Office Space & Land in Kura Kura Bali and KEK Sanur: Availability, Process, Honest Pricing Notes

Information, not advice: Bali SEZ Intelligence is an independent editorial guide — not a government body, zone operator, or licensed adviser. Incentives and regulations change and apply case-by-case; verify with the OSS system, official KEK channels, and licensed Indonesian counsel before acting. If you engage a partner we introduce, that partner may pay us a referral fee at no cost to you.

Office space in Kura Kura Bali — and in KEK Sanur — is not leased from a landlord directory. There is no published rate card, no vacancy listing on a commercial property portal, and no standardised lease template you can download. Both zones operate under an estate-management model: every commercial space or development parcel is transacted through the Badan Usaha Pembangun dan Pengelola (BUPP) — the zone developer-manager — under terms negotiated case by case. That is not a gap in the market; it is how Special Economic Zone land tenure works under PP No. 40 Tahun 2021. What this page does is map what physical product actually exists in each zone today, explain the acquisition sequence, and give you the honest picture on pricing: where we can give ranges, we do; where no verifiable figure exists, we say so rather than invent one.

What Physical Space Exists Today: Zone by Zone

The first question for any prospective tenant is straightforward but often answered with masterplan renders instead of facts. Here is what is built, what is under construction, and what remains plan-stage as of mid-2026.

KEK Kura Kura Bali — Current Space Inventory

KEK Kura Kura Bali covers 498 hectares on Serangan Island, established by PP No. 23 Tahun 2023 (signed 5 April 2023). The BUPP is PT Bali Turtle Island Development (BTID). Core infrastructure — roads, power, water, and telecommunications backbone — is reported as complete across the developed portion of the zone.

What tenants can actually occupy today, or within the next 12 months, falls into three categories.

The Grand Outlet Bali retail district. This is the most commercially mature asset currently approaching completion. The project is a JV between BTID and Mitsubishi Estate — the Japanese real estate developer brought a curated portfolio of over 100 global brands. It is described as Bali’s first open-air luxury retail outlet, and at approximately 92% complete as of mid-2026, a soft opening is targeted for mid-2026. Retail and F&B spaces within this precinct represent the most immediately leasable commercial product in the zone. Enquiries for tenancy go directly to BTID; there is no independent leasing agent for the outlet. Mitsubishi Estate’s participation is the single clearest signal of institutional confidence in the zone to date — the company does not take JV positions in projects it does not believe will operate.

The education and cultural campus precinct. Two anchor institutions are already operational. The UID Bali Campus (Unity in Diversity) functions as a cultural and education centre — verified operational. ACS Bali International School (an affiliate of Anglo-Chinese School Singapore) opened in August 2025, offering IB curriculum from preschool through high school. These anchor tenants have established a working catchment in the zone; commercial spaces that serve their communities — retail, F&B, professional services — sit in the area around this cluster. Whether BTID has purpose-built commercial leasable space adjacent to the education precinct is a question to put directly to their commercial team.

Development parcels. Beyond the built clusters, BTID holds undeveloped land across the broader 498-hectare estate. These parcels are available for build-to-suit arrangements — meaning a prospective tenant or investor negotiates a ground lease with BTID, then constructs their own facility to specification. This is the route used by most institutional tenants in Indonesian SEZs when no built product fits their requirements. It gives full design control and is common for hospitality, education, medical, and data-centre uses that cannot be shoe-horned into a pre-existing shell.

What is not available yet, or whose status is unverified: the planned 145-berth marina remains in master plan stage with no confirmed construction start in available official documents — do not treat it as a currently available amenity when planning a marina-adjacent use. The Tsinghua Southeast Asia Center has been announced as part of the knowledge hub concept but its operational status is unverified; confirm directly with BTID before relying on it as an active neighbour. A luxury hotel of approximately 140-plus rooms is under construction with a target of Q4 2026 or early 2027; the operator and brand have not been disclosed in available sources.

KEK Sanur — Current Space Inventory

KEK Sanur is a smaller and more concentrated zone — 41.26 hectares on the Grand Inna Bali Beach site in Denpasar Selatan, designated by PP No. 41 Tahun 2022 (1 November 2022). Its formal sectors are kesehatan dan pariwisata — health and medical tourism. The hospitality and estate side is tied to Hotel Indonesia Natour (an InJourney group subsidiary); the health cluster is anchored by PT Pertamina Bina Medika IHC.

KEK Sanur is more advanced in realization than Kura Kura. By April 2026, cumulative realized investment stood at approximately IDR 5.37 trillion against Kura Kura’s IDR 1.62 trillion — a meaningful gap that reflects the zone’s earlier designation and the clarity of its anchor tenant.

Bali International Hospital (BIH). The 250-bed hospital, developed by IHC with a Mayo Clinic collaboration announced at groundbreaking, began a soft opening in April 2025 per BIH’s own materials. Its centers of excellence are oncology, neurology, cardiology, and orthopedics. The hospital is the zone’s dominant anchor and the primary driver of commercial demand for support services — medical supply, diagnostics, pharmaceutical, health-tech, and allied wellness operators all have natural adjacency here. BIH does not have open retail lease space; commercial tenancy adjacent to BIH goes through the zone’s BUPP, not the hospital directly.

MSME commercial arcade and retail spaces. The zone plan includes dedicated commercial arcade areas for smaller operators — retail, food and beverage, medical support services, and complementary wellness providers. These spaces are positioned to serve both hospital patients and the broader health-tourism visitor. Sizes and configurations are not published; enquiries go to the Administrator KEK Sanur or the BUPP.

The Meru Sanur (formerly Grand Inna Bali Beach, a historic 523-room hotel). The reopening timeline has not been confirmed in verifiable primary sources; do not plan logistics around it being operational at a specific date without direct confirmation from InJourney Hospitality.

Bali Beach Convention Center. A MICE facility capable of hosting up to 2,000 participants is in the zone plan. Opening date is unverified in primary sources as of this writing.

Ethnomedicinal botanical garden. A 6.5-hectare garden featuring medicinal plant species is referenced in government releases as part of the zone’s health-tourism character. The garden is primarily an amenity and research asset rather than a leasable commercial space, but it shapes the zone’s identity as a medical-wellness destination.

The practical conclusion for KEK Sanur: the most immediately available commercial proposition is adjacency-driven. If your business provides services that BIH, its patients, medical professionals, or health-tourism visitors need, the zone has real demand to tap. Pure retail or creative-economy businesses belong in Kura Kura, not Sanur — the sector designations are not interchangeable.

The Acquisition Process: Enquiry to Signed Agreement

Getting space or land inside either zone follows a defined sequence. It is not a quick process. Budget 4 to 12 weeks for a term sheet and 1 to 3 months from term sheet to signed agreement — and that is before you count the parallel corporate and licensing steps.

Step 1: Initial Enquiry and BUPP Screening

Your first contact is the zone developer — BTID for Kura Kura, the relevant BUPP for Sanur. Both zones have enquiry channels via kek.go.id (the national SEZ portal) and their own commercial teams. Come prepared with a project brief: what your business does, which KBLI code applies, your investment commitment range, the space or land area you require, and your proposed start timeline. The BUPP screens enquiries against the zone’s permitted activity list and master plan. If your KBLI does not map to a permitted sector activity, the conversation ends here — no amount of commercial enthusiasm overcomes a regulatory mismatch.

This screening is not bureaucratic gatekeeping for its own sake. Under PP 40/2021, the BUPP is responsible for ensuring that tenants fit the zone’s designated purpose. Letting in a business outside the formal sector categories would jeopardise the zone’s incentive regime.

Step 2: OSS-RBA NIB and Administrator KEK Registration

In parallel with the commercial dialogue, your Indonesian entity — a PT PMA for foreign investors — needs to be established with a NIB (Nomor Induk Berusaha) that specifies the KEK location. The NIB is obtained through OSS-RBA (oss.go.id). Once the NIB is in place, the Administrator KEK — the zone’s one-stop licensing authority under the PP 40/2021 framework — issues your business license. The Administrator KEK replaces the fragmented multi-ministry licensing process that applies outside the zone. This does not mean the process is instant; it means the paperwork goes to one desk rather than three.

Estate regulations issued by the BUPP govern construction and development standards within the zone. Critically, building permits (PBG) at the individual tenant level are replaced by compliance with the estate regulations where the BUPP has issued zone-wide development rules. This is a structural efficiency advantage over building outside the zone, where PBG applications go to the municipal government and can take months. Environmental permits for shared infrastructure are similarly handled at zone level — individual tenants face only activity-specific AMDAL requirements where their operations trigger a new environmental assessment.

Step 3: Term Sheet Negotiation with BUPP

Once BUPP screening clears and your entity is in order, the commercial negotiation begins. The BUPP produces a term sheet covering: parcel or space identification, lease or ground-lease duration, rent or land-use fee structure, development obligations and timelines, compliance with estate regulations, and the conditions under which the zone’s fiscal incentives apply to your arrangement. Term sheets take 4 to 12 weeks depending on project complexity, the BUPP’s pipeline, and how clearly your project brief was scoped upfront. Ambiguous project scopes generate back-and-forth that extends this timeline.

Step 4: Formal Agreement

From signed term sheet to formal agreement: allow 1 to 3 months. The agreement formalises land rights (HGB under the zone’s estate structure, or a sub-lease arrangement), construction obligations, compliance checkpoints, and the commercial terms. This agreement, alongside your NIB and Administrator KEK business license, forms the documentation basis for your fiscal facility application.

Step 5: Fiscal Facility Application — Do Not Skip This Sequence

The tax holiday application must be filed through OSS before commercial operations commence. This is not optional sequencing. Filing after you open the doors is a disqualifying event under the PMK framework. Ministry of Finance processing takes 1 to 3-plus months after filing; systems delays can extend this. Build the fiscal facility timeline into your project plan from day one, not as an afterthought. A complete sequence from first notary appointment to fully facility-enabled operation realistically takes 6 to 12 months.

Pricing: What We Know, What We Do Not, and Why

This is the section most commercial property researchers come here for. The honest answer is uncomfortable: neither KEK Kura Kura Bali nor KEK Sanur publishes a rate card for office space, retail units, or land leases. Not BTID, not the Administrator KEK, not kek.go.id. All commercial terms are negotiated directly with the BUPP and are subject to confidentiality clauses in most cases.

We do not invent numbers to fill that gap. What we can offer is context that is genuinely useful for calibrating expectations.

Sewa Kantor KEK Kura Kura Bali: Contextual Benchmarks

Denpasar’s conventional office market runs from roughly IDR 100,000 to IDR 250,000 per square metre per month for Grade B and Grade A commercial space in Renon and the Sunset Road corridor — figures sourced from local commercial property agents, not official data. Sanur’s retail and F&B strip commands premiums over central Denpasar for tourist-facing categories. These are the benchmarks against which zone pricing is implicitly positioned.

SEZ space in Indonesia carries a structural premium over equivalent off-zone commercial property. The premium reflects: the zone’s estate infrastructure (managed utilities, security, road quality), the regulatory envelope (incentives, simplified licensing), and, at least initially, the scarcity of purpose-built product. In early-stage zones with limited completed product — which describes Kura Kura at mid-2026 — the premium is partly offset by negotiating leverage: BTID needs anchor tenants to demonstrate realization progress to the Dewan Nasional KEK, which creates incentive to offer attractive early-mover terms. This is not a guarantee; it is a dynamic worth understanding when you sit down at the negotiating table.

For retail units in the Grand Outlet Bali precinct, analogous open-air outlet centres in Southeast Asia (note: these are regional comparators, not published Kura Kura rates) typically range from USD 30 to USD 80 per square metre per month for premium fashion and F&B tenancies, with anchor tenants negotiating significantly below that range. We state this range as a regional reference point, clearly labelled as such, not as a Kura Kura published figure.

Land Lease KEK Kura Kura Bali: What Applies

Land tenure in KEK Kura Kura Bali operates under the HGB (Hak Guna Bangunan) framework as modified by the Cipta Kerja package (PP 18/2021). In KEK, HGB is structured in renewal cycles of 30+20+30 years, totalling up to 80 years before requiring fresh renewal. A note on precision that matters here: the 80-year single-certificate grant applies specifically to IKN (the new capital) under its own PP — in KEK, the mechanism is the 30+20+30 renewal cycle, not one monolithic 80-year term. Foreign individuals cannot hold HGB or Hak Milik (freehold) directly; the standard route is a properly structured PT PMA holding the HGB, or Hak Pakai (Right to Use) for qualifying individual foreign holders.

Annual land-use fees in Indonesian SEZs are negotiated with the BUPP and vary by parcel location, size, permitted use, and development obligations. Government regulations set the framework; the BUPP sets the commercial terms. Bali’s land values are among the highest in Indonesia outside Jakarta — Serangan Island, given its SEZ designation and airport proximity, commands a significant premium over rural or industrial-zone land elsewhere in the archipelago. We do not publish a number here because no number we have seen is verifiable enough to put in front of a serious investor without caveats that would invalidate the figure anyway.

What we can say: land in an operational Bali SEZ carries a premium to Sanur and Denpasar area benchmarks. If you are comparing pure land cost to off-zone alternatives, the zone will be more expensive on a per-square-metre basis. The case for paying that premium rests on the incentive package, the infrastructure, and the tenant clustering — not on land economics alone. Our related page on land rights in Bali SEZs covers the HGB renewal mechanics and the PT PMA holding structure in detail.

Harga Tanah KEK Sanur: Same Constraint, Different Dynamic

KEK Sanur’s 41.26-hectare footprint means fewer parcels, more competition for available space, and a BUPP that holds strong negotiating position given the zone’s established anchor in BIH. Commercial space adjacent to a 250-bed tertiary hospital with oncology and neurology centers of excellence commands a different price floor than undeveloped creative-economy land.

Medical-grade fit-out costs — which are your responsibility as tenant, not the BUPP’s — add substantially to total project cost for clinical operators. Diagnostic imaging fit-out, for example, can run IDR 5 to 15 billion or more for a modest unit depending on equipment specifications, shielding requirements, and M&E buildout. These numbers are not KEK-specific; they apply to any medical construction in Indonesia. We include them because investors frequently focus on land cost while underestimating fit-out, resulting in budget shortfalls mid-project.

If you are evaluating a specific commercial land or space transaction in either zone, the most useful step is a direct commercial enquiry to the BUPP with a project brief — not an internet search for a price grid that does not exist. We can help structure that brief and make the introduction to the right commercial contact.

Build-to-Suit in Kura Kura Bali: Process and Practical Notes

Build-to-suit is the dominant model for institutional tenants in both zones — particularly in Kura Kura where much of the land is undeveloped. Under this arrangement, the tenant or investor negotiates a ground lease with BTID, obtains HGB for the parcel via the Administrator KEK, and then constructs their own facility. The zone’s estate regulations govern setbacks, building height, facade standards, utility connection protocols, and waste management — these replace the standard Bali IMB/PBG process. Compliance with estate regulations is a condition of the ground lease, not a separate approval track.

Practical notes from the zone-entry process as it operates in Indonesian SEZs:

• AMDAL at zone level covers shared infrastructure. If your individual activity involves new environmental impact categories not covered by the zone’s master AMDAL, you will need a supplemental environmental permit. Data centres, manufacturing processes, and certain medical waste streams fall in this category.
• Utility connection costs are not zero. While zone infrastructure is built, connection capacity and connection fees for high-consumption users (data centres, hospitals, cold-chain logistics) are items to scope with BTID before signing. These are commercial, not incentive-covered.
• Construction permits are streamlined, not eliminated. The estate-regulation replacement of PBG applies to buildings that fit within the zone’s approved development envelope. Atypical structures — unusual heights, specialized anchoring, marine-interface construction — may require additional Administrator KEK review.
• Fiscal facilities for construction-phase imports. Capital goods, machinery, and raw materials imported for construction within the zone benefit from PPN and customs facilities during the development phase. This requires your IT inventory system to be properly registered with customs before imports arrive — a step many first-time zone users underestimate.

Comparing the Two Zones for Space Decisions

The zones are not interchangeable, and the space decision should follow the sector decision — not precede it.

Go to KEK Kura Kura Bali if:

Your business is in retail, F&B, creative economy, education, entertainment, hospitality, multimedia production, communication technology, MICE, or arts and crafts. You want a large developable footprint with build-to-suit flexibility. You have a 10-plus-year planning horizon and can absorb the zone’s current early-stage activation level. You want exposure to the Grand Outlet Bali catchment when it opens.

Go to KEK Sanur if:

Your business is in health, medical services, wellness, medical devices, pharmaceuticals, health-tech, or patient-adjacent hospitality. You want an established anchor in BIH with a growing patient and professional community. Your space requirement is modest to mid-scale (the zone’s 41 ha limits what is available). You are comfortable with the health-services regulatory environment including foreign-doctor licensing rules.

If you are evaluating both:

Some business models genuinely span both zones — a luxury wellness resort with clinical programming could have a footprint in Sanur for the medical licensing environment and in Kura Kura for the hospitality and F&B infrastructure. The zones are 15 to 20 minutes apart by road. A dual-zone presence is operationally feasible; it doubles your BUPP negotiations and compliance overhead.

Both zones sit under the same national KEK incentive framework. The tax holiday tiers, VAT non-collection, customs facilities, and HGB land rights are identical in their legal basis — the difference is in zone maturity, sector fit, and what built product is available today.

What to Bring to the BUPP: Your Project Brief

A common reason commercial enquiries stall at first contact is an underprepared project brief. BUPPs in Indonesian SEZs are not commercial agents looking for any paying tenant. They are estate managers responsible for the zone’s performance commitments to the Dewan Nasional KEK. A brief that demonstrates project viability, regulatory fit, and financial capacity moves faster.

At minimum, prepare:

• Business description and primary KBLI code (5-digit, verified against the zone’s permitted activity list)
• Investment commitment range in IDR (be realistic; understating to avoid the IDR 100 billion tax-holiday minimum and then trying to claim the holiday later creates legal complications)
• Space or land requirement: gross area needed, preferred location within the zone, and whether you need shell space, built space, or a ground lease for your own construction
• Employment projection: how many workers you will hire within the zone, and what proportion will be foreign nationals (relevant for RPTKA quota discussions)
• Timeline: target operations start date and realistic build or fit-out period
• PT PMA status: whether your entity is already established in Indonesia or you are pre-incorporation

With this brief in hand, a first commercial meeting with BTID or the Administrator KEK Sanur can produce a meaningful response rather than a generic brochure. use our enquiry form or WhatsApp to connect with our concierge — we can help you draft a brief that addresses what BUPPs in these zones actually want to see, and introduce you to the right commercial contacts directly. Start here.

Frequently Asked Questions

Is there a published price list for office space or land in Kura Kura Bali?

No. Neither BTID nor kek.go.id publishes a rate card for office space, retail units, or land leases in KEK Kura Kura Bali. All commercial terms are negotiated directly with the zone developer BTID on a case-by-case basis. Zone space carries a premium to equivalent Denpasar and Sanur benchmarks; the exact premium depends on parcel location, permitted use, lease duration, and build obligations. If you see a specific published price for KEK Kura Kura Bali space on a third-party website, verify it directly with BTID before relying on it.

Can a foreign-owned company (PT PMA) lease land inside KEK Kura Kura Bali?

Yes. A properly structured PT PMA can hold HGB (Hak Guna Bangunan) within the zone, giving it the right to build and use the land for the duration of the HGB term — structured as 30+20+30 year renewal cycles under PP 18/2021 (Cipta Kerja land regime), totalling up to 80 years. Foreign individuals cannot hold HGB directly; the PT PMA structure is the standard route. KEK Kura Kura is classified as a Tourism SEZ, which also permits foreign nationals to own a dwelling (residential property) within the zone — a specific Tourism SEZ extra distinct from the general HGB rules. See our land rights guide for the full mechanics.

How long does it take to go from enquiry to operational in KEK Sanur or Kura Kura Bali?

Realistically, 6 to 12 months from first notary appointment to fully facility-enabled operations — meaning PT PMA incorporated, NIB obtained, Administrator KEK registration complete, space or land agreement signed, and fiscal facility application filed and approved. The PT PMA and NIB stages are relatively fast (2–6 weeks combined). The BUPP commercial negotiation and fiscal facility processing set the pace. If you are targeting a specific launch date, work backwards from that date and start the entity and BUPP processes in parallel, not sequentially.

What is the difference between renting a built unit and a build-to-suit arrangement in these zones?

Renting a built unit means leasing completed shell or fitted space from the BUPP — the path for retail tenants in the Grand Outlet Bali precinct or MSME arcade operators in KEK Sanur. Build-to-suit means negotiating a ground lease on an undeveloped parcel, then constructing your own facility to your specification, subject to the zone’s estate regulations. Build-to-suit gives full design control and is the standard route for hospitality, education, medical, and data-centre uses. Estate regulations replace individual building permits (PBG) for construction that fits within the zone’s approved development envelope — a meaningful efficiency compared to building outside the zone. The tradeoff is higher upfront capital and longer lead time before operations begin.

Does the Grand Outlet Bali accept direct retail tenancy applications?

The Grand Outlet Bali is developed by BTID in JV with Mitsubishi Estate. Tenancy enquiries for the outlet go through BTID’s commercial team; there is no independent leasing agent in the conventional sense. The outlet is targeting a mid-2026 soft opening at approximately 92% construction completion as of mid-2026 (single secondary source — verify current status with BTID). Mitsubishi Estate’s brand-curation role means the tenant mix reflects a deliberate positioning strategy rather than open-market leasing; qualifying as a tenant involves alignment with that strategy in addition to commercial terms. Our full profile of the Grand Outlet Bali is at grand-outlet-bali.

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