apt

Move-in cost calculator

Renting takes more cash up front than the first month. Put in the rent and the terms to see all of it.

Buying instead? Purchase cost calculator →
Advance
Above 3 months isn't allowed for premises under the Rent Act.
Security deposit
Agent commission
Lease length
Notarised lease
Stamp duty applies only to a notarised lease.
Cash you need to move inRs 861,0005.7 months of rent. Rs 150,000 of it, the deposit, comes back when you leave.
  • First month's rentRs 150,000
  • Advance, 3 monthsRs 450,000
  • Security deposit, 1 monthRs 150,000
  • Agent commission, half a monthRs 75,000
  • Stamp duty, 2% over 12 monthsRs 36,000
Send it to whoever you're moving with
Homes at Rs 150,000 or lessWith this move-in cost on every cardSee homes

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 2% of the rent over the whole lease applies (it was 1% until 31 March 2025). On a Rs 150,000/month, 12-month lease that is Rs 36,000. 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.

General information, not legal advice. Browse homes for rent