Padron 4678, Punta del Este
1.466 m²
1.2.5
Punta del Este
55
Applicable Zone
Titulo II, Cap. II, Sector 1 — Punta del Este — Zona 1.2 Centro — Subzona 1.2.5 Resto de zona centro
Source: Dto.Jta.Dep. 3718/1997, Art. D.189.
Permitted Building Types
Per Art. D.179: In the Punta del Este sector there are no minimum lot area or frontage requirements (except in Zona 1.3). All building types are permitted. However, the zone’s height and density parameters effectively constrain the building to a low block.
| Type | Available? |
|---|---|
| Vivienda | Yes |
| Low block (12 m) | Yes |
| Hotel | Yes |
| Commercial/Offices | Yes |
The PH regime means this lot is already subdivided into horizontal property units. Development may require unification or agreement among PH co-owners.
Building Envelope
Height
| Parameter | Value |
|---|---|
| Max height | 12 m (PB + 2 PA) |
| Penthouse | Additional floor at 45° pitch from the main volume |
| Reference | Street level at midpoint of frontage (Art. D.178) |
Occupation Factors
| Factor | % | m² |
|---|---|---|
| FOS | 30% | 440 |
| FOT | 120% | 1,759 |
| FOS Verde | 20% | 293 |
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front (rambla) | 6 m | 6 m for rambla-facing frontage (Art. D.189) |
| Front (other streets) | 4 m | Standard for non-rambla frontage |
| Laterals | 3 m each | Bilateral |
| Rear | 3 m | — |
Landscaping requirement: 50% of the front setback area must be landscaped.
Overhangs
1.50 m projection over front setback per Art. D.189.
Penthouse Rules
Per Art. D.167 (Galibo): The last floor (penthouse) must be set back at 45° from the setback line at the top of the floor below. This creates a mansard-type pitched volume at the top.
Development Potential
| Scenario | FOT (m²) | FOS (m²) | Height | Floors |
|---|---|---|---|---|
| Residential | 1,759 | 440 | 12 m | PB + 2PA + PH |
| Mixed (commercial PB) | 1,759 | 440 | 12 m | PB + 2PA + PH |
FOT of 120% = 1,759 m², achievable across 3 floors (440 m² x 3 = 1,320 m²) plus the penthouse floor adding additional area.
Key Constraints
- PH regime — the lot is already in Propiedad Horizontal; development requires PH co-owner agreement or unification
- FOS 30% is the binding constraint — only 440 m² of footprint on a 1,466 m² lot; the remainder must be open or landscaped
- FOS Verde 20% — at least 293 m² must be green/landscaped areas
- Penthouse at 45° — the top floor is pitched inward, reducing its usable area but adding a fourth level
- Rambla frontage — 6 m setback (not 4 m), with 50% landscaping obligation
- Curved lot boundary — the arc-shaped south edge complicates rectangular floor plate design
- Overhangs — 1.50 m projections allowed over front setback, useful for balconies toward the rambla