Stamp Duty & Property Transfer Cost Calculator (Sri Lanka)
Work out stamp duty, notary fees, mortgage bond duty and the total cost of transferring land, a house, an apartment or a gift deed in Sri Lanka — instantly, in LKR.
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How stamp duty on property is calculated in Sri Lanka (2026)
When immovable property — land, a house or an apartment — changes hands in Sri Lanka, stamp duty is payable to the Provincial Council of the province where the property is located, before the deed is registered at the Land Registry. The buyer (transferee) customarily pays it, and it is calculated on the higher of the price on the deed or the market value assessed by the Provincial Department of Revenue — so declaring a low price on the deed does not reduce the duty.
Rates at a glance
- Deed of Transfer — 3% on the first Rs. 100,000 + 4% on the balance. Paid by the buyer.
- Deed of Gift — 3% on the first Rs. 50,000 + 2% on the balance. Paid by the recipient.
- Mortgage bond (housing loan) — Rs. 1 per Rs. 1,000 of the loan (0.1%). Paid by the borrower.
Worked example
Buying a house valued at Rs. 15,000,000: stamp duty is 3% × Rs. 100,000 = Rs. 3,000, plus 4% × Rs. 14,900,000 = Rs. 596,000 — a total of Rs. 599,000. Add a typical 1% notary fee (Rs. 150,000) and registration costs, and the real cost of the transfer is roughly 5% on top of the purchase price. Budget for this before you commit — it usually cannot be added to your housing loan.
The full cost of transferring property
Beyond stamp duty, buyers should budget for: the notary's fee for drafting and attesting the deed (commonly 1%–2%, negotiable), a title search going back at least 30 years, deed registration fees at the Land Registry, and — if you are borrowing — the bank's valuation report, mortgage bond preparation and its 0.1% stamp duty.
Disclaimer: This tool provides an estimate for general guidance only and is not legal or financial advice. Rates and procedures are set by Provincial Council statutes and may change. Always confirm with your notary and the relevant Provincial Department of Revenue.
Frequently Asked Questions
Who pays stamp duty when buying property in Sri Lanka?
By custom the buyer (transferee) pays the stamp duty on a Deed of Transfer, although the parties can agree otherwise in the deed. For a Deed of Gift, the donee (recipient) pays; if the donee is a minor, the donor may pay.
Is stamp duty charged on the deed price or the market value?
On whichever is higher. The Provincial Department of Revenue assesses the market value of the property, and duty is payable on that assessment even if a lower price is written on the deed. Under-declaring can lead to penalties.
How much is stamp duty on a property purchase in Sri Lanka?
3% on the first Rs. 100,000 of the property value and 4% on the balance, payable to the Provincial Council where the property is located, before the deed is registered at the Land Registry.
Is stamp duty lower for a gift deed?
Yes. A Deed of Gift attracts 3% on the first Rs. 50,000 and 2% on the balance — roughly half the rate of a purchase. Gifts between family members are common for this reason, but the property must still be valued and duty paid.
How is stamp duty paid?
For property transfers, duty is paid to the relevant Provincial Council through a prescribed bank (branches of People's Bank or Bank of Ceylon issue the payment certificate), and the certificate is attached to the deed before registration at the Land Registry.
Can foreigners buy land in Sri Lanka?
Outright transfer of freehold land to foreign nationals is restricted under the Land (Restrictions on Alienation) Act. Foreigners generally acquire property through long leases or condominium purchases above a specified floor level. Take legal advice before any such transaction.
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