Regions

Farmland in Canelones

Canelones is Uruguay's smallholding market. Nowhere do more properties change hands, and nowhere are they smaller.

Avg price 2025 6,492 USD/haTraded 2025 5,830 haLand use Viticulture, horticulture, poultry, smallholdings

USD per hectare · DIEA 2025Spread, most to least expensive department 4.2×

National average 4,178

Colonia9,707+19.7 %Soriano7,964−7.6 %San José6,842+5.1 %

Canelones6,492−5.7 %

Maldonado5,647−2.0 %Florida5,265+12.3 %Río Negro5,138−9.0 %Flores4,667−11.7 %Durazno4,032−17.5 %Rocha3,839+22.3 %Lavalleja3,736+5.0 %Treinta y Tres3,384+6.9 %Cerro Largo3,194−10.7 %Rivera3,074−10.5 %Paysandú3,047−17.6 %Salto2,886+4.0 %Tacuarembó2,720−10.7 %Artigas2,300−0.5 %

Bar length and order follow the official annual figures. Percentage: change against 2024.

Vine rows against the lightViñavarelazarranz · CC BY-SA 3.0

Traded 20255,830ha

LocationBelt around Montevideo

Land useViticulture, horticulture, poultry, smallholdings

The price

At USD 6,492 per hectare, Canelones sat about 55 % above the national average in 2025, though 5.7 % below its own 2024 level. Soil explains only part of that.

A market made of small pieces

The figure that separates Canelones from every other department is parcel size: 175 contracts covering 5,830 hectares works out at 33 hectares per purchase. The national figure is 151. Canelones has the most transactions in the country on the third-smallest area.

That follows directly from proximity to the capital. The belt around Montevideo was divided into smallholdings over generations: vegetables for the city, poultry, fruit and above all wine. Canelones is Uruguay's wine country, and Tannat occupies most of the planted area.

What that means for buyers

If you want a chacra within driving distance of Montevideo and Carrasco airport, this is where it is, and there is supply: the high contract count means a liquid market with plenty of comparables.

If you want to scale hectares, this is the wrong place. Assembling several hundred contiguous hectares here is structurally difficult regardless of budget.

Suits: small chacra, viticulture, land combined with a residence near the capital
Does not suit: scaling area, extensive grazing

Sources

DIEA / MGAP: Serie „Precio de la Tierra" (Compraventas) ↗

Figures verified on 2026-07-27

Information is provided for information purposes only and does not constitute investment, legal or tax advice. Prices shown are averages from official statistics, not valuations of individual properties.

The series for this department

Prices actually paid per hectare, area traded and the number of contracts of sale, year by year.

Since2006
Peak6,886 2024
Low1,412 2006

Canelones: Prices actually paid per hectare, area traded and the number of contracts of sale, year by year.
Year	USD/ha	Change	Hectares traded	Contracts
2006	1,412		4,852	167
2007	2,172	+53.8 %	14,033	296
2008	1,780	−18 %	10,097	242
2009	2,929	+64.6 %	5,988	161
2010	3,292	+12.4 %	8,403	208
2011	3,767	+14.4 %	8,679	243
2012	4,119	+9.3 %	7,700	203
2013	5,229	+26.9 %	6,450	195
2014	4,992	−4.5 %	4,322	139
2015	3,924	−21.4 %	5,249	132
2016	4,461	+13.7 %	3,202	96
2017	5,423	+21.6 %	2,525	99
2018	4,511	−16.8 %	4,285	119
2019	4,425	−1.9 %	3,199	101
2020	4,050	−8.5 %	4,045	90
2021	5,408	+33.5 %	4,870	117
2022	5,509	+1.9 %	7,213	154
2023	5,517	+0.1 %	8,869	166
2024	6,886	+24.8 %	6,230	182
2025	6,492	−5.7 %	5,830	175

Source: DIEA / MGAP, "Precio de la Tierra" series. Change against the previous year, computed from the same figures. Reconciled on 2026-07-27

The market report

Ten pages: what land costs in each of the 18 departments, what leasing yields, what a purchase adds on top, and the rules under which a foreigner may buy at all. Every figure with a source and a verification date.

Prices for all 18 departments, from registered contracts of sale
Gross yield from the official lease and price series, unvarnished
Transaction costs with rates, and what they come to on an average parcel
The ceilings in Canada and Argentina, with the statutes behind them

You receive the report immediately as a PDF. We also write when DIEA publishes new figures, normally twice a year. No advertising, never sold on, unsubscribe in every message.

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