How to Buy Land in Uruguay as a Foreigner: Step-by-Step Guide

Buying land in Uruguay is absolutely possible for foreigners, but it requires patience and attention to detail. Here’s a practical guide to help you through the process.

1. Research Regions and Local Laws

Start by studying different departments and their regulations. Use Google Maps and online sources to gather information.

Example: Maldonado Department is one of the most promising areas. It includes Punta del Este, a major tourist hub. Land within a 20 km radius around it is expected to increase in value. This makes it ideal if you're thinking long-term or buying as an investment.

Each area may have its own zoning laws, construction rules, and tax rates. Do your homework early.

2. Choose a Specific Location

Once you narrow down the department, pick a few specific areas that interest you. Then, go live there for a few months. This will help you get a feel for the local lifestyle, infrastructure, and long-term prospects.

3. Inspect Land Carefully

Finding the right plot takes time. Visit properties in person.

What to check:

• Road access: Is there a decent road leading to the land?
• Utilities: Is there electricity and water nearby?
• Elevation: Prefer land on higher ground.
• Infrastructure: Shops, hospitals, schools, and daycare — ideally within walking distance, or no more than 5–10 minutes by car.
• Level relative to the road: If your land is lower than the street, you'll need to spend more on leveling. By law, your house must be at the same level or higher than the road.
• Neighboring lots: Already built homes nearby are a good sign. Empty lots can be risky — future neighbors might place shipping containers, which can cut your home value in half.

4. Check Legal Restrictions

Some residential communities in Uruguay legally ban shipping containers and improvised "trash houses." These bans are part of the purchase agreement. If that’s important to you, only look in communities with these legal restrictions.

5. Understand Property Taxes

Annual property tax depends on location. The closer to the coast, the more expensive it gets.

For example:

• A 1,000 m² plot about 2–3 km from the ocean: around $600/year
• Similar plot right near the beach: 2–3 times more

6. Work with Agents and Notaries

You'll most likely deal with real estate agents. Their fee is usually 1.5% to 2% of the land price.

You'll also need your own notary (escribano in Spanish). The seller will have theirs too. Every deal is formalized and legally handled through notaries.

7. Make an Offer and Pay the Deposit

Once you've chosen a plot:

• Meet with the agent and seller
• Sign a preliminary agreement
• Pay a deposit — usually 10% of the price

8. Legal Due Diligence

After the deposit, both notaries begin verifying:

• Ownership history
• Outstanding debts or taxes
• Legal status of the property

This takes around 2–3 weeks. Once everything checks out, a final meeting is scheduled for the official transfer.

9. Finalizing the Deal

The final signing usually happens in the agency’s office:

• You sign all documents
• Pay the remaining amount (cash or via bank)
• Pay your notary's fee (another 1.5%–2%)

You'll get a preliminary ownership document. After 2–3 months, the notary will provide you with the fully registered documents.

Final Thoughts

Buying land in Uruguay is straightforward if you plan well. Study the areas, live locally, check all legal aspects, and take your time. Done right, your land won’t just be yours — it’ll be a smart investment too.