A guide to Carrasco: what to look at before buying in 2026

Carrasco is the steadiest neighbourhood in Montevideo, and that shows less in price jumps than in the absence of surprises: demand holds up for structural reasons — schools, the airport, low-rise scale, mature trees — rather than because of a trend or a single announcement.

It is not one neighbourhood, it is several

Between Carrasco Sur, Carrasco Norte and Barra de Carrasco there are differences in value per square metre that distance to the waterfront alone does not explain. Plot size, the height allowed on the block, proximity to schools and whether the street is a through road all weigh in.

• Carrasco Sur: houses on large plots, close to Arocena and the waterfront. The most established area, and the one that moves least.
• Carrasco Norte: deep plots and the school belt. Much of the recent new construction is concentrated here.
• Barra de Carrasco: projects with amenities and lake views, with entry values more accessible than the rest of the neighbourhood.

What to look at in a new building

Almost everything built in Carrasco is low-rise, so common charges are split between few units and amenities weigh more on the monthly fee than they would in a large building. Ask for the projected charges at full occupancy, not the first-year figure, and ask who will manage the building.

The three numbers we always ask for

• Price per m² compared against recent actual closings in the same area, not against asking prices.
• Common charges per m², which is what determines whether the rental adds up later.
• Usable floor area, net of terraces, walls and semi-covered space.

If you are looking at a specific property, ask us for the comparables in that area before you make an offer. It is the difference between negotiating with a figure and negotiating with a hunch.