The [hidden] cost of beachfront living

As Sri Lankans, we are fortunate to be surrounded by the vast and ever-changing Indian Ocean. Coastal living, once a way of life deeply connected to nature, has evolved significantly with the rise of tourism, surfing, and luxury developments. Yet, some things remain timeless—the mesmerizing sight of waves crashing onto the shore, the golden hues of sunrise and sunset, and the rhythmic sound of the ocean. There is a poetic charm to it all.

Every visit to a beachside villa or a boutique hotel evokes a familiar longing—the dream of owning a piece of this paradise. While beachfront properties are among the most expensive, their appeal is undeniable. However, price alone does not define the true cost of coastal living.

At Juniper Real Estate, we explored numerous properties before selecting our land in Ahangama. With an open mind, we examined beachfront estates, properties just across the coastal road, and even those set further inland. Through this journey, we uncovered key insights—factors beyond price that shape the reality of owning and building by the sea.

1. Land Pricing & Location Considerations

Direct Beachfront Properties: These come with a high price tag due to their exclusivity and direct ocean access. However, the beach itself is not private. While more affordable options exist further south, they often have less tourism activity and require longer travel times. Additionally, the further you go, the fewer activities and conveniences are available.

Across-the-Road Beach Properties: More affordable than beachfront land but may have limited views and accessibility. You may also lose space to road reservations. Keep in mind that Galle Road is one of Sri Lanka’s busiest roads, meaning noise from vehicles is a significant consideration.

Inland Coastal Properties: The most affordable option, though it lacks direct beach access.

2. Legal & Title Considerations

Tsunami-Affected Titles: Some lands have unclear ownership histories, requiring extensive due diligence. Banks typically request folios dating back 35 years, but in some cases, these documents may be missing or damaged.

Land Ownership Verification: Ensuring clear title deeds and verifying against fraudulent claims is critical.

Government Approvals: Many coastal properties require additional legal approvals before development.

3. Coastal Regulations & Environmental Constraints

Coastal Conservation Laws: Regulations mandate a setback area where permanent structures cannot be built.

Environmental Impact Assessments: In some cases, these are required, adding time and cost to the project.

Erosion & Land Stability: Beachfront land is prone to erosion, often requiring additional reinforcement.

4. Construction Challenges & Costs

Foundation & Soil Stability: Sandy soil requires deep piling and reinforced foundations.

Corrosion-Resistant Materials:Stainless steel or marine-grade aluminum for fixtures.Weatherproofed wood and anti-corrosive paints.

Salt & Humidity Damage Protection:Anti-rust coatings for metal elements.Use of non-porous materials to reduce moisture damage.

High Wind Resistance: Structures must withstand monsoons and strong ocean winds.

5. Maintenance & Long-Term Costs

Frequent Repairs & Replacements: Paint, wooden surfaces, and metal fittings deteriorate faster.

Salt Exposure & Electrical Systems: Corrosion-resistant wiring and regular appliance maintenance are necessary.

Air Conditioning & Ventilation Costs: Increased energy consumption due to high humidity levels.

Pest Control: Higher risk of termites and mold growth due to moisture.

The Reality of Beachfront Living

The dream of coastal living is alluring, but investors must consider more than just the initial price. From legal complexities to ongoing maintenance, owning a beachfront property is both a financial and logistical commitment.

You may have noticed small, 2-3 perch lots facing the beach with structures that never received clearance for construction. Our recommendation is to avoid such risks.

At Juniper Real Estate, we believe that informed decisions lead to successful investments. If you’re considering a coastal property, weigh the challenges alongside the beauty of the sea and plan accordingly.