Can a Foreign Citizen with Sri Lankan Ancestry Buy Land in Sri Lanka?
Under the Land (Restrictions on Alienation) Act No. 38 of 2014, foreigners are generally prohibited from purchasing freehold land in Sri Lanka. This applies even to individuals of Sri Lankan origin unless they hold Sri Lankan citizenship or dual citizenship.
A "citizen of Sri Lanka" under the Act refers to someone who:
- Acquired citizenship by descent (born to Sri Lankan parents)
- Registered as a citizen (e.g., through marriage or long-term residence)
- Was granted dual citizenship by the Sri Lankan government
If you do not meet one of these criteria, you are considered a foreigner for land ownership purposes.
Dual Citizenship: The Key to Land Ownership
If you are a dual citizen (holding both Sri Lankan and foreign citizenship), you are legally permitted to buy, inherit, lease, and transfer land in Sri Lanka without restriction. Dual citizens are treated as Sri Lankan citizens under land laws and are exempt from the ban on foreign ownership.
You can apply for dual citizenship through the Department of Immigration and Emigration, especially if you:
- Were born abroad to Sri Lankan parents
- Previously held Sri Lankan citizenship
- Have long-term ties to the country
What If I'm Only a Foreign Citizen with Sri Lankan Ancestry?
If you are only a foreign citizen, even with Sri Lankan ancestry, the law treats you as a foreigner, meaning:
- ❌ You cannot buy freehold land
- ✅ You can lease land (usually for up to 99 years)
- ✅ You can purchase apartments (condominiums on the 4th floor or above) under certain conditions
- ✅ You may inherit land in specific situations
Inheriting Land as a Foreigner: A Key Exception
Although buying freehold land is restricted, the law provides a specific exception for foreign citizens who inherit land from a Sri Lankan relative. A transfer by intestacy, gift, or testamentary disposition (i.e., through a will) to a next of kin (who is a foreigner) is not prohibited, provided it aligns with the applicable law of succession in Sri Lanka.
The Notary Public attesting such a transfer must certify in the attestation that the transferee is the next of kin of the landowner, as recognized by the applicable laws of succession.
If there's any doubt or dispute about:
- Who qualifies as the next of kin, or
- Which succession law applies,
then the Registrar of Lands is required to refer the matter to the appropriate District Court, which will make a determination via summary proceedings.
Can Foreigners Buy Apartments in Sri Lanka?
Yes. Foreigners, regardless of ancestry, may legally purchase condominium units, subject to these conditions:
- The apartment is on the 4th floor or above
- Payment is made via inward foreign remittance
- The building is approved by the UDA or Condominium Management Authority
Summary Table: Property Rights for Foreigners with Sri Lankan Roots
| Scenario | Can Buy Land? |
|---|---|
| Dual citizen (Sri Lankan + foreign) | ✅ Yes |
| Foreign citizen with Sri Lankan ancestry | ❌ No |
| Leasing land (foreign citizen) | ✅ Yes (up to 99 years) |
| Buying apartments (4th floor or above) | ✅ Yes |
| Inheriting land (foreign next of kin) | ✅ Yes (if certified by notary and in line with succession laws) |
While your Sri Lankan roots may hold sentimental and cultural value, legal ownership rights are strictly tied to your citizenship status.
If you aim to invest in land, reclaim family property, or maintain your heritage through land ownership, applying for dual citizenship is the most secure and practical step. For inheritance matters, particularly when involving foreign next of kin, it’s vital to work with a qualified legal professional to ensure compliance with succession laws and land transfer procedures in Sri Lanka.
