Gorda | $4,526 | $298,500 | $921 | 3.5% | 203 |
| Bañados de Carrasco | $4,466 | $420,000 | $2,800 | 6.2% | 231 |
| Carrasco Norte | $4,161 | $337,500 | $1,600 | 5.1% | 273 |
| Parque Rodó | $4,029 | $309,000 | $998 | 5.5% | 468 |
| Punta Carretas | $4,016 | $335,364 | $1,180 | 4.7% | 1,249 |
| Carrasco | $3,885 | $382,000 | $2,214 | 6.2% | 564 |
| Pocitos | $3,860 | $298,750 | $846 | 4.5% | 2,067 |
| Buceo | $3,680 | $246,215 | $871 | 5.7% | 1,269 |
| Malvín | $3,626 | $254,500 | $784 | 4.6% | 1,131 |
| Unión | $3,431 | $182,000 | $709 | 5.9% | 981 |
| Larrañaga | $3,391 | $175,000 | $722 | 6.1% | 407 |
| Parque Batlle Villa Dolores | $3,353 | $213,400 | $739 | 5.1% | 602 |
| Palermo | $3,319 | $189,900 | $709 | 5.6% | 626 |
| Cerrito | $3,216 | — | — | — | 40 |
| La Blanqueada | $3,170 | $179,222 | $709 | 5.8% | 919 |
| Mercado Modelo y Bolívar | $3,127 | — | $669 | 5.8% | 98 |
| Barrio Sur | $3,102 | $178,494 | $741 | 5.6% | 607 |
| Prado Nueva Savona | $3,079 | $190,000 | $697 | 5.4% | 219 |
| Cordón | $3,038 | $178,000 | $684 | 5.7% | 2,954 |
| Tres Cruces | $2,932 | $175,810 | $722 | 5.8% | 1,278 |
| Centro | $2,888 | $168,900 | $734 | 5.6% | 1,212 |
| Capurro Bella Vista | $2,882 | $181,527 | $622 | 4.9% | 289 |
| La Comercial | $2,797 | $161,500 | $647 | 5.8% | 172 |
| Ciudad Vieja | $2,762 | $169,000 | $705 | 5.7% | 691 |
| Villa Muñoz Retiro | $2,597 | — | $595 | 5.4% | 100 |
| Atahualpa | $2,561 | — | — | — | 49 |
| Aguada | $2,552 | $159,500 | $672 | 5.4% | 405 |
| Jacinto Vera | $2,467 | — | $715 | 5.8% | 47 |
| Brazo Oriental | $2,425 | — | $621 | 6.4% | 70 |
| Reducto | $2,173 | — | — | — | 82 |
| Figurita | $2,077 | — | — | — | 37 |
| Villa Española | $1,385 | — | — | — | 35 |
| Maroñas Parque Guaraní | $1,271 | — | — | — | 35 |
| Malvín Norte | $1,143 | — | — | — | 84 |
2-bed apt. = median sale price of 2-bedroom apartments (min. 50). Rent = median monthly apartment rent (min. 30). Gross yield = rent × 12 / median sale price, before expenses.
Small sample — not ranked
These neighborhoods are published separately because they carry far fewer analysed properties than most: 46 or under, against a median of 347 across the rest. The figure is what that sample gives, and with so few properties a single listing can move it a long way. We do not rank them against those above, nor use them to say which is the most expensive or the most affordable.
| Neighborhood | $/m² | Apartments |
|---|---|---|
| Las Canteras | $1,821 | 46 |
Short-term rentals (Airbnb)
Medians across entire homes active during the month. In small markets and seasonal destinations, large monthly swings usually reflect the change of season, not a trend.
Median nightly rate
$98
Median occupancy
57%
Median revenue/mo
$1,905
Entire properties analyzed
3,214
In Montevideo, the largest market with 1,601 entire homes, the median rate was $80/night at 67% occupancy.
Montevideo: Airbnb monthly revenue by neighborhood
Median monthly revenue per listing in August 2026. Each circle is a neighborhood with at least 10 listings; its size reflects how many.
| Neighborhood | Monthly revenue | Nightly rate | Occupancy | Listings |
|---|---|---|---|---|
| Buceo | $20,145 | $1,047 | 67% | 42 |
| Punta Carretas | $2,086 | $102 | 60% | 143 |
| Pocitos | $1,832 | $86 | 66% | 496 |
| Parque Rodó | $1,685 | $81 | 68% | 60 |
| Centro | $1,590 | $74 | 63% | 203 |
| Ciudad Vieja | $1,551 | $77 | 63% | 56 |
Small sample — not ranked
These neighborhoods are published separately because they carry far fewer analysed properties than most: 27 or under, against a median of 102 across the rest. The figure is what that sample gives, and with so few properties a single listing can move it a long way. We do not rank them against those above, nor use them to say which is the most expensive or the most affordable.
By city
Cities with at least 50 entire homes analyzed in the month.
| City | Rate/night | Occupancy | Revenue/mo | Rate MoM | Listings |
|---|---|---|---|---|---|
| Montevideo | $80 | 67% | $1,650 | — | 1,601 |
| Punta del Este | $130 | 52% | $2,280 | — | 1,480 |
| Maldonado | $114 | 52% | $1,920 | — | 113 |
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Sources & methodology
Data: the residential inventory TuLugar monitors continuously in the country — listings published on the site plus supply we track for statistics only — on asking prices, not closing prices, computed per property type and over unique units, plus public short-term-rental data. The full construction is in the methodology.
How each figure is calculated
- Apartments, $/m²: median asking price per built m² of apartments for sale (38,775 in this report).
- Houses, $/m²: median asking price per built m² of houses for sale that report their built area (13,774 of 16,426, 84%). Built areas outside 30–2,000 m² and prices outside USD 100–10,000 per m² are excluded. The median house price uses every house for sale.
- Median sale prices: the median asking price of each property type, never mixing types.
- Median rent: apartments on long-term rental, in US dollars per month.
- Gross yield: a median apartment’s annual rent divided by its median sale price. It is indicative: expenses, taxes and vacant months are not deducted.
- Properties analyzed: 89,797 unique units from the month’s census; a property listed by several agencies counts once.
The median rent covers long-term rentals; nightly and per-season listings are excluded from the calculation. In markets with a large holiday component, monthly rents in resort areas are seasonal and far above the capital — read them city by city rather than as a single figure.
When citing this report, credit TuLugar as the source with a link to this page.
For media
Publication-ready graphics for this edition. Attribution: "Source: TuLugar" with a link to tulugar.com.
