Tools
What it truly costs
Most published prices in Sri Lanka are headline prices. This calculator works out what actually leaves your account, for each buying route. Nothing you type here is sent anywhere.
Currency
| Item | Basis | Amount |
|---|---|---|
| Purchase price | As agreed | US$200,000 |
| Stamp duty | 3% on the first LKR 100,000, 4% on the balance | US$7,997 |
| VAT | 18% — new builds from a registered developer only | US$36,000 |
| SSCL | Social Security Contribution Levy, 2.5% — new builds only | US$5,000 |
| Legal and notary fees | Estimated at 2%; typically 1–3% | US$4,000 |
| All-in total | 26.5% above the headline price | US$252,997 |
All-in total US$252,997, new build, from a developer, 26.5% above the headline price.
Same lifestyle, different bill: a new build from a developer comes to US$252,997 all-in, a comparable resale to US$211,997. The difference is US$41,000 — a resale carries no VAT and no SSCL. No brochure will show you this arithmetic.
Figures indicative, as at mid-2026; your lawyer confirms the exact costs for your transaction before you commit. Conversions use an indicative rate of 1 USD = 300 LKR and 0.79 GBP, set at build time — not a live rate. Legal fees are shown at 2%, the midpoint of a typical 1–3%. Property values and any income from property can fall as well as rise. Nothing here is financial, legal or tax advice.
Why the route matters more than the price
A brand-new apartment bought from a registered developer carries VAT at 18% and SSCL at 2.5% on top of stamp duty and legal fees. A resale on the secondary market pays neither. On a US$200,000 apartment that is roughly US$41,000 of difference for the same lifestyle.
This is why an honest adviser will often show you resale stock that developer marketing never mentions. The full arithmetic, and the traps around it, are in chapter 3 of the buyer’s guide.