Tres Cruces: Prices and Connectivity — July 2026
INGAR · · Market
Sale Prices
Tres Cruces maintains a differentiated price structure based on property size. The smallest apartments (studios) reach USD 2,970/m², while larger units are positioned with more competitive prices per square meter. This trend reflects the neighborhood's mixed demand: both investors seeking returns on compact units and families requiring more space.
| Bedrooms | Price/m² | Total Price |
|---|---|---|
| 0 | USD 2,970/m² | USD 101,670 |
| 1 | USD 2,904/m² | USD 142,094 |
| 2 | USD 2,682/m² | USD 174,400 |
| 3 | USD 2,066/m² | USD 199,000 |
| 4 | USD 1,721/m² | USD 235,000 |
Total prices range from USD 101,670 for a studio to USD 235,000 for a 4-bedroom property. This range makes Tres Cruces an accessible neighborhood compared to areas like Punta Carrasco or Pocitos, without losing appeal for varied buyer profiles. 2-bedroom apartments (USD 174,400 on average) represent the most in-demand segment, balancing initial investment with occupancy potential in the rental market.
Rentals
| Bedrooms | Monthly Rent |
|---|---|
| 0 | USD 501 |
| 1 | USD 691 |
| 2 | USD 815 |
| 3 | USD 953 |
| 4 | USD 946 |
The rental market in Tres Cruces shows sustained demand, with rents progressively rising through 3 bedrooms. A studio rents for USD 501 per month, while a 2-bedroom is around USD 815. Notably, 4-bedroom apartments (USD 946) maintain a very similar rent to 3-bedroom units (USD 953), suggesting that in that segment there is less price differentiation for additional size.
The median rent of USD 717 positions Tres Cruces as a neighborhood with consistent rental demand, attracting both young professionals and established couples. Smaller properties generate more frequent tenant turnover but with lower unit income; 2-3 bedroom units balance occupancy and cash flow.
Profitability
- Gross yield: 6.5%
- Estimated net yield: 4.9%
- Price-to-rent ratio: 15 years
- Median monthly rent: USD 717
A gross yield of 6.5% is attractive in the current Montevideo context. It means that, based on the sale price, the annual rent represents that percentage on a gross basis — before management fees, taxes, and maintenance. The estimated net yield of 4.9% already deducts those costs, offering a more realistic perspective of the annual return for the investor.
The price-to-rent ratio of 15 years indicates how long it would take to recover the initial investment solely through accumulated rental income. In international contexts, ratios between 12 and 20 years suggest a balanced market; Tres Cruces falls within that range, making it viable for investors with a medium-to-long horizon.
For an investor seeking predictable cash flow, these numbers are solid. A capital of USD 175,000 (approximately a 2-bedroom unit) would generate annual gross income close to USD 11,375, though with real deductions of less than 2% per month in maintenance and common expenses.
Market Dynamics
- Current supply (relative level among neighborhoods): High
- Months of stock: 3.1
Tres Cruces presents high supply in the relative context of the Montevideo market. With 3.1 months of stock, the neighborhood shows a balanced market that leans toward the buyer: there is enough variety of available properties, giving potential buyers time and options to evaluate.
A stock of 3 months is considered the classic equilibrium in mature real estate markets. It is not a restrictive market (where sellers hold all the cards), nor is it oversaturated. This benefits buyers who negotiate with some margin, but also maintains a certain price pressure, preventing sharp declines.
The high supply reflects that Tres Cruces continues to be a frequent destination for investors and owner-occupants. This liquidity is a key factor: you can buy today and, if you need to sell within 2-3 years, you will have active channels to do so without forcing prices down.
Conclusion
Tres Cruces in July 2026 is a solid neighborhood for conservative-profile investors and also for owner-occupant buyers with a moderate budget. The combination of a 6.5% gross yield, price accessibility (from USD 101,670), and abundant supply makes it a practical option within the Montevideo spectrum.
It is not a neighborhood of explosive appreciation, but it offers stability, present rental demand, and predictable margins. The 2-3 bedroom units are the sweet spot: fair price, consistent tenant demand, competitive rent.
Who it's right for: investors with capital between USD 140,000 and USD 200,000 seeking annual net returns of 5-6%; first-time buyers who prioritize accessibility and a consolidated neighborhood; those who rent out their property and prefer stability over speculation.
If you want to compare Tres Cruces with other neighborhoods, check our Price ranking by neighborhood and our analysis of Best neighborhoods to invest in.
Frequently asked questions
How much does a square meter cost in Tres Cruces?
In the sale price table above you'll find the median USD per square meter by number of bedrooms, updated this month with the current supply in Tres Cruces.
Is it a good idea to invest in Tres Cruces?
It depends on your goal: check the profitability section and market dynamics above. For a personalized read, appraise a property online or reach out and we'll look at it together.
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 index of the Montevideo real estate market. Check the Tres Cruces profile with the complete monthly series and the methodology.
Updated: July 2026. Source: INGAR analysis based on current real estate supply in Montevideo.