KEK Sanur, designated as a Special Economic Zone for healthcare and wellness tourism, represents a strategic investment opportunity in Indonesia. With a planned investment value of approximately Rp 10.2 trillion and a 2027 outlook of strong double-digit growth in medical and wellness tourism, it is a key focus for foreign and domestic investors.
How to LEGALLY Buy Property in KEK Sanur 2027: The Complete Foreign Buyer’s Step-by-Step Roadmap
KEK Sanur is positioned as one of Indonesia’s three most strategic Special Economic Zones for foreign investors, focused on healthcare and wellness tourism. The zone has a planned investment value around Rp 10.2 trillion (approximately USD 650–700 million) and a 2027 outlook of strong double-digit growth in medical and wellness tourism demand. This briefing outlines the legal framework and practical steps for foreign buyers looking to acquire property within KEK Sanur, particularly for establishing a clinic or other healthcare-related facilities.
1. Understanding KEK Sanur’s Strategic Importance
KEK Sanur represents a significant national development initiative. Its total planned land area is 41.26 ha, with a total planned investment of approximately Rp 10.2 trillion from both public and private sources. When fully operational, the zone is expected to create 43,647 jobs. This scale underscores the government’s commitment to the project and its potential for substantial returns.
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. By 2030, the government targets repatriating 4–8% of Indonesians who currently seek treatment abroad, equivalent to 123,000–240,000 patients annually, to facilities in Sanur. This implies a high structural growth path over the 2026–2027 window as capacity ramps up.
Bali is actively promoted as a global investment destination, with KEK Sanur highlighted as a new magnet for international investors, especially in medical tourism. Events such as Bali Investment Challenge 2026 are explicitly showcasing KEK Sanur as a “success story” and priority project, indicating strong pipeline visibility and government backing.
In practical terms, for 2026–2027 you are looking at: a multi‑billion‑rupiah zone‑level CAPEX program (largely committed) and a double‑digit‑growth addressable market in healthcare, wellness, and experiential travel feeding demand for hospitals, clinics, hotels, and ancillary services.
2. Foreign Ownership Options in KEK Sanur
Foreigners cannot directly own freehold land (Hak Milik) in Indonesia. However, several legal structures permit long-term control and use of property, particularly within Special Economic Zones like KEK Sanur.
Hak Guna Bangunan (HGB – Right to Build)
HGB is the most common and secure title for foreign investors and foreign-owned companies (PT PMA). It grants the right to construct and possess buildings on state land or land owned by others for a specified period. In KEK Sanur, HGB can be granted for an initial term, renewable for extensions, providing long-term security. This title can be transferred and mortgaged.
Hak Pakai (Right to Use)
Hak Pakai grants the right to use and/or collect products from land owned by the state or another party. This title is often used for residential purposes by foreigners, but can also apply to commercial use, especially for offices or certain service-oriented businesses within KEKs. Its term is typically shorter than HGB but also renewable.
Leasehold Agreements
While not a direct land title, long-term leasehold agreements with Indonesian landowners or developers are a common method for foreign entities to secure property. These leases can extend for decades, offering operational stability. Within KEK Sanur, developers often offer long-term leases on commercial units or land plots designed for specific purposes like clinics or wellness centres.
3. Establishing a Foreign Investment Company (PT PMA)
For foreign entities looking to invest in and operate a clinic or other business in KEK Sanur, establishing a PT PMA (Perseroan Terbatas Penanaman Modal Asing – Foreign Investment Limited Liability Company) is a mandatory step. This company will be the legal entity that holds the HGB or Hak Pakai title, or enters into lease agreements.
Steps for PT PMA Establishment:
- Capital Requirements: Minimum capitalisation requirements apply, varying based on business sector and scale.
- Business Classification (KBLI): Ensure the PT PMA’s business activities (KBLI codes) align with healthcare services and operating a clinic.
- Investment Plan: A detailed investment plan outlining the project, funding, and operational strategy is required for approval.
- Permits and Licences: Obtain necessary permits from the Investment Coordinating Board (BKPM) and relevant ministries, including specific licences for healthcare facilities.
2027 Note: By 2027, the KEK Sanur authority is expected to have streamlined the PT PMA establishment and licensing process further, potentially offering expedited services for healthcare investors, reflecting the zone’s mandate to attract medical tourism investment.
4. Locating and Acquiring Property within KEK Sanur
Property acquisition within KEK Sanur typically involves engagement with the KEK Sanur Authority or designated master developers.
Options for Acquisition:
- Direct from KEK Authority/Master Developer: The KEK Sanur Authority or its appointed master developers will offer land plots or pre-built commercial units (e.g., clinic spaces) with HGB or Hak Pakai titles. This is often the most direct and secure route, as the land is already designated for KEK purposes.
- Sub-Lease from Existing Tenants: In some cases, existing tenants or developers within the KEK may offer sub-lease agreements for their allocated land or units. Due diligence is crucial here to ensure the original title and sub-lease terms are compliant.
Due Diligence:
Before any commitment, thorough due diligence is essential:
- Land Title Verification: Confirm the legal status of the land, ensuring it is clear of disputes or encumbrances.
- Zoning and Usage: Verify that the chosen plot or unit is zoned for healthcare and clinic operations.
- Infrastructure: Assess the availability and quality of essential infrastructure (water, electricity, internet, access roads).
- KEK Regulations: Understand all specific regulations, incentives, and obligations applicable to businesses operating within KEK Sanur.
5. Permitting and Operating a Clinic in KEK Sanur
Operating a clinic in KEK Sanur requires specific healthcare permits in addition to standard business licences.
Key Permits:
- Operational Licence for Healthcare Facility: Issued by the Ministry of Health or local health authority, specific to the type of clinic (e.g., polyclinic, specialist clinic).
- Medical Professionals’ Licences: Ensure all medical staff possess valid Indonesian licences and registrations.
- Building Permit (IMB): For new constructions or significant renovations.
- Environmental Permits (UKL-UPL/AMDAL): Depending on the scale and potential environmental impact of the facility.
The KEK Sanur authority aims to provide a ‘one-stop service’ for investors, streamlining the permit application process. However, engaging local legal and licensing experts is advisable to navigate the complexities.
6. Incentives for Investors in KEK Sanur
KEK Sanur offers various fiscal and non-fiscal incentives to attract foreign investment, particularly in its focus sectors.
Fiscal Incentives:
| Incentive Type | Details |
|---|---|
| Corporate Income Tax (PPh Badan) | Reductions or exemptions (tax holidays) for a period, depending on investment value and sector. |
| Value Added Tax (VAT) | Exemptions or deferrals on certain goods and services within the KEK. |
| Import Duties | Exemptions on the import of capital goods, raw materials, and components for KEK activities. |
Non-Fiscal Incentives:
- Simplified Licensing: Expedited and centralised permit processing through the KEK authority.
- Immigration Facilities: Easier visa and work permit processing for expatriate staff.
- Land Utilisation: Extended HGB or Hak Pakai terms compared to non-KEK areas.
These incentives significantly enhance the attractiveness of KEK Sanur for foreign investors looking to establish healthcare facilities.
Acquiring property and establishing a clinic in KEK Sanur as a foreign entity is a structured process requiring adherence to Indonesian investment laws and KEK-specific regulations. By understanding the available ownership structures, establishing a PT PMA, conducting thorough due diligence, and leveraging KEK incentives, investors can successfully position themselves within this rapidly growing healthcare and wellness tourism hub. For detailed guidance tailored to your investment goals, book an investment consultation on WhatsApp with Kek Sanur Investment.