Services
You own it and want to sell
Selling
Valued on evidence, marketed properly, negotiated on your behalf and taken through to transfer.
- A market appraisal from comparable sales, competing stock and how long similar property has actually taken to move, not a chartered valuation, which we refer out.
- A marketing plan that says where the property will be seen and why, including the direct approach to buyers already looking in your street.
- Viewings handled by us, with feedback passed back to you honestly rather than selectively.
- Negotiation on your behalf, then coordination of the notary, the bank and the survey through to transfer.
You are looking to buy
Buying
What a property is actually worth before you offer, and what the transaction will cost on top.
- A shortlist built from what you have told us, including property not yet publicly listed where an owner has asked for quiet marketing.
- An honest read on price before you offer, including when we think the asking price is not supported.
- The full cost picture: stamp duty at 4% of the higher of your price and the assessed value, plus notary and registration costs.
- Coordination through to transfer, and a referral to a notary for the title work.
You own it and want to let it
Letting
Tenant-finding for owners, ending at placement, management is referred out, and we say so up front.
- A rental appraisal based on what comparable property is actually achieving, not on asking rents.
- Marketing and viewings, with tenants qualified before they reach your door.
- Referencing and the tenancy agreement, coordinated with your notary where one is involved.
- Placement, and a clean handover. Ongoing management and maintenance are referred out.
You are looking to rent
Renting
Finding the right tenancy on fair terms, with the paperwork explained before you sign it.
- A search across what we hold and what we can reach, in the districts you actually want.
- Viewings arranged around you, with the landlord's position explained honestly.
- The terms explained in plain language before signature, deposit, notice, what you are responsible for.
- A referral to a notary where the agreement warrants one.
FAQ
Questions about how we work.
Do you act for both buyers and sellers?
Yes, on both sides of sales and of tenancies. A1 is a full-service agency: buying, selling, renting and letting, for buyers, sellers, tenants and landlords, across residential, commercial and land.
What is the difference between your appraisal and a valuation?
An appraisal is our evidence-based view of what a property should achieve, based on comparable sales and current competing stock. A chartered valuation is a formal document produced by a qualified valuer, and it is what a bank or a court will require. We provide the first and refer you for the second.
Do you manage properties after letting them?
No. Our letting service ends at tenant placement, and ongoing management and maintenance are referred out. If you need a managing agent, tell us at the start and we will point you to one.
What does it cost to buy a property in Sri Lanka?
The buyer pays stamp duty at 4% of the consideration or the Provincial Department of Revenue's assessed value, whichever is higher, before the deed is registered, plus notary and registration costs on top. The assessed-value rule is the part people miss.
Can I sell or let discreetly, without a board or a public listing?
Yes. Quiet marketing to a qualified shortlist is a normal instruction here rather than a favour. It narrows the audience, so it usually takes longer, and we will be straight with you about that trade-off before you decide.
Which districts do you cover?
We 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.
Do you charge for an initial conversation or appraisal?
No. A first conversation and a market appraisal cost nothing and carry no obligation to instruct us.
How long will it take to sell?
It depends on price, area and condition, and anyone quoting a single number before seeing the property is guessing. For context, Central Bank figures show Colombo condominium prices up 18.5% year on year in the first quarter of 2026 while sales volumes fell 15.2%, a thinner market, in which correctly priced property still moves and optimistically priced property sits.