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01

Marché vérifié · +94

Immobilier vérifié : Sri Lanka

Voir les 3 annoncesÀ vendreÀ louerPublier un bien

9 Province, un seul bureau

Lecture du marché par région

02

Sri Lanka's provinces carry their own local-authority approval layers on top of the national Land Registry — a Colombo condominium falls under the Condominium Management Authority in a way a Kandy or Galle property with its own Land Registry folio does not. Estate Ulagam's checklist for identity, title, and building certificates reflects that, province by province.

Province actifs

Examiné

District actifs

Examiné

25 District cartographiés au total.

Villes

65 villes dans 9 Province

Colombo1Galle1Kandy1GampahaKalutaraSri Jayewardenepura KotteDehiwala-Mount LaviniaMoratuwaNegomboWattalaJa-ElaPanadura

Les villes avec annonces d’abord — la recherche couvre le reste.

03 · Offre examinée

Actuellement examinés : Sri Lanka

Toutes les annonces : Sri LankaÀ vendreÀ louer

Cette page est pour le moment disponible en anglais uniquement.

Before you buy

What it costs, and what to check

04

Costs on top of the price

Western Province (Colombo, Gampaha, Kalutara)

Stamp duty3% then 4%
3% on the first LKR 100,000 and 4% on the rest. A provincial tax, normally paid by the buyer.
Notary's feeAround 1%
Negotiated with the notary, who prepares the deed and does the title search.
Land RegistrySmall fixed fees
For registering the deed and getting the folio extracts.
Survey planVaries
A licensed surveyor's plan, often redone for a land sale.
VAT on new apartmentsAsk the developer
Developers may add VAT to a new condominium unit. Ask for the VAT-inclusive price in writing.

Last checked October 2026. Rates change with each budget, so confirm them with your lawyer or notary before you sign.

Before you pay a deposit

  • Your notary searches the Land Registry folios back at least 30 years, the 'pedigree' of the land.
  • The survey plan matches the boundaries on the ground and the extent in the deed.
  • The local authority gives a street line and building line certificate and a non-vesting certificate.
  • For an apartment, the building has its Condominium Management Authority certificate of conformity.
  • If you are not a Sri Lankan citizen, buy an apartment, not land. Foreigners cannot buy freehold land, but can buy an apartment paid in full through inward remittance, or lease land for up to 99 years.
  • Check the seller's NIC against the deed.

Financing

  • Foreign buyers bring the purchase money in through an Inward Investment Account (IIA), which also lets the sale proceeds go back out later.
  • Local banks lend to residents and to Sri Lankans working abroad. Rates move with the Central Bank policy rate.

Renting in Sri Lanka

  • Landlords usually ask for 6–12 months' rent in advance, more for houses than apartments.
  • Leases are usually written by a notary or lawyer. Long leases are registered at the Land Registry.

How size is measured

Perch272.25 sq.ft (25.3 m²)
How all land is sold. Colombo prices are per perch.
Rood40 perches
Medium parcels outside the cities.
Acre160 perches
Estates and agricultural land.

Words you will hear

Folio
The Land Registry page recording each deed for a piece of land.
Bim Saviya
The newer title registration scheme that issues a certificate of title.
Non-vesting certificate
Confirms the land has not been taken by the state.
Street line
The road reservation the local authority may take later.
Deed of Transfer
The sale deed, written and attested by a notary.

Check it yourself

Registrar General's Department
Cross-Border Legal Briefing

Foreign Ownership & Non-Resident Acquisition in Sri Lanka

Advertising rules

Under the Land (Restrictions on Alienation) Act, No. 38 of 2014, foreign nationals, and companies with 50% or more foreign shareholding, cannot buy freehold land in Sri Lanka. They can buy condominium (apartment) units on any floor, paid for in full upfront with foreign currency brought in through an Inward Investment Account, and can lease land for up to 99 years. Conditions on a specific unit or lease should be confirmed by a Sri Lankan notary before any payment.

Governing Body

Consumer Affairs Authority (no licence is needed to act as a property broker; the Institute of Real Estate Professionals Act No. 6 of 2026 sets up a professional body)

Primary Statute

Consumer Affairs Authority Act, No. 9 of 2003 & Land Title Registration Practices

Title Instruments

  • Registered Deed of Transfer (certified by Notary Public & Land Registry)
  • Bim Saviya Title Certificate (Title Registration Act No. 21 of 1998)
  • Extract of Encumbrance from District Land Registry (Folio check for 30 years)
  • Municipal Assessment Extract & Non-Vesting Certificate
  • Survey Plan authenticated by Licensed Surveyor & Local Authority

The desk

What we ask for, and why

05

Every Sri Lanka submission is checked against the same working set of records before it can be reviewed for publication, governed by Registration of Documents Ordinance, Registration of Title Act No. 21 of 1998 & Apartment Ownership Law. None of this is a substitute for independent legal advice — it is the paperwork our desk asks an advertiser to produce, and cross-checks before an advertisement goes live.

Deed and title search

The registered Deed of Transfer, and Land Registry folio extracts covering at least 30 years, or a Bim Saviya certificate of title.

Survey plan

A licensed surveyor's plan whose lot number and extent in perches match the deed.

Street line & non-vesting

The local authority's street line and building line certificate, and a non-vesting certificate showing the state has no claim.

Building approval

The approved building plan and certificate of conformity from the local authority or UDA.

Condominium certificate

For an apartment: the Condominium Management Authority's certificate and the registered condominium plan.

Identity match

The seller's NIC or passport checked against the deed, and the notary's details where a sale is in progress.

Estate Ulagam reviews submitted advertising materials and documents before publication.

From submission to publication

How a listing goes live

06

  1. 01

    Submission

    Owner, agent, or builder registers with phone and email OTP, then submits the property with photographs and the documents above.

  2. 02

    Review

    Estate Ulagam's desk checks identity and the documents above against Registration of Documents Ordinance, Registration of Title Act No. 21 of 1998 & Apartment Ownership Law before anything moves forward.

  3. 03

    Correction, if needed

    Where a document is missing or unclear, the advertiser is notified and the submission stays in review — not published — until resolved.

  4. 04

    Payment and publication

    Once documents are reviewed and payment for the advertising package is confirmed, an Estate Ulagam admin approves publication.

The journey

How Sri Lanka builds.

A wet tropical island with four centuries of layered colonial building and one of the most influential modern architects in Asia. The constant is the search for shade and moving air.

Galle to Colombo · up the south-west coast

  1. 01

    Galle

    Southern Province · 6.03°N

    Galle, Southern Province

    A Dutch grid inside a rampart

    A fortified port held in turn by the Portuguese, Dutch and British, and kept almost intact inside its sea walls.

    How it is built

    Thick lime-plastered masonry, clay half-round tiles on timber, and a columned verandah on the street edge that shades the wall before the sun reaches it. Lime is the point: it lets a wet wall dry outward instead of trapping damp.

  2. 02

    Kandy

    Central Province · 7.29°N

    Kandy, Central Province

    Timber, in the hill country

    The last royal capital, set in a highland basin around an artificial lake, cooler and wetter than the coast.

    How it is built

    Kandyan work is carpentry-led: carved timber columns, deep overhanging eaves and steep roofs sized for hill rainfall, with rubble bases keeping structural timber clear of the ground.

  3. 03

    Colombo

    Western Province · 6.93°N

    Colombo, Western Province

    Tropical modernism

    The commercial capital, and the city where Geoffrey Bawa worked out what a modern tropical building should be.

    How it is built

    Bawa's lesson was to stop sealing the box: courtyards, cross-ventilation, generous overhangs and planting pulled inside, so a building is cooled by its plan rather than by its plant room.

07 · For sellers in Sri Lanka

Bring your documents. We'll do the review.

Payment confirms the advertising package. Review and admin approval decide publication — never a self-publish.

Advertise in Sri LankaView packages