Formline Properties - luxury 4-bedroom villa with private pool, Sri Lanka south coast

"Carefully created for lifestyle-focused buyers seeking both personal enjoyment, holiday rental returns and long-term value"

Who We Are

The Developer

Behind the Vision

Formline Properties creates thoughtfully designed villa communities on Sri Lanka's south coast for international buyers seeking a seamless ownership experience.

Founded by Sri Lankan and Australian partners with backgrounds in hospitality, construction and project management, we combine deep local knowledge with international standards. Every villa we design is shaped by real-world experience operating and managing luxury properties in the Sri Lankan market.

View Our Projects

The People Behind Formline

Meet the Team

Formline is led by a partnership of construction, project management and hospitality specialists - each bringing direct, hands-on expertise to every villa we build.

Joanna Bates

Business Partner · Strategy, Design & Marketing

Jo brings international business experience and a passion for thoughtful villa design to every Formline project. As the owner and operator of a portfolio of luxury holiday homes and an Airbnb Superhost, she understands first-hand how design, guest experience and revenue management combine to drive long-term performance.

Having overseen every aspect of villa operations - from interior styling to staffing and guest experience - Jo leads strategy, design direction and marketing at Formline, ensuring each villa is as beautiful as it is operationally seamless.

Pragalathan Sivagnanasuntharam

Business Partner · Investor Relations & Project Management

Lathan leads investor relations and client-facing project management, giving international buyers a transparent and seamless ownership experience. He holds a Master of Science in Project Management - with research focused on improving project performance in Sri Lanka's construction industry - and is a member of the Association for Project Management (APM), UK.

Since 2017, Lathan has partnered with foreign investors in Sri Lanka, developing deep expertise in company formation, banking structures and overseas property ownership - supported by more than 15 years of experience across Sri Lanka's tourism sector.

Kumudu Nisansala Widana Pathirana

Business Partner · Construction & Project Delivery

Kumudu leads on-site delivery for every Coconut Grove villa. Since 2005 she has been at the helm of the family construction business, Tharu WP Pvt. Ltd., growing it into a professionally managed company trusted by local and international property owners across Sri Lanka's south coast.

Working alongside her father - a respected Sri Lankan master builder - Kumudu combines traditional craftsmanship with disciplined project management, maintaining a constant on-site presence to ensure every build meets schedule, quality and budget.

Mat Bates

Business Partner · International Sales & Business Development

Mat is a Business Partner at Formline, leading international sales and business development and helping clients confidently navigate the process of investing in Sri Lanka. Holding a Master of Business Administration (MBA) and with more than a decade of experience in business development and sales, Mat has built his career around understanding client needs and delivering tailored, solutions-focused outcomes.

Known for his approachable style and client-first mindset, he takes pride in building lasting relationships based on trust, transparency and responsive communication. As the first point of contact for many prospective buyers, Mat works closely with clients to understand their goals, answer questions and provide guidance throughout the purchasing journey, ensuring every interaction is straightforward, informed and enjoyable.