Índice INGAR — Montevideo real estate market, September 2026
Last updated: October 1, 2026 · Next run: November 2026 · Methodology v2.0
August 2026 · v2.0 · series revised: 9/8/2026. Versions and comparability.
According to the Índice INGAR, September 2026, the median published estimated gross rental yield for apartments in Montevideo is 6.1% per year over asking prices. The top neighborhood is Colón, at 11.1% gross in apartments. Gross yield does not deduct vacancy, management, maintenance or taxes: net return depends on each individual deal.
Estimated gross rental yield relates annual rent to asking prices for each neighborhood and property type. It does not deduct vacancy, management, maintenance, owner taxes, income tax or acquisition costs, and it does not include property appreciation. Those depend on the negotiated price, self-management, tax status, Promoted Housing and the condition of the unit, so net return is computed deal by deal. Standard reference scenario in the methodology. Related guide: property taxes in Uruguay.
According to the INGAR Index (September 2026 · v2.0), the median of published neighborhood medians for Montevideo apartments is USD 2,841/m². These are asking prices; each neighborhood contributes one median and a unit's price depends on its characteristics.
86 segments are not published this month due to insufficient sample or atypical variation. The series starts in March 2026; cumulative change is measured from that start.
What “the price per m² in Montevideo” means
The INGAR Index canonical figure is the median of the published neighborhood medians, computed per property type and never mixed across types. September 2026: Apartments USD 2,841/m² · Houses USD 1,245/m² · Land USD 1,086/m².
This page shows the current series. Archived editions preserve the data and methodology of their publication; revisions can change prices, coverage and rankings. Always compare the same month, property type and version. See methodology.
Price per m² ranking — Apartments (September 2026)
| # | Neighborhood | Median USD/m² | MoM change | Change since series start | Estimated gross yield* | Supply |
|---|---|---|---|---|---|---|
| 1 | Golf | USD 4,423 | +5.4% | +5.1% | — | Medium |
| 2 | Carrasco | USD 4,370 | -0.1% | +0.4% | 5.5% | High |
| 3 | Parque Rodó | USD 4,347 | -0.9% | +1.8% | 5.1% | High |
| 4 | Villa Biarritz | USD 4,302 | -2.3% | +7.9% | 5.1% | Medium |
| 5 | Puerto Buceo | USD 4,286 | +1.1% | +4.8% | 5.8% | Medium |
| 6 | Carrasco Norte | USD 4,193 | -0.5% | -0.7% | 5.1% | Medium |
| 7 | Punta Carretas | USD 4,184 | +0.1% | +1.0% | 5.1% | High |
| 8 | Pocitos Nuevo | USD 4,119 | +1.7% | +3.1% | 5.0% | High |
| 9 | Pocitos | USD 3,956 | +1.0% | +4.5% | 5.3% | High |
| 10 | Malvín | USD 3,807 | +1.5% | +5.4% | 5.4% | High |
| 11 | Punta Gorda | USD 3,733 | +2.3% | +7.2% | 5.4% | Medium |
| 12 | Buceo | USD 3,657 | +0.1% | +3.0% | 5.6% | High |
| 13 | Capurro | USD 3,634 | -0.6% | +59.3% | 6.2% | Medium |
| 14 | Villa Dolores | USD 3,500 | +7.7% | +12.4% | — | Low |
| 15 | Palermo | USD 3,487 | +0.8% | +1.4% | 5.6% | High |
| 16 | La Blanqueada | USD 3,419 | +1.3% | +3.6% | 6.1% | High |
| 17 | Parque Batlle | USD 3,319 | +0.4% | +5.4% | 5.7% | High |
| 18 | Barrio Sur | USD 3,318 | +0.3% | +3.7% | 5.4% | High |
| 19 | Cordón | USD 3,228 | +0.8% | +3.3% | 6.2% | High |
| 20 | Bella Vista | USD 3,057 | +0.2% | +16.7% | 6.0% | Medium |
| 21 | Centro | USD 3,026 | -0.2% | +4.4% | 6.2% | High |
| 22 | Tres Cruces | USD 3,010 | -0.3% | +1.8% | 6.1% | High |
| 23 | Prado | USD 2,981 | -0.2% | -0.6% | 5.8% | Medium |
| 24 | Larrañaga | USD 2,935 | +2.3% | +11.1% | — | Low |
| 25 | Aguada | USD 2,747 | -0.8% | +8.6% | 6.2% | High |
| 26 | Capurro - Bella Vista | USD 2,696 | +6.5% | +7.8% | — | Low |
| 27 | Jacinto Vera | USD 2,556 | +7.1% | +8.1% | 7.2% | Medium |
| 28 | Brazo Oriental | USD 2,449 | +11.1% | +11.3% | 6.9% | Medium |
| 29 | Atahualpa | USD 2,395 | +4.8% | +5.7% | 7.6% | Medium |
| 30 | La Comercial | USD 2,275 | -3.3% | +8.1% | 6.8% | Medium |
| 31 | Mercado Modelo | USD 2,255 | +7.1% | +26.1% | — | Low |
| 32 | Villa Muñoz | USD 2,187 | +3.9% | +6.7% | 6.6% | Low |
| 33 | Ciudad Vieja | USD 2,157 | -0.5% | +2.5% | 7.0% | Medium |
| 34 | Unión | USD 2,109 | +0.9% | +20.5% | 7.9% | Medium |
| 35 | Reducto | USD 1,935 | +3.8% | +3.8% | 7.7% | Medium |
| 36 | Goes | USD 1,875 | -8.5% | -10.3% | 8.0% | Low |
| 37 | Sayago | USD 1,716 | +13.3% | +14.4% | — | Low |
| 38 | Paso Molino | USD 1,627 | -3.2% | -1.3% | — | Low |
| 39 | Aires Puros | USD 1,500 | 0.0% | -18.7% | — | Low |
| 40 | Villa Española | USD 1,499 | +4.0% | +5.9% | 8.8% | Low |
| 41 | Belvedere | USD 1,423 | -0.4% | +21.9% | — | Low |
| 42 | La Teja | USD 1,260 | +5.4% | -5.1% | 9.3% | Low |
| 43 | Malvín Norte | USD 1,211 | -1.6% | +1.4% | 9.7% | Medium |
| 44 | Cerrito | USD 1,200 | +3.2% | +4.6% | 10.3% | Low |
| 45 | Ituzaingó | USD 1,149 | -0.6% | +4.0% | — | Low |
| 46 | Colón | USD 1,060 | -0.3% | +9.2% | 11.1% | Low |
| 47 | Cerro | USD 1,045 | -0.4% | -5.8% | — | Low |
| 48 | Maroñas | USD 996 | -12.9% | -17.8% | — | Low |
Price per m² ranking — Houses (September 2026)
| # | Neighborhood | Median USD/m² | MoM change | Change since series start | Estimated gross yield* | Supply |
|---|---|---|---|---|---|---|
| 1 | Carrasco Norte | USD 3,314 | -1.5% | +2.6% | 6.2% | High |
| 2 | Carrasco | USD 3,272 | +0.2% | +2.6% | 6.7% | High |
| 3 | Punta Carretas | USD 2,848 | +1.5% | +8.7% | 6.3% | High |
| 4 | Pocitos Nuevo | USD 2,714 | +1.3% | +11.0% | — | Low |
| 5 | Pocitos | USD 2,572 | +3.8% | +9.9% | 6.2% | High |
| 6 | Punta Gorda | USD 2,455 | -0.1% | -4.1% | 7.5% | High |
| 7 | Parque Batlle | USD 2,267 | +2.2% | +3.2% | 6.0% | High |
| 8 | Malvín | USD 2,234 | -0.8% | -3.0% | 6.2% | High |
| 9 | Buceo | USD 2,173 | +3.0% | +3.5% | 7.0% | High |
| 10 | La Blanqueada | USD 1,875 | 0.0% | -0.5% | 7.8% | High |
| 11 | Parque Rodó | USD 1,810 | +2.5% | +16.6% | — | Medium |
| 12 | Jacinto Vera | USD 1,689 | -0.1% | +3.2% | — | Medium |
| 13 | Prado | USD 1,651 | 0.0% | -6.3% | 6.8% | High |
| 14 | Tres Cruces | USD 1,573 | -2.3% | -3.2% | — | Medium |
| 15 | Barrio Sur | USD 1,571 | +9.0% | +20.1% | — | Low |
| 16 | Palermo | USD 1,531 | -2.2% | -2.0% | — | Low |
| 17 | Cordón | USD 1,525 | +6.4% | -0.9% | 8.6% | High |
| 18 | Brazo Oriental | USD 1,514 | -0.5% | +1.1% | 8.4% | High |
| 19 | Atahualpa | USD 1,463 | +0.3% | -18.5% | — | Medium |
| 20 | La Figurita | USD 1,390 | +13.3% | +20.9% | — | Low |
| 21 | La Comercial | USD 1,387 | +2.1% | +1.0% | 9.0% | Medium |
| 22 | Aires Puros | USD 1,355 | -1.2% | +8.7% | — | Medium |
| 23 | Goes | USD 1,355 | +17.8% | +10.8% | — | Low |
| 24 | Bella Vista | USD 1,264 | -3.4% | +7.1% | — | Low |
| 25 | Aguada | USD 1,253 | +0.6% | +6.6% | — | High |
| 26 | Cerrito | USD 1,245 | 0.0% | +3.8% | — | Medium |
| 27 | Unión | USD 1,243 | -2.1% | -2.1% | 9.9% | High |
| 28 | Villa Muñoz | USD 1,232 | 0.0% | +5.6% | — | Low |
| 29 | Paso Molino | USD 1,223 | -2.5% | -6.5% | — | Medium |
| 30 | Sayago | USD 1,203 | -1.2% | -3.4% | 7.9% | High |
| 31 | Malvín Norte | USD 1,190 | -1.7% | -7.5% | 9.4% | Medium |
| 32 | Capurro | USD 1,163 | +0.5% | +5.1% | — | Low |
| 33 | Ituzaingó | USD 1,142 | +3.8% | +9.9% | — | Low |
| 34 | Reducto | USD 1,122 | -6.0% | -12.0% | — | Medium |
| 35 | Centro | USD 1,114 | +6.1% | +5.4% | — | Medium |
| 36 | Colón | USD 1,112 | +0.1% | +3.5% | 8.4% | High |
| 37 | Belvedere | USD 1,086 | -0.4% | +8.2% | 8.2% | Low |
| 38 | Flor de Maroñas | USD 1,040 | -1.6% | -0.9% | — | Low |
| 39 | Lezica | USD 1,040 | 0.0% | +4.0% | — | Low |
| 40 | Piedras Blancas | USD 1,022 | -6.8% | +9.8% | — | Low |
| 41 | Maroñas | USD 1,019 | +2.8% | -4.1% | — | Medium |
| 42 | La Teja | USD 987 | -1.3% | +7.2% | 11.2% | Medium |
| 43 | Villa Española | USD 982 | 0.0% | +0.3% | — | Medium |
| 44 | Peñarol | USD 946 | -0.1% | +0.9% | — | Medium |
| 45 | Jardines del Hipódromo | USD 934 | -12.7% | +10.1% | — | Low |
| 46 | Nuevo París | USD 889 | +3.9% | -6.3% | — | Medium |
| 47 | Punta Rieles | USD 859 | +1.4% | +4.6% | — | Low |
| 48 | Paso de la Arena | USD 851 | +0.1% | +6.4% | — | Low |
| 49 | Manga | USD 822 | +3.4% | +3.4% | — | Low |
| 50 | Cerro | USD 812 | -4.1% | -14.0% | — | Medium |
| 51 | Ciudad Vieja | USD 765 | -5.2% | +0.7% | — | Low |
Price per m² ranking — Land (September 2026)
| # | Neighborhood | Median USD/m² | MoM change | Change since series start | Estimated gross yield* | Supply |
|---|---|---|---|---|---|---|
| 1 | Punta Carretas | USD 2,347 | 0.0% | +11.6% | — | Low |
| 2 | Pocitos | USD 2,043 | -6.9% | +8.6% | — | Medium |
| 3 | Pocitos Nuevo | USD 1,809 | +6.4% | +6.4% | — | Low |
| 4 | Parque Batlle | USD 1,474 | +19.8% | +41.2% | — | Low |
| 5 | Centro | USD 1,360 | 0.0% | 0.0% | — | High |
| 6 | Cordón | USD 1,205 | -3.0% | +1.3% | — | High |
| 7 | Malvín | USD 1,109 | +10.9% | +28.2% | — | Medium |
| 8 | Tres Cruces | USD 1,086 | 0.0% | +3.9% | — | Low |
| 9 | La Blanqueada | USD 1,001 | -1.8% | -2.9% | — | High |
| 10 | Buceo | USD 940 | -1.0% | -0.6% | — | High |
| 11 | Ciudad Vieja | USD 903 | +4.6% | +7.2% | — | Low |
| 12 | Aguada | USD 870 | +5.7% | +11.7% | — | Medium |
| 13 | Unión | USD 857 | 0.0% | +33.9% | — | Low |
| 14 | Carrasco | USD 750 | 0.0% | 0.0% | — | Medium |
| 15 | Carrasco Norte | USD 660 | 0.0% | +20.0% | — | Medium |
* 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 · Calculate your net return.
Source: Índice INGAR — our own market survey (asking prices).
Which Montevideo neighborhood has the best rental yield?
According to the Índice INGAR, September 2026, Colón has the best published rental yield in Montevideo: an estimated 11.1% gross per year in apartments. Gross yield over asking prices, before vacancy, management, maintenance and taxes: net return depends on each individual deal.
More context in our guide to rental yield in Montevideo by zone. Own a property? Find out what it is worth with our free online appraisal.
Which is the most expensive neighborhood in Montevideo?
In September 2026, Golf is the most expensive neighborhood in Montevideo for apartments, with a median of USD 4,423 per m², according to the Índice INGAR. Figures reflect asking prices, not closed transactions.
Which Montevideo neighborhoods are building the most new housing?
New construction is not evenly spread across neighborhoods. The map of where Montevideo builds shows housing construction permits by neighborhood since 1997 (official City of Montevideo series), useful for crossing each area's yield with its development.
Data by neighborhood
- Aguada
- Aires Puros
- Arroyo Seco
- Atahualpa
- Barrio Sur
- Bella Vista
- Belvedere
- Brazo Oriental
- Buceo
- Capurro
- Capurro - Bella Vista
- Carrasco
- Carrasco Norte
- Casavalle
- Centro
- Cerrito
- Cerro
- Ciudad Vieja
- Colón
- Cordón
- Flor de Maroñas
- Goes
- Golf
- Ituzaingó
- Jacinto Vera
- Jardines del Hipódromo
- La Blanqueada
- La Comercial
- La Figurita
- La Teja
- Larrañaga
- Lezica
- Malvín
- Malvín Norte
- Manga
- Maroñas
- Mercado Modelo
- Nuevo París
- Palermo
- Parque Batlle
- Parque Rodó
- Paso de la Arena
- Paso Molino
- Peñarol
- Piedras Blancas
- Pocitos
- Pocitos Nuevo
- Prado
- Puerto Buceo
- Punta Carretas
- Punta Gorda
- Punta Rieles
- Reducto
- Sayago
- Tres Cruces
- Unión
- Villa Biarritz
- Villa Dolores
- Villa Española
- Villa Muñoz
Compare Montevideo with 10 other cities (USD 200,000)
What USD 200,000 buys in each city, measured on the same basis, with source, date and grade for every figure.
- Map: where Montevideo builds (permits 1997–2026)
- Download data (CSV)
- Download data (JSON)
- Methodology (v2.0)
- Monthly report archive (frozen editions, Spanish)
Free to use with mandatory attribution: Source: Índice INGAR — ingar.com.uy/indice