Taxes an Argentine Owner Pays on a Uruguayan Apartment (2026): The Complete Both-Sides Guide

INGAR · · Analysis

Taxes an Argentine Owner Pays on a Uruguayan Apartment (2026): The Complete Both-Sides Guide

The short answer: a non-resident Argentine who buys an apartment in Montevideo may owe, on the Uruguayan side, ITP (property transfer tax) at closing, IRNR (non-resident income tax) on the rent, Impuesto al Patrimonio (net wealth tax), Contribución Inmobiliaria (the municipal property tax) and Impuesto de Enseñanza Primaria (a national tax earmarked for public primary education).

The buyer's ITP runs 2% of the updated Catastro (the national cadastre) assessed value, unless that value comes in above the price stated in the deed. On rentals, the customary IRNR withholding or advance payment is 10.5% of the corresponding gross income. For the wealth tax, the rate turns on whether or not the non-resident owner pays IRNR.

If the unit carries a live vivienda promovida designation (Uruguay's incentivized-housing regime), the picture improves — but not every benefit is complete, and they don't all last the same length of time. ITP can be waived on the first transfer. Rental income can qualify for an exemption of 60% or 100%, depending on the zone and the rental guarantee used. The wealth tax can also be waived, so long as the holding period and leasing conditions are met.

On the Argentine side, anyone who keeps Argentine tax residency has to report the Uruguayan property under Bienes Personales (Argentina's personal assets tax). Since the 2023 tax period there's no longer a penalty rate for assets held abroad, though a Uruguayan property does follow its own valuation rule. For rent accrued on or after January 1, 2026, there's also a new income tax exemption for properties used as a primary residence. The legal case for applying it to a home located in Uruguay is solid, but it's worth confirming on each return as long as ARCA (Argentina's tax authority) hasn't issued a specific ruling.

The bilateral agreement allows credits — within limits — for taxes paid on income and on net wealth. It does not guarantee a usable credit every time: there has to be Argentine tax attributable to that same income or that same wealth.

This guide follows the arc of the investment: purchase, holding, renting, sale. At the end you'll find the sources and a checklist of documents worth requesting before you sign a reservation.

First things first: residency and tax breaks are two different things

ConceptWhat it determinesWhat it doesn't
Legal residencyYour immigration right to live in UruguayTax residency, on its own
Tax residencyWhich country treats you as a resident, and how far its reach extends over your incomeYour immigration right to live in the country
Tax benefitThe special treatment of a transaction, an asset or a stream of incomeThe owner's legal or tax residency

Buying property in Uruguay does not automatically confer legal residency, citizenship or tax residency. Nor does it guarantee access to any tax break.

A real-estate investment can factor into the Uruguayan tax-residency analysis if certain thresholds are met, but that means looking at the investment itself, physical presence, economic interests and the bilateral agreement. We walk through it in Uruguayan tax residency in 2026 for Argentines.

Everything that follows assumes the common scenario: an Argentine who keeps Argentine tax residency and buys in Uruguay as an individual, to rent out. For Uruguayan tax purposes, that person is a non-resident.

Part 1 — At purchase

The buyer's ITP

The property transfer tax is paid by buyer and seller alike, each at a rate of 2%.

In an arm's-length sale, the taxable base isn't automatically the price. The starting point is the current Catastro assessed value, updated per the applicable rules. If that updated value exceeds the price in the deed, the price is used instead. In many transactions the cadastral value sits below market, so ITP ends up amounting to less than 2% of what the buyer actually paid.

Before you sign a reservation, your escribano (Uruguayan notary) should tell you:

  • the Catastro assessed value;
  • the applicable update factor;
  • the base to be used for ITP;
  • the estimated tax amount;
  • whether any exemption applies.

Source: DGI (Uruguay's tax authority) — Impuesto a las Transmisiones Patrimoniales.

ITP and incentivized housing

The first transfer of a unit designated as vivienda promovida may be exempt from ITP for both buyer and seller. It isn't enough that the unit once belonged to an incentivized project.

You need to confirm:

  1. that the promotional designation exists;
  2. that this is the first covered transfer;
  3. that the transaction falls within the statutory window;
  4. that the certificate needed to claim the exemption is produced.

The outside limit is nine fiscal years after the year construction was completed. Source: article 10, subparagraph f), of Decreto 355/011, as amended.

The other closing costs

Not everything you pay at closing is a tax. To compare properties properly, keep the buckets separate:

ItemBenchmarkNote
Broker commissionTypically 3% + VAT, i.e. 3.66%A commercial term; confirm what was actually agreed
Notary feesReference schedule of 3% + VAT + Caja Notarial contribution (19% of the benchmark fee) ≈ 4.23% effectiveThe escribano should quote the base and any add-on costs
Buyer's ITP2%Applied to the relevant tax base, which isn't necessarily the price
Certificates, registry filings, stamps and leviesVariableThe escribano should itemize these
Occupancy and utility hookup charges on new constructionDepends on the projectThere's no universal percentage; it has to appear in the contract documents

Using the 3.66% benchmark for commission, 4.23% for notary fees, and an ITP that at its theoretical maximum equals 2% of the price, you land at roughly 9.89% before other expenses. In practice ITP often comes in lower, because its base tends to differ from the price.

Which is why the final percentage shouldn't be estimated from memory. Ask for a written quote covering the entire transaction, with VAT clearly flagged on the line items that carry it.

Sources: Asociación de Escribanos del Uruguay (the national notaries' association) — Inmuebles, Cámara Inmobiliaria Uruguaya (the Uruguayan real-estate chamber) — Proceso de venta and DGI — ITP.

What all this does to the capital you actually need is worked through in USD 250,000 doesn't buy you USD 250,000 and in what it costs to close on a property.

Can an Argentine buy without being a resident?

Yes. Uruguay imposes no blanket prohibition on foreigners buying urban property, and requires neither residency, nor citizenship, nor a local partner. The foreign-investment regime doesn't call for general prior authorization either. Uruguay XXI (the country's investment and export promotion agency) describes a neutral playing field between domestic and foreign capital.

That doesn't mean a passport alone gets you to the closing table. The buyer has to prove identity, clear notarial and banking due-diligence checks, and document where the money came from and how it traveled.

You can also buy remotely, through a properly drafted power of attorney. Have the escribano review its scope, form, legalization or apostille before signing any reservation that depends on it.

Part 2 — While you hold it, unrented

If the apartment sits empty or is kept for personal use, it produces no rental income, and therefore no IRNR. The taxes tied to ownership itself, however, keep coming.

Contribución Inmobiliaria

This is a departmental tax, billed by the relevant Intendencia (the departmental government) and owed whether or not the unit is occupied.

In Montevideo it's calculated on the property's assessed value using a progressive scale updated each year. Don't model it as a fixed percentage of the dollar price. For a specific purchase, ask for:

  • the padrón (cadastral parcel number);
  • the assessed value;
  • the most recent bill;
  • the account statement;
  • any surcharges or arrears.

For 2026 the Intendencia published a scale running from 0.25% to 1.80%, with a special first bracket of 0.18% for certain low values. The base is the assessed value, not the market price. Source: Intendencia de Montevideo — Cálculo de la Contribución Inmobiliaria 2026.

Impuesto de Enseñanza Primaria

This is a national tax administered by DGI and earmarked for public education. It too runs off an assessed value, and it's owed whether or not the unit is rented.

For 2026, urban and suburban properties with an assessed value at or below $282.612 are exempt. Above that figure, bracketed rates apply. Source: DGI — Monto base exonerado del Impuesto de Enseñanza Primaria.

Net wealth tax: the rate depends on whether you pay IRNR

DGI's rate table draws a line between the general regime for individuals and a separate scale reserved for non-resident taxpayers who don't pay IRNR.

SituationRates published for fiscal year 2025
Individual under the general regime0,10%
Non-resident who doesn't pay IRNR0,70%, 1,10%, 1,40% and 1,50%, by bracket

For fiscal year 2025, the published individual exempt threshold was $6.653.000, and $13.306.000 for a family unit.

In the scenario this piece covers:

  • a non-resident who rents out the unit and pays IRNR may fall under the general 0,10% rate;
  • one who doesn't pay IRNR may land on the specific 0,70%–1,50% scale.

The calculation isn't run off the dollar purchase price. It requires establishing the taxable net wealth located in Uruguay, applying the valuation rules, factoring in deductible liabilities, and checking whether the exempt threshold is exceeded.

Source: DGI — Tasas del Impuesto al Patrimonio para personas físicas, ejercicio 2025.

HOA dues: not a tax, but they move the return

Common-area charges belong to the unit's operating budget. A building with a doorman, central heating, elevators, a pool or other amenities can cost more to run than a plain one — but there's no universal hit you can express as "a point or two" of yield.

Before buying, ask for:

  • the last six to twelve months of statements;
  • a breakdown of ordinary versus extraordinary charges;
  • recent HOA meeting minutes;
  • the reserve fund balance;
  • work approved or planned;
  • how costs are split between owner and tenant.

The full walkthrough is in HOA dues: what they cover and how they're calculated.

Part 3 — Renting it out: IRNR

Rate and payment mechanics

IRNR taxes Uruguayan-source income earned by non-resident individuals or entities without a permanent establishment.

With a residential lease, three things need to be kept apart:

  • the statutory tax rate;
  • how taxable income is determined;
  • the withholding or advance payment used to collect it.

For leases, the customary monthly withholding or advance is 10.5% of the corresponding gross income.

SituationHow it's paid
Rented through a brokerage or other withholding agentThe agent withholds the 10.5% and remits it
Rented with no withholding agentThe owner makes monthly advance payments of 10.5%
Withholdings or advances treated as finalThe taxpayer can be released from the annual return, provided the election is made and the conditions are met

Withholding attaches to the amount paid, credited or accrued, depending on the mechanism in play. No tax is due for a month in which the unit genuinely sat empty and produced no income.

Sources: DGI — How a non-resident owner is taxed, Title 8 of the 2023 Consolidated Tax Code and Decreto 149/007, article 33.

Electing final treatment for withholdings can simplify running a property from Argentina, since it spares you an annual IRNR return when the requirements are satisfied. Get that election in writing.

Incentivized housing: a 60% or 100% exemption

A unit promoted under Ley 18.795 doesn't automatically mean "zero IRNR."

The rules in force distinguish:

SituationShare of income exempt
Unit located in a zone eligible for full exemption100%
Lease backed by FGA (the state rental guarantee fund) or another approved guarantee100%
All other leases of incentivized units60%

With a 60% exemption, the 10.5% withholding applies to the 40% that isn't exempt. Arithmetically, absent any other wrinkle, that works out to 4.2% of gross rent: 10.5% × 40%.

The main conditions are:

  • use as a permanent residence;
  • a lease of at least 12 months;
  • a valid promotional designation;
  • an exemption window still open;
  • the certificate the withholding agent needs in order to apply the relief;
  • for the wealth tax, the unit must be leased for at least six months in each of the nine fiscal years following completion of construction.

Short-term and vacation rentals fail both the permanent-residence and minimum-lease tests.

The window covers the year construction wraps up plus the nine that follow. On a resale, a sizable chunk of the benefit may already have been used up before the new buyer takes title.

Before signing a reservation, ask for:

  1. the designation number and a copy of the designation itself;
  2. the construction completion date;
  3. the first and last fiscal year of the benefit;
  4. the exemption percentage on rental income;
  5. the basis for any claim to a 100% exemption;
  6. the certificate the withholding agent will need;
  7. the leasing history required for the wealth tax exemption.

Sources: articles 10, 12 and 15 of Decreto 355/011, as amended, Ley 18.795 and article 33 of Decreto 149/007.

The regime is covered end to end in incentivized housing: the tax benefits.

A year in the life of a sample unit

This table is a simulation, not a market median. It assumes:

  • a one-bedroom apartment;
  • a list price of USD 125,000;
  • potential rent of USD 620 a month;
  • one full month of vacancy;
  • management at 8% of rent actually collected;
  • Uruguayan costs and taxes shown in dollars purely to keep the comparison readable.
ItemNo incentiveIncentivized: 60% exemptIncentivized: 100% exempt
Potential annual rentUSD 7.440,00USD 7.440,00USD 7.440,00
One month of vacancy−620,00−620,00−620,00
Assumed rent collected6.820,006.820,006.820,00
Management: 8% of USD 6.820−545,60−545,60−545,60
Owner's share of HOA dues−480,00−480,00−480,00
Contribución Inmobiliaria−380,00−380,00−380,00
Impuesto de Enseñanza Primaria−110,00−110,00−110,00
Insurance and maintenance−260,00−260,00−260,00
IRNR/withholding−716,10−286,440,00
Net wealth taxNot includedNot includedNot included
Estimated annual net incomeUSD 4.328,30USD 4.757,96USD 5.044,40
Net yield on USD 125.0003,46%3,81%4,04%

IRNR in the no-incentive case is 10.5% of USD 6.820. In the 60%-exemption case, the 10.5% applies to the 40% that isn't exempt.

The gain attributable to the income-tax break is:

  • roughly 0,34 points of yield with a 60% exemption;
  • roughly 0,57 points with a 100% exemption.

Net wealth tax was left out because knowing this unit's price isn't enough to compute it. The liability depends on the owner's total taxable net wealth in Uruguay, the assessed values, and deductible liabilities. The wealth tax exemption for incentivized housing also requires checking the window and the months actually leased.

The USD 480 in HOA dues, USD 380 in Contribución, USD 110 in Primaria and USD 260 in insurance and maintenance are assumptions. To analyze a real unit, swap them out for actual bills and quotes.

How the example squares with the INGAR Index

The INGAR Index for July 2026 reported an estimated median gross yield of 6,0% for Montevideo apartments and an estimated net of 3,9%. The net figure applies a standard methodological deduction of 35,16% of gross rent.

That 35.16% isn't a certification of any individual owner's expenses. It exists so neighborhoods can be compared under a common yardstick.

In this simulation, the deduction against potential rent works out to:

  • 41,8% with no incentive;
  • 36,0% with a 60% exemption;
  • 32,2% with a 100% exemption.

The gap isn't a contradiction. The index runs on a uniform assumption; the simulation builds in a full month of vacancy and expenses pinned to one specific unit.

It's also worth separating list price from cost of entry. The yields above divide income by USD 125.000. Fold in commission, notary fees, ITP and the rest, and the denominator grows while the return on total capital invested shrinks. That math is laid out in the real cost of buying in Montevideo.

Part 4 — At sale

A non-resident owner can face the following costs:

  • the seller's ITP;
  • IRNR on the capital gain;
  • broker commission, if applicable;
  • notary fees and expenses;
  • release of mortgages or liens;
  • certificates, arrears or pending compliance items.

The seller's ITP

The seller pays 2% on the applicable tax base. The first transfer of an incentivized unit can be exempt if it meets the timing and the other conditions of the regime.

A later resale doesn't inherit that exemption simply because the building still carries the designation.

IRNR on the capital gain

The rate is 12% of taxable gain — not 12% of the whole price, in any scenario.

For urban properties:

  • if acquired before July 1, 2007, the taxpayer can choose between the actual-cost method and the deemed method;
  • if acquired after that date, the actual-cost method applies.

Under the deemed method, taxable gain is 15% of the sale price or the Catastro assessed value, whichever is higher. The resulting tax equals 1.8% of that base: 12% × 15%.

Under the actual-cost method, you start from the difference between the relevant price or tax value and the indexed tax basis. The seller's ITP and documented improvements, among other allowable items, can come into play.

Source: DGI — Incrementos patrimoniales de inmuebles urbanos.

So there's no single "exit cost" percentage. Before buying, ask for two simulations: one for the full cost of entry, another for a hypothetical sale at various prices and holding periods.

Part 5 — What happens on the Argentine side

Bienes Personales

An Argentine tax resident has to include the Uruguayan property in their Bienes Personales return.

Ley 27.743 eliminated, effective from the 2023 tax period, the penalty scale that used to apply to assets held abroad. Domestic and foreign assets now sit on the same general scale.

For tax period 2025, filed in 2026:

  • general exempt threshold: $384.728.044,57;
  • general scale: 0,50%, 0,75% and 1,00%;
  • compliant taxpayers who qualify for the benefit get a reduced scale.

The law sets a general ceiling of 0.75% for the 2026 period and a single 0.25% rate for 2027, subject to any future changes.

Sources: ARCA — Alícuotas de Bienes Personales and Ley 23.966, as amended.

How the Uruguayan property is valued

The valuation rule differs from the one for Argentine property. Article 23 of Ley 23.966 provides that real estate located abroad is valued at its market value abroad as of December 31.

The foreign-currency figure is converted to pesos at the Banco de la Nación Argentina buying rate for the last business day before December 31.

Which is why it pays to keep records supporting the value you report:

  • the deed and purchase price;
  • an appraisal;
  • comparables;
  • the unit's condition and square footage;
  • documentation of improvements;
  • the exchange rate used.

The Argentine exemption for the taxpayer's own primary residence doesn't reach a Uruguayan unit held as an investment and rented to third parties.

Income tax on Uruguayan rent from 2026

Article 192 of Ley 27.802 replaced subparagraph n) of article 26 of the income tax law. For tax periods beginning on or after January 1, 2026, income from renting out property used as a primary residence is exempt.

Decreto 406/2026 defined "primary residence" as the sole, family and permanently occupied home of whoever lives in it. For the rental exemption, what matters is the use the tenant makes of the property, not whether it's the owner's own home. The regulation also clarifies that the exemption can cover every unit a person rents out for that purpose, and that it reaches income accrued from January 1, 2026 even under a lease signed earlier.

Sources: Ley 27.802, article 192 and Decreto 406/2026.

Does the exemption reach an apartment in Montevideo?

There are strong statutory arguments in favor:

  • subparagraph n) does not expressly confine the exemption to property located in Argentina;
  • article 134 of the income tax law extends to foreign-source income those article 26 exemptions that, by their terms, can apply;
  • subparagraph n) doesn't appear among article 134's carve-outs;
  • article 28 provides that its limitation doesn't apply where it would conflict with international double-taxation agreements;
  • Argentina and Uruguay have an agreement that contemplates Uruguayan-source income.

As of August 1, 2026, I found no general ARCA ruling addressing rent from a home located in Uruguay under the new subparagraph n).

The best-supported reading is that the exemption can reach rent from a Montevideo apartment that the tenant uses as a permanent home. To report it that way, keep a lease that clearly establishes permanent residential use, and confirm the position with your Argentine accountant.

If the exemption turned out not to apply in a given case, the rent would be foreign-source income and you'd need to look at crediting the tax paid in Uruguay.

The legal analysis is developed in Argentina scrapped income tax on rentals: does Uruguay still make sense?.

The two credits under the Argentina–Uruguay agreement

The agreement was signed in Colonia on April 23, 2012 and entered into force on February 7, 2013. It was ratified by Argentina's Ley 26.758 and Uruguay's Ley 19.032.

Title III sets out a method for relieving double taxation.

Article 10 — taxes covered:

ArgentinaUruguay
Impuesto a las GananciasIRAE
Impuesto a la Ganancia Mínima PresuntaIMEBA
Impuesto sobre los Bienes PersonalesIRPF
—IRNR
—IASS
—Impuesto al Patrimonio

The Ganancia Mínima Presunta tax has since been repealed, but it still appears in the historical text of the agreement.

Article 11 — limits on the credit:

When an Argentine resident earns Uruguayan-source income that is taxed in Uruguay, Argentina allows a deduction for the Uruguayan income tax. The credit cannot exceed the portion of Argentine tax attributable to that same income.

The same logic applies to wealth situated in Uruguay: the Uruguayan wealth tax can be credited up to the Argentine tax attributable to that wealth.

The practical upshot:

  1. If the rent is subject to Argentine income tax, the IRNR actually paid can generate a credit within the agreement's limit.
  2. If the rent is exempt from Argentine income tax, there's no Argentine tax on that income to apply the credit against.
  3. The Uruguayan wealth tax can generate a credit against Bienes Personales, within the applicable limit.
  4. If the unit is exempt from the wealth tax in Uruguay, no Uruguayan tax was paid and there's no credit on that account.
  5. The absence of a credit doesn't necessarily mean you pay Bienes Personales "in full": first check the exempt threshold, the general base, your other assets, personal benefits and the amount attributable to the property.

Sources: IMPO — Agreement ratified by Ley 19.032 and Argentina — Ley 26.758 and entry-into-force date.

Information exchange and paper trails

The bilateral agreement provides for exchange of information upon request between the two tax authorities. It does not set up an automatic feed of every piece of property data.

Separately, both countries take part in the multilateral CRS standard for automatic exchange of financial account information. Uruguay committed to its first exchanges in 2018.

CRS covers financial information. Don't confuse it with an automatic bilateral database of property deeds. Either way, a cross-border purchase leaves a banking, notarial, registry and tax trail.

To limit exposure, a buyer should hold on to:

  • documentation of the source of funds;
  • transfers and account statements;
  • the preliminary contract, reservation and deed;
  • commission and fee receipts;
  • tax certificates;
  • the valuations used in Argentina;
  • the returns in which the asset was reported.

A well-documented transaction makes it easier to justify net worth, stay compliant, and sell or transfer down the road.

Summary table: every tax at a glance

StageTax or costWho collects itGeneral ruleWith incentivized housing
PurchaseBuyer's ITPDGI, Uruguay2% of the applicable tax baseCan be exempt on the first transfer and within the window
PurchaseBroker commissionBrokerageCommon benchmark: 3% + VAT; confirm what was agreedNo change
PurchaseNotary feesEscribanoReference schedule of 3% + VAT, plus costs and leviesNo change
HoldingContribución InmobiliariaIntendenciaBased on assessed value and the departmental scaleStill owed
HoldingEnseñanza PrimariaDGIBased on assessed value and bracketsStill owed
HoldingImpuesto al PatrimonioDGI0,10% under the general regime; 0,70% to 1,50% scale for non-residents who don't pay IRNRCan be waived during the window, subject to conditions
RentalIRNRDGICustomary withholding or advance of 10,5%60% or 100% exemption; with partial relief, withholding applies to the 40%
SaleSeller's ITPDGI2% of the applicable tax baseExempt only on the first covered transfer
SaleIRNR on the capital gainDGI12% of taxable gain; method depends on acquisition dateNot waived by the general rental benefit
Annual closeBienes PersonalesARCA2025 period: exempt threshold of $384.728.044,57 and a general scale of 0,50% to 1,00%No Argentine exemption for being incentivized
RentalIncome taxARCAFrom 2026, the primary-residence exemption may applyThe Uruguayan benefit alone doesn't dictate the Argentine treatment

Frequently asked questions

Can an Argentine buy property in Uruguay without being a resident?

Yes. There's no blanket prohibition on a foreigner buying urban property, and no requirement of residency, citizenship or a local partner. The transaction does call for identification, notarial involvement, due diligence, and documentation of where the funds came from and how they moved. It can be signed remotely under a valid power of attorney.

What taxes does an Argentine with a rented apartment in Uruguay pay?

In Uruguay: potentially IRNR, the net wealth tax, Contribución Inmobiliaria and Enseñanza Primaria. In Argentina, they need to work through Bienes Personales and, from 2026, the income tax exemption for rentals used as a primary residence. The outcome depends on assessed values, total net wealth and whether the unit carries an incentivized-housing designation.

Is it true that a foreigner pays 1.5% in Uruguayan net wealth tax?

Not as a flat rate. Non-residents who don't pay IRNR face a progressive scale of 0.70% to 1.50%. Those who fall under the general regime apply the 0.10% rate. You also have to check the exempt threshold and the valuation rules.

Is IRNR on rent 12% or 10.5%?

The rules set the tax rate and, separately, a withholding mechanism. For leases, the agent customarily withholds 10.5% of the corresponding gross amount. With no agent, the owner makes advance payments. Withholdings or advances can be treated as final when the conditions are met.

What value is ITP calculated on?

On the Catastro assessed value, updated as the rules require. If that value exceeds the price in the deed, the price is used. Your escribano should compute the exact base before signing.

Does the Argentina–Uruguay agreement prevent double taxation?

It softens it, through limited credits. Tax paid in Uruguay can be credited against the Argentine tax attributable to the same income or the same wealth, and no further. If an exemption means there's no Argentine tax, there's no balance to apply the credit against.

Can I offset Bienes Personales with the wealth tax paid in Uruguay?

Article 11 of the agreement provides for it. The credit is capped at the Argentine tax attributable to wealth located in Uruguay. Documentation of the payment and how it's allocated should be reviewed with your Argentine accountant.

Is it better to buy an incentivized unit or a regular one?

An incentivized unit can improve the return, but you have to verify what share of the income is exempt, how many fiscal years are left, and whether the wealth tax conditions are met. You also have to weigh price, HOA dues, the unit's condition, how much comparable inventory is on the market, and how easily it rents. A unit with no benefit can be the better investment if it's bought at a keener price or runs cheaper.

What if I move to Uruguay and change my tax residency?

The treatment of both income and wealth changes in both countries. The outcome depends on days of presence, center of vital interests, investments, your other assets and income, and the rules of the bilateral agreement. It's covered in Uruguayan tax residency in 2026 for Argentines.

How INGAR handles this

INGAR doesn't file tax returns and doesn't replace advice from accountants and notaries. On an Argentina–Uruguay investment, it's worth coordinating professionals in both countries.

On the real-estate side, we can assemble and prepare:

  1. Documentation of the promotional designation, with the file or designation number, construction completion date, time remaining and available certificates.
  2. Identification of the rental income exemption percentage, subject to tax validation and to the terms of the lease and the guarantee.
  3. An annual budget for the unit, with Contribución, Primaria, recent HOA statements, insurance and estimated maintenance.
  4. An income simulation, separating potential rent, vacancy, management, taxes and total cost of entry.
  5. Rental management, covering collection, documentation, owner statements and — where INGAR acts as the responsible party — withholding and remitting the applicable IRNR.
  6. Coordination with the buyer's own independent escribano, for title review, funds checks, tax settlement and the deed.

Keep reading

Sources

Uruguay

Argentina

Bilateral agreement and market data

Information verified as of August 1, 2026. Peso amounts, assessed values, brackets, benefits and administrative criteria are subject to change. This guide is no substitute for accounting, tax or notarial advice on a specific transaction or filing.

Market data

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