Tres Cruces real estate data — Índice INGAR

How much does a square meter cost in Tres Cruces, Montevideo?

An apartment in Tres Cruces costs a median of USD 2,778 per m² in July 2026, -0.9% versus the previous month.

In July 2026, Tres Cruces ranks #20 of 49 published neighborhoods by price per m² in apartments (#1 = most expensive). The median asking price is USD 150,300 for a typical surface of 55 m². Versus the previous month the price per m² moved -0.9%; since the series began (March 2026) it accumulates -2.2%. Supply in the neighborhood is high relative to the rest of the city, with 1.5 months of inventory at the current sales pace. Estimated capital appreciation for the area is +3.7% per year; unlike the other figures in this section, this one is calculated from official INE and DGI series, not from our own survey. Figures reflect asking prices from the Índice INGAR, not closed transactions.

Apartments — July 2026

Median USD/m² (USD/m²)

USD 2,778

P25–P75 (USD/m²)

2,355 – 3,140

Median price (USD)

USD 150,300

Median surface

55 m²

MoM change

-0.9%

Change since series start

-2.2%

Median rent (USD/mo)

USD 714

Estimated gross yield

6.6% estimated

Estimated net yield

4.3% estimated

Months of supply

1.5

Absorption rate

67.3%

Estimated capital appreciation (INE + DGI)

+3.7%

Supply

High

What rental yield does an apartment in Tres Cruces produce?

An apartment in Tres Cruces yields an estimated 6.6% gross per year in July 2026 (4.3% estimated net), with a median rent of USD 714 per month. These are estimates over asking prices, not guaranteed returns.

How the net yield is estimated (total deduction of 35.16%) →

Monthly series — Apartments

* Yields are estimates based on asking prices, not promised returns. See methodology. The series starts in March 2026; cumulative change is measured from that start.

Source: Índice INGAR — our own market survey (asking prices).

How much does a house cost in Tres Cruces, Montevideo?

A house in Tres Cruces has a median asking price of USD 229,000 in July 2026 (USD 1,586/m², typical surface 142 m²), +0.9% versus the previous month.

In July 2026, Tres Cruces ranks #15 of 55 published neighborhoods by price per m² in houses (#1 = most expensive). Versus the previous month the price per m² moved +0.9%; since the series began (March 2026) it accumulates 0.0%. Supply in the neighborhood is medium relative to the rest of the city, with 3.3 months of inventory at the current sales pace. Estimated capital appreciation for the area is +3.7% per year; unlike the other figures in this section, this one is calculated from official INE and DGI series, not from our own survey. Figures reflect asking prices from the Índice INGAR, not closed transactions.

Houses — July 2026

Median USD/m² (USD/m²)

USD 1,586

P25–P75 (USD/m²)

1,189 – 1,990

Median price (USD)

USD 229,000

Median surface

142 m²

MoM change

+0.9%

Change since series start

0.0%

Median rent (USD/mo)

USD 1,122

Estimated gross yield

8.4% estimated

Estimated net yield

5.4% estimated

Months of supply

3.3

Absorption rate

30.0%

Estimated capital appreciation (INE + DGI)

+3.7%

Supply

Medium

Monthly series — Houses

* Yields are estimates based on asking prices, not promised returns. See methodology. The series starts in March 2026; cumulative change is measured from that start.

Source: Índice INGAR — our own market survey (asking prices).

How much does land cost per square meter in Tres Cruces, Montevideo?

Land in Tres Cruces costs a median of USD 1,093 per m² in July 2026, 0.0% versus the previous month.

In July 2026, Tres Cruces ranks #6 of 17 published neighborhoods by price per m² in land (#1 = most expensive). The median asking price is USD 412,500 for a typical surface of 433 m². Versus the previous month the price per m² moved 0.0%; since the series began (March 2026) it accumulates +4.6%. Supply in the neighborhood is medium relative to the rest of the city, with 4.2 months of inventory at the current sales pace. Estimated capital appreciation for the area is +3.7% per year; unlike the other figures in this section, this one is calculated from official INE and DGI series, not from our own survey. Figures reflect asking prices from the Índice INGAR, not closed transactions.

Land — July 2026

Median USD/m² (USD/m²)

USD 1,093

P25–P75 (USD/m²)

881 – 1,339

Median price (USD)

USD 412,500

Median surface

433 m²

MoM change

0.0%

Change since series start

+4.6%

Months of supply

4.2

Absorption rate

24.0%

Estimated capital appreciation (INE + DGI)

+3.7%

Supply

Medium

Monthly series — Land

* Yields are estimates based on asking prices, not promised returns. See methodology. The series starts in March 2026; cumulative change is measured from that start.

Source: Índice INGAR — our own market survey (asking prices).

How much is rent in Tres Cruces, Montevideo?

The average rent in Tres Cruces was UYU 25,491 (USD 637) in May 2026, based on real contracts registered with the DGI (Uruguay's tax agency) and published by the INE (national statistics institute).

Year over year it moved +8.1% in pesos (+12.6% in dollars). The average comes from 1,391 new contracts registered over the last 12 months (rolling annual average). INE publishes with a lag of about three months; the figure is an average per contract, with no breakdown by property type or size.

Monthly series — Official rent (INE)

Source: INE (Real Estate Activity Index — Rentals, based on contracts registered with the DGI). USD conversion: Ingar, using the BCU exchange rate.

How much new housing is being built in Tres Cruces, Montevideo?

Tres Cruces had 48,496 m² of new housing approved in 2025 (23 building permits), +68% versus 2024.

Tres Cruces ranks #4 of 54 Montevideo neighborhoods by approved housing m² in 2025. So far in 2026, 9,541 m² have been approved (partial year, ~2-month publication lag). Building permits are the leading indicator of future supply: what is approved today reaches the market as new housing within roughly two to three years. The city series starts in 1997, allowing full construction cycles to be read.

Annual series — approved housing m²

Source: City of Montevideo (Intendencia) — Approved building permits, National Open Data Catalog. Aggregation by neighborhood: Ingar.

See the permits map →

Comparable neighborhoods

• Capurro · USD 2,770/m²
• Cordón · USD 2,855/m²
• Prado · USD 2,756/m²
• Larrañaga · USD 2,870/m²