Kandy City & Suburbs

Kandy sits in a bowl of hills around an artificial lake, which is why the city centre is small and the housing is spread up the slopes around it. Temperatures run several degrees below Colombo year-round, and the wet season is long.

This is mostly an owner-occupier market rather than an investment one: family houses in Peradeniya, Katugastota, Ampitiya and along the Kandy–Digana road, with a small supply of apartments near the lake.

Slope is the thing to check. Retaining walls, drainage and access in the rain matter more here than in any flat-land market, and they are expensive to fix afterwards.

The Main Line railway from Colombo Fort runs through Kandy and on to the hill country, and the expressway extension has cut the road journey substantially. In-town traffic around the lake is the usual bottleneck.