Uruguay is one of the simplest countries in Latin America for a foreigner to buy property. There is no requirement to be resident, no local partner, and no special permit for urban property. But the process has its own logic — and one key figure many buyers have never heard of: the escribano.
Who can buy
Any foreigner can buy urban property in Uruguay on the same terms as a citizen, in their own name or through a company. Rural land and agricultural operations are regulated separately, so take advice if you are looking at a large chacra or farmland.
The escribano: your most important adviser
Every property purchase is formalised before an escribano público, a legally trained public notary. The escribano checks the title history, debts and registrations, drafts the documents and registers the deed. Buyers normally choose and pay their own escribano — and you should choose one who works for you, not for the seller.
The steps
- Shortlist and visit. Most international buyers make one or two focused trips. A purchase can also be completed remotely with a power of attorney.
- Offer and reservation. Once a price is agreed, a reservation (often with a deposit) takes the property off the market while checks are done.
- Due diligence. The escribano reviews title, municipal debts and any building permits.
- Promise of sale (optional). For longer timelines or properties still being built, a compromiso de compraventa fixes the terms.
- Deed (escritura). Signed before the escribano, with the balance paid. The deed is then registered.
What it costs
Budget for transaction costs on top of the price. Typical items for the buyer are:
- Transfer tax (ITP): 2% of the cadastral (official) value, paid by the buyer and, separately, by the seller.
- Escribano fees: a reference tariff of about 3% of the price, plus a notarial fund contribution and VAT on the fee. Fees are negotiable.
- Real estate commission: commonly around 3% plus VAT for the buyer, agreed in advance.
Depending on the property and the cadastral value, total buyer costs often land somewhere around 6–9% of the price. Sellers pay their own transfer tax and, where applicable, tax on the capital gain.
Paying for it
Residential property is priced and paid in US dollars. Uruguayan banks rarely lend to non-residents, so most international buyers pay with their own funds or finance at home. Expect to document the origin of funds: anti-money-laundering checks are standard and taken seriously.
Working with registered professionals
Since Law 20.380, people who broker property in Uruguay must be registered as real estate operators, and informal intermediaries are common. Ask for the registration number. We work only with registered operators and independent escribanos.
This article is general information, not legal or tax advice. Costs and procedures vary by property; confirm them with your escribano.
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