Year-round rental in Punta del Este is no longer summer's plan B: today it's a solid strategy — steady income all twelve months and a demand for permanent housing that keeps growing. The key lies in four decisions: setting a realistic price, signing a 1- to 2-year contract with UI or UR adjustment, requiring the right guarantee, and choosing the tenant well.
Of the four, the most expensive one to get wrong is the last. And there's a fifth that almost no one looks at until the bill arrives: taxes.
Why demand for permanent housing is growing in Punta del Este
Punta del Este no longer empties out in March. The Maldonado department reached 212.954 inhabitants in the INE's 2023 Census, 23,7% more than in 2011, with sustained growth since 2020: families who relocated, professionals working remotely, and retirees who chose to stay. There are private schools (several bilingual), clinics, a shopping mall, an international airport at Laguna del Sauce, and Montevideo 1 hour 45 away via the Interbalnearia.
That population needs year-round housing, and the year-round rental supply is scarce relative to demand: a large part of the stock is kept for the summer season. For the owner who prefers stable income without summer turnover, it's a favorable market. If you're considering buying to rent, that full analysis is in investing in Punta del Este.
How to set a realistic rental price
The same rule applies as with selling: the right price is the one the market confirms quickly. A well-priced year-round rental gets placed fast and keeps the tenant; an inflated one sits vacant for months, and every empty month eats more return than the overpricing ever intended to gain. Compare with what's actually being rented in your area and unit type, check the active competition in published year-round rentals, and adjust for condition, furnishings and position within the building: a sea-facing unit isn't the same as a rear-facing one in the same tower.
Year-round rental · ref. July 2026
1 a 2
Years · contract term
12 months
Stable income · no turnover
1–2 years
Contract · UI/UR adjustment
Deposit
- Never less than 3 months of rent.
Corporate guarantee
- Porto, Sura or ANDA.
- Professional support in case of default.
Security deposit
- A third party or a property backs the contract.
- With the guarantor's solvency verified.
Common guarantees for year-round rentals. Reference values as of July 2026.
Contract from 1 to 2 years with UI or UR adjustment
The typical year-round rental contract runs from 1 to 2 years, with the price expressed in pesos and periodic adjustment via Unidad Indexada (UI) or Unidad Reajustable (UR). That mechanism protects the rental's real value without yearly arguments: the adjustment is agreed on at signing. A well-drafted contract also clearly sets out which expenses fall to each party and the conditions for handover and return of the unit.
What guarantee to ask for: deposit, company guarantee or surety
- Security deposit. The classic option, and here's our firm recommendation: never less than three months' rent. It's simple to set up, but it only covers up to that amount, so below that the owner falls short in the event of any default.
- Company guarantee. Porto, Sura or ANDA back the contract: if there's a default, the owner gets paid and the company handles recovery. It's the option that gives the most peace of mind, and the one that dominates the year-round housing market today.
- Surety bond. A third party —or a property— stands as guarantee. It requires verifying the guarantor's real solvency.
Choosing the right tenant is worth more than the best contract
The guarantee is the safety net; good screening is not needing it. Before signing, you should verify income relative to the rent, credit history with the Clearing, references from previous rentals, and how the household fits the type of unit. A good tenant who renews twice is worth more than any price increase: zero vacancy, zero turnover, zero wear.
We appraise it, screen the tenant, draw up the contract and guarantees, and manage it month by month. Over 20 years in the Punta del Este market.
The role of the management company: collecting without managing
A well-managed year-round rental is truly passive income: the management company collects the rent every month, handles maintenance requests, checks on the unit's condition, and manages renewals or move-outs. For an owner who lives abroad — or simply doesn't want the phone ringing — that's the difference between rental income and a second job. We cover how the full service works in property management in Punta del Este.
And if your unit is in a high seasonal demand area, it's worth comparing the year-round rental against the combination of summer season plus winter before deciding. As a practical rule of thumb in the local market, January's rent covers a year's worth of expenses in most cases; year-round rental trades that summer peak for twelve months of predictability. The other half of the comparison is in our seasonal rental guide.
Frequently asked questions
Does the rent cover the property's expenses?
In most cases, yes. A well-priced year-round rental generates a stable, predictable income over the twelve months. As a practical rule of the local market, in most cases January's rent covers the year's expenses; the year-round lease trades that summer peak for twelve months of predictability and less management.
How does the price adjust in a year-round rental contract?
The typical contract runs from 1 to 2 years, with periodic adjustment via Unidad Indexada (UI) or Unidad Reajustable (UR) agreed at signing. That mechanism keeps the rental's real value intact without yearly renegotiations.
What guarantees are used for year-round rentals?
The three usual ones are the security deposit —which we recommend never be less than three months' rent—, the company guarantee (Porto, Sura or ANDA), which backs the contract in case of default, and a third-party or property guarantee. The company guarantee is now the most used for permanent housing.
Sources
Regulations and taxes in effect as of July 2026. Each property performs differently depending on the area, condition, and type of tenant: tell us about yours and we'll tell you what to expect this year.
