GIS Application
Parcel-level price and zoning intelligence for Maldonado, Uruguay
What it is
An interactive parcel map for the Maldonado department, Uruguay. Every urban and rural padrón is rendered with TONE zoning overlays, soil-category classifications, and manzana-level sale-price references. Clicking a parcel opens a modal with identity, zoning chip, buildable-volume estimate, and — for urban lots — a one-click envelope analysis.
Maintained by ALPA for Estudio Local. The zoning engine under the hood is open-source at Estudio-Local/normativa.
Features
- Envelope generation, single or multi-lot. Pick one parcel or several adjoining padrones; the app returns FOS, FOT, altura, retiros, and permitted typologies. Multi-lot input automatically compares individual, apareada (party-wall), and unified (englobamiento) scenarios side by side.
- Save analyses. Generated analyses persist per padrón. Re-open the parcel modal any time to read the stored report — no re-run, no wait.
- Share analyses. Every analysis has a shareable permalink. Send a colleague the URL and they open the same report in the modal, no login required.
- Download for pro forma. Export the envelope data — buildable m², setback geometry, height cap, unit strategy — as structured JSON, ready to feed into a residual-value or income pro forma.
Coverage
| Locality | Current decree |
|---|---|
| Punta del Este | Dto. 3718/1997 → 4056/2022 |
| Maldonado (city) | Dto. 3885/2011 → 4056/2022 |
| La Barra / Manantiales | Dto. 3718/1997 → 4056/2022 |
| José Ignacio | Dto. 3718/1997 → 3970/2017 |
| San Carlos (urban) | Dto. 3718/1997 → 4042/2021 |
| San Carlos (rural) | Resolución 3103/2014 |
| Garzón / Aiguá / Pan de Azúcar | Dto. 3718/1997 → 3970/2017 |
Last decree incorporated: Dto. 4056/2022. For unmapped localities the zoning engine fetches articles live from the Digesto Departamental — contributions flow back as PRs.
Key numbers
- 67,000+ parcels mapped · urban + rural · Maldonado department
- 115 TONE zoning subzone polygons overlaid
- 9 localities · 70 subzones resolved by the envelope analysis
- Manzana price references from a listings registry, refreshed weekly
- ~30–60 s envelope analysis, then cached globally
Built for
Architects, developers, and investors working in Maldonado who need parcel-level price and zoning intelligence before committing to a lot. Public, free, no login.