Foreigner Buying Lands in Sri Lanka

Hello folks,

I am sure this topic has been discussed to ad nauseam. But I just want to get the latest and comprehensive information for foreigner to buy land in SL.

1) Is it still possible for foreigners to buy land in SL and own the land outright under his/her name? Or it will have to be under a local SL name (hence need to find a trustworthy local to do this)? Or 99-year lease is the only option?

2) Good lawyer and a bulletproof contract is a given, how do one start going about finding good legal counsel?

3) 100-year deed/title search - This is still mandatory and how does one go about getting this process started?

Looking to buy a beachfront plot for personal use (maybe later convert to boutique hotel).

Tks for the help. coast of Sri Lanka for 99 year lease.
About 63 perch ( about 1575m2 )
Video link:

Let me know if your interested

Gr. from Enigmarie

my husband is Sri Lankan and we are living in France for 2 years but regularly going to SLK.
He is a travel agent but also has many different other type of projects in Sri Lanka.
He is already having a project with a foreigner for buying and building a beachfront house. The land is already bought and now they are planning the construction.
He has many contacts for lands buying and construction projects.
If you need informations or help, do not hesitate to contact me. I will introduce you to my husband.
This is a really wonderful project that we both would like to realize also.

Hi, My name is John, I am not 100% sure wether the law regarding buying land is but I have heard that you can. Firstly you really need a local you can trust to help negotiate the land price and this in itself is hard because you usually find that by the time you find out that the local is untrustworthy it's usually too late. I am speaking from experience as we were cheated by a family member who we had helped for 18 years. When it comes to land the locals will try and get a commission off the seller and sometimes the commission is VERY high.You have to find a good lawyer and get them to make sure that the land has a clear title. The Lawyer will want a commission of the purchase price. Once you found that the title is clear I recommend you see the internal revenue department to have them calculate the stamp duty and pay them directly.We had a lawyer who quoted us the total cost of his fees including stamp duty charges, which we paid to him directly. A couple of months later we got a letter from Internal Revenue department advising us that we still owed them some stamp duty. Our lawyer did not pass on the full amount of tax.Try and demand the lawyer to give you written receipts upon payment but here in Sri Lanka this is not normally done. I personally do not know of any foreign person who has not been cheated here and some of the stories are horrific. Having said that there are many Sri Lanka's that are so very honest you cannot believe but to find them is difficult.The only other thing that I can add is once you have found your ideal land try and find out what your neighbours are like or the village in general.GOOD LUCK

I am sorry to hear your story John but I have so many other positive examples of foreigners who have bought lands, built houses and now live happily in SLK ..... like in each and every country, so as mine also, you have to be careful and choose honest and professional persons to build your project. How many construction projects are stopped  in our countries also because building companies shut down suddenly ????

every foreigner how invests in Sri Lanka will come into hell on earth.

I invested in 2008 because I believed the war will end soon.
First, it was a buying contract and paid half upfront to pay second part later.
Me highly recommended lawyer forgot the registration of the buying contract, so I only got a piece of toilet paper, cost 25000,= euro.
She even has stolen the stamp fee for that.
Finally, i got a lease contract after long- long negotiation.
Paid second part ( 25.000 euro)
Within 2 weeks after buyingcontract, the old owner confiscated the land by corruption, cheating, ect. ect.
I have a ship full of evidence to prove they cheated me with fancy lawyers and even an old judge.
We win already 3 court-cases but still no money back.
Lawyer Barr Association is just a Institute to protect their cheating lawyers and didn't do anything at all.
Even when I get the money back it's almost impossible to transfer the money back to abroad.
Check the Exchange control stupid regulations.

I asked a very good friend of me how I know for more than 10 years, to buy a piece of land for me, and paid him 5000,= euro for his service by bank on his account.
Off course I never got the land and lost a friend + money.
I asked an another very good friend to buy that same land for me and paid him 5000,= euro on his bank account.
He buys the land but went with the documents to a pawn shop and got a loan.
Later I have to buy the land for the 3e time back ( 450.000 SRP )
I love my friends in Sri Lanka.

In 2010 I married me Sri Lankan love, but we still didn't have a house to live.
I asked a friend of me in Europe for a loan to buy this property.
and promised to pay him back after I got the money from the still pending court case.
He paid the money from Europe to her bank account.
So we buy an another land with a house which is on here name registered.
All documents are correct and now issue what so ever.

Now my friend wants to have the money back after 5 years, so we decided to sell ower house to settle that matter.
Now the tricky part.

You have to ask permission from exchange control to transfer the money back to Europe.
So you come from one problem into an another one.
I still don't know how to get the money back to my friend.
We have all proof where the money came from because I always send money by bank to Sri Lanka and never bring cash money.

If somebody can help us with this bloody issue we will be very thank full.

I recommend to everybody in the world:
Never invest in Sri Lanka as a foreigner.

Moderated by Bhavna 5 months ago
Reason : Please recommend in the business directory or exchange the number through private messaging. Thanks
We invite you to read the forum code of conduct

Choosing the right business premises and business location is the key step in starting a new business.
The right location can be critical for attracting customers and employees, while the premises themselves can significantly influence productivity.
Legal considerations when choosing business premises
Foreigners can purchase land and property (from the ground up), as proposed by the 2017 budget. Previously land could only be leased up to 99 years and apartments purchased from the 4th floor and above only.
Sale of land to foreigners has been prohibited from the 2013 budget; however, this is likely to be removed from the 2017 budget allowing foreigners to purchase land. Previously the land could only be leased out for a max of 99 years. Foreigners or companies (with more than 50% foreign ownership) no longer need to pay the 15% land tax from 1st Jan 2016 (LAND (RESTRICTIONS ON ALIENATION) (AMENDMENT) – issued 2nd Sept 2016)
Anyone leasing out a property to a foreigner or local will need to pay a 1% stamp duty when the rent is collected.
VAT is payable at 15% if the lease is a VAT Registered person, other than on residential premises. Further, the sale of land & buildings other than residential premises will also be liable to VAT at 15% on the value.
The premises must have planning permission that allows them to be used for your type of business.
You must comply with building, fire, and health and safety regulations.
Stamp duty is payable on commercial leases and you are likely to be liable for business rates, though in rented premises these may be paid by the landlord.
You are responsible for the health and safety of employees and visitors.
You also need to provide a suitable working environment.
If you provide goods or services to the public, you must take reasonable steps to make your premises accessible.
You need to comply with the terms of any lease or license agreement.
For some businesses, you may require a license to operate or to sell certain products.
There may be restrictions on times when deliveries are allowed, noise and pollution levels, and how you or your customers dispose of waste
If a foreign resident wants to purchase a property, then the money will need to be channeled into the country via a special SIA (Securities Investment Account), held at a local bank. Once the property has been sold, the money can be taken out (plus any gains) via the same account in the currency that the money was deposited in. If you currently own a property where the money hasn’t been brought via an SIA account (e.g. inherited, bought while a citizen of Sri Lanka), then there’s an annual limit of $20,000 when taking the money out of the country. You could still take the money out at once if the source of the money can be proven to the bank and Central Bank (this whole process will take a few months to complete).
The government will allow $45,000 to be brought into the country without declaring the source (Budget 2017)
The budget of 2017 has proposed that foreigners be allowed to borrow money from local banks for the purchase of condominiums (up to 40%).

Moderated by Priscilla 4 weeks ago
Reason : please post in the housing section
We invite you to read the forum code of conduct
Anuruddha1987 :

<span>[Post under review]</span>

Hi Anuruddha1987,

The forum's code of conduct does not permit you to sell private property in the forum.

Suggest you read the site's code of conduct for you to see what can and cannot be posted.

Can I have your email address any other contact details please

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