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Radical transparency
We share the full picture: land titles, joint-venture structures, projected returns, and risks. No surprises after the contract is signed.
Luxury villas in Sri Lanka Sri Lanka, reimagined in gold and glass.
Your trusted local partner for villa ownership, investment and custom builds across the island.
Buy a villa
Build your villa
Invest with us
Retire with us
Villa turnover
Our approach
Own a piece of paradise, structured for foreign investors through transparent joint-venture partnerships with Sri Lankan citizens.
Your journey starts here
Which path is yours?
Whether you want a home, a project or an investment, we handle the land, the law and the build, with one partner on the ground.
15+ properties
Finished & off-plan
Buy a Villa
Acquire a completed or off-plan villa through our transparent joint-venture ownership model. Full legal support included.
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From foundation
Custom design & build
Build Your Villa
Design and construct your holiday home, retirement villa or private residence with our partner architects and builders, and the whole process managed by us.
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8–14% yield
Capital partners
Invest With Us
Partner on villa development projects. Joint-venture structures designed for foreign capital with transparent returns and legal clarity.
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Visa guidance
Long-stay homes
Retire With Us
Retire in Sri Lanka with a purpose-built home. Single-level designs, accessible layouts and on-island support after you move.
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Why Sri Lanka, why now
The numbers speak for themselves.
Sri Lanka is at an inflection point. Tourism is recovering strongly, land values remain accessible, and the regulatory environment is opening to structured foreign investment.
2.1M+
Tourist arrivals (2025)
+245%
Tourism revenue growth
8%
Average rental yield
60%
Lower cost of living vs UK/EU
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Design
Architect-led villas blending local materials with contemporary form.
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Build
Partner architects, engineers and builders, with the whole process run by our own team.
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Invest
Structured JV ownership for foreign capital. Full legal clarity.
Building a home or a hospitality business?
The joint venture structure.
Whether you are building a private residence or a hospitality venture on the island, we are your partner from the ground up: local knowledge, operational expertise and a transparent financial structure designed for Sri Lanka.
51 / 49
Local-Foreign Ownership
Sri Lankan law requires a minimum 51% local shareholding for a company to hold freehold land title. The foreign partner holds 49%. The land is registered in the company name, not personally, giving the structure full legal standing under the Land (Restrictions on Alienation) Act.
Freehold
Land Held Under Company Name
The joint venture company acquires the land freehold. This is the only legally recognised route for a foreign national to benefit from freehold land ownership in Sri Lanka. The title is clean, registered, and protected by the company's shareholder agreement.
BOI
Regulatory Framework
Projects are structured in compliance with the Board of Investment of Sri Lanka (BOI) Act, the Companies Act No. 7 of 2007, and FIAC guidelines. Capital repatriation is facilitated through established Central Bank of Sri Lanka channels.
50 / 50
Long-Term Profit Sharing
Once the investor's principal is fully recovered, the venture transitions to a permanent 50/50 profit split, directly reflecting the underlying legal equity structure. Both partners grow together from that point forward.
The return structure
The simple 100% payback waterfall.
Most private investors funding a project abroad prefer simplicity over complex multi-tier formulas. This structure is designed to be exactly that: transparent, clean and fair to both sides.
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Operations First
All running costs are settled first: staff wages, maintenance, utilities, insurance, and the local partner's management fee.
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100% Sweep to Investor
100% of the remaining net cash flow flows directly to the foreign investor until the full principal is recovered.
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The Stop Trigger
The 100% sweep stops the exact day cumulative payouts equal the investor's original capital contribution.
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The Permanent Flip
From that moment, the deal flips permanently to a clean 50/50 split, reflecting the underlying legal equity held by both partners.
The full model, including worked examples, legal references and return projections, is explained on the joint venture page.
This is not financial advice. Consult a qualified financial professional before making any investment decision.
Founded by Keshan De Mel, a Sri Lankan who believed international buyers deserved a partner who understood both worlds.
What began as a single villa project in Kalutara is now a full-service platform: sourcing land, designing and building homes, and guiding investors through every stage of ownership.
He reads a villa the way a guest does, not just the way a developer does.
More than a decade of experience in luxury hospitality
- Heritance Hotels & Resorts
- Shangri-La Hotels & Resorts
- Anantara Hotels & Resorts
- Accor · FIFA World Cup Qatar
- RIU Hotels & Resorts
What we stand for
Company values.
These are not aspirations. They are the standards we hold ourselves to on every project, every day.
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Local depth
Our team has spent decades building relationships with landowners, architects, and local authorities across Sri Lanka. That access is yours.
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Long-term thinking
We are not transaction brokers. We stay involved from land search through design and build, because our reputation depends on what happens after the sale.
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Personal accountability
Every project is reviewed by our CEO personally. When you have a question, you reach a decision-maker, not a call centre.