VIVEKA
Own a villa on the highest hilltop of Ahangama
Twenty-eight mirror villas with private pools above Sri Lanka's south coast, between Galle and Mirissa. Fully managed and rented to guests, with nights kept for you.
A rare hilltop on Sri Lanka's south coast
The south coast between Galle and Mirissa is one of the most visited stretches of Sri Lanka. Ahangama is its surf and boutique heart. Viveka takes the highest ground above it.
A word that means rest, and stepping out of the world
On Sri Lanka's south coast the word is everyday Sinhala: vivēkaya is your free time, the hour you rest. In the Pali of the island's forest monasteries it is older and deeper: the seclusion a monk seeks when he leaves the village for the trees, so the mind can settle and clear.
Rest
A long breakfast at your own pool, an afternoon with nothing in it, a night without an alarm.
Seclusion of the body
A hilltop above the paddies, far from the road. Phones go into a locker at the gate if you want them to.
A quiet, clear mind
Mirror glass turns the villa into forest. From inside you see only green, sky and the valley; nobody sees in.
For the land
The forest-hermitage tradition built small and lightly among the trees. We follow it.
The highest hilltop around Ahangama
Five acres of coconut palms, young forest and wild scrub on a crown of land in Kodagoda, inland from Ahangama. From the top you look out over paddy fields and coconut forest to the hills on the horizon, in almost every direction.
Down the hill: the surf breaks, cafés and beach clubs of Ahangama and Midigama, Galle Fort's UNESCO old town 20 km west, Weligama and Mirissa a short drive east. Colombo's international airport is about two and a half hours away by the Southern Expressway.
The land today: photos and video taken on site, October 2026. The rock pool sits among ferns on the slope.
Lot 11/17 of the old Kodagoda Estate
The survey plan (No. 516, 1965) gives the extent as 5 acres, 0 roods, 0 perches: an irregular plot of about 200 by 175 metres, with wire-and-live fences on its boundaries. The hilltop sits near its centre, so the land falls away on every side and each villa can face its own view.
A new topographic survey and a view study from every villa position are part of the due diligence before reservations open.
Four mirror villas, each with its own pool
Every villa is a pavilion of one-way mirror glass on the hillside: you look out at forest, paddies and sky, and nobody looks in. A glass end frames the view and a private plunge pool sits on its own deck. Four types, from a retreat for two to a pavilion for four.
Mirror Cube
One room and a bath, the glass end on the view.
- Interior
- Sleeps
- Private pool
- Rate per night, 2028
- List price
- First Release, −15%
- Deck
- Owner yield, list / First Release
- Owner payback
Photomontages on photos taken on the land: a Twin Pavilion by day, a Mirror Cube at dusk. Design indicative.
A summit for everyone, a slope for each villa
The highest point is shared: a summit pavilion with the restaurant, bar and an infinity pool that looks out on every side. The villas sit lower on the slopes in a loose ring, each turned to its own view, far enough apart that you see trees, not neighbours.
Concept layout on the outline of survey plan No. 516, before the topographic survey. Positions will move with the contours.
Leave the world at the gate
A host for every few villas and a day that asks nothing of you. This is the stay that fills the villas, and the one you enjoy on your own nights. Surf, cafés and the beach are twenty minutes away.
Projected returns per villa
Owners receive 50% of net room revenue, after booking commission and housekeeping, less a fixed annual service fee. Figures for the stable third year of operation (2030) at 66% occupancy.
| Villa | Villas | Rate / night | List price | First Release | Owner income / yr | Net yield, list | Net yield, First Release | Payback |
|---|---|---|---|---|---|---|---|---|
| Mirror Cube · 26 m² | 14 | €190 | €148,750 | €126,438 | €16,770 | 11.3% | 13.3% | 8.5 yrs |
| Cantilever Suite · 34 m² | 6 | €290 | €233,750 | €198,688 | €26,690 | 11.4% | 13.4% | 8.4 yrs |
| Canopy Loft · 38 m² | 4 | €260 | €212,500 | €180,625 | €23,600 | 11.1% | 13.1% | 8.7 yrs |
| Twin Pavilion · 58 m² | 4 | €420 | €310,250 | €263,713 | €39,930 | 12.9% | 15.1% | 7.6 yrs |
Projections from the Viveka business model: 2028 room rates rising 4% a year, costs rising 5%, 15% booking commission, occupancy 50% in 2028, 60% in 2029 and 66% from 2030. Payback counts the ramp-up year. Projections, not a guaranteed return.
The project as a whole
How owning works
- 01Pre-register. No obligation. You receive the First Release price list, plans and villa positions before anyone else.
- 02Reserve and sign. 30% deposit, held in escrow until handover.
- 03Handover. Phase one opens December 2027; the balance is due when your villa is handed over.
- 04Fully managed. Marketing, bookings, housekeeping and maintenance, for a fixed annual service fee.
- 05Earn and stay. 50% of net room revenue, paid quarterly, and up to 14 nights a year for yourself.
What you own
A long lease of up to 99 years on your villa and its plot, held through a Sri Lankan company, together with a management and rental agreement with Viveka. Foreign buyers cannot hold freehold land in Sri Lanka, so this is the usual route for international owners; the final structure is set with Sri Lankan counsel before reservations open.
You can sell your villa, with its lease and rental agreement, to a new owner.
Questions about the structure: bart@sprintsandsneakers.com
Pre-register
Be first to see the plans, the price list and the villa positions. First Release buyers pay 15% below list. Pre-registering is free and you can withdraw at any time.
Questions: bart@sprintsandsneakers.com · +31 6 1034 8679