Move-in cost calculator
Renting in Colombo means more cash up front than just the first month: advance, security deposit, agent commission, and stamp duty if you notarize the lease (you should). Enter your numbers to see the full picture before you commit.
Your breakdown
| First month's rent | Rs 150,000 |
| Advance (3 months) | Rs 450,000 |
| Refundable security deposit (1 month) | Rs 150,000 |
| Agent / broker commission | Rs 75,000 |
| Stamp duty (1% of lease value) | Rs 18,000 |
| Total cash to move in | Rs 843,000 |
Estimates based on common Colombo market practice; every term is negotiable with the landlord.
Frequently asked questions
How many months' advance do landlords ask for in Sri Lanka?
Three months' rent in advance is the most common ask in Colombo, alongside a refundable security deposit of one month. Where the premises fall under the Rent Act, demanding more than three months' rent as an advance is prohibited. Everything is negotiable — some landlords accept one or two months.
What is key money, and is it normal in Sri Lanka?
Unlike some markets (Japan's reikin, for example), non-refundable key money is not a standard practice in the Colombo rental market. The typical upfront items are the advance, a refundable deposit, an agent's commission if a broker was involved, and stamp duty on a notarized lease.
Do I have to pay stamp duty on a rental agreement?
If the lease is notarized — which is what makes a written lease properly enforceable — stamp duty of 1% of the total lease value applies. On a Rs 150,000/month, 12-month lease that is Rs 18,000. Verbal agreements avoid this cost but leave both sides with far weaker legal protection.
Is the security deposit refundable?
Yes — the security deposit should be returned at the end of the tenancy less any agreed deductions for damage beyond fair wear and tear. Put the deposit amount, conditions and return timeline in the written agreement.
How much is the agent's commission?
When a broker introduces the property, commission of half to one month's rent is typical in Colombo, usually paid by the tenant, sometimes split. Renting directly from an owner avoids it entirely.
This is general information, not legal advice. Browse apartments for rent in Colombo →