Buying property in Punta del Este as a foreigner is legally straightforward — the people you hire make the difference.
Foreigners have the same property rights as Uruguayans, but the market runs on notaries, agencies and personal trust. This guide explains the five advisers involved, what each one costs, how to choose them and the red flags that should make you stop.
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Why the team matters more than the property
Uruguay treats foreign buyers exactly like locals: there is no permit to apply for and no restriction on owning a beachfront apartment or a country estate. What makes a purchase safe or risky is the quality of the people around it. Three features of the market explain why:
- Dual agency is common. The same agency often lists the property and “helps” the buyer, so its incentive is to close the sale, not to protect you.
- There are no escrow companies. Deposits and the purchase price move through the notary, so the choice of notary is the single most important decision you make.
- Punta del Este is seasonal. Many deals are agreed in January and February under time pressure, often with sellers and buyers who are not resident in Uruguay.
When buying property in Punta del Este, the answer is not to hire everyone, but to know which roles exist, who pays each one, and which of them actually works for you. For the legal steps in order, read our guide to buying property in Uruguay as a foreigner.
The five advisers you need when buying property in Punta del Este
1. Your own escribano (notary)
The escribano is the centre of every Uruguayan property transaction. A Uruguayan notary is a university-trained legal professional, not a witness who stamps documents: they study the title, request the registry and tax certificates, check that the seller is who they claim to be, draft the deed and register it. By custom, the buyer chooses the notary, and you should insist on using your own rather than the seller’s or the agency’s.
Expect a fee of around 3% of the price plus VAT (IVA, 22%), according to the Multilaw real estate guide for Uruguay. Ask your escribano to hold the deposit in their account until the title has been checked.
2. The real estate agent (operador inmobiliario)
Most properties in Punta del Este, José Ignacio and La Barra are sold through agencies. The usual commission is 3% plus VAT from each side. Remember that the listing agent is paid to sell the property: be friendly, but keep your budget, your deadline and your maximum price to yourself.
Uruguay passed Law 20.380 regulating real estate operators in 2024. It creates a national registry under the Ministry of Education and Culture, requires written brokerage agreements and requires the registration number to appear in every advert. According to Montevideo Portal, the regulations were in their final legal review in 2026, with the registry expected around the end of 2026 or early 2027. Once it opens, ask any agent for their registration number.
3. A lawyer, when the deal is not simple
For a standard apartment purchase, a good escribano covers most of the legal work. You should add a lawyer (abogado) when you buy off-plan, when the seller is a company or a trust, when you are buying a chacra or rural land with boundary or water-rights questions, or when the contract includes unusual clauses on payment in instalments.
4. A tax adviser (contador)
Uruguayan accountants (contadores) handle tax registration, rental income tax for non-residents, the annual wealth tax and, above all, tax residency. If you plan to use the property to obtain residency or the tax holiday on foreign income, speak to a contador before you sign, not after. Our guide to the 2026 tax holiday and the US$2M property route explains why the timing matters.
5. An architect or surveyor
An independent architect inspects the structure, the roof and the damp, and compares what is built with the plans registered at the land registry (Catastro). Extensions that were never declared are one of the most common problems in coastal houses. For land and chacras, a surveyor (agrimensor) confirms the boundaries.
Where an independent buyer’s adviser fits
An independent buyer’s adviser does not list properties and has no stock to sell. When you are buying property in Punta del Este from abroad, the role is to sit on your side of the table: define what you are looking for, shortlist properties across several agencies, put you in touch with an escribano, a contador and an architect who work for you, and keep the timeline under control when you are abroad.
That is what we do at Uruguay Residences. We are open about how we are paid: our compensation comes from referral fees agreed with partner firms, and we tell you which ones before you commit. Ask every adviser you speak to the same question.
What buying property in Punta del Este costs
- Escribano: about 3% of the price + 22% VAT.
- Agency commission: about 3% of the price + 22% VAT, when an agency is involved.
- Property transfer tax (ITP): 2% of the cadastral value for each party; the cadastral value is usually well below the market price.
- Certificates and registration: modest fixed costs, usually included in the notary’s statement.
- Architect, lawyer, contador: agreed separately, by fixed fee or by the hour.
Altogether, anyone buying property in Punta del Este should budget roughly 7% to 9% on top of the price. Recent figures by area are in our Uruguay property prices report.
How to choose: questions to ask before you hire anyone
- Who do you represent in this transaction, and who else is paying you?
- How are you paid, and is it in writing?
- Are you registered (agents) or a member of the professional association (notaries, accountants)?
- Will the deposit go to the escribano’s account, and when is it released?
- Can you send me the draft reservation agreement several days before I sign?
- Do you work in English or German, and who will translate the deed for me?
- Can you give me two references from foreign buyers in the last year?
Red flags when buying property in Punta del Este
The Guruguay guide to red flags for foreign buyers lists the warning signs we also see most often:
- Pressure to use the seller’s notary instead of your own.
- A request to send the deposit directly to the seller or to the agency.
- No draft documents before the signing appointment.
- Built areas that do not match the registered plans.
- An inheritance (sucesión) that has not been completed and registered.
- Promised rental yields that ignore taxes, fees and empty months.
- Verbal promises to “fix the papers later”.
The steps, and who leads each one
- Search and shortlist: you, your adviser and the agencies.
- Reservation (boleto de reserva): a deposit, typically around 10%, held by your escribano.
- Title study and certificates: your escribano.
- Promise of sale (compromiso de compraventa): used for off-plan purchases or longer completion periods; drafted by the notaries, checked by your lawyer if needed.
- Deed (escritura) and registration: your escribano, at the signing appointment or by power of attorney.
- After completion: your contador for taxes, residency and rental income.
Notaries and real estate operators are obligated subjects under Uruguay’s anti-money-laundering law, so expect to document your identity and the origin of your funds; the SENACLAFT guidance for the real estate sector explains the checks. Prepare bank statements early, and remember that cash payments are treated as high risk.
Frequently asked questions
Do I need a lawyer to buy property in Punta del Este?
Not always. For a standard apartment, your own escribano handles the title study, the deed and the registration. Add a lawyer for off-plan purchases, company or trust sellers, rural land or unusual payment terms.
Can the same escribano act for the buyer and the seller?
It happens, but it is not in your interest. By custom the buyer chooses the notary, so appoint your own and ask them to hold the deposit.
How much are the total buying costs in Uruguay?
Budget roughly 7% to 9% of the price: about 3% plus VAT for the notary, about 3% plus VAT for the agency, the 2% transfer tax on the cadastral value and small registry costs.
Do I have to be in Uruguay to buy?
No. You can sign through a power of attorney granted abroad, apostilled and, if not in Spanish, translated. Many buyers visit once to choose the property and complete remotely.
Is there an official register of real estate agents in Uruguay?
Law 20.380 of 2024 creates a national registry of real estate operators under the Ministry of Education and Culture. Its regulations were in their final stage in 2026, and anyone will be able to check online whether an agent is registered.
Buying property in Punta del Este and want a team that works for you rather than for the seller? We can help you plan the search and introduce the right professionals.
Related reading
- Building a house in Uruguay: costs and permits
- Punta del Este real estate: the 2026 buyer’s guide
- How to buy property in Uruguay as a foreigner
- Uruguay real estate: the complete guide
- Montevideo vs Punta del Este
- Can a US citizen buy a house in Uruguay?