Built area
291.97 m² · 3,143 sq ft
Property Valuation DossierPadrón 152.312 · Carrasco
Yamandú Rodríguez 1360 · Montevideo
What the house is actually worth.
A market-value assessment of a fully-renovated Carrasco home, built from the property records and five independent live-comp pulls, so the number rests on evidence, not a guess.
Fair market value
≈ USD 1.0M
Defensible range USD 950,000 – 1,050,000
≈ USD 3,430 / built-m² · ≈ USD 318 / sq ft · vs USD 820,000 paid
≈ USD 3,430 / built-m² · ≈ USD 318 / sq ft · vs USD 820,000 paid
The asset
The property, by the numbers
Every area figure below is drawn from the deed, the DGC cadastral record, and the architect's stamped permit plan. They reconcile: a two-storey house of roughly 292 m² on a small 313 m² lot in the most prestigious pocket of Montevideo.
291.97 m²
Built area (current, per architect permit) ≈ 3,143 sq ft
313.20 m²
Land / terreno (12.00 × 26.10 m) ≈ 3,371 sq ft
USD 820k
Price paid at escritura, 2 July 2026
~USD 1.03M
Total invested (2023 buy + 2023–25 remodel)
| Metric | m² | sq ft | Source |
|---|---|---|---|
| Built area, current / permitted | 291.97 | 3,143 | Architect Permiso de Construcción plan (Arq. L. Schiaffarino, 2024) |
| Built area registered before remodel | 260 (163 GF + 97 UF) | 2,799 | DGC cédula catastral, 2022 |
| Pool + terrace (regularized, open) | 34.90 | 376 | Architect area table |
| Land / terreno | 313.20 | 3,371 | Deed + Obligation + cadastre + plan (all agree) |
The cadastre still showed 260 m² because the second-floor addition and reforms were only regularized in 2024–25; the +17 m² new bedroom plus bringing prior area onto the record accounts for the jump to 291.97 m². Counting the regularized open pool deck and terraces, the total improved footprint is roughly 310–330 m².
| Reference | Value | What it is |
|---|---|---|
| Transaction price (2 Jul 2026) | USD 820,000 | The price paid at escritura (a favorable / related-party purchase) |
| Total invested (cost basis) | ~USD 1,026,683 | ~500k acquisition (2023) + 526,683 documented remodel |
| Cadastral value 2026 (per deed) | UYU 11,321,862 real / 10,307,155 tax | ≈ USD 260–283k · fiscal only, far below market in Uruguay |
| Cadastral value 2022 (cédula) | UYU 7,854,302 | Land 2,392,991 + improvements 5,461,311 |
The condition
Fully redone, inside and out
This is not dated stock. The owner's ledger and the architect plans document a full gut plus a second-floor addition touching essentially everything, which is why it prices at Carrasco's renovated / turnkey rates rather than average.
Documented scope
- Structure: second-floor addition, sun room, pergola, full roof, exterior stairs
- Systems: full rewire, new Baxi furnace, pressure booster pump + tank, sewer, solar panels, A/C
- Finishes: porcelanato + floating floors, teja colonial roof, wood windows and doors throughout, new kitchen (custom cabinets), 3 renovated baths, paint and tile throughout
- Exterior: pool, front and back landscaping, porch tile, gates, fences
Why it matters for value
The renovation cost USD 526,683 (documented, "modestly higher" after later items), on top of a ~USD 500k acquisition. The house has near-zero physical depreciation and presents as turnkey / "a nuevo."
Two honest calibrations: the finishes are solid-high, not ultra-luxury (no marble-everything), and the works are regularized and permitted, so the property has already discharged the heritage-zone permit burden that discounts un-permitted stock.
The method
How the number was built
Three independent lenses, cross-checked against live Carrasco listings pulled by five separate researchers. They converge tightly on ~USD 1.0M.
| Scenario | USD / built-m² | Implied value |
|---|---|---|
| Conservative (priced like a tired large-lot home) | 2,850 | ~832,000 |
| Renovated median | 3,300 | ~963,000 |
| Center · turnkey small-lot cohort | ||
| Central estimate | 3,430 | ~1,001,000 |
| Premium turnkey | 3,600 | ~1,051,000 |
| Top renovated | 3,700 | ~1,080,000 |
Renovated Carrasco houses this size trade at a median ~$3,250–3,350/built-m², with the fully-turnkey subset at $3,350–4,000 and brand-new a-estrenar up to ~$4,400. The subject sits in the higher small-lot cohort (build-to-lot ratio ≈ 0.93), but is a renovation not brand-new, which caps the top.
| Component | Basis | Value |
|---|---|---|
| Land | 313.20 m² × ~$1,000–1,300/m² (prime Carrasco) | $315k–405k |
| Building, as-new | 291.97 m² × ~$1,800–2,100/m² to reproduce | $525k–615k |
| Total (cost-informed floor; market runs above pure cost) | ||
| Sum | midpoint ~$930k | $840k–1.02M |
Method C, cost basis: ~USD 1.03M already invested is a rational replacement floor, you could not reproduce this house for less today with 2026 construction inflation.
The verdict
Fair market value ≈ USD 1.0M
All three methods and all five comp pulls land in the same place. The small lot caps the total below the big-garden trophy tier; the turnkey condition, pool, solar and heritage prestige lift the per-m² rate well above average stock.
Fair market value
~USD 1.0M
Range USD 950,000 – 1,050,000. ≈ $3,430/m², ≈ $318/sq ft.
If you listed it
$1.05–1.10M
Advertise here; expect to close ~$975k–1.02M (this segment transacts ~5–10% under ask).
Built-in equity
~$150–200k
Versus the USD 820,000 paid, consistent with a favorable acquisition below replacement cost.
The one-line read
A turnkey ~292 m² Carrasco home on a small heritage lot is worth about USD 1.0 million today ($950k–$1.05M). You paid $820,000, so you are carrying roughly $150k–$200k of equity, and the market is rising (INE median +17.6% YoY, falling supply, ~3-month sell times), a tailwind, not a headwind.
The evidence
Comparable listings
Live Carrasco for-sale houses, mid-2026, prices are asking. Mercado Libre and Gallito block scrapers, so most direct links resolve to InfoCasas (the same brokers' syndicated inventory); one comp is cross-confirmed on Gallito. Sorted into closest analogs, broader renovated / new, and the same-street pocket.
| Property | Ask USD | Built m² | Lot m² | Bd | Condition | USD/m² |
|---|---|---|---|---|---|---|
| Closest analogs · turnkey / small lot / same pocket | ||||||
| Carrasco Sur oportunidad anchor | 695,000 | 243 | 333 | 3 | Reciclada | 2,860 |
| Reciclada "a full" turnkey | 1,150,000 | 343 | 861 | 4 | Fully renovated | 3,353 |
| Completamente remodelada turnkey | 1,100,000 | 275 | n/s | 4 | Remodeled | 4,000 |
| Casona reciclada, Ref 8994 Gallito | 665,000 | 333 | n/s | 4 | Reciclada | 1,997 |
| Basilea, con piscina | 650,000 | 312 | 450 | 5 | Good, pool | 2,083 |
| Broader Carrasco renovated / new | ||||||
| Excelente, baños renovados | 990,000 | 374 | 660 | 4 | Renovated | 2,647 |
| Divina casa, Carrasco Sur | 650,000 | 270 | 650 | 3 | Confortable | 2,407 |
| Sólida, centro, reciclada | 1,500,000 | 396 | 1,289 | 4 | Renovated | 3,788 |
| Moderna diseño, Parque Miramar | 1,320,000 | 350 | 700 | 4 | Modern | 3,771 |
| Diseño a estrenar, Barrio Parques | 975,000 | 300 | var | 5 | New | 3,250 |
| Casa H a estrenar, Carrasco Sur | 780,000 | 222 | 104 | 3 | New | 3,514 |
| Proyecto Sur Plazas, a estrenar | 820,000 | ~186–200 | 210 | 3 | New | ~4,100 |
| Same-street / heritage pocket (Yamandú Rodríguez · Bolivia · Arocena) | ||||||
| Av. Bolivia 1346, para reciclar | 450,000 | 130 | 500 | 3 | To-renovate | 3,460 |
| Otero y Blanes Viale, excelente | 1,975,000 | 237 | 650 | 3 | Excellent | 8,330 |
| Otero y Blanes Viale, modernizada | 1,975,000 | 290 | 700 | 3–4 | Modernized | 6,810 |
The anchor (243 m² on a 333 m² lot, near-identical to the subject's 292/313) is the cleanest match, adjust up from its $2,860/m² for the subject's pool, solar, extra bedroom and turnkey finish. The Otero y Blanes Viale pair show how large lots inflate the per-m² rate, they are not size-comparable.
Also found (agency listings, ID only)
Search the ID on InfoCasas Carrasco if needed: Marcel Sapin "inmaculado" 330 m² $790k (ID 193740182) · Sures updated 4bd 353 m² $990k (ID 193961186) · HOLOS impecable con piscina 405 m² $1.2M (ID 193734693) · Mercedes Arocena 262 m² $640k (ID 193810624) · 3bd reciclada 243 m² $840k (ID 193845260) · Bea Lareo Barrio Parques II a estrenar 165 m² $690k (ID 192104516). Engel & Völkers Carrasco (two comps, 289 m² $790k and 206 m² $675k): agency listing page.
Browse the full live pool
The context
Carrasco market & heritage
Price benchmarks
Carrasco is Montevideo's most expensive barrio, blended ~USD 3,876–4,403/m² across sources. Houses trade on a land-plus-build logic: large-lot homes at $2,800–3,200/m² (land-heavy), small-lot renovated / new at $4,000–4,400/m². Interior land runs ~$700–1,200/m². Market is rising, INE median +17.6% YoY, supply down ~18%, ~3-month sell times.
Sources: INGAR ranking · Piso Inmobiliario · InfoCasas 2025/26 report.
Área Patrimonial effect
The heritage designation is a net premium for a compliant, finished home: prestige, a French garden-suburb character, and a strict low-density code (FOS 50%, 8 m height) that caps supply and supports prices. The friction / discount falls on un-permitted or to-renovate stock, which the subject has already cleared.
Sources: IM normativa (FOS/height) · Comisión Especial Permanente · InfoCasas, Barrio Carrasco.
Method
How this was built
Evidence base
Property records: the escritura (deed), the DGC cédula catastral, the architect's Permiso de Construcción plan, the Obligación de Regularizar, the IMM gravámenes certificate, and the owner's remodel ledger, all read directly.
Market comps: five independent researchers pulling live Carrasco listings in parallel from InfoCasas, Mercado Libre / Gallito, the premium agencies, the Yamandú Rodríguez micro-pocket, and published USD/m² benchmarks. All four comp sets converged on ~USD 1.0M.
What this is, and isn't
A documented market estimate for owner reference, precise on the physical facts (area, condition, cost) and evidence-based on value. It is not a certified appraisal.
Prices cited are asking prices (closings run a few percent lower). For anything binding, a sale, insurance, or financing, a local tasación would convert this into a certified figure. As a market read, ~USD 1.0M is well supported.