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 REAL ESTATE NEWS

   Impact of imposition of VAT on condominium sales

          JLL report Author LBO Posted on September 10, 2018 | Companies, Economy, Featured, Industry, Real Estate & Construction

 

In the wake of continuing uncertainty with regard to the effective date on the reintroduction of Value Added Tax (VAT) on residential condominiums, real-estate consulting agency, Jones Lang LaSalle (JLL) released a new report analyzing the likely impact of impending policy changes on the Sri Lankan real estate sector.

Following the announcement of amendments to the Value Added Tax Act, No. 14, of 2002, (Amendment Act No. 25 of 2018) certified by the Speaker on 16 August 2018, and the termination of the exemption of VAT on the supply of residential accommodation, other than lease or rent, it would appear that all sales of condominium properties in Sri Lanka, over 15 million rupees, now attract VAT at 15 percent of the sale price, in addition to Stamp Duty and NBT, effective from 16 August 2018.

However, the report noted that the industry is currently rife with speculation that further government announcements may clarify the effective date of imposition as 1 April 2019.

“This only adds to confusion over government policy and fuels industry wide gloom, compounded by a lack of clarity and consistency from policy makers. While it is difficult to find anyone who welcomes the removal of the exemption, and, therefore imposition of VAT on residential sales, with immediate effect, equally, history tells us that a fake ‘gold rush’ of sales, to beat the deadline, if 1 April is confirmed, followed by a dramatic fall off, afterwards, is just as unwelcome,” the report noted.

In that context, JLL noted that the fact that such major changes to fundamental policies continued to proceed in fits and starts has thrown further doubt over proceedings and reduced transparency as to the intended outcomes of these policies and to what extent the industry’s varied stakeholder considerations had impacted policy.

“Is the VAT levy purely a revenue gathering exercise or an attempt to manipulate the market by dampening demand in the higher reaches of the condominium market and, if so, why? This confusion undermines confidence, and confidence is the key to any market, be that real estate, or any other product, so, if the intention is to raise revenue, the VAT measure is counter-productive, and, if it is intended to dampen demand, when absorption rates, for luxury condominiums, currently averages 50% in Colombo, why would the government want to see stalled development projects and vacant development plots littering the Colombo environment?” the report queried.

Even if in the alternative, the Government’s unstated aim with these policy amendments was to concentrate developer focus on low cost and social housing, for social policy reasons, JLL warned that continuing policy uncertainty would only create barriers to the commercial development of such properties when combined with continuing land price speculation and a serious gap in public transport infrastructure.

Regional experiences in taxing real estate

In order to shed more light on the likely impact of this impending shift in taxation policy, JLL drew parallels to the experiences of other countries in the ASEAN region that had recently imposed rafts of real estate taxes. While the report acknowledged the significant variance in relation to underlying rationale in other geographies, JLL nevertheless emphasized the value of such comparison, particularly given that the most prominent rationale for such moves as in Sri Lanka had been to rein in rampant market growth while promoting socio economic policy.

In that regard, the report noted that the Indonesian government introduced a revised luxury tax of 20% on units over IDR10 billion in 2015, resulting in weak sales and subdued market conditions in the luxury sector, impacting both new unit launches and resulting sales.

In Jakarta, in 2016, 11,000 units were released for sale and sales numbered 10,500. In 2017, only 3,500 new units were launched and sales slumped to some 4,000 transactions, a fall of 68% and 62% respectively while sentiments are predicted to remain subdued, with flat, or falling, prices, on both primary and secondary markets, especially given that the Indonesian market is heavily skewed to local demand.

“Although the population of the urban municipality of Jakarta exceeds 10 million and the market dynamics differ to Colombo, these statistics may correlate closely to condominium sales in the commercial capital, as 95% of demand originates from Sri Lankan residents and ex pats,” the report noted.

Similar, yet more conservative measures were also adopted in Malaysia through the introduction of a 6% Goods and Services tax on land sales and construction materials/services which in turn resulted in a 3.5% rise in unit prices in the luxury sector. Even this relatively small increase in taxation caused subdued conditions in the high-end condominium market, with developers scaling back on new property launches amid continued weak demand.

Meanwhile, in the Philippines a different agenda was adopted with a view to shifting policy away from direct to indirect taxation, in an effort to reduce poverty and increase middle income status. A 12% VAT levy was imposed on luxury condominiums, together with significant incentives for the development of low cost housing projects.This saw a shift towards affordable projects. Unlike Sri Lanka however, these transitions were explicitly stated by the Government at the very outset, providing the industry a clear direction to follow.

“It remains to be seen how the market in Sri Lanka reacts to the new announcement, and subsequent imposition of VAT on condominium sales, whether in August 2018, or April 2019, but, even when making allowances for differing agendas and demographics, the above examples demonstrate that, changes in property taxation regimes, when not linked to clear policy goals, result in confusion and a steep decline in activity. This makes identifying any particular beneficiaries, under any new regime a real challenge.

“In effect the Government has targeted the sector, in isolation, where a multi-faceted approach is what is called for. In doing so, Sri Lanka risks missing the opportunity to foster controlled property sector growth, and increased FDI, as the country continues to emerge on to the global investment stage as one of the last remaining prospects for genuine growth in the entire region,” the report noted.

In that regard, JLL called for the development of a policy framework that would be more conducive to the functioning of a robust property sector underpinned by local and international demand.

This would in turn make significant contributions to an expanding and open economy, with trickle down effects, such as employment prospects, increased personal spending, tourist arrivals and improved infrastructure and utility provision, to the benefit of the entire population.

                                                                               -----------------------------------------------------------------------------------------------

 

 

                                                                                               

 

  

(All below mentioned prices are negotiable)

FOR SALE

FOR LEASE

       

NAWALA

SALE

Apartments (2729)

No of bed rooms: 03

Floor area (e apt): 2100 sq.ft

Newly built 03 bed roomed luxury apts (only 06 apts in the building) at School lane.

Price: Ranging from Rs.36,000,000/-onwards

Details

 

MT.LAVINIA

LEASE

House (2728)

No of pchs:8.46

No of bed rooms:03

Total; floor area: 3000 sq.ft

A newly built luxury & spacious house situated down Alwis rd (off Templar's place)

Rent-Rs.150,000/-pm

(fully furnished)

Details

       

BATTARAMULLA

SALE

House (2730)

No of pchs: 10.2

No of bed rooms: 04

No of floors: 02

Total floor area: 3,300 sq.ft

A newly built luxury house situated down Thalahena rd (about one Km from Thalahena junction)

Price: Rs.29,000,000/-

(including all furniture & appliances)

Details

NAWALA

LEASE

Apartments (2729)

No of bed rooms: 03

Floor area(e apt):2100sq.ft

Newly built 03 bed roomed luxury apts (only 06 apts in the building) at School lane.

Rent Rs.160,000,000/-pm

(semi furnished)

Details

       

COLOMBO-06

SALE

Colombo-06 (2732A)

No of bed rooms: 02 & 03

Total floor area:

1350 & 1560 sq.ft

Newly coming up luxury apts facing the Havelock road at Havelock terrace residencies-(close to the former Vilasitha nivasa) (project over Aug 2020)

Prices:

02 bed-Rs.22,500,000/-(onwards)

03 bed-Rs.38,500,000/-(onwards)

Details

MT.LAVINIA

LEASE

Apartment (2731)

No of bed rooms:03

Total floor area: 1033 sq.ft

A two bed roomed luxury apartment on the first floor of Blue Ocean residencies-Templar's road (100 meters from the Galle rd)

Rent:

Rs.135,000/-pm (short term)

Rs.110,000/-pm (Long term)

(fully furnished)

Details

       

COLOMBO-10

SALE

Colombo-10 (2732B)

No of bed rooms: 01-02 each

Total floor area: 535-575-588-940 sq.ft

Newly coming up luxury apts at College residencies-Temple road (within 200 meters to Ananda & Nalanda colleges) (project over Apr 2020)

Price: Rs.9,900,000/-

(onwards)

Details

BATTARAMULLA

LEASE

Apartment(2735)

No of bed rooms: 03

Total floor area: 1450 sq.ft

A brand new luxury apt at Reliance residencies-Henetikumbura road-Koswatte.

Rent:Rs.125,000/-pm

Details

       

MAHARAAMA

SALE

House (2733)

No of pchs: 9.5

No of floors:03

No of bed rooms: 03

Total floor area: 2500 sq.ft

A newly built two storied luxury house at Emiliyana Jayasekera mawatha-Polwatte-Pamunuwa.

Price: Rs.35,000,000/-

(negotiable)

Details

COLOMBO-10

LEASE

Colombo-10 (2737)

No of bed rooms:03

Total floor area: 1600 sq.ft

A luxury & spacious apt elegantly furnished on the fifth floor of Royal residencies-De seram place (off Deens rd)

Rent:Rs.150,000/-per month

(Fully furnished)

Details

       

COLOMBO-03

SALE

Building (2734)

No of pchs: 8.5

No of floors: G+5

Total floor area: 13500 sq.ft

A five storied building with a basement facing Duplication rd  & bordering St.Anthonies mw.

Price: Rs. 320,000,000/-

Details

COLOMBO-02

LEASE

Office space (2691)

No of floors avlble-03

Floor area (2nd F): 3304 sq.ft

Floor area (4th F): 1850 sq.ft

Floor area (5th F): 1950 sq.ft

A brand new six storied building at Glennie street (former Elephant House premises)

Rent: Rs.190/-pr sq.ft per month

Details

       

COLOMBO-03

SALE

Building (2736)

No of pchs: 06

No of floors: G+3

Total floor area: 4,400 sq.ft

A four storied building with a fully functioning ten roomed tourist hotel plus a three bed roomed apt on the top floor on a private road (adj the Juliana hotel)

Price: Rs. 200,000,000/-

(negotiable)

Details

COLOMBO-03

LEASE

Apartment (2692)

No of bed rooms:03

Total floor area: 1850 sq.ft

A luxury & spacious apt with a magnificent view on the 16th floor of the Platinum one residencies (facing the galle road & bordering Bagatale rd)

Rent:USD.3,000/-per month

(fully furnished)

Details

       

MAHARAGAMA

SALE

House (2738)

No of pchs: 08

No of floors:02

No of bed rooms: 04

Total floor area: 3000 sq.ft

A brand new luxury & spacious house in an exclusive housing scheme at Arawwala-Pannipitiya

Price: Rs.25,000,000/-

(negotiable)

Details

COLOMBO-03

LEASE

Colonial bungalow (2693)

No of pchs: 18

No of bed rooms:04

Total floor area: 4000 sq.ft

A luxury & spacious colonial type bungalow facing Abdul Gaffoor mw (and bordering a private rd)

Rent:

Rs.525,000/-per month

(commercial use)

Rs.425,000/-per month

(residential use)

Details

       

KOTTAWA

SALE

House (2739)

No of pchs: 07

No of bed rooms: 04

No of floors: 02

Total floor area: 1980 sq.ft

A brand new luxury house situated at Rainbow Terrace-an exclusive housing sheme at School lane-Rukmalgama.

Price: Rs.24,000,000/-

(negotiable)

Details

COLOMBO-06

LEASE

Apartment (2694)

No of rooms: 03

Total floor area: 1850 sq.ft

A luxury & spacious apt elegantly furnished on the 6th floor of the Sunset East tower-Trillium residencies-Elvitigala mw

Rent: USD.1,800/-pm

(fully furnished)

Details

       

NUGEGODA

SALE

House (2697)

No of pchs: 12.5

No of bed rooms: 07

No of floors:02

Total floor area: 5200 sq.ft

A newly built two unit house situated on a private road off Jambugasmulla road.

Price: Rs.89,000,000/-

(negotiable)

Details

 

KANDY

LEASE

House(2696)

Land extent: 12  pchs

No of floors: 02

No of bed rooms: 04

Total floor area: 3500 sq.ft

A luxury & spacious house with a landscaped garden at Weerakoon Gardens

Price: Rs.75,000/-pm

Details

       

MT.LAVINIA

SALE

Apartment (2698)

No of bed rooms: 03

Total floor area: 1495 sq.ft

A brand new three bed roomed apt on the 3rd floor of Dilma residencies-on a private rd off De Seram rd

Price:Rs.25,000,000/-

(negotiable)

Details

MT.LAVINIA

LEASE

Apartment (2698)

No of bed rooms: 03

Total floor area: 1495 sq.ft

A brand new three bed roomed apt on the 3rd floor of Dilma residencies-on a private rd off De Seram rd

Rent:Rs.100,000/-pm (wo furn)

Rs.130,000/-pm (with furn)

Details

       

THALAWATHUGODA

SALE

Apartments (2669A)

No of bed rooms:02 & 03

Total floor area:

1330 to 1774.75sq.ft

Two & three bed roomed luxury apts coming up at Pannipitiya road (500 meter from the junction)

Price: Ranging from Rs.22,500,000/-onwards

Details

 

BATTARAMULLA

LEASE

Large bungalow

with a swimming pool (2669A)

No of pchs: 57

No of bed rooms: 04

Total floor area: 4000 sq.ft

A spacious & luxury bungalow with a large landscaped garden area & a swimming pool on a private rd off Pannipitiya rd

(behind the KFC)

Rent: (offers accepted)

(fully furnished)

Details

       

NUGEGODA

SALE

Apartments (2669B)

No of bed rooms:02 & 03

Total floor area:

1147 to 11474 sq.ft

Three bed roomed luxury apts coming up at Pagoda road (close to the Pita Kotte junction)

Price: Ranging from Rs.23,200,000/-onwards

Details

BATTARAMULLA

LEASE

Large bungalow with a swimming pool (2669B)

No of pchs: 25

No of bed rooms: 05

Total floor area: 4000 sq.ft

A spacious & luxury bungalow with a large landscaped garden area & a swimming pool on a private rd off Pannipitiya rd

(behind the KFC)

Rent: (offers accepted)

Details

       

 

MALABE

SALE

House (2701)

No of bed rooms:05

No of floors: 03

Total floor area: 9700 sq.ft

A luxury & spacious house with a landscaped garden area at Rajasinghe rd-Udumulla-Mulleriyawa

Price: Rs.100,000,000/-

(negotiable)

Details

 

MALABE

LEASE

House (2700)

No of bed rooms:05

No of floors: 02

Total floor area: 4500 sq.ft

A brand new two unit house with a landscaped garden area at Sevena place-off Udawatte road.

Rent: Rs.200,000/-per month

(fully furnished)

Details

       

RAJAGIRIYA

SALE

Apartment (2702)

No of bed rooms: 03

Total floor area: 1680sq.ft

A brand new three bed roomed luxury apt at Fairway elements residencies-Buthgamuwa rd

Price: Rs.50,000,000/-

(negotiable)

Details

 

RAJAGIRIYA

LEASE

Apartment (2702)

No of bed rooms: 03

Total floor area: 1680sq.ft

A brand new three bed roomed luxury apt at Fairway elements residencies-Buthgamuwa rd

Rent: USD.1,750/-pm

(fully furnished)

Details

       

WATTALA

SALE

Bare land (2703)

No of pchs: 29.25 pchs

A prime land with solid build able ground (and container access) situated by the Colombo-Negombo highway at Mabole (adj the Noritake showroom)

Price :From  Rs.2,800,000/- per pch (negotiable)

Details

CHILAW

LEASE

Echo friendly hotel / bungalow

(chil-2704)

No of Acres: 38

No of bed rooms: 06

38 acres of cultivated land with with a luxury & spacious bungalow with a swimming pool surrounded by a  paddy field, jungle & water front at Willathathawa.

Rent:USD.2500/- per montth

(All bed rooms fully furnished-Electricity free by Solar power-water supply free as well)

Details

       

COLOMBO-07

SALE

Apartment (2578B)

No of bed rooms: 03

Total floor area: 1291 sq.ft

A luxury & spacious apt on the first floor of an ongoing apt project situated at Barnes place.

Price: Rs.56,000,000/-

(negotiable)

Details

COLOMBO-10

LEASE

Colombo-10 (2708)

No of bed rooms:02

Total floor area: 1100 sq.ft

A luxury & spacious apt elegantly furnished on the tenth floor of Hedges court residencies-Deens rd

Rent:Rs.170,000/-per month

(Fully furnished)

Details

       

RATMALANA

SALE

House (2706)

No of pchs: 12

No of bed rooms: 03

No of floors:01

Total floor area: 2650 sq.ft

A spacious single storied house situated on a private rd off Attidiya road (opp the Auto Mirage)

Price: Rs.27,000,000/-

(negotiable)

Details

COLOMBO-07

LEASE

Bungalow (2710)

No of pchs: 18

No of bed rooms: 06

Total floor area: 5000 sq.ft

A luxury & situated down Cambridge place (close to the Colombo Museum)  Rent:Rs.800,000/-pm

Details 

       

DEHIWELA

SALE

House (2707)

No of pchs: 9.75

No of bed rooms: 06

Total floor area: 3000sq.ft

A spacious 06 bed roomed house situated down a private rd off Galvihara rd (opp the Gateway college)

Price: Rs.57,000,000/-

(negotiable)

Details

COLOMBO-05

LEASEThree buildings (2625)

No of pchs: 400

Building (1)-3 floors

9,000 sq.ft

Building (2)-5 floors

25,000 sq.ft

Building (3)-7 floors

105,000 sq.ft

Three separate buildings in the same premises at Kirimandala mw (adj the Asiri surgical hospital)

Rent: (refer to dtls)

Details

       

AUTHURUGIRIYA

SALE

House (2709)

No of pchs: 10

No of bed rooms: 03

Total floor area: 3100 sq.ft

A brand new modern three storied house at Galwarusawa road.

Price: Rs.29,500,000/-

(negotiable)

Details

COLOMBO-03

LEASEBuilding (2589)

No of floors: 04

Total floor area: 3600 sq.ft

A four storied spacious building situated down Temple lane (third block from the Galle rd)

Rent:Rs.350,000/-pm

Details

       

RATMALANA

SALE

House (2610)

No of pchs:15.5

No of bed rooms: 03

Total floor area: 2500 sq.ft 

A luxury & spacious single storied house (fully furnished) at S.Mahinda mawatha-off Raja mawatha (500 meters from Maliban junction)

Price: Rs.26,000,000/-

Details

COLOMBO-05

LEASE

Apartment (2671)

No of bed rooms: 03

Floor area:1500 sq.ft

A three bed roomed brand new luxury apt at Prime residencies-Seibel avenue

Rent: Rs.125,000/-pm

Details

       

PELIYANDALA

SALE

House (2573A)

No of pchs : 17

No of bed rooms: 04

Floor area: 2500 sq.ft

A newly refurbished luxury two storied house at Pubudu mawatha-Siddamulla

Price: Rs.20,000,000/-

Details

JA ELA

LEASE

House (2680)

No of pchs: 20

No of bed rooms: 04

Floor area: 2425 sq.ft

A luxury & spacious house elegantly furnished with exclusive antique furniture at Weliketiya-Pamunugama

Rent:Rs.125,000/- per month (fully furnished)

Details

       

COLOMBO-05

SALE

House (2740)

No of pchs: 22

No of bed rooms: 04

No of floors:03

Total floor area:5,500 sq.ft

A luxury & spacious house with a swimming pool situated at Lake View Drive.

Price Rs.150,000,000/-

(negotiable)

Details

MALABE

SALE

House (2741)

No of pchs: 7.5 & 7.4

No of bed rooms:04 each

No of floors: 02 each

Total floor area: 2550 sq.ft each

Two luxury & spacious houses at Koshena road-Kahantota

Price: Rs.21,000,000/-

(each house)

Details

       

PIIYANDALA

SALE

House (2742)

No of pchs : 9.5

No of bed rooms: 05

Floor area: 3350 sq.ft

A brand new luxury house situated at Sarabhoomi housing scheme off Madapatha road-Batakettara.

Price: Rs.33,000,000/-

(with furniture & appliances)

Details

DEHIWELA

SALE

House (2743)

No of pchs: 12

No of bed rooms: 03

Total floor area: 1850 sq.ft

A spacious single storied house down a private road off Aponso avenue (close to the newly proposed Marine drive)

Price: Rs.45,000,000/-

(negotiable)

Details

 
 
 
 

If interested in any of the below given properties please contact us 

 

                          Reality Lanka Tel/fax: 2716920   Hotline: 0714920402    Viber: 0779004642   Email: info@realitylanka.com                                                                                                          

 

Location

 

Code No. Details price /rent
       

Office/Lease/Col-03

132G  

First floor 1350 sq.ft facing the Galle rd (Kollupitiya junction)

 

Rs.190,000/-pm

       

Office/Lease/Col-10

132H 1100 sq.ft ground floor facing Old Moor street Rs140,000/-pm
       

Office/Lease/Col-07

132K 2000 sqft on the 7th floor of a building facing Dharmapala mw (Park rd junction) Rs.460,000/-pm
       

Office/Lease/Col-06

132L A newly built two storied building (2500 sq.ft each floor) facing the Galle rd close to Roxy cinama GF-Rs.500,000/-pm

Full bldg

Rs.750,000/-pm 

       

Apt/Lease/Col-03

132M A three bed roomed luxury apt (1500 sq.ft) on the 3rd floor of St.Michaels residencies-Alfred house Gardens

Rs.150,000/-pm

(fully furnished) 

       

Land/Sale/Negombo

132N 300 pchs beach land at Waikkal (adj Suriya resort close to Club Dolphin) Rs. 750,000/- pp
       

Apt/Lease/Col-03

132O A two bed roomed independent house (semi furnished) down Muhandiram rd (opp the US embassy close to the Galle rd)

Rs.150,000/-pm

(semi furnished) 

       

Apt/Lease/Col-06

132P A two bed roomed luxury apt (1350 sq.ft) with furniture on the 17th floor of Elibank tower-Haveock city-Havlock road

Rs.200,000/-pm

(fully furnished) 

       

Apt/Lease/Col-09

133A GF-1350 sq.ft & upper floor 1350 sq.ft facing Duplication rd (near Durdans hospital)

Rs.80,000/-pm

(fully furnished) 

       

Land/Sale/Col-05

133B 15 pchs bare land at Averihena rd-off Polhengoda road Rs.2.8 mil pp
       

Apt/Sale/Dehiwela

133C Newly coming up 03 bed roomed luxury Apts (1200 q.ft plus) at Melford crescent (third block from the Marine drive-opp Williams grinding mills from the Galle r side)

 

Rs.21 mil

 

       

Apt/Lease/Col-04

133D A three bed roomed luxury apt (1350 sq.ft) on the 7th floor of Vishnu residencies-Mc leod rd

 

 

Rs.130,000/-pm

 

       

House/Lease/Col-03

133E A two bed roomed independent house (semi furnished) down Muhandiram rd (opp the US embassy close to the Galle rd)

 

Rs.150,000/-pm

(semi furnished)

       

Office/Lease/Col-05

133E A two bed roomed independent house (semi furnished) down Muhandiram rd (opp the US embassy close to the Galle rd)

 

Rs.150,000/-pm

(semi furnished)

       

Office/Lease/Col-05

133F 2500sq.ft ground floor office space with AC & four car parks on a private rd off Narahenpita rd (close to the rail gate)

 

Rs.200,000/-pm

       

Apt/Lease/Col-06

133G A three bed roomed luxury apt with furniture on the 17th floor of the Park wing at Havelock city residencies

USD.1750/-pm

(fully furnished)

       

Office/Lease/Col-05

133H A three storied building (4000 sq.ft) on 10 pchs with 02 car parks on a private rd off Kirula rd (opp the Labour dept with several banks in the vicinity) Rs.400,000/-pm
       

Land/Sale/Dehiwela

133K 10 pchs land at Kayanthi mw (off Saranankara rd adj Shaharan reception hall) Rs.3.5 mil pp
       

Office/lease/Col-03

133L Upper floor of a two storied building (1450 sq.ft) 04 bed rooms at Scofield place Rs.130,000/-pm
       

Apt/lease/Col-08

133N A three bed roomed luxury apt (1860 sq.ft) on the 6th floor of the Sunset wing-Trilium residencies-Elvitigala nw

 

 

Rs.250,000/-pm

(fully furnished)

 

       

Land/Sale/Rajagiriya

133O 55 pchs bare land down 4th lane (water tank rd) off Rajagiriya rd

 

 

Rs.1.7 mil pp

 

 

       

Office/Lease/Mt.lavinia

133P Third floor 3000 sqft of a brand new building (with fitted AC & 03 parking) facing the Galle rd (Opp Hena rd)

 

 

Rs.270,000/-pm

 

       
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