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Assessing the impact of the current crisis on Sri Lanka’s condominium sector

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By Rohan Parikh

Sri Lanka is currently going through what appears to be a ‘once in a generation’ crisis, both economically and politically. How would this impact the country’s real estate market, particularly the market for residential condominiums?

Firstly, it’s important to understand that unlike, say, manufacturing or services, the impact on condominiums will be complex and mixed. This is because the current situation has both positive and negative implications and will impact both demand and supply.

Positive implications

First, exploring the positives, real estate and residential condominiums provide investors a buffer to protect their wealth from unpredictable and rampant inflation – which has been one of the most prominent outcomes of the current crisis in Sri Lanka. Inflation is at record levels already and by all indications will remain high in the immediate term.

Since real estate is a long-term asset class, nominal values of properties generally rise to match inflation, ensuring that the investor gains in real terms. Hence, real estate assets like residential condominiums represent a safe and long-term store of value, which can offset the impact of inflation and can be sold profitably, once normalcy returns.

This is in sharp contrast especially with financial assets classes such as stocks and bonds that carry high levels of risk and can be very volatile during a macro economic crisis like the one we are experiencing currently. Hence, real estate can perform far better in protecting your wealth, compared with typical alternatives like cash or savings accounts, that could lose value substantially and rapidly due to inflation.

Overall, real estate represents a tangible and solid asset that can provide security and stability to investors at a time when the value of items and the stability of companies and industries are in flux.

Negative implications

However, the current crisis can also negatively impact the real estate market.

There is a strong likelihood of a shortage of apartments in the medium term as new projects are cancelled or postponed due to the uncertainty regarding the cost of inputs and availability of necessary imports. Buyers could rush to purchase the existing condominiums available in the market, reducing the availability for other buyers.

Such shortages may also result in prices of condominiums increasing rapidly – which is however likely to benefit buyers who get in early. Funding such new investments could however be challenging, given especially the rapid increase in interest rates.

Real estate developers and companies will also face significant constraints and challenges due to the inability to start new projects, as they would be uncertain of the prices of inputs. Hence, it will be difficult for developers to price apartments accurately. As projects are put on hold, employees in the sector could either face job losses or companies will have to contend with high overheads.

Need for additional caution

Low-quality developers who have invested in projects with low feasibility and who have heavy levels of borrowings are likely to be impacted far more than prudent, high-quality developers, given the above situation. Hence, buyers of residential condominiums need to take extra care to assess the feasibility of their developer, ensuring that they select only reputed developers with a strong track record.

The quality of future construction projects could also be compromised as imports will remain restricted in the medium term, leading to difficulty in procuring key components like kitchens, appliances, etc.

There could also be a dampening impact on land prices (discounting inflationary pressure) as land purchases by developers slowdown. This can be also perceived as a positive, especially for buyers but will negatively impact sellers.

Weighing the positives and negatives, overall, real estate and residential condominiums are likely to remain an attractive investment class in Sri Lanka. Long-term fundamentals remain relevant, especially considering that Sri Lanka has low levels of urbanisation and that vertical living clearly provides the only viable solution. Projects with sound business fundamentals, formulated by high-quality developers and which are aligned closely with market needs, will continue to be attractive investments.

(The writer is the Chairperson of Iconic Developments and an alumnus of the Wharton School of Business and INSEAD.)



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Janashakthi Finance relocates Nugegoda branch to enhance customer convenience and accessibility

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Janashakthi Finance PLC, a member of JXG (Janashakthi Group), has relocated its Nugegoda Branch to a more accessible and customer-friendly location at No. 136/5, S. De S. Jayasinghe Mawatha, Nugegoda, further strengthening its commitment to convenience and service excellence.

Situated in the heart of one of Colombo’s busiest urban centres, the new premises offer improved accessibility and enhanced facilities, enabling customers to engage with the Company’s services in a more comfortable and efficient environment.

The branch continues to provide a comprehensive range of financial solutions, including deposits, savings accounts, leasing, gold loans, alternative finance solutions, corporate and SME financing and other tailored financial services designed to meet both individual and business needs.

Nugegoda is a vibrant and densely populated commercial hub, and this relocation allows us to enhance service delivery while providing an improved experience for our valued customers.

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Electricity tariff hike raises questions over fuel pricing transparency

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Electricity power lines in Sri Lanka’s countryside. (File photo

The much discussed latest electricity tariff debate has taken a controversial turn, with senior power sector officials and independent energy analysts questioning whether opaque fuel pricing mechanisms are artificially inflating the cost of electricity generation while shielding politically sensitive petroleum losses.

At the centre of the controversy is the widening gap between diesel pricing and the steep increases imposed on Heavy Fuel Oil (HFO) and naphtha — two fuels heavily used by the Ceylon Electricity Board (CEB)⁠� for thermal power generation.

Energy analysts argue that while electricity tariffs are officially calculated on a “cost reflective” basis, the fuel pricing structure feeding into those calculations appears far from transparent.

A senior CEB official told The Island Financial Review that the present fuel pricing pattern raises “serious economic and policy concerns.”

“The entire electricity tariff framework is built on the assumption that fuel supplied to the power sector reflects actual import costs. But if fuel pricing itself is distorted, then tariff calculations become distorted too,” the official said.

According to CEB operational data reviewed by sector analysts, the utility regularly consumes nearly two-and-a-half times more HFO than diesel for thermal generation. Yet recent fuel revisions saw diesel prices rise only marginally — despite allegations that diesel cargoes had been procured at extraordinarily high dollar values.

Industry analysts pointed out that diesel imported at around USD 286 per barrel resulted in only about a Rs. 10 domestic price increase, while HFO prices surged by nearly Rs. 42 per litre and naphtha by around Rs. 34 — increases estimated at roughly 25 percent.

“This creates the impression that losses on diesel are being absorbed by overpricing HFO and naphtha,” an energy economist said.

“If CPC is maintaining artificially low diesel prices for political or inflation management reasons, the burden appears to be transferred to electricity consumers through thermal generation costs.”

The analyst noted that because the CEB relies heavily on HFO for regular dispatch operations, even relatively small increases in HFO pricing can translate into billions of rupees in additional annual generation costs.

In dollar terms, the implications are substantial.

Power sector officials estimate that every major upward revision in HFO pricing adds several billion rupees to annual generation expenditure, particularly during periods of low hydro availability. Given the depreciation pressures on the rupee and the dollar-denominated nature of fuel imports, the resulting tariff burden on consumers becomes even more severe.

A second senior CEB official expressed concern that institutional checks and balances within the energy sector appeared to be weakening.

“There is growing concern within the industry that the electricity sector regulator is no longer functioning with the level of independence expected of it,” the official said, referring to the Public Utilities Commission of Sri Lanka (PUCSL)⁠.

“The regulator’s responsibility is to independently scrutinise cost submissions, fuel assumptions and tariff calculations. But many in the sector now feel there is inadequate challenge or verification of the numbers being presented.”

The official warned that if regulatory independence is perceived to be compromised, public confidence in tariff revisions could deteriorate further.

A senior engineer attached to the CEB said the issue goes beyond tariff formulas.

“What is missing is cost transparency. There is no publicly accessible breakdown showing actual landed fuel costs, financing charges, hedging exposure, exchange losses, or refinery margins. Without that, nobody can independently verify whether the fuel pricing is truly cost reflective.”

Analysts also questioned the apparent disparity between crude oil acquisition costs and refined fuel pricing adjustments.

“If crude was purchased at almost the same price range, why are HFO and naphtha seeing disproportionate hikes while diesel remains comparatively protected?” one analyst asked.

Several observers believe the answer may lie in broader political and financial calculations.

Keeping diesel prices artificially low helps contain inflationary pressure across transport, logistics and food supply chains. However, critics say it may also help suppress scrutiny over controversial diesel procurements carried out at elevated international prices.

Energy sector sources further alleged that maintaining a lower diesel benchmark may also indirectly soften calculations linked to the long-running coal procurement controversy, where comparative generation cost modelling often references diesel-based thermal pricing.

“This has major political implications because lower diesel benchmarks can influence public perception regarding coal generation economics,” an analyst said.

By Ifham Nizam

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BETSS.COM powers Sri Lanka’s horse racing with landmark three-year sponsorship

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BETSS.COM, the digital platform of Sporting Star, is ushering Sri Lanka’s horse racing into a new era through a landmark three-year title sponsorship of the BetSS Governor’s Cup and BetSS Queen’s Cup.

This long-term commitment by Sports Entertainment Services (Pvt) Ltd, operators of BETSS.COM, marks a significant step in elevating two of the country’s most prestigious racing events—enhancing their visibility, engagement, and relevance in a digitally connected world. As a brand positioned as a “Patron of Elite Sri Lankan Sports & Heritage,” BETSS.COM continues to support and transform iconic sporting platforms that carry deep cultural significance.

The Governor’s Cup and Queen’s Cup are the flagship “blue riband” races of the Nuwara Eliya Racecourse and remain central to the town’s April holiday season—where sport, fashion, and highland tourism converge. Horse racing was first introduced to Sri Lanka in the 1840s by Mr. John Baker, brother of the renowned explorer Samuel Baker, who established a training course for imported English thoroughbreds in the hills of Nuwara Eliya. The inaugural race at the Nuwara Eliya Racecourse was held in 1875, organised by the Nuwara Eliya Gymkhana Club. In 1910, the then Governor of Ceylon, Sir Henry Edward McCallum, inaugurated the prestigious Governor’s Cup and Queen’s Cup. Now in its 153rd year of racing, the event stands as an enduring symbol of Sri Lanka’s rich thoroughbred heritage.

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