Land and condominiums are not the same market
The Central Bank measures land and condominiums with two different instruments, on two different clocks. Comparing their headline percentages directly is a category error.
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The guide
The market
A single headline figure hides more than it tells. These set out what the published numbers actually measure, where they apply, and how much of the country a 'national' price really describes.
In this subject
5 articles.
The south coast is two markets sharing one road
Inland Galle and Matara price on local incomes. The coastal strip prices on a buyer pool from outside the district, and a regulated zone 300 metres deep sits between them.
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What a district average hides
A district figure averages thousands of unlike properties across dozens of streets. Here is what that average removes, and which published numbers are worth reading instead.
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Prices up, volumes down, what the index actually says
The Central Bank's Colombo condominium index rose 18.5% in 2026 Q1 while sales volume fell 15.2%. Read together, those two numbers tell a seller something neither tells alone.
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Why a “Sri Lanka property price” figure is usually a Colombo one
The Central Bank's land price index and its condominium price index both cover Colombo District. Neither covers the other six districts A1 works in.
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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.