🏡 Housing & Rent
From colonial bungalows in the hills to modern serviced apartments in the city. Secure your base in the cultural capital.
2026 Rent Benchmarks
Monthly rates for high-standard “Expat Ready” properties.
| Property Type | Monthly Rent (LKR) | USD Equiv. (Approx) |
|---|---|---|
| Modern 1BR Apartment (City) | LKR 65,000 – 90,000 | $210 – $290 |
| Luxury 2BR Suite (Anniewatta) | LKR 140,000 – 200,000 | $450 – $650 |
| Hillside 3BR Villa (Primrose) | LKR 220,000 – 350,000 | $700 – $1,100 |
Short-Term (Staging)
Best for your first 2-4 weeks. Use these to scout neighborhoods without the pressure of a 12-month lease.
-
✦
Airbnb/Booking: High daily rates ($30-$60) but includes all utilities and Wi-Fi setup.
-
✦
Serviced Suites: Locations like Dynasty Residence offer monthly serviced rates that are “plug-and-play.”
Long-Term (The Castle)
6 months to 1 year+ leases. This is where you find the true value of Kandy living.
-
✦
The 6-Month Rule: Most landlords expect a 6-month deposit upfront. This is often negotiable to 3 months for Western tenants with proof of Nomad Visa.
-
✦
Utilities: Usually excluded. You will be responsible for your own Fiber and Electricity bills.
Contracts & Fine Print
The Deposit
Expect to pay 3-6 months. Crucial: Ensure the contract states the deposit is refundable or can be used as rent for the final months.
Legal Stamp
A lease is only valid if signed before a Notary Public. Do not sign a “handwritten” note on plain paper.
Maintenance
Standard contracts in Kandy put “minor repairs” (under $20) on the tenant and “major structural/electrical” on the landlord.
Where should you live?
Neighborhood choice in Kandy determines your quality of life. Avoid the traffic zones and find the breeze.
The “Expat Hill”
Modern & Quiet
Gated & Green
Mountain Vibe