Construction Trends in Uruguay 2026: What Buyers Are Looking For

INGAR · 2026-02-14 · New Construction

The new-construction buyer in 2026 is no longer buying renders

Uruguay closed 2025 with a historic record: 326 projects submitted under the Promoted Housing Law, 32% more than the previous year. In total, since 2011 more than 62,000 units have been associated with that law. The new-construction supply is the largest the country has ever had.

And yet the buyer profile changed. Five years ago it was enough to show a nice render and a list of amenities to close a deposit. Not anymore. The average buyer investigates more, compares better, and demands concrete data: what the common expenses will be, what kind of windows the project has, how each apartment is oriented, how many real square meters the kitchen has.

The market matured. And that is good for everyone, even if it forces developers and buyers to speak a more technical language.

This article summarizes what new-construction buyers in Uruguay are truly asking for in 2026, based on the inquiries we receive, market data, and what we see selling (and what is not).

1. Thermal and acoustic comfort: the priority no one disputes

If there is one attribute that comes up in every inquiry, it is comfort. Not comfort as a marketing word, but the real capacity of an apartment to maintain a reasonable temperature in winter without turning on the heater at 7 in the morning, and in summer without depending 100% on air conditioning.

In May 2024, the Montevideo Municipality approved Resolution 1962/24, which updated the thermal insulation regulations for new homes. The requirements are more demanding: better thermal transmittance coefficients for walls and roofs, controlled window-to-wall ratios according to orientation, and for the first time a prescriptive formula for calculating moisture condensation in the building envelope. Projects submitted since its entry into force must comply with these standards.

In practice, this translates into three things you can verify before making a deposit:

Double-glazed hermetic windows (DVH): No longer a luxury upgrade. It is the minimum to expect in quality new construction. DVH reduces thermal loss through windows by 40-50% compared to single glass, and noticeably improves acoustic insulation. If the project you are looking at does not include it, ask why.
Aluminum joinery with thermal break (RPT): A step above DVH. RPT prevents the aluminum frame from transmitting cold or heat from the outside. In Montevideo, where average relative humidity is around 75%, this also prevents condensation on windows. Some projects already include it as standard; others offer it as an option.
Envelope insulation: Walls with EPS (expanded polystyrene), mineral wool, or EIFS (exterior insulation) systems. Ideally the construction specifications document should detail which material is used, with what thickness, and on which panels. If the developer does not provide that information, that is a red flag.

Noise is the other factor. In a market where 42% of purchase searches are for one-bedroom units and 27% for two-bedroom units, we are talking about compact units where acoustic insulation between party walls is critical. A 10 cm brick partition without insulation transmits the neighbor's conversation as if you were in the same room. Ask for the interior partition detail before buying.

2. Efficient layout: not all square meters are equal

This is probably the strongest change we see in 2026. For years, the sales argument was "X square meters at Y price." Today the buyer has learned that 45 m² well distributed can work better than 55 m² poorly resolved.

What does "well distributed" mean? These are the things that come up most in inquiries:

Real storage: Built-in closets, space for a laundry area (even a single module), a place to store luggage and seasonal items. In many current studios and one-bedroom units, storage simply does not exist. Buyers notice.
Efficient circulation: Hallways that do not eat up usable square meters. Rooms that do not require walking through one to reach another. A floor plan where you can place furniture without sacrificing circulation.
Functional kitchen: There is an interesting debate here. The open kitchen integrated into the living room dominated new-construction design for a decade. But we are seeing a shift: more and more buyers ask for defined kitchens, or at least semi-separated ones. Why? Because in 40-50 m², cooking with the smell of frying in the same space where you sleep is unpleasant. Some new projects are incorporating low partitions, sliding doors, or at least higher-capacity range hoods. It is a sign that the market is listening.
Resolved laundry area: Not a nook behind a curtain. A space where a washing machine and a drying rack fit, with ventilation. It sounds basic, but many promoted housing projects omit it to gain an extra meter of living room.

The studio backlash

InfoCasas data is clear: 42% of purchase searches correspond to one bedroom, 27% to two bedrooms, and 23% to studios. In rentals, the trend is similar: one-bedroom units lead demand.

The studio will not disappear. It accounts for 52% of purchases as investment, and in neighborhoods like Cordón, Centro, and Pocitos it continues to have sustained demand. But the end buyer — the one who is going to live there — increasingly leans toward the one-bedroom. The price difference is approximately USD 25,000, but the difference in quality of life is enormous: a separate bedroom, a bathroom with a door, a layout that allows separating work from rest.

If you are an investor, this matters for the liquidity of your asset in the future: which will be easier to rent in 5 years? More analysis in our studio vs. 2-bedroom investment comparison.

3. Common expenses: the bill nobody wanted to calculate

If there is a topic that has matured the Uruguayan buyer, it is this one. Common expenses stopped being a question asked at the end and became, in many cases, an eliminating factor.

The numbers speak for themselves:

Basic building (elevator, doorman, minimal maintenance): between USD 45 and USD 100 per month.
Full-amenity building (gym, party room, coworking, laundry, 24-hour reception): between USD 110 and USD 270 per month.
Premium building (pool, spa, sauna, sports courts): can easily exceed USD 300 per month.

The logic is simple: every amenity has a maintenance cost, and that cost is divided among the units. If the building has 30 apartments and a heated pool, each unit is paying a significant share of that pool every month, whether they use it or not.

What we see in 2026 is a clear trend toward "less but better":

A well-maintained communal grill adds more value than a gym with three machines nobody uses.
A versatile party room (that works for meetings, birthday parties, or coworking) is more useful than having a "business center" and a "party room" that are each used twice a month.
Covered and secure bike storage. Almost zero maintenance cost, extremely high use value.

The 2026 buyer does not ask "how many amenities does it have?" They ask "how much will I pay in common expenses and what do they include?" And that is the right question.

To understand in detail how they are calculated and what they include: Common expenses: what they include and how they are calculated.

4. Balcony, terrace, and outdoor space: what the pandemic consolidated

If there is a trend that was born with the pandemic and stayed forever, it is this one. Six years ago, units without a balcony or terrace sold without much trouble. Today it is unthinkable to design a project without outdoor space in every unit.

A surprising data point: in several new projects, semi-covered square meters (covered balcony, covered terrace) are valued even higher than equivalent covered square meters. Outdoor space stopped being a complement and became the most valued room in the apartment.

What does the specific buyer look for?

Balcony of at least 1.50 m depth: 80 cm balconies where only one chair fits are decorative. To be usable (table, two chairs, a plant), you need at least 1.50 m of depth. Measure it on the floor plan.
Individual or shared grill: Gas grills integrated into the balcony are increasingly common in mid-to-high-end projects. If the balcony does not allow for it, at least a well-resolved communal grill.
Wind protection: A balcony on the 12th floor facing south in Montevideo is unusable half the year if it has no side protection. The best projects design the building's massing to protect balconies, or incorporate sliding enclosures.
Common-use rooftop terrace: Here the "less but better" rule applies. A common terrace with good paving, some shade, and regular maintenance adds a lot. A rooftop terrace with an infinity pool that appears in the render and then leaks in year two, takes value away.

5. Home office and coworking spaces: the demand that stayed

Remote work in Uruguay does not have the same scale as in the US or Europe, but it left a permanent mark on housing preferences. Many professionals (IT, services, freelancers, consultants) work at least 2-3 days from home and need a space that works for that.

At the individual unit level, the trend is for the second bedroom (or a flexible space in a one-bedroom unit) to be thought of as an office. This reinforces the demand for a large one-bedroom or two bedrooms: you need to separate the workspace from the rest space.

At the building level, coworking spaces or communal meeting rooms are the amenity that grew the most in demand post-pandemic. Unlike the pool or the gym, a coworking space:

Has a low maintenance cost (table, chairs, WiFi, air conditioning).
Generates real and frequent value for those who work remotely.
Can double as a meeting room or study space.

Young professionals prioritize it especially: coworking, gym, and stable WiFi are the three amenities that weigh most in that segment.

More detail on when they add value and when they are just an excuse to raise common expenses: Coworking and amenities in buildings.

6. Energy efficiency and sustainability: from the label to the wallet

Sustainability in Uruguayan construction has stopped being an abstract concept. It is becoming regulation, and that changes the rules of the game.

SuAmVi: the Uruguayan model

Montevideo has its own sustainability certification model: the SuAmVi (Environmental Sustainability of Housing), developed by the Municipality. It evaluates seven areas: site, air, energy, water, waste, materials, and construction management. Certified homes access tax benefits (exemption from property contribution), but the real benefit is different: they consume less energy, have better thermal comfort, and maintain their value better over time.

SuAmVi is not mandatory, but the regulatory trend is going in that direction. Resolution 1962/24 already tightened thermal requirements for all new construction. The MIEM offers free thermal simulation software for designers to evaluate innovative solutions. It is only a matter of time before minimum standards approach what today is voluntary certification.

What is already being implemented

Solar panels for common areas: Several new projects incorporate photovoltaic panels to power hallway lighting, elevators, and common areas. The investment is recovered in 4-6 years and directly lowers common expenses.
Solar water heaters: Especially in projects up to 4-5 stories, solar domestic water heating is increasingly common. Uruguay has enough solar radiation to cover 60-70% of annual hot water demand.
LED lighting in common areas with motion sensors: It seems minor, but in a 50-unit building, hallway and garage lighting can represent 15-20% of common electricity consumption. Sensors + LED cut that to a fraction.
Low-flow faucets and dual-flush toilets: Standard in serious projects. The water savings are real and measurable.

LEED: the international benchmark arrives in Uruguay

Some high-end projects in Montevideo are already targeting LEED (Leadership in Energy and Environmental Design) certification. The most emblematic case is ALMA ET, the first building in Uruguay with LEED Platinum certification. It is not the norm yet, but it marks where the premium market is heading.

For the average buyer, what matters is not the label but what is behind it: will the building consume less energy? Will common expenses be lower in the long run? Will the apartment maintain temperature without depending 100% on equipment? If the answer is yes, you are buying better, regardless of whether it has a green seal on the facade.

7. Materials and construction systems: more options, more questions

Traditional reinforced concrete remains the dominant system for medium and large-scale new construction in Uruguay. But alternatives are appearing that are worth knowing about.

CLT (Cross-Laminated Timber)

Uruguay has the first CLT plant in South America, with an investment of USD 60 million. More than 40 mass timber buildings are projected between 2024 and 2025, including the tallest timber building in Latin America: seven stories built with this system.

The advantages of CLT are concrete: it reduces construction time by 40%, lowers on-site problems by 90% (because the panels arrive prefabricated), and has excellent thermal insulation properties. Wood has much lower thermal conductivity than concrete, which translates into lower energy consumption for climate control.

It is not a fad. It is an industry that Uruguay is developing at export scale (more than 400 containers per month). If you are offered a CLT project, do not dismiss it out of ignorance. Ask for the construction specifications and evaluate it with the same criteria as any other system.

Steel frame

More commonly used in individual homes and smaller-scale projects. It allows for fast, dry construction, but has limitations in height and requires resolving thermal and acoustic insulation with complementary materials (mineral wool, boards, membranes). In buildings of more than 3-4 stories, concrete or CLT remain more appropriate.

Reinforced concrete

Still the benchmark for high-rise buildings. What matters is not the system itself, but the quality of execution and the details: type of concrete, rebar coverage, joint treatment, waterproofing. Ask for the construction specifications and have the critical points explained.

8. Pet friendly: a trend that is now a requirement

In Montevideo, the pet-friendly concept went from being a differentiator to being almost a standard. The city has a deeply rooted pet culture, and buildings that prohibit animals are losing competitiveness in the rental and resale market.

What does it really mean for a building to be pet friendly?

Rules that allow pets without unreasonable weight or breed restrictions. Some buildings "allow" pets up to 5 kg, which in practice excludes 80% of dogs.
Hygiene spaces: A paw-washing station at the building entrance or in the garage. Minimal cost, enormous benefit.
Elevator with pet indicator: Some new buildings incorporate a button that signals a pet is in the elevator, so other residents can wait for the next one if they prefer.
Green area or rooftop terrace for pets: Not essential, but it is being incorporated in larger projects.

If you are buying to rent, keep in mind that restricting pets significantly reduces your pool of potential tenants. It is a filter that costs money.

9. Home automation and smart home: the promise vs. reality

Let us be honest: the adoption of home automation in new buildings in Uruguay is still low compared to other markets. But it is growing, and there are local companies (Macrotec, Viví Smart, UruDomótica, openHome) that are pushing the market.

What makes sense today in a new building in Montevideo:

Pre-installation of structured cabling and data points: We are not asking for the building to come with Alexa integrated. We are asking for it to have the infrastructure so each owner can automate whatever they want without having to break walls. Conduits, connection boxes, fiber to the unit.
Smart access control: App-based entry, IP video intercom, entry log. Already standard in mid-to-high-end projects.
Automated common area lighting: Motion sensors + time-based regulation. Saves energy and common expenses.
Pre-wiring for electric vehicle chargers: Still incipient in Uruguay, but buildings that plan for it today will have an advantage in 5 years. The cost of leaving a conduit and electrical pre-installation is minimal compared to doing it later.

What still does not make sense to mandate in common expenses: centralized automation systems that require costly maintenance and that most owners will not use. Home automation works best when each unit decides its own level of automation.

10. Location and surroundings: what the building cannot change

The best project in the world in the wrong location is still a bad purchase. In 2026, with Montevideo concentrating 71% of new-construction projects (though declining: Canelones already represents 28% of new submissions), location remains the factor that cannot be modified after purchase.

What 2026 buyers evaluate about the surroundings:

Real connectivity: Not just public transport, but digital infrastructure. Available fiber optic, stable 4G/5G coverage. For those who work remotely, this is as important as distance to the center.
Walkable services: Supermarket, pharmacy, plaza or park within walking distance. The "walkability" of the neighborhood matters more than people think.
Neighborhood trajectory: Are there more projects under construction? Is the neighborhood going through densification? That can be good (appreciation) or bad (years of construction around you). Research before you buy.
Real safety: Not just building security, but the surrounding environment. Lighting, pedestrian traffic, presence of active businesses.

To see data on where construction is happening and why: Neighborhoods where the most construction is happening in Montevideo.

The anti-smoke checklist: what to verify before making a deposit

This is the most practical thing we can leave you with. For each attribute we looked at, there is a way to verify it. Do not settle for the brochure.

Attribute	What to request / verify	Warning sign
Thermal insulation	Construction specifications with envelope detail, window type, transmittance coefficients	No construction specs or vague ones. Single-glazed windows.
Acoustic insulation	Detail of partitions between units (thickness, material, layers)	10 cm brick partitions without insulation. No data available.
Layout	Floor plan with real dimensions of each room. Door and window placement.	Only renders, no dimensioned floor plan. Rooms without measurements.
Common expenses	Detailed monthly estimate by category. Which amenities are maintained and under what arrangement.	No estimate. "It depends." Costly amenities in a small building.
Balcony / terrace	Real dimensions on floor plan. Minimum depth 1.50 m. Orientation.	70 cm balcony. No wind protection. South-facing without enclosure.
Energy efficiency	Whether it has certification (SuAmVi, LEED) or complies with Res. 1962/24. Solar panels, water heaters, LED.	No mention of efficiency. No projected consumption data.
Materials	Construction specifications with structural system, finishes, equipment brands.	Generic specs ("first-quality materials" without specification).
Pets	Draft co-ownership rules. Explicit restrictions.	Rules not available. "Yes, pets allowed" without documentation.
Smart / infrastructure	Structured cabling, fiber, data points per unit, EV charger pre-installation.	Only doorman WiFi. No planned data infrastructure.

If you are a buyer vs. an investor: different priorities

Everything above applies, but with different emphasis:

If you are buying to live in it

Your priority list should be: thermal and acoustic comfort first, functional layout second, reasonable common expenses third. Amenities are a bonus, not a decision criterion. You will live there every day; prioritize what affects daily life.

If you are buying to invest

Your priority list should be: rental demand for the unit type in that area, total cost (price + common expenses + taxes vs. expected rent), and ease of renting (which includes pet-friendly policy, good location, and a size that has a market). 83% of promoted housing is purchased as investment; make sure the numbers work and not just the render.

More on this decision: Studio vs. 2 bedrooms for investment.

Common mistakes when evaluating new construction in 2026

Buying for amenities you will never use. If you do not go to the gym, do not pay for a gym in common expenses. It sounds obvious, but it keeps happening.
Not asking for the construction specifications. It is the document that describes materials, systems, and finishes. If the developer does not have it or does not share it, that is a serious red flag.
Not estimating the total monthly cost. Purchase price + common expenses + property contribution + estimated consumption. That is your real cost. A "cheap" apartment with USD 250 in common expenses can be more expensive than one with a higher price and USD 80 in expenses.
Not visiting the neighborhood at different times of day. The neighborhood at 3 in the afternoon and at 11 at night are two different neighborhoods. Go at night before making a deposit.
Not having a plan B if construction is delayed. Delays are common. If you are paying rent while waiting for delivery, calculate that cost. If you are buying off-plan, read the deadline clauses carefully.
Trusting renders as a faithful representation. Renders are marketing. Dimensioned floor plans and construction specifications are documents. Base your decision on the latter.

Complete checklist so you do not miss anything: Buying under construction: checklist and clauses.

Conclusion: the market rewards honesty

The most important trend of 2026 is not a material, an amenity, or a construction system. It is a mindset shift. The Uruguayan new-construction buyer is better informed, compares more, and tolerates less the gap between what is promised and what is delivered.

Projects that sell well today share a pattern:

A layout that solves real life, not the Instagram photo.
Verifiable thermal and acoustic comfort, not just stated.
Common expenses coherent with the services offered.
Honest square meters, well measured and well distributed.
Transparent information: construction specs, dimensioned floor plans, expense estimates.

Uruguay has more than 62,000 promoted housing units in its history and record numbers of new projects being submitted every year. Supply is abundant. The buyer has options, and the seller has to earn trust with data, not renders.

For us, that is good news.