FAQ

All the answers to your questions

Buying a villa abroad is an important decision. To support you with confidence, we have gathered here the answers to the most frequently asked questions about purchasing, construction, taxation, and rental management.

The Villas

Which villa models are available? +
Two villa models are offered:
– Signature Villa, with two en-suite bathrooms.
– Prestige Villa, with three en-suite bathrooms.
Each villa comes with a private pool, an indoor/outdoor living space, and refined finishes.

You also have the choice between two types of plots:
– A land with a view of the paddy, offering an exceptional setting with complete privacy.
– A land without a view, more accessible but still peaceful, well-oriented, and private.
These options allow you to create a project that perfectly matches your lifestyle and budget.
What is the size of each villa (land and interior)? +
The 2-bedroom model offers an interior area of approximately 150 m², while the 3-bedroom model spans 200 m² of interior area.
Regarding the plots:
– The lands with a paddy view have an area ranging between 500 and 530 m².
– The lands without a view are larger, ranging from 700 to 750 m².
Each villa is designed to optimize both indoor and outdoor spaces, featuring a private pool and a harmonious blend of comfort, privacy, and connection with nature.
Can I customize the floor plans and interior layouts? +
Yes, to a certain extent.
You can customize the interior layouts (colors, certain materials, furniture, etc.) according to your preferences.
Regarding the floor plans, they are optimized to comply with local regulations and ensure a good balance between aesthetics, functionality, and costs.
Minor adjustments are possible, subject to technical feasibility. Our team will assist you in reviewing any customization requests.
Do all the villas have a private pool? +
Yes, each villa comes with its own private pool, designed to harmoniously blend with the architecture and natural surroundings.
What materials are used in the construction? +
We use durable materials suited to the tropical climate:
– Bricks for excellent thermal insulation.
– High-quality cement.
– Locally sourced treated wood for decorative elements.
– High-quality aluminum or PVC for the joinery.
– Polished concrete for both interior and exterior floors.
Each material is selected for its durability, thermal comfort, and minimal maintenance requirements.
Will the villas be fully equipped and furnished? +
We offer two options to choose from:
– Unfurnished villa, delivered ready to move in, with all installations (fitted kitchen, bathrooms, air conditioning, lighting, etc.) but without furniture.
– Fully furnished villa, including all furniture, decoration, and equipment for immediate use or hassle-free rental.

Purchase & Process

What are the exact steps to buy an off-plan house? +
The purchase process takes place in several key, structured, and secure steps:

1. Selection of the villa and the plot
 You select the villa model (2 or 3 bedrooms), furnished or unfurnished, and the plot from the available lots (with or without a paddy view).

2. Sales contract and deposit
 Once your selection is confirmed, our local lawyer drafts a clear contract in accordance with Sri Lankan law. You pay a 10% deposit, which officially reserves your villa.

3. Administrative procedures
 You are assisted with all formalities: company formation (if purchasing through a structure), legal verifications, and obtaining land ownership documents.

4. Handover of official documents
 Once the deposit is received and the procedures completed, you will receive the documents confirming the mutual commitment.

5. Construction and staged payments
 Construction begins according to a defined schedule. You make payments in stages, at each verified major milestone (foundations, structural work, roofing, finishes, etc.).

6. Final delivery
 Your villa is handed over to you turnkey, furnished or unfurnished according to your choice. At this stage, you become the full owner.
What percentage do I need to pay to reserve my villa? +
To officially reserve your villa and secure the plot, a deposit of 10% of the total price is required. This payment guarantees that the selected villa will not be sold to any other buyer and allows us to initiate the preparation of the sales contract.
How is the payment structured (schedule, financial guarantees)? +
Payment is made in 5 to 6 installments after the deposit, based on the actual progress of the construction.
Can I purchase from abroad? +
You can purchase a villa from abroad without the need to travel physically in most cases.
The process has been designed to be simple, secure, and 100% achievable remotely:
All documents are drafted in English by our local lawyer specialized in real estate law.
Signing is done electronically, with full support at every step.
You will receive regular reports, photos, videos, and evidence of construction progress.
Payment is staggered according to the stages of construction, with supporting documentation provided at each step.
Please note: if you are not a Sri Lankan national, you may be required to visit Sri Lanka to open a local bank account, depending on your chosen purchase structure and whether you already bank with an international institution present in Sri Lanka (such as HSBC or Standard Chartered).
What are the additional fees (notary, lawyer, various taxes, etc.)? +
Approximately 7 to 8% of the price: lawyer fees (1.5–2%), registration taxes (~4%), and miscellaneous fees (1.5%).
What are the legal and administrative specifics for a foreigner wishing to buy property in Sri Lanka? +
Foreigners cannot purchase land in their own name in Sri Lanka. However, there is a fully legal and secure legal structure that allows compliant ownership: the creation of a local company (Limited Company) owned by the foreign buyer. This company acquires the land and signs the contract.
In our project, this process is fully overseen by our local lawyer, a member of the Sri Lankan Bar and specialized in real estate law.
To ensure the proper functioning of the company, a Sri Lankan director is appointed—often your own lawyer or a trusted representative—but you retain 100% of the economic and decision-making control.
This structure, used by the majority of foreign investors in Sri Lanka, ensures:
- full legal security of your acquisition,
- administrative transparency,
- a stable framework for reselling or transferring your property in the future.
You are supported at every step of the process—from company formation to contract signing and the handover of official documents.
What is a "leasehold" versus a "freehold" property in Sri Lanka? +
In Sri Lanka, there are two main types of land ownership:

1. Freehold : This is full ownership of the land, with no time limit. The owner has all rights to sell, bequeath, or use the property as they wish. It is the most sought-after form because it offers maximum legal security. All the plots we offer are freehold and can be legally acquired through a local company wholly owned by a foreigner.

2. Leasehold : This is a long-term lease, usually from 30 to 99 years, granted by the state or a private owner. You have the right to use the land for the duration of the lease, but you are not the full owner. At the end of the lease, the land reverts to the original owner unless renewed.

We work exclusively with freehold land to guarantee our clients a lasting, transferable acquisition without any time constraints.
Who drafts the contract? What is its international legal validity? +
The sales contract is drafted by our local lawyer, a member of the Sri Lankan Bar and specialized in land law. He ensures that every document complies with Sri Lankan laws, is written in English, and is fully understandable to foreign investors.
This contract has full international legal validity, notably because it is signed by all parties before a notary and supported by a solid legal structure (a local company legally owned by the buyer). All documents related to your property (title deed, contract, plans) can then be registered and translated if necessary in your home country to support your rights.
What documents will I receive upon signing the contract? +
Upon signing the contract, you will receive a complete file including:
- The sales contract signed by all parties (in English), drafted by our local lawyer.
- An official reservation certificate stating the amount of the deposit paid.
- The approved plans of your villa and the associated plot.
- A detailed payment schedule and key construction milestones.
Once the final payment is made, you will also receive the official property titles and all registered documents proving your full ownership of the property.
Is it possible to purchase a villa jointly (multiple buyers)? +
Yes, it is entirely possible to purchase a villa jointly.
In this case, you can create a local company whose shares are distributed among the different buyers according to your agreement. This structure clearly defines the rights and responsibilities of each party while ensuring shared ownership in complete security.
It's an ideal solution for friends, family members, or investors who wish to pool their purchase while maintaining a clear ownership distribution and flexibility for future management (resale, rental, transfer).

Construction & Timelines

Who exactly supervises the construction work on site? +
The construction site is supervised daily by our on-site team.
 Éric, our co-founder, has been a builder in France for over 20 years : he has an eye for spotting even the smallest defects and ensuring meticulous execution. Alongside Camille (Operations Manager) and Nicolas (Sales Manager), they take turns being present on-site to monitor progress.
We are also supported by a structural engineer, an MEP expert (plumbing, electricity, air conditioning), our architect, and a dedicated project manager.
Every stage is rigorously controlled to ensure adherence to timelines, construction quality, and the specifications you approved.
What is the delivery time for the villas? +
The average delivery time is 10 to 12 months from the start of construction.
This schedule includes all stages: earthworks, structural work, finishing, and landscaping.
We keep you informed every month about the progress of the work, with photos, technical reports, and an updated schedule.
Our on-site team ensures strict adherence to deadlines, with continuous supervision of the construction site.
How can I track the progress of the construction remotely? +
You receive a detailed monthly report including:
  • Photos of ongoing work
  • Completed and upcoming stages
  • Overall progress percentage
  • Comments from the technical team
You can also communicate directly with our team (via WhatsApp or email) to ask any questions.
Each major milestone is validated by an engineer and a project manager, with complete transparency on the status of the construction.
What insurance and guarantees are provided for the construction? +
We include in every contract:
  • A one-year builder's warranty covering the structure (foundations, walls, roof…) and finishes (paint, fixtures, joinery…).
  • Liability insurance covering the entire duration of the construction site.
Each stage is validated by our architect, structural engineer, and MEP manager.
You benefit from rigorous and documented supervision, with qualified and experienced professionals involved.
How can the final quality of the constructions be ensured? +
We implement rigorous quality control at every stage of the construction, carried out by :
  • Our architect, present from design through to delivery.
  • A structural engineer and an MEP expert
  • A dedicated on-site project manager, in constant communication with our teams
  • Éric, co-founder and builder in France, oversees the quality of materials and finishes with a professional eye.
Regular photo and video reports are sent to you to monitor progress, wherever you are.
Each villa undergoes a thorough inspection before handover.
Is it possible to visit the construction site during the build? +
Yes, absolutely. You are welcome to visit the construction site at any time during the build.
We arrange visits by appointment, supervised by our team.
It's also an opportunity to meet our local team, see the materials used, and witness the quality of workmanship firsthand.
For remote clients, we provide regular visual updates (photos and videos).

Invest in Sri Lanka

What is the expected gross/net rental yield? +
Depending on the type of plot (with or without a view), the chosen villa model, and occupancy rates, the expected gross rental yield ranges between 8% and 12% per year.
After deducting management fees, routine maintenance, and other expenses, the net yield generally falls between 6% and 9%, depending on whether you opt for full rental management.
These figures are based on real market data from Weligama, with rental periods of 8 to 10 months per year, at an average daily rate appropriate to the villas' level of quality.
In how many years will my investment be recouped? +
Most investors recoup their initial investment within 7 to 10 years, or even 5 to 6 years if the villa is carefully furnished and entrusted to our management partner to maximize rental returns.
What are the annual maintenance fees and charges? +
On average, €150 to €300 per month depending on the services chosen (garden, pool, cleaning, utilities, etc.). The local cost of living helps keep these expenses very reasonable.
How does taxation work in Sri Lanka for foreign investors? +
- 20% tax on rental income (after a 25% standard deduction)
- No property tax
- 10% Capital Gains Tax on net profits
- No inheritance tax for non-residents
What happens in the event of inheritance? Is my property transferable? +
Yes, your property is transferable in the event of inheritance.
Since the company holding the villa is a legal entity, the shares you own are considered transferable assets. In the event of death, your heirs can inherit these shares, in accordance with your will or the laws applicable in your country of residence.
This avoids legal complications: your relatives can either keep ownership of the villa or decide to sell it, all safely and legally. We recommend planning this transfer at the company's creation stage to simplify future procedures.
Can I sell easily? +
Since the property is held through a company (a common structure for foreigners in Sri Lanka), you simply sell the shares of this company to a new buyer. This streamlines the transaction without the need for cumbersome land transfer procedures.
Regarding value, the south of Sri Lanka, particularly around Weligama, has experienced strong growth in recent years, with annual capital appreciation typically ranging from 8% to 12%, depending on the location, villa quality, and rental demand.

Location & Lifestyle

What is the exact distance to the nearest beaches? +
The nearest beaches are just 7, 8, and 10 minutes away by car.
You can choose between wild coves, perfect surfing beaches, or stretches of sand ideal for swimming. A perfect balance between tranquility and quick access to the coast.
Why invest in the south rather than the east? +
The East of the country is just beginning to develop but still faces many daily challenges: weak electrical grid, unreliable water supply, poorly maintained roads, and very limited options for shopping, healthcare, or schooling.
In contrast, the South of Sri Lanka benefits from strong tourist appeal, modern amenities, and a well-managed environment for foreign investors.
It is a strategic choice for those seeking profitability, comfort, and peace of mind.
What types of activities (surfing, yoga, excursions…) are easily accessible? +
The plot is ideally located in the heart of a dynamic region between Weligama and Ahangama, offering easy access to a wide range of activities:
- Surf: Renowned spots nearby, perfect for beginners and experienced surfers alike.
- Padel: Padel courts available for rent in Ahangama.
- Yoga & Wellness: Numerous studios and wellness retreats offer daily classes or longer immersions.
- Beach Clubs & Restaurants: A selection of stylish beach clubs, cafés, and restaurants (local and Western) are just minutes away.
- Cycling & Nature Walks: The rice fields around the plot provide perfect paths for biking or walking in a peaceful, green environment.
- Excursions & Exploration: Scuba diving in Weligama or whale watching in Mirissa.
This setting offers a perfect balance of nature, leisure, comfort, and upscale tropical lifestyle.

Life in Sri Lanka

Is it easy to obtain a residential visa in Sri Lanka? +
Obtaining a residential visa in Sri Lanka is possible, but it depends on your profile and the type of visa requested.
The most common options for foreigners wishing to stay long-term are:
Retirement visa ("My Dream Home"): available from age 55, requiring a bank deposit and proof of monthly income.
Investor visa: for significant investment in a company or project approved by the Board of Investment (BOI).
Renewable long-stay visa (tourist or business): more flexible but does not grant permanent residence.
There is no automatic permanent residency program linked to property purchase. However, you can stay up to 9 months per year on a tourist visa, which is easily renewable.
We work with a specialized firm that can assist you with your procedures based on your situation.
What is the cost of living in Weligama? +
The cost of living in Weligama is 2 to 3 times lower than in Europe. It’s an ideal destination to enjoy a good quality of life at a lower cost.
Is there already an established expat community in the area? +
Yes, a significant expat community lives in Weligama and the surrounding areas (Ahangama, Midigama, Mirissa…). You will find many entrepreneurs, freelancers, families, and retirees, settled either year-round or seasonally.
Are there schools or services suitable for an expatriate family? +
Yes, the region hosts several international and alternative schools, notably in Galle, Ahangama, and Matara, offering English-language education based on British, Montessori, or holistic curricula.
English-speaking childcare, private healthcare services, extracurricular activities (surfing, yoga, arts…), and an active family community make the area a suitable and pleasant environment for expatriate families.

Rental Management

Do you offer a rental management service? +
A full rental management service is available through our local partner, who has over 10 years of experience managing villas in Sri Lanka.
You benefit from a turnkey support service:
– Rental of your villa on major platforms (Airbnb, Booking, etc.).
– 24/7 guest reception and customer service for travelers.
– Full villa maintenance (cleaning, upkeep, staff).
– Monthly reporting on income, expenses, and occupancy.
– No monthly advance payment; the commission is only deducted from the rental income generated.
The goal is simple: to make your villa profitable without any hassle, even from afar.
What is the commission rate for the rental management service? +
Our local partner charges a commission rate of 18% on your published rental rate. This comprehensive fee covers a wide range of services to ensure a seamless and profitable rental experience, including:
– Villa operation and maintenance
– Staff recruitment, training, and management
– Housekeeping and expense management
– 24/7 guest service
– Digital marketing strategy and distribution setup
– Channel manager and search engine optimization
– Pricing strategy, competitor, and market analysis
– Review management and financial reporting
– Legal and administrative support
– Interior design consultation
Note: Professional photo, video, and drone shoots are available for an additional fee.

Smart investing starts with the right answers

Any questions? We’re here to help.

1. What types of villas do you offer? ⌄
Two villa models are available :
– Signature Villa , with two en-suite bathrooms.
– Prestige Villa, with three en-suite bathrooms.
Each villa comes with a private pool, an indoor/outdoor living space, and refined finishes.
You also have the choice between two types of plots :
– A plot with a view over the rice fields, offering an exceptional setting
– A more accessible plot without a view, still offering tranquility, good orientation, and privacy.
These options allow you to create a project that perfectly suits your lifestyle and your budget.
2. Will the villas be fully equipped and furnished? ⌄
We offer two options to choose from :
– Unfurnished villa, delivered ready to move in, with all installations (fitted kitchen, bathrooms, air conditioning, lighting, etc.) but without furniture.
– Fully furnished villa, including all furniture, decoration, and equipment for immediate use or hassle-free rental.
3. What are the exact steps to buy an off-plan house? ⌄
The purchase process takes place in several key steps, all clearly structured and secure:
1. Selection of the villa and the plot
You choose the villa model (2 or 3 bedrooms) and the plot from the available lots (with or without a paddy view).
2. Sales contract and deposit
Once your selection is confirmed, our local lawyer drafts a clear contract in accordance with Sri Lankan law. You pay a 10% deposit, which officially secures your villa.
3. Administrative procedures
You will be guided through all formalities by a specialized lawyer: company setup (if purchasing through a structure), legal verifications, and acquisition of land ownership documents.
4. Official documents
Once the deposit is received and the procedures completed, you will receive the documents confirming the mutual commitment.
5. Construction begins and payments are made in installments
Construction starts according to a defined timeline. You make payments in stages, at each major milestone confirmed (foundations, structural work, roofing, finishing touches, etc.).
6. Final delivery
Your villa is handed over to you turnkey, furnished or unfurnished depending on your choice. 

4. Can I purchase from abroad? ⌄
You can purchase a villa from abroad without the need to travel physically in most cases.
The process has been designed to be simple, secure, and 100% achievable remotely:
All documents are drafted in English by our local lawyer specialized in real estate law.
Signing is done electronically, with full support at every step.
You will receive regular reports, photos, videos, and evidence of construction progress.
Payment is staggered according to the stages of construction, with supporting documentation provided at each step.
Please note: if you are not a Sri Lankan national, you may be required to visit Sri Lanka to open a local bank account, depending on your chosen purchase structure and whether you already bank with an international institution present in Sri Lanka (such as HSBC or Standard Chartered).

5. What are the delivery timelines for the villas?
 ⌄
The average delivery time is 10 to 12 months from the start of construction.
This timeline includes all stages: earthworks, structural work, finishing, and fittings.
We keep you informed each month on the progress of the construction, with photos, technical reports, and an updated schedule.
Our local team ensures strict adherence to deadlines, with continuous on-site supervision throughout the construction.

6. Do you offer a rental management service? ⌄
A full rental management service is available through our local partner, who has over 10 years of experience managing villas in Sri Lanka.
You benefit from a turnkey support service. :
– Rental of your villa on major platforms (Airbnb, Booking, etc.).
– 24/7 guest reception and customer service for travelers.
– Full villa maintenance (cleaning, upkeep, staff).
– Monthly reporting on income, expenses, and occupancy.
– No monthly advance payment the commission is only deducted from the rental income generated.
The goal is simple: to make your villa profitable without any hassle, even from afar.