Neighborhood Price Rankings in Montevideo — July 2026
INGAR · · Rankings
Which are the most expensive neighborhoods in Montevideo?
Golf leads the ranking at USD 4,013/m², cementing its position as the most expensive neighborhood in Montevideo in July 2026. The top ten spots are dominated by traditional eastern and southern coastal areas, with a clear concentration in the high-demand corridor stretching from Carrasco to Punta Gorda.
| Neighborhood | USD/m² | Range | % Change | Supply |
|---|---|---|---|---|
| Golf | USD 4,013/m² | USD 3,381 – 4,757 | -2.2% | Medium |
| Villa Biarritz | USD 3,997/m² | USD 3,200 – 4,587 | 0.4% | Medium |
| Puerto Buceo | USD 3,963/m² | USD 3,220 – 4,835 | -0.2% | Medium |
| Carrasco | USD 3,868/m² | USD 3,253 – 4,654 | -1.0% | High |
| Carrasco Norte | USD 3,809/m² | USD 3,450 – 4,230 | -0.8% | Medium |
| Pocitos Nuevo | USD 3,798/m² | USD 3,245 – 4,322 | -0.9% | High |
| Punta Carretas | USD 3,796/m² | USD 3,346 – 4,302 | -1.2% | High |
| Parque Rodó | USD 3,628/m² | USD 3,152 – 4,264 | -0.7% | High |
| Pocitos | USD 3,549/m² | USD 3,117 – 4,074 | -0.3% | High |
| Malvín | USD 3,403/m² | USD 2,850 – 3,926 | 0.2% | High |
The premium segment is virtually flat month over month. Golf showed a slight pullback of 2.2%, while Villa Biarritz (+0.4%) and Malvín (+0.2%) barely moved. Puerto Buceo and Pocitos recorded near-perfect stability, with changes below 0.3%.
What sets this ranking apart is property supply: while Carrasco, Pocitos Nuevo, and Punta Carretas maintain high supply (indicating significant market availability), Golf, Villa Biarritz, and Puerto Buceo have medium supply, suggesting greater selectivity in the search despite extreme price levels.
Price dispersion analysis in the top 10
The variation ranges are wide. In Golf, the spread runs from USD 3,381/m² to USD 4,757/m² — a difference of USD 1,376/m² between the least and most expensive property. In Carrasco, with high supply, the spread is similar (USD 1,401/m²), reflecting geographic heterogeneity within the neighborhood: properties along Avenida Brasil versus those in the blocks closest to purely residential areas.
How much does m² cost in mid-priced neighborhoods?
Montevideo's mid-range segment spans from USD 3,039/m² to USD 1,885/m², a band covering everything from Punta Gorda to Unión. This range captures varied neighborhoods: some with a strong heritage component and coastal access (Punta Gorda, Palermo, Buceo), others with consolidated urban density (Cordón, Centro, Tres Cruces), and areas in transition or appreciation (Larrañaga, La Blanqueada).
| Neighborhood | USD/m² | Range | % Change | Supply |
|---|---|---|---|---|
| Buceo | USD 3,229/m² | USD 2,748 – 3,745 | -0.6% | High |
| Palermo | USD 3,189/m² | USD 2,730 – 3,545 | -0.0% | High |
| Punta Gorda | USD 3,039/m² | USD 2,663 – 4,259 | -4.2% | Medium |
| Parque Batlle | USD 3,026/m² | USD 2,623 – 3,483 | 0.0% | High |
| Larrañaga | USD 3,010/m² | USD 2,572 – 3,461 | 42.3% | High |
| La Blanqueada | USD 2,974/m² | USD 2,549 – 3,420 | -1.6% | High |
| Cordón | USD 2,854/m² | USD 2,473 – 3,243 | -0.7% | High |
| Barrio Sur | USD 2,818/m² | USD 2,494 – 3,210 | -4.9% | Medium |
| Tres Cruces | USD 2,734/m² | USD 2,356 – 3,099 | -1.0% | High |
| Prado | USD 2,712/m² | USD 2,184 – 3,143 | -1.1% | Medium |
| Centro | USD 2,682/m² | USD 2,274 – 3,085 | -0.4% | High |
| Bella Vista | USD 2,627/m² | USD 2,167 – 3,255 | 2.3% | Medium |
| Aguada | USD 2,525/m² | USD 2,121 – 2,957 | 0.2% | Medium |
| Capurro - Bella Vista | USD 2,474/m² | USD 1,962 – 2,874 | -0.6% | Low |
| Jacinto Vera | USD 2,470/m² | USD 1,867 – 3,359 | -3.6% | Medium |
| Mercado Modelo | USD 2,347/m² | USD 1,870 – 2,779 | -1.3% | Low |
| La Comercial | USD 2,146/m² | USD 1,711 – 2,552 | 2.1% | Medium |
| Ciudad Vieja | USD 2,094/m² | USD 1,766 – 2,483 | -0.1% | Medium |
| Goes | USD 2,084/m² | USD 1,652 – 2,315 | 2.2% | Low |
| Brazo Oriental | USD 2,058/m² | USD 1,661 – 2,489 | -6.8% | Medium |
| Villa Muñoz | USD 1,942/m² | USD 1,546 – 2,325 | 3.2% | Low |
| Unión | USD 1,885/m² | USD 1,491 – 2,435 | 0.7% | Medium |
This segment is where the most market activity occurs. Neighborhoods like Cordón, Buceo, Palermo, and Centro combine price stability with high supply, a hallmark of consolidated areas where demand is consistent and the property stock is varied.
Larrañaga stands out with a 42.3% jump — the largest increase of the month across the entire city. This growth reflects an accelerated appreciation of the neighborhood, which combines proximity to premium areas (Malvín, Parque Batlle) with emerging infrastructure and densification projects. It's a neighborhood to watch if you're looking for growing value.
At the opposite end, Brazo Oriental fell 6.8% — a notable correction suggesting pressure in the northern market; while Barrio Sur dropped 4.9%, possibly due to demand rotating toward areas with better urban infrastructure.
For a more detailed assessment of which neighborhood offers the best price-to-yield ratio in this segment, you can read our price vs. yield comparison.
Which are the most affordable neighborhoods to buy in Montevideo?
Cerro is Montevideo's most affordable neighborhood, with an average price of USD 928/m², followed by Piedras Blancas (USD 981/m²) and Colón (USD 995/m²). This affordability segment encompasses neighborhoods mostly located in northern and western areas, away from the coastal corridor but with appreciation potential and consolidated residential characteristics.
| Neighborhood | USD/m² | Range | % Change | Supply |
|---|---|---|---|---|
| Reducto | USD 1,804/m² | USD 1,469 – 2,339 | -5.1% | Low |
| Villa Española | USD 1,796/m² | USD 1,493 – 2,043 | 0.4% | Low |
| Atahualpa | USD 1,719/m² | USD 1,585 – 2,155 | -1.8% | Low |
| Paso Molino | USD 1,654/m² | USD 1,341 – 1,877 | -8.2% | Low |
| Aires Puros | USD 1,325/m² | USD 1,065 – 1,612 | -15.5% | Low |
| La Teja | USD 1,247/m² | USD 1,139 – 1,346 | -1.0% | Low |
| Malvín Norte | USD 1,208/m² | USD 975 – 1,412 | 0.8% | Medium |
| Cerrito | USD 1,184/m² | USD 968 – 1,496 | -2.1% | Low |
| Belvedere | USD 1,024/m² | USD 822 – 1,481 | -0.1% | Low |
| Colón | USD 995/m² | USD 835 – 1,196 | 2.5% | Low |
| Piedras Blancas | USD 981/m² | USD 799 – 1,067 | 7.0% | Low |
| Cerro | USD 928/m² | USD 747 – 1,212 | -0.4% | Low |
This low-price segment has very distinct characteristics. Most neighborhoods maintain low supply, meaning there are few properties for sale and, when there are, they are exposed to rapid valuation changes. Note the volatility: Piedras Blancas rose 7.0% (possible demand pressure), while Aires Puros fell 15.5% — the steepest drop of the month across the entire city.
Aires Puros deserves special attention. A 15.5% drop in one month suggests significant pressure: excess supply, low demand, or both. Neighborhoods with low supply and sharp declines may indicate areas where short-term investment is risky, although they could be speculative opportunities in the long term if connectivity or infrastructure improves.
Colón, Piedras Blancas, and Malvín Norte grew this month (+2.5%, +7.0%, +0.8% respectively), suggesting a shift in demand from the center toward the northern periphery — possibly driven by improved access (transit plan) or speculative appreciation.
For more information on how to identify opportunities in low-price areas, see our analysis of the best neighborhoods to invest in.
Which neighborhoods went up or down in price this month?
Larrañaga records the largest increase of the month at 42.3%, followed at a distance by Piedras Blancas (7.0%). At the opposite end, Aires Puros fell 15.5%, Paso Molino 8.2%, and Brazo Oriental 6.8%.
The winners: rising neighborhoods
| Neighborhood | % Change | USD/m² | Supply |
|---|---|---|---|
| Larrañaga | 42.3% | USD 3,010/m² | High |
| Piedras Blancas | 7.0% | USD 981/m² | Low |
| Villa Muñoz | 3.2% | USD 1,942/m² | Low |
| Colón | 2.5% | USD 995/m² | Low |
| Bella Vista | 2.3% | USD 2,627/m² | Medium |
| Goes | 2.2% | USD 2,084/m² | Low |
| La Comercial | 2.1% | USD 2,146/m² | Medium |
Larrañaga (+42.3%) is the phenomenon of the month. With high supply and a still-competitive price (USD 3,010/m²), the neighborhood is experiencing accelerated appreciation. This suggests that buyers discovered opportunities in a strategic area: close to Parque Batlle and Malvín, with improved road access and unmet demand in the upper-mid segment.
Piedras Blancas (+7.0%) and Colón (+2.5%) mark the opposite trend: peripheral areas attracting investment, possibly due to transit upgrades or residential projects. With prices below USD 1,000/m², they are targets for budget-conscious investors.
The losers: declining neighborhoods
| Neighborhood | % Change | USD/m² | Supply |
|---|---|---|---|
| Aires Puros | -15.5% | USD 1,325/m² | Low |
| Paso Molino | -8.2% | USD 1,654/m² | Low |
| Brazo Oriental | -6.8% | USD 2,058/m² | Medium |
| Barrio Sur | -4.9% | USD 2,818/m² | Medium |
| Punta Gorda | -4.2% | USD 3,039/m² | Medium |
| Jacinto Vera | -3.6% | USD 2,470/m² | Medium |
| Cerrito | -2.1% | USD 1,184/m² | Low |
| Golf | -2.2% | USD 4,013/m² | Medium |
| Atahualpa | -1.8% | USD 1,719/m² | Low |
| La Blanqueada | -1.6% | USD 2,974/m² | High |
Aires Puros (-15.5%) is a red flag. It is oversupplied or facing a severe correction in perceived value. Without any immediate infrastructure changes on the horizon, it is a risky area for new investments.
Punta Gorda (-4.2%) and Barrio Sur (-4.9%) show pressure in the upper-mid segment. Barrio Sur holds particular historical interest, but the decline reflects demand rotating toward other neighborhoods with better urban connectivity.
Golf (-2.2%) loses ground despite being the most expensive. Typical of premium markets: minor adjustments are common when supply is moderate and buyers are selective.
Conclusion
July 2026 reveals a Montevideo real estate market in reconfiguration. The premium segment (Golf, Villa Biarritz, Puerto Buceo) remains stable but with modest downward pressure; the mid-range segment experiences volatility depending on location and supply; and the affordable segment suffers sharp declines in peripheral areas far from growth poles.
Key trends:
- Larrañaga emerges as the opportunity of the month: accelerated appreciation, high supply, still-competitive pricing. Ideal for medium-term investors.
- Northern periphery is moving: Piedras Blancas, Colón, and Malvín Norte are posting gains, indicating a demand spillover from the center.
- Coastal corridor stabilizes: slight downward pressure in the premium segment, but markets maintaining active supply. This is not panic — it's an adjustment.
- Western peripheral areas are struggling: Aires Puros and Paso Molino need intervention (infrastructure, connectivity) to recover.
For investors, this is a time for specificity: not every neighborhood within a price segment evolves the same way. Neighborhood-by-neighborhood analysis is critical. Check out our best neighborhoods to invest in analysis if you need sharper criteria.
Frequently asked questions
How often is this data updated?
It is recalculated every month based on the current real estate listings in Montevideo, so it reflects the state of the market for the current month.
Where do these prices come from?
From INGAR's own survey of public sale listings in the Montevideo market — not from closed transactions: these are asking prices, a gauge of what is being requested in the market today.
Want to invest with data, not intuition? See how to invest in Uruguay, appraise a property online, or message us on WhatsApp.
This data is part of the INGAR Index, the monthly Montevideo real estate market index, with a data sheet for each neighborhood and a public methodology.
Updated: July 2026. Source: INGAR analysis based on current real estate listings in Montevideo.
Listing data as of 2026-07-25.