September 2026
Uruguay real estate market report — September 2026
Apartments in Uruguay stand at $3,441 per m² (sale) in September 2026.
Houses stand at $2,174 per m².
Monthly summary of the Uruguay real estate market by TuLugar, over 93,412 listings analysed once duplicates are removed. These are asking prices, not closing prices.
Apartments: $/m² (sale)
$3,441/m²
Houses: $/m² (sale): $2,174/m²across 14,063 houses reporting built area (84% of houses for sale)
Typical apartment price
- 1 bedroom
- $159,000
- 2 bedrooms
- $260,000
- 3 bedrooms
- $500,000
Key takeaways
- Paso Carrasco is the country's most expensive city for apartments: $4,112/m², above Montevideo ($3,317/m²).
- Bañados de Carrasco is the most expensive neighborhood in Montevideo ($4,595/m²); Malvín Norte the most affordable ($1,106/m²).
- The highest gross apartment yield in Montevideo is in Buceo: 6.1% a year.
- A typical Airbnb earns $997 per month at 30% occupancy.
- Gross apartment rental yield is 5.0% 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)
$3,441/m²
across 40,943 apartments for sale
Houses: $/m² (sale)
$2,174/m²
across 14,063 houses reporting built area (84% of houses for sale)
Median sale price (apartment)
$235,131
Median sale price (house)
$365,000
Median rent (apartment)
$985
Gross yield (apartments)
5.0%
≈ 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$4,112219
- Ciudad de la Costa$3,8491,779
- Punta del Este$3,69515,504
- Punta Ballena$3,629704
- Maldonado$3,4861,939
- Montevideo$3,31720,354
- Colonia del Sacramento$3,256265
Largest markets
The 10 cities with the most apartments for sale, ordered by $/m².
- Paso Carrasco$4,112219
- Ciudad de la Costa$3,8491,779
- Punta del Este$3,69515,504
- Punta Ballena$3,629704
- Maldonado$3,4861,939
- Montevideo$3,31720,354
- Colonia del Sacramento$3,256265
- Piriápolis$3,136125
- Canelones$2,92772
- Pando$1,67880
Montevideo: $/m² by neighborhood
Median price per m² of apartments for sale in September 2026. Neighborhoods with at least 30 apartments; gray = insufficient sample.
- 1Bañados de Carrasco$4,595/m²
- 2Punta Gorda$4,417/m²
- 3Carrasco Norte$4,185/m²
- 4Punta Carretas$4,086/m²
- 5Parque Rodó$4,065/m²
- 1Malvín Norte$1,106/m²
- 2Maroñas Parque Guaraní$1,117/m²
- 3Villa Española$1,385/m²
- 4Figurita$2,073/m²
- 5Paso de las Duranas$2,075/m²
| Neighborhood | $/m² | 2-bed apt. | Apt. rent | Gross yield | Apartments |
|---|---|---|---|---|---|
| Bañados de Carrasco | $4,595 | $415,112 | $2,800 | 6.2% | 241 |
| Punta Gorda | $4,417 | $278,000 | $922 | 3.7% | 200 |
| Carrasco Norte | $4,185 | $338,200 | $1,700 | 5.4% | 268 |
| Punta Carretas | $4,086 | $340,500 | $1,200 | 4.6% | 1,213 |
| Parque Rodó | $4,065 | $307,027 | $1,000 | 5.7% | 455 |
| Carrasco | $3,985 | $385,426 | $2,231 | 6.1% | 542 |
| Pocitos | $3,879 | $298,158 | $855 | 4.6% | 2,120 |
| Buceo | $3,712 | $246,215 | $922 | 6.1% | 1,237 |
| Malvín | $3,628 | $256,500 | $847 | 5.0% | 1,121 |
| Unión | $3,422 | $181,507 | $699 | 5.8% | 975 |
| Larrañaga | $3,371 | $174,972 | $712 | 6.0% | 443 |
| Parque Batlle Villa Dolores | $3,336 | $210,000 | $705 | 4.9% | 611 |
| Palermo | $3,323 | $190,214 | $712 | 5.5% | 612 |
| Cerrito | $3,216 | — | — | — | 40 |
| La Blanqueada | $3,195 | $180,000 | $723 | 5.8% | 929 |
| Barrio Sur | $3,108 | $178,000 | $735 | 5.6% | 588 |
| Mercado Modelo y Bolívar | $3,058 | — | $655 | 5.7% | 100 |
| Cordón | $3,034 | $176,200 | $697 | 5.9% | 2,891 |
| Prado Nueva Savona | $3,032 | $187,000 | $685 | 5.2% | 226 |
| La Comercial | $2,969 | $160,000 | $624 | 5.5% | 223 |
| Capurro Bella Vista | $2,946 | $182,614 | $623 | 4.9% | 308 |
| Tres Cruces | $2,940 | $175,720 | $738 | 5.9% | 1,252 |
| Centro | $2,928 | $169,000 | $700 | 5.4% | 1,181 |
| Ciudad Vieja | $2,765 | $165,000 | $699 | 5.6% | 695 |
| Jacinto Vera | $2,638 | — | $717 | 5.3% | 45 |
| Atahualpa | $2,584 | — | — | — | 50 |
| Villa Muñoz Retiro | $2,583 | — | $598 | 5.4% | 104 |
| Aguada | $2,564 | $159,142 | $648 | 5.2% | 400 |
| Brazo Oriental | $2,443 | — | $619 | 6.3% | 65 |
| Aires Puros | $2,357 | — | — | — | 39 |
| Reducto | $2,305 | — | $624 | 6.4% | 88 |
| Paso de las Duranas | $2,075 | — | — | — | 30 |
| Figurita | $2,073 | — | — | — | 38 |
| Villa Española | $1,385 | — | — | — | 37 |
| Maroñas Parque Guaraní | $1,117 | — | — | — | 32 |
| Malvín Norte | $1,106 | — | — | — | 81 |
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: 47 or under, against a median of 288 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 | $1,704 | 47 |
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
$104
Median occupancy
30%
Median revenue/mo
$997
Entire properties analyzed
2,124
In Montevideo, the largest market with 1,006 entire homes, the median rate was $85/night at 53% occupancy.
Montevideo: Airbnb monthly revenue by neighborhood
Median monthly revenue per listing in September 2026. Each circle is a neighborhood with at least 10 listings; its size reflects how many.
| Neighborhood | Monthly revenue | Nightly rate | Occupancy | Listings |
|---|---|---|---|---|
| Buceo | $1,663 | $86 | 60% | 45 |
| Parque Rodó | $1,621 | $95 | 60% | 43 |
| Palermo | $1,618 | $94 | 53% | 35 |
| Pocitos | $1,375 | $86 | 57% | 213 |
| Punta Carretas | $1,195 | $94 | 50% | 186 |
| Cordón | $1,191 | $79 | 56% | 103 |
| Parque Batlle Villa Dolores | $1,162 | $86 | 40% | 27 |
| Barrio Sur | $1,094 | $68 | 55% | 26 |
| Ciudad Vieja | $1,056 | $76 | 50% | 108 |
| Tres Cruces | $1,003 | $74 | 43% | 37 |
| Centro | $872 | $91 | 32% | 48 |
Small sample — not ranked
These neighborhoods are published separately because they carry far fewer analysed properties than most: 18 or under, against a median of 45 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 | Monthly revenue | Listings |
|---|---|---|
| Malvín | $1,101 | 18 |
By city
Cities with at least 50 entire homes analyzed in the month.
| City | Rate/night | Occupancy | Revenue/mo | Rate MoM | Listings |
|---|---|---|---|---|---|
| Montevideo | $85 | 53% | $1,195 | — | 1,006 |
| Punta del Este | $138 | 17% | $756 | — | 983 |
| Maldonado | $129 | 12% | $456 | — | 118 |
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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 (40,943 in this report).
- Houses, $/m²: median asking price per built m² of houses for sale that report their built area (14,063 of 16,800, 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: 93,412 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.
