Buying a condominium as a foreigner
The condominium parcel is the one route that ends in real title for a non-citizen. It turns on a single condition about how and when the money arrives.
Read this
The guide
Foreign ownership
Freehold land is restricted for foreign nationals, but several routes remain open and each confers something different. These set out what each grants, what it withholds, and where a notary takes over.
In this subject
3 articles.
Can foreigners buy land in Sri Lanka?
Freehold land is closed to foreign nationals under the 2014 Act. Six routes are not, and each one gives you something different. This sets out what each confers.
Read this
The ninety-nine-year lease, and what it really gives you
A ninety-nine-year lease is a long right to use, never a title. What the instrument grants, what it withholds, what happens at the end of the term, and what to ask a notary.
Read this
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.