A house in Rocha for seasonal rental: the math with real rates
Short answer
A seasonal house in Rocha earns according to the weeks you actually get paid for, not according to the January rate. Using asking rates in La Paloma for 2026-27, a 3-bedroom house rented for the full December-to-March season would gross USD 12,100: 6.8% of USD 178,000, before commissions, expenses and taxes. If you only rent January and February, gross income drops to USD 6,500, or 3.7%.
Are you looking at a house to rent out in Rocha? We go through the income and cost sheet with you, and we stay with you until the deed is signed. Message us on WhatsApp with the listing link, the town and the dates you plan to use the house yourself.
What is being asked in La Paloma today
The purchase price
As of September 26, 2026, a two-bedroom house in La Balconada was listed at USD 178,000. According to the listing:
- 74 m² built: a 63 m² house plus an 11 m² annex with a bathroom.
- 750 m² lot on a triple corner.
- 2 blocks from the ocean and 5 from the bus terminal.
That is an asking price. Purchase costs, furniture, getting the house ready and working capital come on top: the purchase cost calculator gives you a first number.
Seasonal rates
To estimate rental income you need rates for similar houses. These are asking rates on InfoCasas for the 2026-27 season, checked on September 26, 2026:
| Period | 3-bedroom house, La Balconada, sleeps 7, 300 m from the ocean | 2-bedroom house, Playa Serena, sleeps 5, 200 m from the ocean |
|---|---|---|
| December | USD 3,000 for the month | USD 700 for the second half of the month |
| January | USD 3,500 for the month or USD 1,800 for two weeks | USD 60 per day |
| February | USD 3,000 for the month | USD 50 per day |
| March | USD 2,600 for the month | USD 350 per week |
| Low season (April to November) | USD 630 per week or USD 2,000 per month | USD 350 per week |
These are published offers, not bookings or payments received. The 3-bedroom house is larger than the one for sale, so its rate sets a generous ceiling.
The ceiling and two more likely scenarios
On the USD 178,000 asking price, without adding purchase costs or furnishing, and using the monthly rates of the 3-bedroom house:
| Scenario | Gross income | On USD 178,000 |
|---|---|---|
| Full December to March (ceiling) | USD 12,100 | 6.8% |
| Full January and February | USD 6,500 | 3.7% |
| January only | USD 3,500 | 2.0% |
From those gross figures you still have to deduct:
- The platform's or the real estate agency's commission.
- Cleaning and laundry the guest does not pay for.
- Contribución inmobiliaria (property tax), Primaria (a school tax) where it applies, insurance and internet, which you pay even when the house is empty.
- Maintenance and replacements.
- IRPF (personal income tax) or IRNR (non-resident income tax).
If purchase costs push your capital above USD 178,000, the percentage goes down. If you plan to use the house in January, take those dates out before you run the numbers: they are the ones that weigh the most.
The full spreadsheet, including the difference between gross and net yield, is in the guide to net yield on seasonal rentals: the math is the same in Punta del Este and in Rocha. To test scenarios, use the rental yield calculator.
What Rocha adds to the math
Managing from a distance
In La Paloma, La Pedrera and Punta del Diablo, get local quotes for welcoming guests, handing over keys, fixing a water problem and checking the house after a storm. Ask for the management cost per booking and per year, and what it includes: cleaning, laundry, after-hours support and replacements.
The platform commission
Airbnb states that most hosts on the split fee pay 3%, and that most hosts on the single fee pay 15.5% (between 14% and 16%). It is moving all hosts to the single fee: confirm the percentage before you project income.
The marine environment
An attractive house can hide salt-worn doors and windows, a neglected roof, seasonal damp or equipment that needs replacing. Ask for a technical inspection and a quote to get it ready for rental. When you get insurance quotes, check the coverage and exclusions for wind and storms, as well as the deductible.
Expanding to rent more
If you plan to add a second unit, a pool or an extension, first confirm it is feasible under Rocha's zoning rules by town and padrón (cadastral parcel number). The guide to buying land in Rocha explains how to request that check.
Tourism data is not occupancy
The Ministerio de Turismo (Uruguay's tourism ministry) publishes inbound tourism data, including by destination area. Visitors to the Costa de Rocha are not the same thing as nights rented at your house. If the seller has a rental history, ask for payments received and expenses by month, for more than one season, with cancellations and the owner's own stays shown separately.
Owner taxes
According to the DGI (Uruguay's tax authority), a resident owner pays 12% IRPF on taxable income, with withholdings or advance payments of 10.5% of accrued income. A non-resident pays IRNR through a withholding or advance payment of 10.5% of accrued income.
Deductions, the option to treat withholdings as final and the platforms' reporting regime are covered in the net yield guide and in the guide to property taxes in Uruguay.
The tourist rental registry: what we know
What Ley 20.352 says
Ley 20.352 regulates short-term lodging where at least one paid service is offered: cleaning, guest assistance, food, entertainment or transfers. In that case it requires:
- A sworn statement in the Registro de Operadores Turísticos (tourism operators registry) of the Ministerio de Turismo.
- The registration number on every offer, printed or online.
- Reporting to the ministry the number of tourists hosted and the days of service.
- Reporting guests' identities to the Ministerio del Interior and keeping that data for five years.
What the draft regulation provides
The Ministerio de Turismo presented the draft regulation on November 24, 2025. According to the ministry:
- It covers all short-term lodging of up to 120 days.
- It creates a mandatory online registry, with a unique number visible to guests.
- Platforms will only be able to list registered properties and will have 180 days to comply.
If the decree comes out as drafted, renting the house without services for short stays could fall under the registry. Confirm your case once it is approved.
Where the process stands
As of July 2026, the draft was under review by the ministries of the Interior, Economy and Housing before going to the Presidency, according to Ámbito (July 2, 2026). As of September 26, 2026, the law's page on IMPO (the official legal database) shows no implementing decree. Before you start, check the status and ask the agency or the platform, in writing, which filings each of them will handle.
Three decisions the numbers help you make
If you want to use the house in the best weeks, work out whether you would buy it anyway without meaningful rental income. In that case you are buying a second home that recovers part of its costs.
If you need cash flow, insist on a record of payments received or a scenario with only January rented. Add a major repair to the math and ask whether the house and the location would work as a yearly rental if the market changes.
If you are counting on the land gaining value, treat resale as a separate hypothesis and keep enough margin to maintain the house while you wait for a buyer. The guide to selling a house or land in Rocha shows the paperwork and taxes involved when you exit.
Frequently asked questions
How much does a house in La Paloma rent for in January?
It depends on the size and the distance to the ocean. For the 2026-27 season, a 3-bedroom house for 7 people in La Balconada was asking USD 3,500 for all of January or USD 1,800 for two weeks; a 2-bedroom house in Playa Serena, USD 60 per day. These are rates published on InfoCasas on September 26, 2026, not rents actually collected.
How much does a seasonal rental house in Rocha yield?
Using asking rates for 2026-27, a 3-bedroom house rented for the full December-to-March season would gross USD 12,100: 6.8% on USD 178,000, the asking price of a 2-bedroom house in La Balconada. With only January and February, 3.7%. Net yield is lower: commissions, cleaning, local taxes, maintenance and IRPF or IRNR still have to come off.
Do I have to register with the Ministerio de Turismo to rent out my house?
Ley 20.352 requires registration when the rental includes at least one paid service, such as cleaning or guest assistance. The draft regulation presented in November 2025 covers all lodging of up to 120 days. As of September 26, 2026, IMPO shows no implementing decree: confirm the status before you list your house.
What taxes does an owner pay on seasonal rentals?
If you are a tax resident in Uruguay, 12% IRPF on taxable income, with withholdings or advance payments of 10.5% of accrued income. If you are not a resident, IRNR through a withholding or advance payment of 10.5% of accrued income. On top of that come Rocha's contribución inmobiliaria and, where it applies, the Primaria tax.
How much does Airbnb charge a host in Uruguay?
Airbnb states that most hosts on the split fee pay 3% of each booking and that most hosts on the single fee pay 15.5%, within a range of 14% to 16%. The company is moving all hosts to the single fee. Check in your account which one applies before you calculate net income.
Further reading:
- Seasonal rentals: how to estimate net yield
- Selling a house or land in Rocha
- Living year-round in Rocha: which town to choose
- Buying land to build on in Rocha
Sources
- IMPO, Ley 20.352, accessed September 26, 2026.
- Ministerio de Turismo, presentation of the draft regulation (November 24, 2025) and inbound tourism 2025.
- Ámbito, “La reglamentación de la ley de alquileres turísticos se demora” (July 2, 2026).
- DGI, IRPF on real estate capital income and seasonal rentals by non-resident owners.
- Airbnb, service fees.
- Intendencia de Rocha (departmental government), plans and ordinances.
- InfoCasas, listings 193660683, 192008582 and 213886, accessed September 26, 2026.
General information reviewed against official sources available as of September 26, 2026. Prices and rates are listings published on that date, not closed transactions; each owner's tax situation should be confirmed by an accountant. Cover photo: Igna, license CC BY-SA 4.0, via Wikimedia Commons.
