Hiriketiya Residence - Beach Apartments for Sale in Hiriketiya, Sri Lanka

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Hiriketiya
Residence
Units for sale
Price from: $108,000
Reservations now open - limited unitsFreehold deed in your own name. *Early investor discounted price for fully furnished freehold condo units
with optional on-site rental management and upkeep. Limited units available for external investors.
When they're gone, they're gone.
Reserve yours
The advantage of investing in

Hiriketiya, Sri Lanka

  • Projected annual ROI of 14.8% on your Hiriketiya Residence unit purchase — calculated after OTA commissions, management fees and Sri Lanka withholding tax. Real estate prices in Hiriketiya have risen 84% over the past 5 years.
  • No property tax for investors
  • Year-round Tourist Season – Sri Lanka’s favorable climate allows consistent tourist inflow throughout the year
  • All-Time Record Tourism – Sri Lanka welcomed 2.36 million visitors in 2025 — the highest ever recorded — generating USD 3.2 billion in tourism revenue. The government is targeting 3 million arrivals in 2026, a 27% increase, cementing Sri Lanka’s position as one of Asia’s fastest-growing travel destinations.
  • Surging Demand in 2026 – January 2026 alone saw 277,327 arrivals — up 9.7% year-on-year and the strongest January in Sri Lanka’s history. With growing demand from Europe, India, Russia and the Middle East, this booming momentum is driving higher occupancy rates and attractive returns for property investors.
Hiriketiya Residence building rendering
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2 Swimming pools

Rooftop & Garden area

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Great location

Vibrant Surroundings

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Restaurant

Friendly staff

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Air conditioning

Free Wi-Fi

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Parking area

26 units

*Reservations are now open. As the developer we retain a significant share of the building, but we have no preference on which units: every unit not marked Sold can be reserved, on a strict first-come, first-served basis. Sales to external investors close once 8 units have been reserved.

*All units are fully furnished and offer flexible use for personal stays or rental management.

*Invest Early – Save 20%, expect incremental increases with each construction milestone — price upon completion will be 20% higher or more.

*Each unit is priced based on its location, floor level and terrace size. Availability and full pricing table is listed below under the Layout of each floor. 

*Initial 1% reservation fee, payments are made in stages aligned with the progress of construction afterwards, title deed is transferred upon final payment.

*The purchase price excludes standard government taxes and fees (VAT, SSCL, Stamp Duty, and legal fees). Contact us for a full breakdown specific to your purchase structure.

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The ground floor is home to a spacious unit with direct access to the pool and tropical garden. Reception, parking and common facilities complete the floor.

Unit 1  ------------- (Sold)

Utility room 

Public restroom  

Reception   

Parking area

ZOOM FLOOR PLAN
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The first floor features a corner unit with a large private terrace overlooking the garden and pool.

Unit 2  ------------- (Sold)

Utility rooms

ZOOM FLOOR PLAN
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Four apartments on this floor — two mid units and two corner units with spacious terraces.

Unit 3 - 70 sqm; $120,800

Unit 4 ------------- (Sold)

Unit 5 - 58 sqm; $118,800

Unit 6 - 70 sqm; $120,800

Utility room

ZOOM FLOOR PLAN
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Four apartments with a mix of mid and corner units. Corner units feature generous private terraces.

Unit 7 - 70 sqm; $121,800

Unit 8 ------------- (Sold)

Unit 9 ------------- (Sold)

Unit 10 - 70 sqm; $121,800

Utility room

ZOOM FLOOR PLAN
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Ocean views begin here. Four apartments with a mix of mid and corner units. Corner units feature generous private terraces.

Unit 11 - 70 sqm; $123,800

Unit 12 - 58 sqm; $114,800

Unit 13 - 58 sqm; $114,800

Unit 14 - 70 sqm; $123,800

Utility room 

ZOOM FLOOR PLAN
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Four apartments with direct sightlines to the Indian Ocean — the point where Hiriketiya's investment premium really kicks in.

Unit 15 - 70 sqm; $125,800

Unit 16 - 58 sqm; $116,800

Unit 17 - 58 sqm; $116,800

Unit 18 - 70 sqm; $125,800

Utility room 

ZOOM FLOOR PLAN
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Full ocean views across Hiriketiya Bay and the Indian Ocean. Four apartments — mid and corner units with wide terraces and elevated sea views.

Unit 19 - 70 sqm; $132,680

Unit 20 - 58 sqm; $120,800

Unit 21 - 58 sqm; $120,800

Unit 22 - 70 sqm; $132,680

Utility room 

ZOOM FLOOR PLAN
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The highest residential floor. Unobstructed panoramic views over the ocean, bay and surrounding jungle. Four apartments — the most sought-after units in the building.

Unit 23 - 70 sqm; $136,680

Unit 24 - 58 sqm; $124,800

Unit 25 - 58 sqm; $124,800

Unit 26 - 70 sqm; $136,680

Utility room 

ZOOM FLOOR PLAN
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Above it all — the rooftop infinity pool with panoramic views over Hiriketiya Bay, the Indian Ocean and the jungle hills beyond. Open to residents, guests and visitors — with a rooftop bar serving food and drinks. The highest point in Hiriketiya.

Infinity pool

Cafe and restaurant area

Yoga/fitness area

ZOOM FLOOR PLAN

Features

2 x swimming pools with landscaped garden  Relaxation space for residents and guests.

Fully furnished air-conditioned ready-to-use units.

Move in or let it out.

Full-service restaurant & bar 

On-site dining for convenience and added guest appeal.

Private parking 

Secure parking facilities for owners and visitors.

Smart locks 

Secure digital access control for every unit.

Energy-saving sensors 

Automatic shut-off to reduce electricity costs.

24/7 security & video surveillance 

Peace of mind for owners and guests.

Owners portal

Track occupancy, expenses, and returns in real time.

Property management system (PMS) 

Automated reservations, USD payment processing, and seamless international transfers.

Housekeeping & maintenance services

Hassle-free living and professional guest management.

Rooftop solar installation

powering common areas and reducing shared running costs.

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ROI calculations

Monthly Service Fee NET $2/m²

  • 24/7 Security Service & Monitoring
  • 24/7 Reception
  • Parking & general area, garden and pool Cleaning & Maintenance, common areas electricity & water bills
  • Software support (PMS / Owner’s portal)

25% Company Share

  • Cleaning & housekeeping, Guest supplies, Linen laundry
  • Sales & Marketing
  • Administration & Management cost
  • Operational & Admin Staff Cost

 

*The average occupancy rates are based on the statistical data of Villa Hiriketiya as per the PMS reports and comparable properties in the area.

* Projected annual ROI of 14.8% after management fees and Sri Lanka withholding tax. This calculation represents assumptions and shall not be taken as commitment or obligation. Unit electricity and water consumption is billed individually per owner based on actual usage.

*Projected capital growth – real estate prices have risen 84% in Hiriketiya over the past 5 years. Past increases do not guarantee future performance, but all indicators suggest that this trend will continue.

*Room rental income is calculated after payment gateway commissions (payment collection) and the respective OTA commissions. Pricing is likely to increase over time following the general market trend.

*Once construction starts in Q1 2027, unit price will be 10% higher and once complete in 2029 unit price will be 20% higher or more.

Unit Type F2 Mid
Unit 4		 F2 Corner
Unit 3		 F3 Mid
Units 8-9		 F3 Corner
Units 7,10		 F4 Mid
Units 12-13		 F4 Corner
Units 11,14		 F5 Mid
Units 16-17		 F5 Corner
Units 15,18		 F6 Mid
Units 20-21		 F6 Corner
Units 19,22		 F7 Mid
Units 24-25		 F7 Corner
Units 23,26
Purchase Price (USD) $110,800 $120,800 $111,800 $121,800 $114,800 $123,800 $116,800 $125,800 $120,800 $132,680 $124,800 $136,680
Unit Area (m²) 58 m² 70 m² 58 m² 70 m² 58 m² 70 m² 58 m² 70 m² 58 m² 70 m² 58 m² 70 m²
Avg Annual Occupancy 83.27% 83.27% 83.27% 83.27% 83.27% 83.27% 83.27% 83.27% 83.27% 83.27% 83.27% 83.27%
Avg Nightly Rate (USD) $107 $118 $109 $119 $111 $121 $113 $123 $117 $129 $120 $132
Income
Total income $32,648 $35,829 $33,012 $36,193 $33,850 $36,667 $34,324 $37,335 $35,466 $39,070 $36,497 $40,212
  OTA Commission (15%) ($4,897) ($5,374) ($4,952) ($5,429) ($5,077) ($5,500) ($5,149) ($5,600) ($5,320) ($5,861) ($5,475) ($6,032)
Net income after OTA $27,751 $30,455 $28,060 $30,764 $28,772 $31,167 $29,176 $31,735 $30,146 $33,210 $31,022 $34,180
Expenses
  Company share 25% ($6,938) ($7,614) ($7,015) ($7,691) ($7,193) ($7,792) ($7,294) ($7,934) ($7,537) ($8,302) ($7,756) ($8,545)
  Monthly Service fee ($2/m²) ($1,392) ($1,680) ($1,392) ($1,680) ($1,392) ($1,680) ($1,392) ($1,680) ($1,392) ($1,680) ($1,392) ($1,680)
  Unit Utilities (est. $35/month) ($420) ($420) ($420) ($420) ($420) ($420) ($420) ($420) ($420) ($420) ($420) ($420)
  Withholding Tax 14% (WHT) ($2,660) ($2,904) ($2,693) ($2,936) ($2,767) ($2,979) ($2,810) ($3,038) ($2,912) ($3,193) ($3,004) ($3,295)
Net profit
Annual Income to Owner $16,341 $17,838 $16,540 $18,037 $17,000 $18,297 $17,260 $18,663 $17,886 $19,614 $18,451 $20,240
Projected ROI % — after OTA, management fees, utilities & WHT 14.7% 14.8% 14.8% 14.8% 14.8% 14.8% 14.8% 14.8% 14.8% 14.8% 14.8% 14.8%
Nightly Rates by Month (USD)
Month (Occupancy / Days) F2 Mid
Unit 4		 F2 Corner
Unit 3		 F3 Mid
Units 8-9		 F3 Corner
Units 7,10		 F4 Mid
Units 12-13		 F4 Corner
Units 11,14		 F5 Mid
Units 16-17		 F5 Corner
Units 15,18		 F6 Mid
Units 20-21		 F6 Corner
Units 19,22		 F7 Mid
Units 24-25		 F7 Corner
Units 23,26
Jan (98% occ / 31 days) $154 $169 $156 $171 $160 $173 $162 $176 $167 $185 $172 $190
Feb (98% occ / 27 days) $113 $124 $114 $125 $117 $127 $119 $129 $123 $135 $126 $139
Mar (98% occ / 31 days) $113 $124 $114 $125 $117 $127 $119 $129 $123 $135 $126 $139
Apr (95% occ / 30 days) $113 $124 $114 $125 $117 $127 $119 $129 $123 $135 $126 $139
May (76% occ / 31 days) $82 $90 $83 $91 $85 $92 $86 $94 $89 $98 $92 $101
Jun (42% occ / 30 days) $82 $90 $83 $91 $85 $92 $86 $94 $89 $98 $92 $101
Jul (68% occ / 31 days) $82 $90 $83 $91 $85 $92 $86 $94 $89 $98 $92 $101
Aug (81% occ / 31 days) $82 $90 $83 $91 $85 $92 $86 $94 $89 $98 $92 $101
Sep (86% occ / 30 days) $82 $90 $83 $91 $85 $92 $86 $94 $89 $98 $92 $101
Oct (82% occ / 31 days) $82 $90 $83 $91 $85 $92 $86 $94 $89 $98 $92 $101
Nov (86% occ / 30 days) $113 $124 $114 $125 $117 $127 $119 $129 $123 $135 $126 $139
Dec (94% occ / 31 days) $154 $169 $156 $171 $160 $173 $162 $176 $167 $185 $172 $190

* One-time purchase taxes (VAT, SSCL, Stamp Duty, legal fees) are not included — contact us for a breakdown specific to your purchase structure
* Average occupancy based on Villa Hiriketiya PMS data  |  * Projected ROI of 14.8% — not a contractual guarantee  |  * Income calculated after payment gateway & OTA commissions  |  * 14% WHT withheld at source by the management company

Nearby

Walking distance to Hiriketiya Bay’s surf break and boutique cafes. Hiriketiya, located on Sri Lanka’s southern coast, offers a blend of natural beauty and cultural attractions. Here are six highlights to explore

Hiriketiya Beach Surf Spot

A picturesque horseshoe-shaped bay renowned for its consistent waves, making it ideal for surfers of all levels. The beach's serene environment is perfect for relaxation.

Wewurukannala Vihara Temple

Situated in Dikwella, this temple features a massive 50-meter-high seated Buddha statue and intricate murals, offering insight into Sri Lanka's rich Buddhist heritage.

Blue Beach Island (Nilwella)

A serene islet accessible by foot during low tide, perfect for a peaceful retreat and panoramic views of the Indian Ocean.

Hummanaya Blowhole

Located near Dickwella, it's the second-largest blowhole in the world, where seawater shoots up to 30 meters high, offering a spectacular natural display.

Turtle Bay (Rekawa Beach)

A tranquil stretch of beach near Rekawa, Turtle Bay is famous for its turtle conservation efforts. Visitors can witness sea turtles coming ashore to lay eggs, an awe-inspiring natural phenomenon.

Dickwella Beach

Adjacent to Hiriketiya, this expansive beach provides a tranquil setting with fewer crowds, ideal for sunbathing and swimming.

About us

DT Software Ltd (BR No. 62231627) is a Hong Kong-based real estate investment and technology company with over 10 years of active operation, specialising in international property sales and rental management across Asia.

For Hiriketiya Residence, DT Software is the international sales and marketing agent, responsible for reaching qualified buyers across Europe, Asia, the Middle East and beyond, from the first enquiry through to the signed agreements. Each unit is sold directly by DT Estates (Pvt) Ltd.

Post-completion, for owners who choose rental management, DT Software runs the booking platform: OTA listings, payment collection and distribution of each owner’s net rental income, with full transparency through the Owner Portal.

 

DT Estates (Pvt) Ltd (PV 106082) is a Sri Lanka-based property developer and hospitality operator with over 10 years of experience, incorporated under the laws of Sri Lanka.

The company developed and operates Villa Hiriketiya — the boutique property that helped establish Hiriketiya as a destination and whose performance data underpins the ROI projections on this site.

For Hiriketiya Residence, DT Estates is the land owner, developer and construction manager, and sells each unit directly to the buyer — holding the UDA Preliminary Planning Clearance, obtaining the remaining approvals and overseeing the build from groundbreak to handover. Post-completion, DT Estates operates the building: staffing, maintenance, security, common areas, pools, restaurant and guest services.

Two companies, one project, full accountability from construction through to your quarterly income statement.

GET IN TOUCH

Contact Us

    Frequently Asked Questions

    What is the location of Hiriketiya Residence?

    Just 100 meters from Hiriketiya Beach and 3 hours from Colombo via expressway, with airport transfers and tours available upon request. Hiriketiya Residence address is Bulathgamage watta, Hiriketiya road, Dikwella, Sri Lanka. You can check the map at the bottom of the site for the exact location on Google maps.

    Each unit is individually priced based on floor level, position and terrace size. Prices range from $108,000 to $136,680 — full pricing for each available unit is listed in the Layout section above.

    Payments are staged and aligned with construction progress, beginning with a 1% reservation fee to secure your unit. The reservation fee is refundable until the Development Permit is granted. Payment schedule: 1% reservation fee, 29% on signing the sale agreement once the Development Permit is granted (30% in total), 22% when the ground floor slab is cast, 20% when the 3rd floor slab is cast, 20% when the roof slab is cast, and 8% on handover with the title deed. Each stage is certified by the architect with photos; payment is due within 14 days of the written request.

    Current pricing is pre-construction. Prices increase with each construction milestone and will be at least 20% higher at completion.

    Payments are made in USD by international bank transfer directly to DT Estates (Pvt) Ltd in Sri Lanka, the developer and seller of the units, as required for foreign buyers to receive a freehold condominium deed. Payments are staged and aligned with construction milestones; bank details are provided on reservation. Purchase taxes and fees (VAT at the applicable rate calculated on the improvement value, SSCL, stamp duty and legal fees) are additional to the listed price.

    The 1% reservation fee is refundable until the Development Permit is granted. The land deed, survey plan and approvals are provided so that your lawyer can verify them before you commit.

    Each apartment comes fully furnished and ready for operation, including high-quality interiors, furniture, and appliances. The purchase also includes access to the shared facilities, such as the pool, gardens, and on-site restaurant.

    Two adjoining units can be combined on request, subject to the approved plans. Mention it when you reserve.

    Swimming pool with landscaped garden – Relaxation space for residents and guests.

    Fully furnished, air-conditioned ready-to-use units – Move in or let it out.

    Full-service restaurant & bar – On-site dining for convenience and added guest appeal.

    Private parking – Secure parking facilities for owners and visitors.

    Smart locks – Secure digital access control for every unit.

    Energy-saving sensors – Automatic shut-off to reduce electricity costs.

    24/7 security & video surveillance – Peace of mind for owners and guests.

    Owners portal – Track occupancy, expenses, and returns in real time.

    Property management system (PMS) – Automated reservations, USD payment processing, and seamless international transfers.

    Housekeeping & maintenance services – Hassle-free living and professional guest management.

    Real estate prices in Hiriketiya have risen 84% over the past 5 years. Past increases do not guarantee future
    performance, but all indicators suggest that this trend will continue.

    While ROI depends on factors like occupancy rates and market trends, DT Estates (Pvt) Ltd’s proven track record with Villa Hiriketiya demonstrates the potential for consistent and profitable returns of 14.8% ROI.

    Each unit is sold as a freehold condominium under Sri Lankan condominium law, to be registered (approval in progress) with the Condominium Management Authority (CMA). Foreign buyers can purchase, let and resell their unit — there are no foreign ownership limits on condominium units in Sri Lanka.

    The land is owned by DT Estates (Pvt) Ltd (Sri Lanka), who is also the developer. Upon final payment and receipt of the Certificate of Conformity, the title deed is transferred directly to the buyer. From that point you hold full legal ownership of your unit. There are no mortgages or encumbrances registered against the land, and a copy of the land deed is provided for your lawyer to verify.

    Each unit is sold directly by DT Estates (Pvt) Ltd; DT Software Limited (Hong Kong) acts as the international sales and marketing agent.

    Our legal team assists international buyers through the full purchase process.

    Construction is scheduled to begin in Q1 2027 (subject to regulatory approvals), with completion anticipated approximately 28 months later. Updates on the progress will be shared regularly.

    The project has the UDA Preliminary Planning Clearance No. 19/MT/13B(PPC)184. Approval from the Condominium Management Authority (CMA) is in progress, and the Development Permit follows.

    The 1% reservation fee is refundable until the Development Permit is granted. Copies of the clearance, the land deed and the survey plan are provided so that your lawyer can verify them before you commit.

    To purchase an apartment, simply contact us via our website or email to reserve your unit. We will guide you through the process, including signing a sales agreement and completing the necessary paperwork.

    Yes — as the freehold owner you are free to use your unit for personal stays at any time, subject to giving reasonable advance notice to the management team.

    During personal use periods your unit is not listed for rental — no rental income is generated and no management fees apply.

     

    Owners enjoy discounted housekeeping services and preferential rates at the restaurant and bar during personal stays. These are available at owner rates — full details will be provided prior to operations commencing.

    The property is managed by two companies with distinct roles.

    DT Estates (Pvt) Ltd (Sri Lanka) is the on-site operator — responsible for building maintenance, staffing, security, common areas, pools, restaurant and all guest-facing services. DT Estates also handles deduction and remittance of Sri Lanka withholding tax to the Inland Revenue Department on behalf of non-resident owners.

    DT Software Ltd (Hong Kong) runs the rental management for owners who choose it — OTA platform listings on Booking.com, Airbnb and others, USD payment collection via payment gateway, and distribution of net rental income directly to unit owners. Owners track everything in real time through the Owner Portal.

     

    Together they cover every aspect of the investment — from the physical building to global bookings and your income — with no involvement required from owners who choose rental management.

    Rental income will be calculated and distributed quarterly to each owner individually. Your distribution will reflect the actual performance of your own unit — not pooled with other owners. There is no rental pool: each unit is let and accounted for individually, and joining the rental management is optional for every owner. Letting to tourists requires registration with the Sri Lanka Tourism Development Authority (SLTDA) once the building is completed; for owners in the rental management, the management team will arrange it.

    Each quarterly statement will show gross rental income, OTA commissions, management fee, government levies (Tourism Development Levy and Pradeshiya Sabha levy), monthly service fee, and Sri Lanka withholding tax (14%) deducted at source. You will receive the net amount — no further tax obligations in Sri Lanka.

     

    All figures will be available in real time through the Owner Portal, including occupancy, income, expenses, accrued balances and payment history.

    The purchase price excludes one-time government taxes and fees payable at purchase — VAT, SSCL, Stamp Duty and legal fees. The exact amount depends on your chosen purchase structure. Contact us for a full breakdown specific to your situation.

    Post-completion, unit electricity and water will be metered individually and billed directly to each owner based on actual consumption.

    Owners have the flexibility to sell their apartments. Our team can assist with the resale process to help you achieve the best value.

    Regular updates, including construction milestones and photos, will be shared with owners via email and an online portal.