Structural vacancy in intermediate cities: The case of Treinta y Tres, Uruguay

Abstract

Structural vacancy has emerged as a relevant issue in intermediate and non-metropolitan cities across Latin America. While traditionally linked to real estate speculation in large metropolitan areas, in smaller cities it follows a different logic—driven by demographic decline, aging populations, housing stock deterioration, and tenure conflicts that hinder reuse.

This article analyzes the case of Treinta y Tres, Uruguay, where the housing vacancy rate (26.8%) is well above the national average. Using a quantitative-descriptive approach based on the 2023 Census, it identifies key factors behind vacancy, its spatial distribution, and its implications for urban planning and housing policy. The paradox of coexisting vacant homes and significant qualitative housing deficits in low-density areas with limited public investment is emphasized.

The study argues for differentiated, multi-scalar policies—including fiscal tools, land banks, social rental programs, and tenure regularization. It proposes incorporating vacancy as a key indicator in housing monitoring systems to guide more effective interventions. The findings are potentially applicable to other Uruguayan departments with similar socio-territorial conditions.