Many Sri Lankans abroad dream of buying a home or land back in Sri Lanka. The rules depend on whether you're a Sri Lankan citizen, a dual citizen or a foreign national, and the checks you make before paying matter more than anything. This page gives a plain overview; always take advice from a qualified Sri Lankan lawyer.
Quick answers
- Sri Lankan citizens and dual citizens can buy land and property without the restrictions typically applicable to foreign buyers (see below).
- Foreign nationals generally can't buy freehold land, but can lease it (up to 99 years) and can buy apartments in condominium buildings on the fourth floor or above, paid for from abroad.
- Before you pay anything, have a lawyer check the title deeds and the land registry.
If you're no longer a Sri Lankan citizen
Under the 2014 land law, land can't be transferred to foreigners, but there are important exceptions: dual citizens are treated as citizens, foreigners can buy condominium apartments on or above the fourth floor if paid in full through an inward foreign remittance, and land can be leased to foreigners for up to 99 years (lease taxes may apply). Rules and taxes have changed over time, so confirm the current position with a lawyer.
Worth knowing
- If you qualify, getting dual citizenship before you buy can make buying land much simpler. See our dual citizenship guide.
Checks before you buy
- Use your own lawyer (notary), not the seller's or the agent's.
- Check the title at the Land Registry: the chain of deeds going back many years, and any mortgages or disputes.
- Check the survey plan and visit the land (or have someone you trust visit) to confirm boundaries and access.
- Check approvals with the local council for buildings and planning.
- Pay through the bank, never in cash, and keep records of where the money came from.
Watch out for common scams
- Forged deeds and people selling land they don't own are known problems. Never rely only on photocopies of deeds.
- Be careful with 'deals' that must be paid quickly or in cash.
Buying from abroad
If you can't be in Sri Lanka, you can give a trusted person a power of attorney to act for you; see our Documents from abroad guide. Keep it limited to the specific purchase. Sending the purchase money through formal banking channels also creates a clear record, which matters for foreigners buying apartments and for any future sale.