Plan · Property
Buying property in Sri Lanka as a foreigner: land, condominiums and leases
Sri Lanka restricts foreign ownership of land, but foreigners can buy condominium apartments and lease land. Here is how the rules work in outline; always take advice from a Sri Lankan lawyer.
Updated October 2026
Freehold land
The Land (Restrictions on Alienation) Act No. 38 of 2014 prohibits the transfer of freehold land to foreign nationals and to companies with foreign shareholding above set limits, with exemptions, for example for some listed companies after later amendments. Do not use nominee arrangements to get round the law.
Condominium apartments
Apartments in registered condominium developments are treated differently from land, and foreign buyers can purchase them under conditions set out in the law. The conditions, including which floors qualify, have changed over time; your lawyer should confirm the current rules for the specific unit.
Leasing land
Foreigners can lease land, typically for up to 99 years. Lease taxes and conditions have been changed by successive budgets, so check the current rate and register the lease properly.
How to buy safely
Work with an independent Sri Lankan lawyer (attorney-at-law), check the title and the land registry records, make sure the developer has the necessary approvals from the Urban Development Authority and local authorities, and transfer money through official banking channels so the investment is documented.
Questions and answers
Can a foreigner own land in Sri Lanka?
Generally not as freehold; foreigners can buy condominium apartments under conditions and lease land.
How long can a foreigner lease land?
Typically up to 99 years, subject to current rules and taxes.
General information only, not legal, tax or financial advice. Check with a Sri Lankan attorney-at-law and the official authorities.