A practical walkthrough of the Uruguayan purchase process — from first search to signed deed.
Uruguay has one of the most straightforward property purchase frameworks in Latin America for foreign buyers. There are no nationality restrictions, no caps on foreign ownership, and no visa required to purchase. Foreigners hold exactly the same property rights as Uruguayan citizens.
The key professional in any Uruguayan property transaction is the escribano (notary public). In Uruguay, notaries handle all legal aspects of property transfers — title search, contract drafting, tax calculation, and deed registration. Working with a qualified escribano from the outset is the single most important step you can take.
All apartment ownership in Uruguay is governed by the Horizontal Property Law (Ley 10,751 de 1946) and its subsequent amendments, including Decreto-Ley 14,560 and Ley 20,058 (2022), which updated rules for digital assembly meetings.
Start by requesting our curated catalog of 2-bedroom apartments in Pocitos. Once you've identified a unit of interest, we'll arrange a viewing — in person or virtually. At this stage, also begin your notary selection.
Your escribano will conduct a title search (estudio de títulos) to verify the property is free of encumbrances, correctly registered, and properly individed under Decreto-Ley 14,261. This is not optional — it's the essential protection step.
Once terms are agreed, a promissory sale agreement is signed. A deposit (typically 10–20% of the purchase price) is paid at this stage. This document is legally binding — it's prepared and overseen by the escribano.
During this phase, review the building's expensas history, administrator records, assembly minutes, and any pending capital works. For a resale 2-bedroom, this step is crucial — see our due diligence checklist.
The final transfer deed is signed before the escribano, the balance of the purchase price is paid, and ownership is transferred. The deed is registered with the Registro de la Propiedad.
The escribano registers the transfer with the national property registry. You receive your registered title, confirming full legal ownership of your 2-bedroom apartment in Pocitos.
Budget approximately 5–7% of the purchase price for total acquisition costs, including taxes, notary fees, and registration. (Uruguay XXI Tax System Guide)
| Item | Rate / Amount | Notes |
|---|---|---|
| Real Estate Transfer Tax (ITP — Buyer) | 2% | Of fiscal value (usually lower than market price). Split equally between buyer and seller in most transactions. |
| Real Estate Transfer Tax (ITP — Seller) | 2% | The seller pays their half; buyer pays theirs. Confirm with your notary. |
| Notary fees (honorarios del escribano) | ~3% | Of transaction value. Regulated. Includes title search, contract drafting, registration. |
| Registration fees | ~0.5–1% | For registering the deed with the Registro de la Propiedad. |
| Annual Property Tax (Contribución Inmobiliaria) | ~0.25–1% p.a. | Annual levy on fiscal value. Ongoing ownership cost. |
| VAT on new promoted housing (Ley 18,795) | 0% | Exempt on first sale. Verify eligibility with developer. |
| Monthly expensas | Varies by building | Common building expenses under Ley 10,751. Request 3 months of statements. |
Figures are indicative and may vary. Always consult a qualified Uruguayan escribano and tax advisor for your specific transaction.
Every apartment in Uruguay is governed by Ley 10,751 (1946) and its subsequent amendments. Here's what matters when you buy a 2-bedroom in Pocitos.
Under Art. 2, each owner has full exclusive ownership of their apartment. The internal space — finishes, fixtures, internal walls — is yours to manage, maintain, and modify within the building's rules.
Art. 3 lists common areas: foundations, load-bearing walls, roof, stairs, lift, entrance, courtyards, and all shared service installations. These cannot be separated from your unit ownership.
Monthly expensas are shared proportionally based on each unit's value relative to the building total. For a 2-bedroom, this is a moderate share — always ask for recent statements to understand the actual amount.
Buildings are managed by an administrator and a co-owners' assembly. Major decisions require a qualified majority. You can participate directly or by proxy — and since 2022, assemblies may also be held digitally (Ley 20,058).
Any new construction or modification affecting the building requires a technical report and, depending on scope, assembly approval. Internal cosmetic work in your own unit is generally yours to decide. Know this before planning renovations.
Fire insurance and elevator insurance are legally required for all horizontal property buildings. This is a building responsibility — not optional. Verify the current policy before completing your purchase.
The legal regime governing all apartment buildings in Uruguay. Covered by Ley 10,751.
Monthly common building expenses — maintenance, administration, shared utilities, insurance. Proportional to your unit's value share.
The legal professional who handles all aspects of the property transfer in Uruguay — title search, contract, taxes, registration.
Binding sale-purchase promise agreement, signed before the final deed. A deposit is paid at this stage.
The final property transfer deed, signed before the escribano. This completes the transfer of ownership.
The real estate transfer tax — 2% of the fiscal value, paid by each party (buyer and seller).
Annual property tax levied on the fiscal value of real estate. An ongoing ownership cost.
The title search carried out by the escribano to verify the property's legal history and freedom from encumbrances.