KEK Sanur Business Opportunities: Which Sectors Can Operate in the Zone

KEK Sanur business opportunities are defined by Indonesian SEZ regulation: only certain health, tourism and supporting sectors can operate inside the zone, subject to permits. This page maps the main KEK Sanur business sectors, the activities they can usually cover, and the core licenses investors actually need to secure.

What is KEK Sanur and why are its business opportunities different?

KEK Sanur (Kawasan Ekonomi Khusus Sanur) is a Health and Tourism Special Economic Zone in South Denpasar, Bali, designated by Government Regulation (Peraturan Pemerintah/PP) No. 41 of 2022. It is developed on the ex-Inna Grand Bali Beach and golf course area, using a state-owned land title (HPL) held by PT Hotel Indonesia Natour (HIN), with sub-rights such as HGB (Hak Guna Bangunan) granted to the project company PT Aviasi Pariwisata Indonesia/Indonesia Tourism Development Corporation (ITDC) and its sub-lessees.

KEK status means two things for business:

Regulatory scope: Only activities aligned with the zone’s official focus (health, tourism and supporting services) are eligible to operate and receive SEZ facilities.
Fiscal and non-fiscal incentives: Businesses that qualify and meet minimum investment thresholds can apply for tax and customs incentives anchored in Law No. 39/2009 on KEK and related regulations. Incentive access is not automatic, and thresholds may differ by sector and tax type.

The anchor of KEK Sanur is the Bali International Hospital (BIH), developed by the state-owned group in cooperation with international partners. Around this anchor, the masterplan reserves space for medical facilities, hotels and resorts, MICE (Meetings, Incentives, Conferences and Exhibitions), wellness and longevity centers, and supporting commercial and residential components. This creates layered peluang usaha KEK Sanur: some plots are pre-allocated to the anchor, some to strategic partners, and others remain open for greenfield investment subject to commercial negotiation and regulator sign-off.

Core theme: health + tourism drive KEK Sanur business sectors

Regulation and public disclosures frame KEK Sanur as a “health tourism” zone. That translates into three concentric rings of permitted or encouraged activity:

Clinical and diagnostic services – hospitals, specialist clinics, labs and imaging.
Tourism and wellness assets – hotels, medical-resorts, MICE facilities, wellness and longevity services.
Supporting services – retail, pharmacy, F&B, education, property management, technical services that directly support the health-tourism core.

Every investor still needs to pass standard Indonesian hurdles: PT PMA formation, OSS risk-based licensing (Perizinan Berusaha Berbasis Risiko), sectoral permits from the Ministry of Health (Kemenkes) or other relevant ministries, environmental compliance, and land-use alignment with the KEK Sanur masterplan.

Presence of an opportunity is not a promise of approval or demand. Regulators can reject applications that do not fit the zone’s blueprint or fail to meet prudential and clinical standards, regardless of investment size.

Sector overview: What business can operate in KEK Sanur?

The table below summarizes major KEK Sanur business sectors, typical activities and headline licenses. This is simplified; your specific case may require additional permits and professional registrations.

Sector	Example activities	Key primary license	Risk level (OSS)
Hospitals & inpatient care	General & specialist hospitals, medical centers	Hospital Operational License (Izin Operasional Rumah Sakit, Kemenkes)	High risk (requires full permit and inspections)
Clinics & outpatient	Specialist clinics, dental, fertility, rehabilitation	Clinic Operational License (Izin Klinik, via OSS + Dinas Kesehatan)	Medium–high risk (permits + standards)
Diagnostics & laboratories	Medical labs, imaging centers, pathology services	Laboratory Operational License (Izin Lab Kesehatan/Klinik, Kemenkes)	High risk
Hotels & medical resorts	Accommodation integrated with or adjacent to health services	Hotel NIB + Tourism Business Registration (TDUP/OSS RBA)	Medium risk
Wellness & longevity	Spa, wellness retreat, anti-aging therapies (non-clinical)	Tourism/wellness NIB; additional permits if using medical devices or pharmaceuticals	Low–medium risk (depending on services)
MICE & events	Convention center, corporate events, medical congresses	Event organizer license (if EO), tourism NIB, venue permits	Low–medium risk
Pharmacy & health retail	Pharmacies, drugstores, health-food & medical equipment retail	Apotek license (Izin Apotek), NIB retail, pharmaceutical distribution permit (if wholesale)	Medium risk
Education & training	Short courses, CME, health professional training	Education/training NIB, potential MoECRT & MoH approvals	Medium risk
Property & management	Serviced suites, operator contracts, facility management	Real estate & property management NIB, building management permits	Low–medium risk
Support services	IT for health, cleaning, catering, logistics tied to zone tenants	Relevant service NIB; additional permits for food, waste, or customs	Low–medium risk

For each sector below, we separate anchor / strategic tenants already signaled from greenfield opportunities that may still be open to new investors, subject to negotiation with the zone developer and approval by KEK authorities.

1. Hospitals and inpatient health facilities

1.1 Anchor: Bali International Hospital (BIH)

Public information identifies Bali International Hospital (BIH) as the flagship hospital inside KEK Sanur. It is positioned as an international-standard facility focusing on cardiology, oncology, neurology, orthopedics, and other high-value specialties, targeting both Indonesian and foreign patients. BIH is a joint project led by state-owned tourism and hotel companies with a foreign hospital operator as technical partner.

Given BIH’s anchor status, direct competition in full-service tertiary care on BIH’s own plot is unlikely to be encouraged. Instead, opportunities tend to cluster around complementary and feeder services.

1.2 Greenfield opportunities near hospital core

Specialist inpatient or day-surgery centers that focus on sub-specialties not fully covered by BIH (for example, specific elective procedures, rehabilitation, or niche surgical fields), if aligned with the medical masterplan.
Post-acute and step-down facilities for extended recovery, rehabilitation, or chronic disease management.
Integrated medical-resort products where the medical component is delivered via partnership or referral agreements with the anchor hospital while the investor develops and operates accommodation and hospitality.

Key licensing reality:

Hospitals are a highly regulated sector under Law No. 17 of 2023 on Health and related ministerial regulations.
Foreign ownership in hospital PT PMAs is allowed but capped per the Positive Investment List (Presidential Regulation No. 10 of 2021 as amended), and subject to technical capacity and accreditation requirements.
Business registration starts with an NIB through OSS RBA, followed by a Hospital Operational License (Izin Operasional RS) issued by the Ministry of Health after compliance audits, staffing verification and facility inspections.

Capital expenditure for hospital-scale projects in Indonesia is measured in multi-hundred-billion rupiah ranges, depending on size, specialty mix, equipment, and imported technology. These are long-horizon, policy-sensitive investments that face clinical, regulatory and demand risks.

2. Clinics, outpatient centers and day procedures

2.1 Types of clinics that fit KEK Sanur

Beyond the flagship hospital, KEK Sanur permitted activities clearly include various forms of outpatient care, which are often more accessible to medium-sized investors:

Specialist clinics (klinik pratama/madya/utama) in disciplines aligned with health tourism: dermatology, aesthetic medicine, dentistry, fertility, orthopedics, sports medicine, cardiology, etc.
Day-surgery centers performing procedures under local or short-acting anesthesia, integrated with BIH or functioning as satellite facilities.
Rehabilitation and physiotherapy centers, potentially linked to orthopedic and neurological care.

2.2 Licensing and foreign ownership

Clinics fall under OSS risk-based licensing and Ministry of Health regulations on service standards and staffing:

You must incorporate a PT or PT PMA with permitted KBLI codes for clinical practice.
Obtain an NIB via OSS RBA. For medium and high-risk health services, you then apply for a Clinic Operational License (Izin Klinik) issued by the local Health Office (Dinas Kesehatan) with Kemenkes oversight.
Professional practice licenses (Surat Izin Praktik) are required for each doctor, dentist and other regulated health personnel.

Foreign participation in clinical practice is subject to the investment list, professional registration and bilateral recognition of qualifications. Many models instead structure foreign participation as management, training, branding or technology provision rather than direct individual clinical practice.

2.3 Commercial positioning

Clinics inside KEK Sanur can plug into inbound patient flows targeting:

Elective aesthetic and dental procedures for regional patients wanting care in Bali rather than Singapore or Thailand.
Pre- and post-operative consultations around BIH’s specialist services.
Rehabilitation paired with mid- to high-end accommodation.

Demand will depend on BIH’s actual case mix, airline connectivity, insurer contracts, and Indonesia’s evolving regulations around medical tourism and foreign patient handling. None of these variables are guaranteed or static.

3. Diagnostics, laboratories, and imaging

3.1 Role in the health-tourism ecosystem

Diagnostics are essential to any hospital or clinic cluster. In KEK Sanur, opportunities sit in:

Medical laboratories offering pathology, microbiology, histology and genetic testing to BIH, clinics and external clients.
Imaging centers with CT, MRI, PET, and interventional radiology—either integrated into the hospital footprint or as adjacent stand-alone facilities.
Health check-up centers built around preventive medicine, corporate checkups, and international-standard wellness screenings.

3.2 Licensing detail

Laboratories and imaging centers are among the most regulated kek sanur business sectors because they handle human samples, radiation equipment, and often cross-border data transfers.

Business registration via OSS with appropriate KBLI codes for healthcare laboratories or imaging services.
Operational licenses for laboratories (Izin Laboratorium Kesehatan/Klinik) issued under Ministry of Health standards, including reference lab accreditation for higher complexity testing.
Radiation-emitting equipment (e.g., X-ray, CT, PET) requires additional permits related to radiation safety and the Nuclear Energy Regulatory Agency (BAPETEN), plus certified radiation protection officers.
Data handling for diagnostic imaging and laboratory information systems must comply with Indonesia’s Personal Data Protection Law and health data regulations.

These projects are capital- and compliance-intensive, often most viable as joint ventures with experienced regional diagnostic providers or as captive facilities for the anchor hospital and its network.

4. Hotels, medical-resorts and serviced accommodation

4.1 Hospitality as the second pillar

Tourism is explicitly embedded in KEK Sanur’s mandate. The masterplan includes multiple hotel plots, with room-count targets disclosed in public presentations and government documents. Health-tourism positioning shifts the mix toward:

Medical-resorts integrated with or adjacent to clinical and wellness facilities, offering recovery-friendly room design, barrier-free mobility, and on-call nursing or therapy.
Upscale and upper-midscale hotels targeting patient companions, conference delegates, and long-stay visitors.
Serviced apartments or suites for extended stays by patients requiring multi-week treatment or repeated visits.

4.2 Permits and land structure over HPL

Hospitality investors inside KEK Sanur do not acquire freehold land. The model typically involves:

A land-use or building-use right (HGB/HGB di atas HPL) or long-term lease over plots controlled by the HPL holder and its affiliates.
A PT or PT PMA as project vehicle, subject to minimum capital requirements for foreign investment (at least IDR 10 billion paid-in capital as a commonly referenced floor for PT PMA, subject to prevailing regulation and BKPM practice).
Obtaining an NIB via OSS with relevant tourism KBLI and a Tourism Business Registration (previously TDUP; now integrated with OSS RBA) for hotel operations.
Building Approval (PBG) and environmental approvals aligned with the KEK’s spatial plan.

Greenfield hotel opportunities depend on remaining undeveloped plots, the zone developer’s partnership strategy, and macro tourism demand in Bali. KEK Sanur’s advantage is proximity to Denpasar, Sanur beach, and Ngurah Rai International Airport, but that does not immunize projects from occupancy, rate and currency risk.

5. Wellness, longevity and non-clinical health services

5.1 Definitions: clinical vs non-clinical

Wellness businesses in KEK Sanur sit on a spectrum from purely “spa and retreat” experiences to medically supervised longevity interventions. The legal line matters:

Non-clinical wellness: massages, spa treatments, yoga, meditation, nutrition coaching, fitness, and general wellness retreats fall under tourism or personal services. They usually require only an NIB with relevant KBLI codes and standard business permits.
Clinical wellness / medical aesthetics: injectables, hormone therapy, prescription-only weight-loss drugs, IV infusions with controlled substances, and any procedure that by law must be done by a doctor or in a clinical facility move the business into healthcare regulation. You then need clinic licensing and medical oversight outlined earlier.

5.2 KEK Sanur-specific wellness plays

Given its positioning, KEK Sanur is likely to encourage:

Integrated wellness resorts that combine accommodation, spa, nutrition, movement and psychological wellbeing programs.
Longevity and regenerative programs that operate either within a licensed clinic or as adjunct services to BIH and other medical tenants.
Corporate and digital detox retreats that build on Bali’s existing wellness branding but with more structured, health-professional input.

Any use of advanced devices, prescription-only products, or invasive procedures will trigger Ministry of Health scrutiny. Foreign involvement may be easier on the wellness programming, branding and technology side than in direct clinical practice.

6. MICE (Meetings, Incentives, Conferences, Exhibitions)

6.1 Why MICE fits a health SEZ

Medical conferences, pharmaceutical launches, health-system workshops and training events are natural complements to a health-focused SEZ. KEK Sanur’s plan includes a convention or multi-purpose hall and supporting hotel capacity suitable for regional events.

6.2 Business models

Venue ownership and operation: developing and running a convention center, ballroom-equipped hotel, or multi-purpose campus with breakout rooms and digital infrastructure.
Professional Congress Organizer (PCO) / Event Organizer (EO): providing end-to-end event management services for medical societies, corporates and government agencies.
Hybrid event technology providers: streaming, translation, and interactive platforms tailored for medical education and CME requirements.

6.3 Licensing and compliance

Event and MICE operators generally require:

NIB with KBLI codes for event organizing, convention and trade-show organization, or related services.
Local permits for large events, crowd management, and public security as required by municipal regulations.
For medical events: compliance with ethical rules around pharmaceutical sponsorship, CME accreditation standards, and potential reporting obligations.

Investors should plan for demand cyclicality tied to airline capacity, corporate travel budgets, and Indonesia’s conference-attraction strategy.

7. Pharmacy, health retail and medical devices

7.1 Retail and distribution roles

As patient and visitor flows increase, peluang usaha KEK Sanur expand into pharmacy and health-related retail:

Community pharmacies (apotek) serving patients discharged from BIH and surrounding clinics.
Drugstores and health-food outlets selling OTC products, supplements, and wellness goods.
Medical device showrooms demonstrating and retailing approved devices used in the hospital and clinics.

7.2 Licensing layers

Apotek operations require a pharmacy license issued by local health authorities, plus a registered pharmacist as the responsible person (Apoteker Penanggung Jawab).
Wholesale distribution of pharmaceuticals or certain medical devices may require Pedagang Besar Farmasi (PBF) or equivalent distribution licenses under BPOM (National Agency of Drug and Food Control) and Ministry of Health regulations.
Retail stores (non-pharmacy) register under general retail and trade KBLI via OSS, while ensuring they only sell products with legal distribution and labeling in Indonesia.

Margins and viability are sensitive to procurement contracts with the anchor hospital, generic vs branded mix, and future policy reform around medicine pricing and parallel imports.

8. Property management, serviced suites and supporting real estate

8.1 What real estate can you actually own or control?

Under the KEK Sanur structure:

The state or state-linked entity holds HPL (Hak Pengelolaan Lahan) over the underlying land.
Investors can receive HGB (Hak Guna Bangunan) over HPL or enter into long-term lease and cooperation agreements that define construction and operational rights.
Foreign individuals do not acquire freehold ownership. Foreign-invested companies (PT PMA) can hold HGB subject to legal requirements and approvals.

8.2 Business opportunities in property

Serviced suites targeted to long-stay patients and accompanying family, potentially branded and managed by international operators.
Facility management companies specializing in hospital, lab and high-spec building operations (HVAC, clean rooms, infection control, energy optimization).
Co-working and medical office space tailored to health professionals, telemedicine providers, and medical-technology startups aligned with BIH and its network.

Each of these models uses standard Indonesian real estate KBLI codes via OSS, with additional building approvals and safety compliance. Profitability depends on occupancy, service fees and the overall success of the health-tourism concept.

9. Support services: IT, logistics, cleaning, catering and more

9.1 Non-clinical services essential to the zone

Not all kek sanur business opportunities require direct clinical or hospitality exposure. The SEZ will rely on a range of B2B service providers:

Health IT and digital: electronic medical records (EMR), appointment systems, telemedicine platforms, PACS for imaging, cybersecurity and data-storage services localized in Indonesia.
Medical-grade cleaning and waste management: infection control, hazardous and biomedical waste handling under Ministry of Environment and Forestry and Ministry of Health rules.
Catering and nutrition services: hospital food-service, patient-specific diets, and catering for MICE events.
Logistics and customs handling: importation, bonded warehousing, and last-mile delivery of pharmaceuticals, devices and critical consumables, leveraging KEK customs facilities where applicable.

9.2 Licensing realities

Most support-service PT PMAs follow standard OSS pathways with KBLI codes for IT, logistics, cleaning, or catering, plus:

Additional permits for hazardous waste transportation and treatment, if handling biomedical waste.
Food safety and hygiene certifications if producing or serving meals.
Customs and bonded-zone licenses if operating bonded logistics inside the KEK.

These fields are often less restricted to foreign ownership than core clinical services but may require deep local execution capacity and long-term contracts with anchor tenants.

10. Incentives and thresholds: how sector choice interacts with fiscal facilities

10.1 SEZ incentives: principle and variation

By law, businesses operating inside designated KEKs and approved by the KEK Administrator (Administrator KEK) may access tax and customs incentives, including potential:

Corporate income tax reductions or holidays for qualifying investments over defined timeframes.
VAT and import-duty facilities for goods entering and used within the KEK.
Relaxations on excise and certain import/export procedures.

The actual incentive package is investment-, sector- and time-specific. It depends on:

Current regulations and Ministry of Finance decrees in force at the time of application.
Your total investment value and realization schedule, often with minimum investment thresholds to access the top-tier incentives.
Whether your activity is considered “main” or “supporting” relative to the KEK’s official focus.

10.2 Sectoral nuance

Hospitals, diagnostics, and hotels as core activities may have clearer paths to incentives, subject to investment size.
Support services may qualify but sometimes under different or narrower facilities, especially if part of their activity lies outside KEK boundaries.
Retail and F&B often receive more limited SEZ incentives, as they primarily serve local consumption.

Investors should build base-case financial models without incentives and treat SEZ facilities as upside, not as the sole pillar of viability.

11. Process overview: from interest to operation

11.1 Typical steps

Concept alignment: clarify whether your planned activity clearly fits KEK Sanur’s health and tourism positioning. This is a commercial and regulatory filter.
Engagement with zone developer and administrator: discuss plot availability, partnership structures, and initial eligibility views. No commercial agreement or LOI guarantees formal approval.
Entity formation: establish a PT or PT PMA with appropriate shareholders and capital structure, complying with Indonesian Company Law and BKPM investment rules.
OSS and sectoral licensing: secure NIB and risk-based licenses, then apply for sector-specific permits (hospital/clinic, lab, hotel, etc.). Many health-related activities require on-site inspections and professional registration.
Land and construction: sign land-use or lease agreements, obtain building approvals and environmental clearances, and construct according to KEK guidelines.
Operational ramp-up: hire and license staff, complete equipment fit-out, pass final inspections, and commence operations only after all mandatory permits are in hand.

Timelines vary widely by sector. Clinical facilities can take years from concept to opening; smaller support services may be operational in months once contracts are secured.

If you want structured support scoping your sector fit, entity type and licensing path, you can plan your trip to Bali and KEK Sanur with our editorial team’s help over WhatsApp-based planning and on-the-ground introductions. No one can pay to change what we publish; if you proceed with our partner they may pay us a referral fee at no extra cost to you.

FAQ: KEK Sanur business opportunities and permitted activities

What business can operate in KEK Sanur?

Businesses that can operate in KEK Sanur are those aligned with its official focus on health and tourism: hospitals, clinics, diagnostic labs, wellness and longevity centers, hotels and medical-resorts, MICE facilities, pharmacy and health retail, property and facility management, and supporting services like health IT, logistics, cleaning, catering and training. Each must secure appropriate OSS and sectoral licenses and be accepted by the KEK Sanur administrator.

Are non-health businesses allowed in KEK Sanur?

Non-health businesses can operate if they directly support the health-tourism ecosystem, such as hotels, restaurants serving patients and delegates, retail, logistics, or IT services. Activities unrelated to health or tourism may struggle to obtain approval or SEZ facilities, as KEK Sanur is mandated to focus on those core themes.

Can a foreign investor open a clinic or hospital in KEK Sanur?

Yes, foreign investors can participate in clinics and hospitals through PT PMA structures within the foreign ownership limits and conditions set by Indonesia’s Positive Investment List and health regulations. They must obtain an NIB via OSS, then sectoral permits (clinic or hospital operational licenses), and meet strict staffing, facility and quality standards. Approval remains case-by-case.

Do all KEK Sanur businesses automatically get tax incentives?

No. Operating inside KEK Sanur does not automatically guarantee tax or customs incentives. Businesses must apply, be approved as KEK tenants, meet minimum investment thresholds and comply with current Ministry of Finance and SEZ regulations. Incentives can change over time, so investors should not base viability solely on them.

How do I start exploring an investment in KEK Sanur?

First, validate that your sector fits KEK Sanur’s health and tourism mandate and that you can meet Indonesia’s PT PMA and licensing rules. Then engage the zone developer and KEK administrator about plot availability and eligibility, while you structure your entity and permits. For on-the-ground reconnaissance and structured planning support, you can plan your trip to Sanur; we coordinate via WhatsApp and may work with local partners, but no one can pay to change what we publish.