Access, and why it prices a house more than finish does
Two houses of the same size and specification can sell for very different prices. The approach to the front door usually explains more of the gap than anything inside it.
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The guide
Buying
Buying property here is a document exercise before it is anything else. These set out the process, what to check and in what order, and where the answer stops being an agent's and becomes a notary's.
In this subject
4 articles.
The buying process, step by step
Ten stages, in the order they have to happen, and what each one gates. Nothing binds until a notary attests it, and nothing registers until the duty is paid.
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Title, deeds and the thirty-five-year search
Registering a deed in Sri Lanka records the document, not your ownership, the Ordinance says so outright. That is why a title search runs back decades.
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What to check before you buy a property
A Sri Lankan purchase is decided on paper long before it is decided on price. The documents to see, what each one proves, and which checks only a notary can make.
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Other subjects
Elsewhere in the guide.
FAQ
Questions we are asked.
Where do you work?
Across Sri Lanka. The locations where we currently have properties are shown in the areas section, and the list grows as new instructions come in.
What will a property purchase cost me in Sri Lanka?
Stamp duty is 4% of the price or the Provincial Department of Revenue's assessed value, whichever is higher, payable before the deed is registered, with notary and registration costs on top. The assessed-value rule catches people out: duty is charged on the assessment when it is higher than the price you agreed.
How do you value a property?
On evidence: comparable recent sales, the stock currently competing with yours, and how long similar properties have taken to move. This is a market appraisal, not a chartered valuation; where a bank or a court needs a formal valuation, we refer you to a qualified valuer.
How long will it take?
It depends on price, location and condition. For context, Central Bank figures show condominium prices in Colombo District up 18.5% year on year in the first quarter of 2026 while sales volumes fell 15.2%. In a thinner market, correctly priced property still moves and optimistically priced property sits.
Can my property be marketed discreetly?
Yes. Quiet marketing to a qualified shortlist, with no board and no public listing, is a routine instruction. It narrows the audience and usually takes a little longer, and we are clear about that trade-off before you decide.
Can I own property here as a foreign national?
Freehold land is restricted under the Land (Restrictions on Alienation) Act No. 38 of 2014. You can own a condominium outright, and land is available on a long lease. A power of attorney, clear title and a suitable bank account cover most practical needs, and a notary should advise on your specific position.
Do you charge for a first consultation?
No. A first conversation and a market appraisal carry no charge and no obligation.