Here’s a practical, compact guide to modern apartment living in Sri Lanka — what to expect, where to look, costs/ownership rules, and tips for renting or buying (useful whether you’re moving there, investing, or planning visits).

Quick summary

• Major centres with modern apartments: Colombo (primary), suburbs of Colombo (Rajagiriya, Battaramulla), Galle, Negombo, Kandy, and some coastal/resort towns.
• Apartments range from modest 1–2 bedroom units to high-end serviced condos with pools, gyms and 24/7 security.
• Foreigners can buy condominium units (subject to inward remittance rules and other formalities) but not freehold land; long leases and company/BOI structures are common alternatives. (FJGDesaram.com)

Where to look (by lifestyle)

• Colombo city centre (Colombo 1–7, Cinnamon Gardens, Kollupitiya): convenient for businesses, embassies, restaurants, nightlife and international schools; higher prices.
• Colombo suburbs (Rajagiriya, Battaramulla, Nugegoda): popular with families, newer developments, easier parking, good schools and government/office access.
• Coastal cities (Galle Fort, Mount Lavinia, Negombo): beach access, slower pace; good for holiday homes and rentals.
• Hill/cultural cities (Kandy, Nuwara Eliya vicinity): cooler climate but fewer high-rise options.

Typical apartment types & features

• Low-cost/standard: 1–2 bed, limited amenities, usually partly furnished.
• Mid-range: 2–3 bed, full kitchens, parking, generator/inverter, water-tank system, security.
• Luxury/serviced condos: concierge, pool, gym, covered parking, backup power, compound security, sometimes property management and short-term rental management.

Costs (ballpark, illustrative)

• Rent: Depends on location and finish. Expect much higher rents in Colombo compared with smaller cities — from modest LKR rents for basic units up to premium rates for luxury condos. (Exact rent figures change frequently; check local listings for current rates.)
• Purchase: Wide range — city-centre and beachfront units command premiums. If you need current market prices I can look them up for specific areas.

Ownership & buying rules (most important legal points)

• Foreign nationals can legally purchase condominium/apartment units in developments registered under Sri Lanka’s condominium/apartment laws. These transactions normally require payment by inward foreign remittance and use of an Inward Investment Account (or approved banking channels). (FJGDesaram.com)
• Freehold land ownership by foreigners is generally prohibited under the Land (Restrictions on Alienation) framework; common alternatives include buying condominium units, obtaining long leases (often up to 99 years), or using company/BOI-approved structures. Seek local legal advice when structuring purchases. (cblawchambers.com)

Practical living considerations

• Power reliability: Many modern buildings have backup generators and/or building inverters because outages (planned or unplanned) can occur; confirm backup capacity for lifts, water pumps and common areas.
• Water: Most complexes have storage tanks; check if the building gets municipal water or needs private supply/filtration.
• Air conditioning & ventilation: Tropical climate makes AC common — look at insulation, glazing and ventilation for comfort and energy bills.
• Mosquitoes and pests: Screens, regular pest control and design (no stagnant water) are important.
• Security & strata management: Many developments have resident associations/management companies; review service charges, reserve funds and rules (pets, renovations, subletting).
• Internet & utilities: Broadband and mobile coverage are good in Colombo and major towns; check availability and speeds at the building.
• Furnishing: Many expat-friendly rentals are furnished or semi-furnished. Short-term serviced apartments are abundant in Colombo.

Renting vs buying (practical notes)

• Renting: Quicker, lower entry cost, good to learn neighbourhoods. Standard lease terms are often 6–12 months; negotiate who pays utilities, maintenance and agent fees.
• Buying: Consider legal due diligence (title, condominium plan registration, building approvals), taxes and stamp duty, repatriation rules for foreigners, ongoing HOA/maintenance fees and resale demand. Use a local lawyer and reputable agent.

Moving in / settling tips

• Check common-area maintenance (cleanliness, pest control), lift servicing, parking allocation, fire safety equipment and emergency exits.
• Get local contacts: building manager, security, plumber/electrician, and a reliable internet provider.
• Learn about municipal garbage collection and recycling options in your area.
• If you’ll use short-term rentals or Airbnb, confirm building policy and local regulations.

Healthcare, schooling & transport

• Colombo has the best private hospitals and international clinics. International schools are mainly in Colombo and suburbs.
• Traffic can be heavy during rush hours; proximity to main roads/rail matters. Many residents in Colombo use a mix of car/taxis, tuk-tuks and ride-hailing apps.

Renting/buying checklist (quick)

• Confirm legal registration of the building (Apartment/Condominium Act compliance).
• Verify seller’s title and outstanding mortgages/charges.
• Confirm utility connections, water pressure, septic/sewer system.
• Inspect backup power capacity and how long critical systems run.
• Ask for recent minutes of the residents’/management association to understand maintenance and upcoming works.
• For foreigners: ensure purchase funds route via approved inward remittance channels and get legal advice on repatriation of sale proceeds. (FJGDesaram.com)

If you want next steps

• I can: (a) search up‑to‑date rental/sale listings for a specific city or neighborhood, (b) summarize the legal steps and typical costs for a foreign buyer with citations to current law and fees, or (c) produce a short checklist/email template you can send to agents or landlords. Tell me which and I’ll fetch current market numbers and legal detail.