Can foreigners buy real estate in Uruguay?

Updated October 2026.

Yes. In Uruguay a foreign individual can buy a house, an apartment or a lot with the same legal treatment as a Uruguayan, and without being a resident. It is one of the reasons so many Argentine and Brazilian buyers choose the Uruguayan coast. Here is what you need to know before buying: who can do it, what it costs and which rules change depending on the type of property.

Who can buy?

• Foreign individuals: they can buy without residency or Uruguayan citizenship. Law 16.906 gives foreign investors the same treatment as local ones.
• Companies: houses, apartments and urban lots can be bought through a company. Before doing so, have an accountant explain the tax cost of that structure.
• Farms and chacras (rural property): an individual buys them just like urban property. If a company buys, all of its capital must be held as registered shares owned by individuals, unless the Executive Branch authorizes otherwise (Law 18.092). The law also bars companies controlled by foreign governments or sovereign wealth funds from owning rural land.
• Large farms: if a farm exceeds a certain size (500 hectares at CONEAT index 100, or less in some departments), the seller must first offer it to the National Institute of Colonization.

If you are interested in rural property, our farms and ranches and chacras pages explain these rules in more detail.

What does it cost to buy?

On top of the price, plan for:

• The property transfer tax (ITP): the buyer pays 2% and the seller another 2%, calculated on the property's official cadastral value (not the price). The notary (escribano) withholds and pays it. It also applies to a purchase agreement (promesa de compraventa): your notary will explain when it is paid.
• The notary's fees and the cost of certificates and recording in the Property Registry.
• The real estate commission, which should be agreed in writing before you make a reservation.

Always ask for a full estimate before signing: the total cost depends on the cadastral value and the transaction.

How do you pay?

By bank transfer. Since April 2026 (Law 20.469), the cash portion of a real estate purchase is capped at 200,000 UI (about USD 33,000), or 5% of the price up to 450,000 UI (about USD 75,000); the rest must go through banks. Notaries and real estate agencies must verify your identity and the source of funds under anti-money-laundering rules, so keep your documents ready.

As for financing, some Uruguayan banks offer loans to non-residents, on stricter terms than for residents. It is worth asking before you make a reservation.

What taxes does a property pay every year?

• The property tax (contribución inmobiliaria), collected by the local government (Intendencia).
• Depending on the case, the primary-education tax and the net wealth tax.
• If you rent it out, income tax on the rent (as a resident or a non-resident, depending on your situation).
• HOA or building fees, for an apartment or a home in a gated community.

If you later sell it or your children inherit it, ITP applies again: on an inheritance or a gift it is 4% of the cadastral value (3% on inheritances by direct-line heirs).

Does buying give me residency?

Not on its own. Legal residency (to live in the country) is a separate process with the National Migration Office. Tax residency depends on how many days you spend in Uruguay, where your spouse and children live and your investments: a large purchase can trigger it, and since 2026 the tax benefit for new residents has its own conditions. We explain it in Tax Residency in Uruguay: What Every Foreigner Should Know.

Frequently asked questions

Do I need to be a resident to buy a house in Uruguay?

No. A foreign individual can buy without residency or Uruguayan citizenship.

Can I buy land or a farm?

Yes. As an individual, just like urban property. If you buy through a company, for rural property its capital must be held as registered shares owned by individuals.

Is there a tax on buying property?

Yes: the property transfer tax, 2% for the buyer and 2% for the seller, on the cadastral value.

Can I buy from abroad without traveling?

Yes, with a power of attorney in favor of someone you trust, granted before a notary in your country and legalized or apostilled. The step-by-step process is in I want to buy in Uruguay. Where do I start?.

Can I pay in cash?

Only up to 200,000 UI, or 5% of the price up to 450,000 UI. The rest must be paid by bank transfer.

We guide you through the purchase

The rules are clear, but every transaction has its details. We recommend working with a notary you trust and, if your situation calls for it, an accountant. We will be with you from the search to the closing.

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Sources: DGI: property transfer tax · Law 16.906, art. 2 · Law 18.092 · Law 19.283 · Law 20.469. Dollar amounts are approximate, based on the October 2026 UI (about UYU 6.66) and a dollar of about UYU 40. This article is for information only and is not a substitute for advice from a notary or accountant.