Our property management in Punta del Este makes sure your property stays up to date, whether you rent it out or keep it for family use. We pay the property tax, the primary-school tax, and the building fees (HOA), settle the caretaker's and gardener's salaries along with one-off painting, plumbing, or electrical work, and — when the property generates rental income — withhold the corresponding IRPF advance. You get the details of every transaction, without having to keep track yourself.
It's the management of your property's money and payments: making sure what needs to go out goes out on time, and that you can see it clearly from wherever you are. For the typical owner in the area — who lives in Buenos Aires or Montevideo and uses their property a few weeks a year, whether it's rented out or not — that's exactly what needs to be handled.
What our management service exactly does
Three fronts, plus one more if your property is rented out.
- Paying taxes and building fees. Property tax from the Maldonado municipality, primary-school tax and the building's fees, paid on time and with the receipt.
- Caretaker's and gardener's wages. Paid every month, whether or not the property is rented, whether or not the owner is in town.
- One-off jobs. Painting, repairs, plumbing and electrical work commissioned by the owner, settled and recorded in the month's statement.
- IRPF advance withholding. When the property generates rental income, we withhold the monthly advance and remit it to DGI, so you reach the annual settlement with no accumulated debt.
The fronts of property management
01
Taxes and building fees (HOA)
- Property tax, primary-school tax and building fees paid on time, with receipts.
02
Caretaker and gardener wages
- They are paid every month, whether or not the property is rented.
03
One-off jobs
- Paint, repairs, plumbing or electrical work. The owner decides, we settle the bills.
04
IRPF withholding
- If your property is rented, the monthly advance is withheld and paid to the DGI.
The trades paid for out of property management
The caretaker who opens the house and the gardener who keeps it presentable get paid every month, whether or not the owners are in the city. Trades come up as they come up: a water heater breaks in June, it's worth painting after winter, the electrical wiring needs attention. The owner decides and hires; we settle the payment and record it in the monthly statement.
Regular payments handled by the management
Plus the caretaker's wages. The owner chooses the provider; we handle the payment.
How the money moves, step by step
It's a simple cycle and it's worth understanding, because it's what explains what lands in your account each month.
How the money from your property moves, month by month
01
Funds available
The month's rent, if it's rented, or whatever amount you set aside.
02
Fixed payments
Property tax, the primary-school tax and building fees come out of it.
03
Wages and services
Caretaker, gardener and monthly tasks.
04
Tax
If applicable, the advance payment is withheld and remitted to DGI.
05
Statement
You get the detail of every transaction, including the net amount if there is one.
Write to us with the area, the type of property and whether it's rented or used by your family. We'll walk you through how the management would work in your case, backed by more than 20 years in the Punta del Este market.
Taxes and expenses: the part nobody wants to chase down
Owning property in Uruguay comes with a calendar that doesn't wait, whether the property is rented or not. The property tax from the Maldonado municipal government is paid annually, in installments, with a discount if paid in full in January. The primary-school tax is paid in three installments. The building fees, every month. The details of each item are in the guide on how much it costs to maintain a property in Punta del Este.
When the property generates income, the tax side comes into play: a resident owner pays IRPF at 12% a year on computable income, with a 10,5% advance withheld monthly on the gross amount. If total annual rental income stays below 40 BPC —about $274.560, roughly $22.880 a month— an exemption may apply. A non-resident owner pays IRNR at 10,5% on the gross amount as a final payment, with no deductions; if you're considering changing your tax residency, our guide to tax residency in Uruguay explains the routes and their benefits.
None of this is complicated if someone has it on their calendar. It's a problem when no one does.
Why this protects your investment
The value of a property is rarely lost to disasters: it's lost to taxes paid with surcharges, building fees that accumulate arrears, and payments nobody reconstructs at year-end. All of that is administration, and all of that is what we handle, whether you rent it out or use it yourself.
There's also an effect few people consider. A property with its paperwork in order and no tax debt appraises better and sells better when the time comes, whether it's been rented out or always used by the family. It matters even more with a year-round rental, because payment history is the first thing anyone evaluating the property as an investment looks at.
And if you're about to add a unit to your portfolio, check out the apartments for sale in Punta del Este thinking from day one about who's going to pay the property tax and the building fees.
How to get started
Three steps
- STEP 01
Tell us what you have
Area, property type and whether it's rented or used by the family.
- STEP 02
We define the scope
What payments will come out through the management service: taxes, building fees (HOA), wages, trades.
- STEP 03
The route begins
We pay, withhold what's due, and give you a detailed account.
Frequently asked questions
What does Santiago Pereyra Propiedades' property management include?
Payment of the property tax, the primary-school tax and building fees (HOA), the caretaker's and gardener's wages along with one-off jobs like painting, repairs, plumbing and electrical work, and — when the property is rented — withholding the IRPF advance. You get a breakdown of every movement, with the corresponding net amount if the property generates rental income.
Do I need the property rented out to hire property management?
No. It works the same for properties you use with the family: we pay property tax, building fees (HOA), caretaker and gardener salaries, and one-off jobs, whether or not the property is rented. The IRPF withholding only applies when the property generates rental income.
How much is withheld in taxes on rental income?
As of August 2026, a monthly IRPF advance of 10,5% is withheld on gross rent for resident owners; the annual tax is 12% on computable income, and the advance is adjusted in the annual settlement. If total rental income for the year falls below 40 BPC (about $274.560), an exemption may apply. Non-residents pay IRNR of 10,5% on the gross amount, as a final payment.
Can I have the property managed if I live in Buenos Aires or Montevideo?
That's actually the most common case. The typical Punta del Este owner doesn't live here, and what they need handled remotely is the money: taxes and building fees paid on time, wages paid out, one-off jobs settled, and clear statements delivered, whether the property is rented out or kept for vacations.
Sources
- IRPF exemption on rentals up to 40 BPC · DGI
- Taxation for resident and non-resident owners on rental income · DGI
- Base of Benefits and Contributions 2026 · Decreto 11/026, IMPO
Withholdings and taxes current as of August 2026. If you own a property here and live far away, write to us and we'll tell you exactly what happens with your money every month.
