Galle Property

What are the taxes and acquisition costs when buying property in Sri Lanka?

November 11, 2025 By admin

Here is a concise FAQ regarding taxes for non-resident property owners in Sri Lanka, based on the provided document.

Please note that Kristall Spaces Lanka (Pvt) Ltd does not provide tax or legal advice. All prospective buyers of Sri Lankan property must consult an accountant or lawyer currently practicing in Sri Lanka. Furthermore, tax and property law is subject to ongoing legislative change, and online information can rapidly become outdated.

Getting Started: Buying Property

What do I need as a foreigner to buy and manage a property? Foreigners can purchase condominium apartments and obtain a freehold title. You must open an Inward Investment Account (IIA) in Sri Lanka. This account is used to bring in funds for the purchase and to take out any rental profits or proceeds from a future sale.

What taxes are due when I buy an apartment? When purchasing a property, you will face several costs:

Stamp Duty: A one-time tax calculated as 3% on the first LKR 100,000 of the property’s value and 4% on the remaining value.
Value Added Tax (VAT): While not applicable on resale by an individual, all new apartment sales by a developer are subject to VAT at 18%.
Social Security Contribution Levy (SSCL): A 2.5% tax on the developer’s “liable turnover”. Developers typically pass this cost to the buyer, and it is often paid with each stage payment. This depends on your Sales and Purchase Agreement (SPA).
Legal Fees: These are not a tax but a cost. Market convention is typically 1% to 3% of the property’s declared value, but this is negotiable.

Taxes on Rental Income

Do I need to register for tax if I rent out my property? Yes. As a non-resident earning rental income in Sri Lanka, you must register with the Inland Revenue Department (IRD), obtain a Taxpayer Identification Number (TIN), and file an annual Income Tax Return.

What taxes apply to my rental income? There is a multi-stage tax process for your rental income:

Withholding Tax (WHT): The hotel operator who manages your apartment will deduct 14% WHT from the net rental income they pay to you. This is an advance payment toward your final income tax, not a final tax.
Income Tax: Your net rental income is subject to Sri Lanka’s progressive income tax rates. The 14% WHT already paid will be credited against your final calculated tax.
Remittance Tax: If you transfer your net profits (after income tax) out of Sri Lanka, those funds are subject to a final 14% Remittance Tax, which is usually deducted by the bank. This tax does not apply when you remit your initial capital investment.
Indirect Taxes (VAT & TDL): The hotel operator handles an 18% VAT and a 0.5%-1% Tourism Development Levy (TDL) on the gross revenue from tourists. You do not have a direct compliance duty for these, but they reduce the total revenue pool before your share is calculated.

How is my annual income tax liability calculated? The calculation follows these steps:

Start with Gross Assessable Rental Income: This is the total net income paid to you by the operator during the financial year (April 1st to March 31st).

Subtract Allowable Deductions: Your main deductions are:

Capital Allowances: You can deduct 5% per year of the building’s acquisition cost (on a straight-line basis) for 20 years.
Municipal Rates: The annual property taxes you pay are deductible.
Other Direct Expenses: Costs like Sri Lankan tax advisory fees may also be deductible.

Calculate Taxable Income: This is your Gross Assessable Income minus your total deductions.

Note: As a non-resident non-citizen, you are not eligible for the LKR 1,800,000 Personal Relief. Your income is taxed from the first Rupee.

Apply Progressive Tax Rates (for Y/A 2025/2026):

First LKR 1,000,000 @ 6%
Next LKR 500,000 @ 18%
Next LKR 500,000 @ 24%
Next LKR 500,000 @ 30%
On the balance @ 36%

Final Reconciliation: Subtract the 14% WHT credit (from step 1) from your calculated tax bill to determine if you owe additional tax or are due a refund.

What are my annual compliance obligations? Your primary duties are to file an annual income tax return by the deadline (typically November 30th) and pay any balance tax due. You must also declare this income in your home country. Sri Lanka has the primary right to tax income from property located there. Your home country will typically provide a Foreign Tax Credit (FTC) to prevent double taxation.

Selling or Gifting the Property

What taxes apply if I sell my property?

Capital Gains Tax (CGT): If you sell for a profit, the gain is subject to CGT. For an individual, the rate is 10% on the gain (calculated as Selling Price minus Acquisition Cost). An announced increase to 15% has no set implementation date.
VAT on Sale: VAT does not apply when an individual resells a residential property.

What about gifting or inheriting the property? Sri Lanka does not currently have a specific gift or inheritance tax, although such taxes have been proposed. A stamp duty is applicable on the value of a gifted property.

Other Considerations

Are there other ongoing liabilities I should know about? Yes, the main ones are:

Annual Municipal Rates: A direct property tax you are responsible for paying.
Remittance Tax: The 14% tax on any profits you send out of Sri Lanka.
Contractual Liability: Under the Hospitality Service Agreement, if your personal use of the apartment exceeds 90 days in a financial year, 50% of the liability for certain uninsured damages may shift to you.

Is this investment considered a “business”? No. For tax purposes, this is classified as passive rental income from an investment in immovable property. While you must register for tax and file returns, it is not considered a commercial activity that requires a separate business license.

Please contact us today if you require further information.

Filed Under: All Suite Resorts, Expat rules, Galle Property, Tax & legal advice

Sri Lanka’s economy grew by 5% in 2024

March 20, 2025 By admin

Sri Lanka’s economy experienced a growth of 5% last year, according to official data released on Tuesday, surpassing expectations and indicating a robust recovery from the nation’s most severe financial crisis in many years.

The Census and Statistics Department reported that the economy expanded by 5.4% in the fourth quarter.

The International Monetary Fund projected that Sri Lanka’s economy would experience a growth rate of 4.5% in 2024.

In 2024, Sri Lanka’s agricultural sector saw an increase of 8.3% compared to the previous year, while industrial production surged by 25.5%, and the services sector grew by an impressive 57.5%.

Faced with a significant shortage of dollars, the economy experienced a dramatic decline in 2022, contracting by 7.3% as it struggled with rampant inflation, a sharply depreciated currency, and an unprecedented default on foreign debt.

In 2023, the economy further contracted by 2.3%.

However, it experienced a more robust recovery than anticipated last year, as the initiatives introduced through a $2.9 billion four-year bailout from the IMF, obtained in March 2023, began to yield positive results.

“Growth is significantly higher than any forecasts,” Raynal Wickremeratne, co-head of research at Softlogic Stockbrokers, said, adding Sri Lanka’s recovery has been swifter than expected.

“We hope tax collection and other measures remain steady… but government projections of 5% (growth) will be harder to reach this year, but not outside of the realm of possibility,” Wickremeratne said.

The island nation also completed a $25 billion debt rework with bondholders and bilateral creditors including Japan, India and China, last December.

Sri Lanka has posted a remarkable recovery from the crisis, the IMF said earlier this month, while approving the fourth tranche of $334 million under the programme.

The International Monetary Fund (IMF) announced earlier this month that Sri Lanka has made significant progress in recovering from the crisis, as it approved the fourth installment of $334 million under the program.

Filed Under: Colombo, Galle Property, Sri Lanka economy, Sri Lanka real estate, Sri Lanka tourism

Luxury 2 bed apartment for sale near Talpe

December 12, 2024 By admin

Kristall Spaces is offering a recently completed 2 bedroom apartment right on Dalawella Beach priced at $650,000 with a large internal floor space (104m² + terrace 23m²) and a high end furniture pack.

2 bedroom apartment | 1,358 square feet | USD 650,000.

A collection of 42 beachfront residences, each designed to maximise uninterrupted views of the ocean. In addition to breathtaking ocean vistas, owners are welcomed by an Italian Camagni open-plan kitchen and a spacious living area that functions as the central hub of each residence.

The property features impressive double-glazed aluminum windows, standing 10 feet tall and sourced from Saint Gobain France, complemented by expansive terraces measuring 6.5 feet in width, all encased in glass. This design not only affords breathtaking views of the Indian Ocean but also creates an exceptional outdoor living area ideal for enjoying the magnificent surroundings.

Rental management and hospitality services provided by Radisson Collection Resort Galle. The residences feature two distinct entrances, effectively partitioning the space into two independent units to enhance rental income for participants in the residential rental program. Additionally, there is direct access to one of Sri Lanka’s premier beaches, offering the opportunity to swim right in front of the apartment.

https://youtu.be/oV5fwxKra4c

Luxury 2 bed apartment for sale Talpe – Kristall Spaces (https://youtu.be/oV5fwxKra4c)

INTERIOR SPECIFICATIONS

Gardenia Orchidea Italian Porcelain Tiles
Wranovsky crystal hand-blown chandelier in dining area
Italian Camagni kitchens with built-in Electrolux appliances
Hitachi Mini VRV A/C ceiling system
Lutron lighting system
Floor-to-ceiling 10ft high double-glazed windows from Saint Gobain (France)
Imported wardrobes and vanities with LED lighting
Glass covered rain showers Villeroy & Boch
Hansgrohe, Duravit bathroom fittings and fixtures
Wrap-around glass covered terraces
Aviator ceiling fans in all bedrooms
Geesa bathroom accessories
Allocated parking space for 1 car in secured parking building

Contact today: Branson Atterbury, Marketing Director on branson.atterbury@kristall-spaces.com or via WhatsApp +94776232924 (LK) or +447715636568 (UK).

Filed Under: Galle Property, Talpe

IMF predicts 5% GDP growth & other investment factors

June 15, 2024 By admin

Unlike in other countries where foreign nationals are generally confined to leasehold properties for a maximum of 99 years, Sri Lanka offers a distinctive benefit by allowing them to acquire condominium properties as freehold properties.

With its diverse geographical landscape, Sri Lanka is an attractive destination for real estate investment.

The country offers stable and enjoyable weather, an affordable cost of living, and the welcoming nature of its amiable people, along with reliable air transportation, making it an ideal location for living and holidays.

Investment highlights:

The IMF predicts the Sri Lankan economy will be growing by 5% in 2027.

The Port City special enterprise zone www.portcitycolombo.lk will have significant impact on the economy becoming the leading residential, retail, and business hub in South Asia.

Sri Lanka Tourism Development Authority (SLTDA): prior to 2019, the Southern Coast around Galle maintained a steady hotel occupancy rate of over 70%.

Buyers are more inclined to invest in units affiliated with reputable brands like Kristall Spaces, as they offer superior build quality, services and potential rental income, thus facilitating the sale of the units.

Beachfront real estate prices have risen by over 80% in some prime beachfront locations over the past 5 years.

In the next 5 years, we expect an apartment costing USD285,755 to increase in value to 460,211 based on 10% capital growth per annum – that is USD174,456 increase or over 60% in 5 years.

Maintenance services charges may vary from $0.15 to $0.25 per square foot but USD 115 per month for a 1-bedroom unit can be expected in prime locations.

According to the latest report from Forbes magazine, Sri Lanka has been identified as the fourth top choice for solo travelers in 2024, overtaking countries such as Jordan, Thailand, and Indonesia.

Despite enduring significant setbacks during the Covid pandemic of 2020 and 2021, as well as political unrest and economic challenges in 2022, Sri Lanka’s tourism sector has demonstrated remarkable resilience, experiencing a swift resurgence.

Strategic importance of Sri Lanka: the Indian Ocean serves as a maritime trading corridor and is a significant source of maritime economic resources with nearly two thirds of the world’s oil being transported through here.

Consequently, the area has become crucial for the energy, food and national security of many nations making Sri Lanka’s location important.

As interest rates fall, more investors will explore alternative investment avenues, with a particular focus on real estate and this will drive up the demand for luxury properties in the near future.

Filed Under: Colombo, Galle Property, Negombo, Sri Lanka economy, Sri Lanka real estate, Sri Lanka tourism, Tangalle, Weligama apartments

Sri Lanka: new Investor Visa for property buyers

June 3, 2024 By admin

This new initiative for buyers outside Sri Lanka interested in buying condominium units (holiday apartments) started on 1 June 2024.

The Investor Visa program ensures a simplified and efficient procedure for non-Sri Lankans looking to invest in the country’s fast-growing real estate market allowing visa applications to be handled entirely online, making it easier for potential investors.

A notable feature of the new process is that foreigners staying in Sri Lanka will no longer have to exit the country to apply for a visa.

This notable improvement is expected to draw in additional investors to support Sri Lanka’s economic progress and flourishing construction and property development industry.

Applicants must provide:

1. Confirmation from a bank regarding the deposit of foreign currency into an IIA account.

2. A statement from the investor specifying the purpose of the investment, whether to purchase a unit or units from a condominium development project in the country.

For investments exceeding USD 100,000, applicants will receive an immediate 5-year visa, which can be renewed.

Investments over USD 200,000 will be eligible for a 10-year renewable visa, both necessitating a maximum of five days for ministerial approval.

By opening its doors wider to international investors, Sri Lanka is not only improving its economic prospects but also laying the foundation for sustainable growth in its property development sector.

In addition to the direct and obvious benefits mentioned earlier, foreign investments in real estate have been proven to generate multiple streams of both short and long-term inflows.

The nature of investing in Real Estate is characterized by long-term commitments and substantial investments, which in turn contribute to the country’s overall development.

Filed Under: Colombo, Expat rules, Galle Property, Kandy real estate, Negombo, Sri Lanka economy, Sri Lanka real estate, Sri Lanka tourism, Tangalle, Wadduwa, Weligama apartments

Galle plans for tourism hub

May 5, 2024 By admin

The Ministry of Ports, Shipping, and Aviation announced on Thursday its ambitious plans to transform the Port of Galle into a bustling tourist destination.

Minister Nimal Siripala de Silva is spearheading the proposal, which aims to enhance the port’s infrastructure and address environmental and wildlife conservation concerns.

The proposed construction includes the establishment of two backwaters, one measuring 850m and the other 150m.

Additionally, the harbor basin will be dredged to a depth of 12.05m, and a new passenger terminal will be built.

During the meeting, it was recommended that the Wildlife Department submit an Environmental Impact Assessment Report within a week to address environmental issues and support the development project at the Port of Galle.

Furthermore, Minister Pavithra Wanniarachchi instructed the Sri Lanka Ports Authority (SLPA) officials to solicit Requests of Interest from local and foreign investors interested in participating in the development initiative based on the aforementioned report.

The Ministry has stressed that SLPA will allocate a total of USD 200 million for the development project at the Port of Galle.

Filed Under: Galle Property, Sri Lanka tourism

Plan to attract 2.5 million tourists in 2024

February 17, 2024 By admin

While on a tour of tourist destinations along Sri Lanka’s south coast, President Ranil Wickremesinghe engaged with local business owners, foreign visitors, and domestic tourists to gather feedback on the government’s initiatives to revitalize the tourism industry and attract high-spending travelers.

Through these conversations in Galle, Unawatuna, Tangalle, and other locations, the President assessed firsthand how infrastructure upgrades and innovative promotion campaigns have impacted tourism operations.

He also solicited ideas from stakeholders on further enhancing facilities and marketing strategies to build on the sector’s post-pandemic recovery momentum.

By actively listening to perspectives from across the tourism landscape, President Wickremesinghe aimed to shape policies that will help Sri Lanka surpass its pre-Covid visitor numbers and realize the goal of attracting 2.5 million tourists annually by 2024.

Source article https://colombogazette.com/2024/02/17/president-holds-talks-with-tourists-in-galle-and-unawatuna/

Filed Under: Galle Property, Sri Lanka real estate, Sri Lanka tourism

Sri Lanka property is on the move

February 17, 2024 By admin

Sri Lanka, Asia’s oldest democracy, is undertaking major infrastructure projects that are improving connectivity and reshaping the skylines of its major cities.

Once a key port on the ancient Silk Road owing to its strategic location off India’s coast, the teardrop island nation is focused on reestablishing itself as a vital player on the modern maritime route connecting Asia, Africa, Europe and beyond.

Tourism is rapidly increasing as a result.

The former British colony, known as Ceylon until it became a republic and changed its name to Sri Lanka in 1972, gained independence in 1948.

Today, the per capita incomes of the island nation’s 21 million residents rank among the highest in South Asia.

Steeped in ancient Buddhist and Hindu culture, Sri Lanka packs diverse attractions into a small space, including eight UNESCO World Heritage Sites, more than a dozen national parks, virgin rainforests, and lush tea gardens.

Trekkers are rewarded with exotic birds, rare orchids, and temple ruins while navigating sacred mountains.

Underwater divers can explore coral gardens and old shipwrecks, while beaches offer experiences for sunbathers, snorkelers and surfers.

High-end real estate in Colombo and surrounding areas is fueled by growing international demand, with additional luxury projects in the pipeline.

Galle, a two-hour drive southwest of Colombo, is a popular coastal vacation home spot for foreign investors.

Originally built by the Portuguese and later fortified by the Dutch in the late 16th century, Galle still has some surviving Dutch-era buildings.

Sri Lankan architecture reflects Buddhist, Indian, East Asian and Western influences.

Architect Geoffrey Bawa spearheaded the Tropical Modernism movement starting in the 1960s, adapting the minimalist International Style to the tropical climate.

His work included private residences as well as universities, religious buildings and the Sri Lankan Parliament.

Filed Under: Colombo, Galle Property, Sri Lanka real estate

Your dream home in Galle

February 2, 2024 By admin

Galle’s complex history as a trading port makes it a must-see destination in Sri Lanka. Founded by the Portuguese in the 16th century, this fortified city on the southwest coast later fell under Dutch rule and saw expansion.

With the British takeover and rivalry between European powers like the French, English, Danish, Spanish, and Portuguese in the 17th century, Galle changed hands frequently. This diverse past created a fascinating architectural blend of styles and influences, making the city an ideal place to soak in Sri Lanka’s rich cultural legacy.

The UNESCO World Heritage Site of Galle’s Old Town and fort offers delightful exploration on foot. Strolling along the fort’s thick ramparts provides unobstructed ocean and harbor views, glimpses of the old prison, the Galle Lighthouse on the fort’s southeastern tip, and the 18th-century Dutch Reformed Church.

Galle offers a relaxed atmosphere perfect for strolling and soaking in the sights. Dozens of charming restaurants, cozy cafes, and shady spots provide places to dine and drink. Poonie’s Kitchen, tucked in a traditional Dutch-style courtyard house, is a peaceful haven with Western fare made from Sri Lanka’s freshest ingredients. Fortaleza Restaurant, located in a boutique hotel on Church Cross Street, is another gem. With a lovely veranda and bar overlooking a central courtyard, the restaurant features original walls over 200 years old. Fortaleza is known for delicious fresh seafood and signature table barbecues.

We also suggest visiting the fort in the late afternoon with a third-generation resident as your guide. Brimming with local history and anecdotes that breathe life into this historic place, they can help you discover what it’s truly like to live within these ancient walls. Your guide can even lead you to a wonderful hidden art-and-crafts shop tucked away in this storied locale.

In this workshop, you will learn about the history and cultural significance of mask making in Sri Lanka before creating your own mask using traditional, sustainable materials like recycled paper, treacle, cinnamon, clay, broken tiles, beeswax, and cow dung.

Beyond Galle’s famous fort, the surrounding countryside offers many enticing activities. Visitors can explore the region’s scenic landscape of rice paddies, villages, spice plantations – especially cinnamon – and low-altitude tea estates. To fully experience the area, travelers can venture off the beaten path by boat or bicycle, gaining an intimate glimpse into rural life.

The historic Galle International Stadium is a must-see destination for cricket fans. Originally built as a racecourse by British colonials, this picturesque ground overlooking the ocean has hosted many memorable cricket matches since 1998.

The beaches near Galle feature palm-lined shores and turquoise waters perfect for relaxation. We visited Wijaya Beach, where we relaxed with fresh coconuts in the tranquil setting. For visitors interested in surfing, private lessons can be arranged. The coast offers abundant seafood, including prawns, mahi-mahi, seer, tuna, and cuttlefish. Outside the city walls, locals barter for the freshest catch at seaside fish stalls.

Filed Under: Galle Property