Índice INGAR — Montevideo real estate market, July 2026
Last updated: August 1, 2026 · Next run: September 2026 · Methodology v1.3
According to the Índice INGAR, July 2026, the median published gross rental yield for apartments in Montevideo is 6.0% per year (3.9% estimated net). The top neighborhood is Cerro, at 11.6% gross (7.6% estimated net) in apartments.
Gross yield = annual rent ÷ asking price. The estimated net yield deducts a total of 35.16% of gross rent (management, income tax, maintenance, vacancy and owner taxes): see the methodology. Related guide: property taxes in Uruguay.
In July 2026, the Índice INGAR publishes data for 121 neighborhood-type segments of the Montevideo sale market. The city-wide median for apartments was USD 2,486/m². The most expensive neighborhoods per m² were Golf (USD 4,070/m²), Puerto Buceo (USD 3,932/m²), Villa Biarritz (USD 3,895/m²); the most affordable among published, Cerro (USD 967/m²), Colón (USD 998/m²), Ituzaingó (USD 1,141/m²). The median estimated gross rental yield was 6%. 75 segments are not published this month due to insufficient sample or atypical variation. Yields are estimates based on asking prices: see methodology.
75 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. July 2026: Apartments USD 2,486/m² · Houses USD 1,160/m² · Land USD 942/m².
The monthly summary is written on run day; if the series is later revised, its figures may differ slightly from the live table. Other INGAR figures — mid-zone (grade A) and the ICHS international comparable on the investment pages, current asking supply in blog articles — measure different things and carry their own labels. See methodology.
Price per m² ranking — Apartments (July 2026)
| # | Neighborhood | Median USD/m² | MoM change | Change since series start | Estimated gross yield* | Estimated net yield* | Supply |
|---|---|---|---|---|---|---|---|
| 1 | Golf | USD 4,070 | +0.6% | +2.5% | 5.7% | 3.7% | Medium |
| 2 | Puerto Buceo | USD 3,932 | +0.2% | +0.6% | 5.5% | 3.6% | Medium |
| 3 | Villa Biarritz | USD 3,895 | -0.1% | +4.6% | 4.9% | 3.2% | Medium |
| 4 | Carrasco Norte | USD 3,819 | -0.8% | -0.7% | 5.7% | 3.7% | High |
| 5 | Punta Carretas | USD 3,802 | -0.8% | -3.5% | 5.4% | 3.5% | High |
| 6 | Carrasco | USD 3,794 | -0.9% | -9.1% | 5.9% | 3.9% | High |
| 7 | Parque Rodó | USD 3,715 | -0.9% | -2.4% | 4.9% | 3.2% | High |
| 8 | Pocitos Nuevo | USD 3,669 | -1.8% | -3.2% | 5.1% | 3.3% | High |
| 9 | Pocitos | USD 3,548 | -0.3% | -1.2% | 5.1% | 3.3% | High |
| 10 | Malvín | USD 3,369 | -0.4% | -2.3% | 5.3% | 3.4% | High |
| 11 | Buceo | USD 3,172 | -0.1% | -5.3% | 5.6% | 3.6% | High |
| 12 | Palermo | USD 3,155 | -0.2% | -3.6% | 5.3% | 3.4% | High |
| 13 | Villa Dolores | USD 3,130 | -1.3% | +1.7% | 7.9% | 5.2% | Low |
| 14 | Punta Gorda | USD 3,077 | -2.9% | -5.5% | 6.4% | 4.1% | Medium |
| 15 | Barrio Sur | USD 3,020 | -0.6% | +5.0% | 6.0% | 3.9% | High |
| 16 | Parque Batlle | USD 2,993 | +0.4% | +0.2% | 5.9% | 3.9% | High |
| 17 | La Blanqueada | USD 2,932 | -0.9% | -3.3% | 6.1% | 3.9% | High |
| 18 | Larrañaga | USD 2,870 | +1.1% | +8.6% | 4.4% | 2.9% | Low |
| 19 | Cordón | USD 2,855 | -0.5% | -2.6% | 5.9% | 3.8% | High |
| 20 | Tres Cruces | USD 2,778 | -0.9% | -2.2% | 6.6% | 4.3% | High |
| 21 | Capurro | USD 2,770 | -0.0% | +40.3% | 5.2% | 3.4% | Medium |
| 22 | Prado | USD 2,756 | -1.1% | -3.6% | 5.7% | 3.7% | Medium |
| 23 | Centro | USD 2,734 | +0.6% | -0.2% | 5.8% | 3.8% | High |
| 24 | Aguada | USD 2,536 | +0.5% | +4.7% | 5.7% | 3.7% | High |
| 25 | Bella Vista | USD 2,486 | -3.0% | +0.8% | 5.5% | 3.5% | Medium |
| 26 | Capurro - Bella Vista | USD 2,476 | +1.3% | -4.0% | 5.3% | 3.5% | Low |
| 27 | Jacinto Vera | USD 2,365 | 0.0% | +0.0% | 5.8% | 3.8% | Medium |
| 28 | La Comercial | USD 2,267 | +1.6% | +8.8% | 6.7% | 4.4% | Medium |
| 29 | Ciudad Vieja | USD 2,152 | -0.2% | +2.9% | 6.9% | 4.5% | Medium |
| 30 | Goes | USD 2,115 | 0.0% | +1.0% | 6.5% | 4.2% | Low |
| 31 | Brazo Oriental | USD 2,095 | -0.4% | -1.2% | 6.4% | 4.1% | Medium |
| 32 | Arroyo Seco | USD 2,048 | +1.4% | +2.3% | 6.5% | 4.2% | Low |
| 33 | Mercado Modelo | USD 1,976 | +3.8% | +10.5% | 5.6% | 3.6% | Low |
| 34 | Unión | USD 1,956 | -2.2% | +13.7% | 6.9% | 4.5% | Medium |
| 35 | Villa Muñoz | USD 1,922 | +0.5% | -6.2% | 6.3% | 4.1% | Low |
| 36 | Atahualpa | USD 1,920 | -0.5% | -4.0% | 9.2% | 6.0% | Medium |
| 37 | Reducto | USD 1,865 | -0.2% | +1.6% | 7.3% | 4.7% | Medium |
| 38 | Paso Molino | USD 1,667 | 0.0% | +2.3% | 8.0% | 5.2% | Low |
| 39 | Belvedere | USD 1,449 | +11.2% | +34.5% | 11.3% | 7.3% | Low |
| 40 | Villa Española | USD 1,437 | -1.2% | +3.5% | 6.6% | 4.3% | Medium |
| 41 | Sayago | USD 1,369 | +16.2% | -8.7% | 6.5% | 4.2% | Low |
| 42 | Aires Puros | USD 1,308 | +6.1% | -28.5% | 11.0% | 7.1% | Low |
| 43 | Maroñas | USD 1,259 | -7.0% | +4.0% | 9.3% | 6.1% | Low |
| 44 | La Teja | USD 1,222 | -1.1% | -7.6% | 7.7% | 5.0% | Low |
| 45 | Malvín Norte | USD 1,177 | -0.3% | -1.0% | 8.9% | 5.8% | Medium |
| 46 | Cerrito | USD 1,171 | -11.5% | +13.3% | 10.3% | 6.7% | Low |
| 47 | Ituzaingó | USD 1,141 | +3.0% | +3.0% | 5.6% | 3.6% | Low |
| 48 | Colón | USD 998 | +1.5% | +9.7% | 10.9% | 7.1% | Low |
| 49 | Cerro | USD 967 | 0.0% | -8.5% | 11.6% | 7.6% | Low |
Price per m² ranking — Houses (July 2026)
| # | Neighborhood | Median USD/m² | MoM change | Change since series start | Estimated gross yield* | Estimated net yield* | Supply |
|---|---|---|---|---|---|---|---|
| 1 | Puerto Buceo | USD 3,189 | -0.7% | +7.7% | 7.0% | 4.6% | Low |
| 2 | Carrasco Norte | USD 3,043 | -0.9% | +1.9% | 5.5% | 3.6% | High |
| 3 | Carrasco | USD 2,805 | -1.0% | -8.1% | 5.9% | 3.8% | High |
| 4 | Punta Carretas | USD 2,649 | +2.3% | +3.2% | 6.4% | 4.2% | High |
| 5 | Pocitos Nuevo | USD 2,315 | -0.3% | +0.3% | 7.4% | 4.8% | Medium |
| 6 | Pocitos | USD 2,299 | +2.9% | +2.7% | 6.2% | 4.0% | High |
| 7 | Punta Gorda | USD 2,074 | -4.3% | -12.7% | 7.1% | 4.6% | High |
| 8 | Parque Batlle | USD 2,038 | +2.0% | +0.1% | 7.2% | 4.6% | High |
| 9 | Malvín | USD 1,989 | -2.6% | -2.5% | 6.1% | 3.9% | High |
| 10 | Villa Dolores | USD 1,980 | -8.8% | -0.7% | 6.9% | 4.5% | Low |
| 11 | Parque Rodó | USD 1,892 | +7.0% | +21.9% | 7.2% | 4.7% | Medium |
| 12 | Larrañaga | USD 1,862 | -6.0% | +10.5% | 7.3% | 4.8% | Low |
| 13 | Buceo | USD 1,833 | -0.9% | -2.5% | 7.6% | 5.0% | High |
| 14 | La Blanqueada | USD 1,667 | -1.2% | -6.4% | 7.9% | 5.1% | High |
| 15 | Tres Cruces | USD 1,586 | +0.9% | 0.0% | 8.4% | 5.4% | Medium |
| 16 | Palermo | USD 1,524 | 0.0% | -1.2% | 9.2% | 6.0% | Medium |
| 17 | Jacinto Vera | USD 1,513 | +3.5% | -5.4% | 7.5% | 4.9% | Medium |
| 18 | Prado | USD 1,444 | -0.6% | -6.1% | 5.8% | 3.7% | High |
| 19 | Barrio Sur | USD 1,442 | -10.6% | +10.2% | 8.4% | 5.4% | Low |
| 20 | Atahualpa | USD 1,382 | -5.3% | -13.4% | 8.5% | 5.5% | Medium |
| 21 | Cordón | USD 1,309 | -1.6% | -8.7% | 8.2% | 5.3% | High |
| 22 | La Comercial | USD 1,293 | -4.2% | -2.9% | 8.0% | 5.2% | High |
| 23 | La Figurita | USD 1,231 | +4.3% | +8.2% | 9.1% | 5.9% | Low |
| 24 | Brazo Oriental | USD 1,215 | -4.0% | -11.6% | 9.3% | 6.0% | High |
| 25 | Aires Puros | USD 1,213 | -1.8% | +7.6% | 8.1% | 5.2% | Medium |
| 26 | Bella Vista | USD 1,205 | -0.4% | +16.4% | 9.7% | 6.3% | Low |
| 27 | Aguada | USD 1,161 | +0.7% | +3.1% | 7.9% | 5.1% | High |
| 28 | Reducto | USD 1,160 | -6.1% | -6.1% | 8.5% | 5.5% | Medium |
| 29 | Goes | USD 1,146 | +4.4% | +0.3% | 10.6% | 6.9% | Low |
| 30 | Capurro | USD 1,122 | -3.3% | +3.5% | 9.6% | 6.2% | Low |
| 31 | Paso Molino | USD 1,103 | -3.2% | -13.6% | 8.3% | 5.4% | Medium |
| 32 | Villa Muñoz | USD 1,087 | +1.9% | -5.4% | 8.9% | 5.8% | Low |
| 33 | Unión | USD 1,077 | -0.7% | -4.4% | 10.6% | 6.8% | High |
| 34 | Cerrito | USD 1,062 | -0.1% | +6.6% | 10.6% | 6.9% | Medium |
| 35 | Malvín Norte | USD 1,058 | +3.5% | -11.0% | 9.6% | 6.2% | High |
| 36 | Centro | USD 1,045 | -5.7% | -1.1% | 7.2% | 4.7% | Medium |
| 37 | Sayago | USD 975 | -7.8% | -11.7% | 9.9% | 6.4% | High |
| 38 | Ituzaingó | USD 950 | -4.0% | +11.8% | 9.6% | 6.2% | Low |
| 39 | Jardines del Hipódromo | USD 938 | +11.8% | +18.3% | 10.3% | 6.7% | Low |
| 40 | Lezica | USD 938 | 0.0% | -5.8% | 11.9% | 7.7% | Low |
| 41 | Belvedere | USD 925 | -1.7% | +8.8% | 8.3% | 5.4% | Medium |
| 42 | Piedras Blancas | USD 922 | -1.3% | +12.0% | 11.7% | 7.6% | Low |
| 43 | Colón | USD 908 | -4.4% | -3.8% | 9.3% | 6.0% | High |
| 44 | Flor de Maroñas | USD 867 | 0.0% | -16.0% | 8.8% | 5.7% | Low |
| 45 | Nuevo París | USD 847 | -8.8% | +3.3% | 10.7% | 6.9% | Low |
| 46 | Maroñas | USD 841 | -4.4% | -11.5% | 9.8% | 6.3% | Medium |
| 47 | Villa Española | USD 834 | -7.3% | -1.3% | 12.5% | 8.1% | Medium |
| 48 | La Teja | USD 827 | -1.6% | -3.7% | 13.7% | 8.9% | Medium |
| 49 | Manga | USD 795 | -1.2% | 0.0% | 14.8% | 9.6% | Low |
| 50 | Curva de Maroñas | USD 793 | 0.0% | -7.8% | 10.3% | 6.6% | Low |
| 51 | Peñarol | USD 790 | -4.6% | +2.9% | 11.0% | 7.1% | Medium |
| 52 | Punta Rieles | USD 784 | 0.0% | -0.6% | 13.4% | 8.7% | Low |
| 53 | Ciudad Vieja | USD 751 | -3.1% | 0.0% | 10.7% | 7.0% | Medium |
| 54 | Cerro | USD 750 | 0.0% | -5.4% | 11.8% | 7.7% | Medium |
| 55 | Paso de la Arena | USD 706 | -0.6% | -16.8% | 11.7% | 7.6% | Low |
Price per m² ranking — Land (July 2026)
| # | Neighborhood | Median USD/m² | MoM change | Change since series start | Estimated gross yield* | Estimated net yield* | Supply |
|---|---|---|---|---|---|---|---|
| 1 | Pocitos | USD 2,477 | +12.7% | +14.7% | — | — | Medium |
| 2 | Punta Carretas | USD 2,387 | +3.6% | +13.5% | — | — | Low |
| 3 | Pocitos Nuevo | USD 1,743 | -3.7% | +2.5% | — | — | Low |
| 4 | Centro | USD 1,363 | -3.3% | -0.2% | — | — | High |
| 5 | Cordón | USD 1,357 | 0.0% | +14.0% | — | — | High |
| 6 | Tres Cruces | USD 1,093 | 0.0% | +4.6% | — | — | Medium |
| 7 | Parque Batlle | USD 1,040 | -0.4% | -0.4% | — | — | Low |
| 8 | La Blanqueada | USD 1,035 | -12.9% | -2.7% | — | — | High |
| 9 | Buceo | USD 942 | -1.1% | -0.3% | — | — | High |
| 10 | Aguada | USD 870 | +5.7% | +12.7% | — | — | High |
| 11 | Ciudad Vieja | USD 863 | 0.0% | +2.5% | — | — | Medium |
| 12 | Unión | USD 857 | +2.9% | +31.6% | — | — | Low |
| 13 | Goes | USD 774 | 0.0% | 0.0% | — | — | Low |
| 14 | Jacinto Vera | USD 764 | 0.0% | +4.0% | — | — | Low |
| 15 | Carrasco | USD 750 | 0.0% | 0.0% | — | — | Medium |
| 16 | Carrasco Norte | USD 590 | -15.5% | +7.3% | — | — | Medium |
| 17 | Prado | USD 493 | +0.8% | -12.0% | — | — | Low |
* Yields are estimates based on asking prices, not promised returns. See methodology.
Source: Índice INGAR — our own market survey (asking prices).
Which Montevideo neighborhood has the best rental yield?
According to the Índice INGAR, July 2026, Cerro has the best published rental yield in Montevideo: an estimated 11.6% gross per year (7.6% estimated net) in apartments. These are estimates over asking prices, not guaranteed returns.
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 July 2026, Golf is the most expensive neighborhood in Montevideo for apartments, with a median of USD 4,070 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
- Curva de Maroñas
- Flor de Maroñas
- Goes
- Golf
- Ituzaingó
- Jacinto Vera
- Jardines del Hipódromo
- La Blanqueada
- La Comercial
- La Figurita
- La Teja
- Larrañaga
- Las Acacias
- 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 (v1.3)
Free to use with mandatory attribution: Source: Índice INGAR — ingar.com.uy/indice