How long a sale takes, and what actually changes it
No Sri Lankan body publishes a days-on-market figure, so here are the mechanics instead, the two clocks running in every sale, and which delays you can remove before you list.
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The guide
Selling & pricing
Selling well is mostly pricing well. These set out how value is evidenced, what actually moves a sale's timeline, and what to ask an agent before you hand over the instruction.
In this subject
3 articles.
Pricing into a market where volumes are falling
Colombo condominium prices rose while transactions fell. Here is what that combination does to an asking price, and what an optimistic figure costs a seller in a thinner market.
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What to ask an agent before you instruct them
An appraisal is a pitch until you ask what it is built on. The questions worth putting to an agent before you sign anything, and what a weak answer to each sounds like.
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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.