How much does it cost to maintain a property in Punta del Este? The short answer: the sum of four items (property tax, primary-school tax, building fees and utilities) plus the unit's own upkeep. In an apartment, the biggest item is building fees: as a reference for July 2026, from USD 300 per month in low-rise buildings with no amenities, and from USD 400 to 2.000 per month in towers with amenities; in a house, the weight shifts to garden, pool and alarm. There's no single figure because almost everything depends on the assessed value and the type of property. But item by item, it all makes sense in ten minutes.
What follows is for those who already have the keys. If you haven't bought yet, the guide on investing in Punta del Este shows the full picture: how much it costs to buy, how much to maintain and how much it yields.
The four items in the owner's annual cost
Property tax: the Intendencia's levy
The property tax is collected by the Intendencia de Maldonado. It's annual, calculated on the property's cadastral value, and can be paid in installments throughout the year. Worth noting: paying in full in January gets you a discount. For an organized owner, January is the month the annual cost drops all at once.
Primary-school tax: three installments a year
The primary-school tax is also calculated on the cadastral value and paid in three installments: January–May, July–August and September–October. In the property segment we work with it's always due, so it's worth keeping it on the annual calendar together with the property tax; paying on time avoids fines and surcharges.
Building fees (HOA): the apartment's biggest line item
If your property is in a building, building fees (HOA) are almost always the main item. In low-rise buildings with no amenities, the reference starts at around USD 300 per month. In towers with security, services, and amenities (heated pool, gym, spa), the range runs from USD 400 to 2.000 per month, depending on the building's category and the unit's size. In exchange, the building absorbs maintenance of common areas, staff, and much of the wear and tear that in a house falls on the owner.
Unit services and maintenance
Electricity, water, and internet round out the fixed costs, with the particularity that in a seasonal-use property, consumption is concentrated in summer. Then there's upkeep itself: paint, doors and windows, appliances, dampness. It's the most variable item, and the one that rewards prevention the most.
The owner's annual cost
- 01 · Intendencia · annual, discount in January
Property tax
It is calculated on the cadastral value and paid in installments; in full in January, with a discount.
- 02 · DGI · 3 installments: Jan, Jul and Sep
Primary-school tax
On the cadastral value; paying it on time avoids fines and surcharges.
- 03 · Building · monthly
Building fees (HOA)
From USD 300 in low-rise buildings without amenities; USD 400–2.000 in towers with amenities (ref. July 2026).
- 04 · Electricity, water, internet · monthly
Basic utilities
Usage concentrated in summer if the property is for seasonal use.
- 05 · Landlord's responsibility
Maintenance and garden
Paint, doors and windows, pool and garden: the category that rewards prevention the most.
- 06 · Management · only if you rent it out
Rental management
Management fee and income tax, when the property is rented out.
How much each item weighs depends on the cadastral value, the building and the type of property.
| Category | Who charges it | When it's paid | Reference |
|---|---|---|---|
| Property tax | Intendencia de Maldonado | Year-round, in installments; discount for paying in full in January | Based on cadastral value |
| Primary-school tax | DGI | Three installments: January–May, July–August, September–October | Based on cadastral value |
| Building fees (HOA) (low-rise building, no amenities) | Building management | Monthly | From USD 300 / month |
| Building fees (HOA) (tower with amenities) | Building management | Monthly | USD 400–2.000 / month |
| Services and maintenance | UTE, OSE, internet, trades | Monthly and occasional | Variable; concentrated in summer |
House or apartment: how the equation changes
The classic question. The apartment concentrates the cost into one visible number — building fees — and in exchange simplifies life for the absent owner: the building takes care of structural maintenance and security. The house has no building fees, but the owner takes on the garden, pool and alarm system on their own, and each of those fronts needs a provider, a schedule and oversight, especially if the house goes months without use.
Neither option is cheaper in the abstract: it depends on the size of the property and how much management you're willing to take on. As a practical rule, an owner who lives far away and wants predictability tends to be more comfortable in an apartment with a well-run building; someone looking for space who uses the property much of the year gets better value from a house.
We'll put together the real numbers for your unit: taxes, building fees (HOA) and rental potential, with over 20 years in the Punta del Este market.
How renting helps cover the annual cost
The good news: in Punta del Este, upkeep costs don't usually compete with rental income — they come out of it. As a reference for the 2025/26 season, a one-bedroom apartment in Brava or Mansa rented for USD 3.000–3.500 for the January fortnight. At that income level, the year's expenses are covered with a fraction of the season.
The local market's rule of thumb is clear-cut: January's rent covers the year's expenses in most cases. From there, there are two models, best not confused. One is the two-season model: you rent out summer (December to February) and also the winter season, which runs from March to November; between the two contracts the whole year is covered and summer pays the larger share. The other is the year-round rental: a single 12-month contract, with one tenant occupying the property all year, January included, so it doesn't combine with a summer rental. We'd rather explain this than promise percentages: actual yield varies a lot depending on the property, the area and the management.
On rental income, IRPF applies (residents: 12% annually on computable income, with a monthly advance of 10,5% withheld by the management company) or IRNR (non-residents: 10,5% on the gross amount, final).
A cost you plan for, not one you suffer
Maintaining a property here isn't expensive compared to what the property generates and appreciates; it becomes expensive when it's managed poorly: overdue fees with surcharges, an unused January discount, corrective maintenance instead of preventive. The difference between the two comes down to simply having the calendar in someone's hands —yours or a professional management company— checking it every month.
Frequently asked questions
What are the fixed costs of a property in Punta del Este?
The main items are the property tax from the Maldonado municipal government (Intendencia), the primary-school tax, building fees (HOA) if it's an apartment, and utilities (electricity, water, internet). In a house, garden, pool, and alarm are added at the owner's expense. The total amount depends on the cadastral value and the type of property, so there is no single figure.
When are the property tax and primary-school tax paid?
The property tax is paid to the Intendencia de Maldonado in installments during the year, with a discount if paid in full in January. The primary-school tax is paid to DGI in three installments: January–May, July–August and September–October. Both are calculated on the cadastral value, and our management team can handle them for you.
How much do building fees cost in Punta del Este?
In low-rise buildings without amenities, from USD 300 per month; in towers with amenities, from USD 400 to 2.000 monthly depending on the building's category and the unit's size. Houses don't pay building fees, but the owner covers garden, pool and alarm on their own.
Is the rent enough to cover the cost of maintaining the property?
Generally, yes. With the summer rental, starting with the January fortnight, the year's expenses are covered in most cases: building fees, property tax, the primary-school tax and maintenance. From there, there are two different strategies, which don't add up to each other: renting by season (the December-to-February summer plus the winter season, March to November), which between two contracts covers the twelve months; or a single year-round rental of 12 months, with one tenant occupying the property all year, January included.
Sources
- ITP: rates and calculation basis on the real value set by Catastro · DGI
- IRPF exemption on rentals up to 40 BPC · DGI
- Base of Benefits and Contributions 2026 · Decreto 11/026, IMPO
Reference taxes and costs as of July 2026. Send us the square meters and the area and we'll put together the estimated annual cost for your unit.
