Invest With Us
Capital that grows with the island.
Join the Sri Lanka property market as a capital partner. Structured JV ownership, transparent returns, and a local team that handles everything on the ground.
- Gross yields, tourism corridors
- 8–14%
- Joint venture split
- 51 / 49
- Investment sectors
- 6
- From capital to returns
- 5 steps
Photo: Praveen Maleesha / Unsplash
How ownership works
Structured for foreign capital.
The Joint Venture Company model is the established, legally recognised path for foreign investment in Sri Lankan real estate. We have structured multiple such arrangements and know every detail of the process.
Joint Venture Company
A private limited company is formed between the foreign investor and a Sri Lankan citizen. Shareholding and profit distribution are defined in the shareholder agreement.
Shareholder Agreement
Your rights, capital protection, return structure, and exit terms are legally codified. Reviewed by independent legal counsel of your choosing.
Capital Repatriation
Profits and capital can be repatriated through Sri Lanka's established investment channels. We guide you through the BOI and Central Bank processes.
Legal Framework
Structured under Sri Lankan company law with BOI registration where applicable. Foreign Investment Advisory Committee (FIAC) guidelines followed throughout.
Market data
The investment case.
Tourism is recovering strongly, land remains well below comparable markets, and established corridors already deliver strong gross yields.
2.1M
Tourist Arrivals (2024)
14%
Peak Gross Rental Yield
$3.2B
Tourism Revenue (USD)
85%
Avg Peak Season Occupancy
Why Sri Lanka, why now
Six reasons the timing works.
- Land prices remain 60–80% below comparable markets in Thailand, Bali, and Portugal
- Tourism arrivals recovering to pre-2019 levels and projected to exceed them by 2026
- Government actively courting foreign investment through BOI incentives
- Rental yields of 8–14% gross in established tourism corridors
- USD-denominated transactions protect against LKR currency fluctuation
- Early-mover advantage: East Coast and Hill Country still significantly undervalued
Investment landscape
Six sectors. One island.
Real estate is the entry point, but Sri Lanka's opportunity spans wellness, heritage, agriculture and eco-tourism. The island is at an inflection point.
Active · The core opportunity
Luxury Villas
Luxury villa development. 8–14% gross yields. Established legal framework. Our primary focus.
Active · The boutique boom
Boutique Hotels
Sri Lanka's tourism market is shifting from mass-market to experience-led. Small boutique hotels (8–20 rooms) in heritage buildings or scenic locations command premium rates.
Emerging · The wellness wave
Wellness & Retreat
Ayurveda is Sri Lanka's 2,500-year-old gift to the world. Wellness tourism is the fastest-growing segment globally. Retreat centres, Ayurvedic spas, and yoga resorts are in severe undersupply.
Emerging · Nature as the product
Eco & Adventure
Whale watching, leopard safaris, surfing, diving, hiking. Sri Lanka's biodiversity is extraordinary. Eco-lodges and adventure tourism infrastructure is years behind demand.
Niche · Colonial gems
Heritage Restoration
Dutch and British colonial buildings in Galle Fort, Colombo, and Jaffna are being restored into boutique hotels and private residences. Unique assets with strong capital appreciation.
Long-term · Land with a legacy
Agri & Plantation
Tea, cinnamon, rubber, and spice plantations. Sri Lanka produces some of the world's finest agricultural products. Plantation estates offer land banking with productive income.
The timing argument
Why now matters.
Post-crisis pricing, government incentives and new infrastructure are lining up at the same time.
01
Post-Crisis Recovery
Sri Lanka's 2022 economic crisis suppressed land prices. The recovery is underway. Investors who entered in 2023-2024 are already seeing 20-35% capital appreciation.
02
Government Incentives
BOI-registered projects receive tax holidays of 5–10 years, import duty exemptions on construction materials, and streamlined approvals. The government actively courts foreign capital.
03
Infrastructure Investment
New expressways, Colombo Port City, Mattala Airport expansion, and a new international terminal at BIA. The physical infrastructure for a tourism boom is being built now.
04
Digital Nomad Visa
Sri Lanka launched a Digital Nomad Visa in 2024. Remote workers are arriving in numbers, creating demand for long-stay accommodation and co-working spaces.
Sri Lanka vs comparable markets
Lower entry, higher yield.
Maldives is lease-only for foreigners, so it is not shown.
All figures relative to a Sri Lanka baseline. Land and build costs are indicative averages for comparable luxury segments.
Process timeline
From capital to returns.
Independent legal review comes before structuring, and you receive regular progress reports throughout the build.
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Enquiry & Discovery
Initial call with Keshan. We understand your investment goals, risk profile, and timeline.
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Legal & Land Due Diligence
Independent legal review of the project, title deeds, and JV structure. Full transparency.
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Structuring
JV company formation, shareholder agreement, and BOI registration where applicable.
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Design & Build
Our partner architects and builders deliver the project under our management. You receive regular progress reports.
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Returns
Once the villa is operating, rental income flows to you per the shareholder agreement.
* Charges applicable.
Investor questions
Before you commit capital.
Ownership, protection, repatriation, tax and timelines: the questions every investor asks first.
Foreigners cannot hold direct freehold title in Sri Lanka. The established route is a Joint Venture Company structure with a Sri Lankan citizen partner, governed by a shareholder agreement. This is the legal, transparent, and widely used model.
Your shareholding, capital contribution, profit entitlement, and exit terms are all defined in a legally binding shareholder agreement, reviewed by independent counsel. The company holds the property title, and your shares represent your ownership interest.
Yes. Repatriation of investment returns and capital is possible through Sri Lanka's established channels, including BOI-approved structures. We guide you through the Central Bank and BOI processes. Tax treaties between Sri Lanka and many countries also apply.
Rental income is subject to Sri Lankan income tax. Capital gains on property are subject to Capital Gains Tax. The specific rates depend on the holding structure and holding period. We strongly recommend independent tax advice from a Sri Lankan-qualified accountant.
From initial enquiry to JV company formation: 4–8 weeks. From groundbreaking to handover: 12–18 months for a standard villa. Rental income typically begins within 3 months of handover.
We typically work with investments from USD 500,000 upwards. Smaller investments are considered on a project-by-project basis. Contact us to discuss your specific situation.
Begin the conversation
Request the investor pack.
Our investor documentation covers the full legal structure, past project returns, current opportunities, and market data. Complete the form to receive it directly.
- Full legal structure and shareholder agreement outline
- Current opportunities and market data
- A personal follow-up within 24 hours
Investor pack on its way.
Keshan will follow up personally within 24 hours.