Villa & Airbnb management in Hiriketiya & Dikwella —
more revenue, higher occupancy

The canonical spelling is Hiriketiya, that's how local signage, Google Maps and the Sri Lankan tourism board write it. Hirikitya and Hirikitiya are common misspellings we redirect for SEO purposes, but in any official document, listing or contract, use Hiriketiya.

Yes, structurally. Hiriketiya plot prices have roughly doubled since 2021, against ~50% appreciation in Ahangama and ~35% in Weligama over the same window. The drivers are inventory scarcity (the bay can't grow physically), design-led demand and emerging-cycle dynamics. We discuss the appreciation curve openly during every villa assessment but caveat: past performance is not a guarantee.

Hiriketiya Bay villas hit higher peak ADRs and repeat-booking ratios but command premium entry prices on the plot. Dikwella villas have larger plots, softer ADRs and a quieter audience, better for owners who care about cash flow over headline rate. Kudawella is the most affordable entry but with the smallest active rental inventory.

Selectively. We only onboard Hiriketiya villas where we can deliver a meaningful uplift versus the current manager, usually through photography, listing rebuild, channel mix and the design-led linen palette. The bay is small enough that one badly run villa drags down the perception of every villa on its street, so we are deliberately picky.

Your villa has its own dedicated team on the property, and we hold a vetted network of local plumbers, electricians and pool technicians across Hiriketiya and Dikwella we can dispatch the same day. Guests reach a 24/7 line, and every intervention is logged with photos in your Owner Dashboard and billed at cost.

Our Hiriketiya Bay villas average 80–88% during the December–March high season and 60–70% the rest of the year. Wellness-retreat partnerships often add a January and July booster. Dikwella villas typically run 5–8 points behind the bay on peak occupancy but with a flatter shoulder curve. We build a personalised projection for your specific villa before signing anything.

Yes. You have full access to the owner calendar, block any date, any duration, with as much notice as you want. We handle the rest, including any boutique linen rotation before your arrival.

20% of gross rental income for Full Management. 12% for Marketing & Distribution only. No hidden costs, no markup on suppliers. Plan separately for ~10% of revenue in operating expenses (utilities, maintenance, restocking, staff payroll), pass-through, billed at cost.

Most well-positioned Hiriketiya villas we model break even on the purchase price between year 9 and year 12 on rental income alone, slower than Mirissa, slightly faster than a comparable Weligama villa. The variable that often dominates the IRR is land-value appreciation rather than rental cash flow. We run a personalised projection during your villa assessment.

Non-resident villa owners in Sri Lanka are typically subject to a withholding tax on rental income and VAT on short-stay accommodation above a turnover threshold. We coordinate with a local tax advisor on your behalf and itemise every tax line in the monthly P&L.

Yes, with a constraint: we'll only onboard a villa once it's reached the boutique standard the bay expects (premium-grade linen, considered material palette, photography-grade interiors, sound Wi-Fi). For older Hiriketiya or Dikwella villas we frequently scope a small upgrade plan with our architecture studio before launch.

Yes. Wellness retreat operators in Hiriketiya book the larger villas for 5–10 nights at a time, January–March and July–September. We set up partnership pricing, mid-stay linen rotation and group-arrival logistics with the studios in the bay, Salt House, Talalla and several smaller operators in Dikwella.

Full Management covers OTA listings and professional photography, dynamic pricing, guest concierge and a 24/7 line, housekeeping and preventive maintenance, plus an embedded villa manager who recruits and supervises your on-site staff. Everything is itemised monthly in your Owner Dashboard, nothing is bundled or hidden.

Full Management (20%) is the hands-off option: we run every operational and guest-facing task on-site, including staff. Digital & Performance (12%) is for owners who already have a trusted on-site team and want us focused purely on distribution, pricing, direct bookings and guest experience.

No long-term lock-in. Our standard notice period is 60 days, whether you're switching management, selling the property, or simply changing your mind.

You receive a detailed monthly P&L with every revenue and cost line itemised, and payouts in USD, EUR or LKR to your nominated account. Every third-party invoice is attached at cost, with no hidden markup.

We assess this case by case during onboarding, retraining and integrating your existing team into our SOPs, or replacing them if that's your preference. The goal is continuity for your guests, not disruption.

Most local operators work off-site, price from national averages, and subcontract maintenance to third parties. We place a dedicated team on your villa, recalibrate pricing weekly against real Hiriketiya and Dikwella comps, and run every operational function, staff, maintenance, concierge, through our own trained team and vetted local network.

No. Foreign, non-resident owners are our default client profile, and we coordinate with a local tax advisor on your behalf for compliance. Independent legal and tax advice is still recommended before you purchase or sign.

Mattala (HRI) is the standout for Hiriketiya, only about an hour by road, which makes the bay the strongest Mattala-charter fit on the coast. Bandaranaike (CMB), around 3h00 away, still carries most scheduled European and Australian traffic. We pre-arrange transfers from either as part of our concierge service.

Site visit and inventory audit, professional photography and listing copy in EN/FR, live across Airbnb, Booking.com, Vrbo and your direct site within 21 days, and your first monthly P&L delivered within 30 days of launch.