KEK Sanur Investment Roadmap 2027: From First Visit to Confident Property Ownership

KEK Sanur Investment Roadmap 2027: From First Visit to Confident Property Ownership

This briefing outlines the KEK Sanur investment landscape, guiding prospective investors from initial inquiry to property ownership within this strategic zone. We detail market fundamentals, typical investment ranges, and the structured process for establishing a presence in KEK Sanur, emphasising the 2026–2027 outlook.

1. Market Size & Growth

Scale of KEK Sanur Project

KEK Sanur encompasses a total planned land area of 41.26 hectares. The zone benefits from a substantial planned investment of approximately Rp 10.2 trillion (public + private), demonstrating significant commitment from both government and private sectors. Upon full operation, KEK Sanur is expected to generate 43,647 jobs, indicating its substantial economic impact and long-term viability.

Indonesia Health & Wellness / Medical Tourism Context

KEK Sanur is nationally designated as a flagship zone for healthcare and wellness tourism. It is one of three Special Economic Zones cited as most relevant for current investors, alongside Nongsa (digital) and Gresik (heavy industry). Indonesia’s health & wellness sector is among the fastest-growing consumer sectors, with an estimated Compound Annual Growth Rate (CAGR) of 10–15% in the mid‑2020s. A key government objective is to repatriate 4–8% of Indonesians who currently seek medical treatment abroad, equivalent to 123,000–240,000 patients annually, to facilities within Sanur by 2030. This target implies a robust structural growth path through the 2026–2027 window as operational capacity expands.

Macro / Bali Positioning

Bali is actively promoted as a global investment destination. KEK Sanur is highlighted as a new magnet for international investors, particularly within the medical tourism sector. Events such as the Bali Investment Challenge 2026 explicitly showcase KEK Sanur as a success story and priority project, underscoring strong pipeline visibility and sustained government backing.

For 2026–2027, investors can anticipate a multi‑billion‑rupiah zone‑level capital expenditure program, largely committed, alongside a double‑digit‑growth addressable market in healthcare, wellness, and experiential travel. This convergence fuels demand for hospitals, clinics, hotels, and ancillary services within the zone.

2. Typical Price Ranges (Investment & Product)

Public sources do not list per‑square‑metre prices for land or properties within KEK Sanur. However, based on comparable projects and the zone’s strategic designation, investment in KEK Sanur will reflect its premium positioning and the specialised nature of its facilities.

• Land Acquisition: Land within KEK Sanur is typically acquired through long-term lease agreements (Hak Guna Bangunan – HGB) rather than freehold (Hak Milik) ownership for foreign entities. Pricing is determined by location, designated use (e.g., hospital, hotel, commercial), and the specific terms negotiated with the zone administrator or existing leaseholders.
• Healthcare Facilities: Investment in hospitals or specialised clinics involves significant capital outlay for construction, medical equipment, and operational infrastructure. Initial investments for a full-service hospital can range from tens to hundreds of millions of US dollars, depending on scale and specialisation.
• Wellness Resorts/Hotels: High-end wellness resorts and hotels within KEK Sanur will command investment levels comparable to luxury properties in prime Bali locations, typically ranging from several tens of millions to over one hundred million US dollars for development and fit-out.
• Commercial & Retail Spaces: For ancillary services, such as pharmacies, diagnostic centres, retail outlets, and F&B establishments, investment per unit will be lower but still reflect the zone’s premium status. Lease rates for commercial spaces will depend on size, location, and lease duration.
• Residential (if permitted): Should residential components be developed for staff or long-stay medical tourists, pricing would align with high-quality condominium or villa developments in prime Sanur areas.

Investors should budget for substantial initial capital expenditure, ongoing operational costs, and potential for significant returns driven by the projected growth in medical and wellness tourism.

3. Regulatory Framework & Incentives

KEK Sanur offers a streamlined regulatory environment and various fiscal and non-fiscal incentives designed to attract foreign investment.

Fiscal Incentives

• Tax Holidays: Corporate income tax reductions or exemptions for qualifying investments, often for periods of 5 to 20 years, depending on investment value and sector.
• Tax Allowances: Reductions in taxable income, accelerated depreciation, and other tax benefits.
• Import Duty Exemptions: For capital goods, raw materials, and components used in KEK Sanur activities.
• VAT & Sales Tax Exemptions: For certain goods and services within the zone.

Non-Fiscal Incentives

• Simplified Licensing: A dedicated one-stop service for permits and licenses, significantly reducing bureaucratic hurdles.
• Land Use & Ownership: Extended land lease terms (HGB) for foreign investors, typically up to 80 years (30+20+30).
• Immigration Facilitation: Easier visa and work permit processes for foreign professionals and investors.
• Access to Infrastructure: High-quality infrastructure development within the zone, including utilities, roads, and digital connectivity.

These incentives are critical for enhancing investment viability and reducing operational complexities. Investors should consult with legal and tax advisors to fully understand the applicable benefits for their specific project.

2027 note: By 2027, the KEK Sanur infrastructure is expected to be substantially complete, with several key anchor tenants, such as the Bali International Hospital, fully operational or in advanced stages of patient intake. This will provide demonstrable proof of concept and established patient flows, de-risking further investments in ancillary services.

4. Pendirian Perusahaan di KEK Sanur (Company Establishment in KEK Sanur)

Establishing a company in KEK Sanur involves a structured process that leverages the zone’s simplified regulatory framework. The primary legal entity for foreign investors is typically a Foreign Investment Company (PT PMA).

Key Steps for Company Establishment:

1. Initial Consultation & Business Plan: Engage with Kek Sanur Investment for an initial consultation to align your investment objectives with KEK Sanur’s regulations and opportunities. Develop a comprehensive business plan detailing your proposed activities, investment value, and employment projections.
2. Application for KEK Sanur Approval: Submit an application to the KEK Sanur Administrator, outlining your investment proposal. This application will be reviewed for alignment with the zone’s strategic objectives, particularly in healthcare and wellness tourism.
3. Legal Entity Formation (PT PMA): Once preliminary approval is granted, proceed with the establishment of your PT PMA. This involves:
   • Reservation of Company Name: Secure your proposed company name with the Ministry of Law and Human Rights.
   • Drafting Articles of Association: Prepare the company’s Articles of Association (Akta Pendirian) with a public notary, specifying shareholders, directors, commissioners, capital structure, and business activities (KBLI codes relevant to healthcare/wellness).
   • Deed of Establishment Approval: Obtain approval for the Deed of Establishment from the Ministry of Law and Human Rights.
4. Business Identification Number (NIB) & Business Licenses: Apply for the NIB through the Online Single Submission (OSS) system. The NIB serves as your company registration certificate. Subsequently, obtain relevant business licenses (Izin Usaha) and operational licenses (Izin Operasional) specific to your activities (e.g., hospital license, clinic license, hotel license) from the KEK Sanur Administrator via OSS.
5. Tax Registration: Register for a Taxpayer Identification Number (NPWP) and Value Added Tax (VAT) with the Directorate General of Taxes.
6. Land Lease Agreement: Finalise the land lease agreement (HGB) with the KEK Sanur Administrator or relevant land owner for your designated plot.
7. Construction Permit (PBG): Obtain the Building Approval (Persetujuan Bangunan Gedung – PBG) before commencing any construction activities.
8. Recruitment & Operations: Begin recruitment processes, leveraging KEK Sanur’s facilitated immigration procedures for foreign professionals, and commence operational setup.

The KEK Sanur Administrator provides a dedicated service to assist investors through these steps, ensuring a streamlined and efficient process. Engaging with an experienced advisory firm like Kek Sanur Investment is crucial for navigating the specifics of Indonesian company law and KEK regulations.

5. Investment Opportunities & Outlook

KEK Sanur presents diverse investment opportunities beyond primary healthcare facilities.

The outlook for 2026–2027 is characterised by rapidly increasing operational capacity and patient/tourist volumes. Early investors will benefit from establishing a presence during this growth phase, securing prime locations, and building market share in a strategic, government-backed zone.

6. Why KEK Sanur?

KEK Sanur offers a compelling investment proposition due to its strategic focus, robust government backing, and attractive incentive package. Its position as a flagship zone for healthcare and wellness tourism within Bali ensures a strong demand pipeline. The streamlined regulatory environment and fiscal benefits mitigate typical investment risks in Indonesia, providing a stable platform for growth. For investors seeking exposure to Indonesia’s burgeoning health and wellness sector, KEK Sanur represents a significant opportunity.

For detailed guidance on pendirian perusahaan di KEK Sanur and to explore specific investment opportunities, please book an investment consultation on WhatsApp with Kek Sanur Investment.