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 3,010 per m² in September 2026, -0.3% versus the previous month.

In September 2026, Tres Cruces ranks #22 of 48 published neighborhoods by price per m² in apartments (#1 = most expensive). The median asking price is USD 149,000 for a typical surface of 52 m². Versus the previous month the price per m² moved -0.3%; since the series began (March 2026) it accumulates +1.8%. Published supply in the neighborhood is high relative to the rest of the city; this does not measure completed sales. Estimated capital appreciation for the area is +3.8% 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 — September 2026

Median USD/m² (USD/m²)

USD 3,010

P25–P75 (USD/m²)

2,609 – 3,393

Median price (USD)

USD 149,000

Median surface

52 m²

MoM change

-0.3%

Change since series start

+1.8%

Estimated gross yield

6.1% estimated

Estimated capital appreciation (INE + DGI)

+3.8%

Supply

High

What rental yield does an apartment in Tres Cruces produce?

An apartment in Tres Cruces yields an estimated 6.1% gross per year in September 2026. Gross yield over asking prices: it does not deduct vacancy, management, maintenance or taxes, so net return depends on each individual deal.

Standard reference scenario: what is deducted and how much →

Calculate your net return

Monthly series — Apartments

* Gross yield = annual rent ÷ asking price. It does not deduct vacancy, management, maintenance, taxes or acquisition costs. These 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 215,000 in September 2026 (USD 1,573/m², typical surface 136 m²), -2.3% versus the previous month.

In September 2026, Tres Cruces ranks #14 of 51 published neighborhoods by price per m² in houses (#1 = most expensive). Versus the previous month the price per m² moved -2.3%; since the series began (March 2026) it accumulates -3.2%. Published supply in the neighborhood is medium relative to the rest of the city; this does not measure completed sales. Estimated capital appreciation for the area is +3.8% 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 — September 2026

Median USD/m² (USD/m²)

USD 1,573

P25–P75 (USD/m²)

1,243 – 2,053

Median price (USD)

USD 215,000

Median surface

136 m²

MoM change

-2.3%

Change since series start

-3.2%

Estimated capital appreciation (INE + DGI)

+3.8%

Supply

Medium

Monthly series — Houses

* Gross yield = annual rent ÷ asking price. It does not deduct vacancy, management, maintenance, taxes or acquisition costs. These 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 1,086 per m² in September 2026, 0.0% versus the previous month.

In September 2026, Tres Cruces ranks #8 of 15 published neighborhoods by price per m² in land (#1 = most expensive). The median asking price is USD 410,000 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 +3.9%. Published supply in the neighborhood is low relative to the rest of the city; this does not measure completed sales. Estimated capital appreciation for the area is +3.8% 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 — September 2026

Median USD/m² (USD/m²)

USD 1,086

P25–P75 (USD/m²)

878 – 1,327

Median price (USD)

USD 410,000

Median surface

433 m²

MoM change

0.0%

Change since series start

+3.9%

Estimated capital appreciation (INE + DGI)

+3.8%

Supply

Low

Monthly series — Land

* Gross yield = annual rent ÷ asking price. It does not deduct vacancy, management, maintenance, taxes or acquisition costs. These 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 25,441 (USD 633) in July 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 +7.5% in pesos (+7.6% in dollars). The average comes from 1,485 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, 14,032 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

• Centro · USD 3,026/m²
• Prado · USD 2,981/m²
• Bella Vista · USD 3,057/m²
• Larrañaga · USD 2,935/m²