Seminyak · Petitenget
Seminyak restaurant for sale or lease: what to check, what a refit costs.
A Seminyak restaurant for sale is almost always a takeover of an existing building, so the work is due diligence and fit-out, not ground-up construction. Seminyak and Petitenget are Bali's mature dining streets: hotel occupancy of 74.9% in 2025 and guests staying 3.2 days (Horwath HTL, March 2026), with the highest published restaurant rents of the areas we cover. We inspect the building and its documents before you sign, then refit it in 3–6 months with the Kimo Construction team.
Sources: Horwath HTL / C9 Hotelworks, March 2026; DDA, October 2025.
Restaurant for lease in Seminyak: published rents.
| Item | Published figure | Source |
|---|---|---|
| Restaurant unit | USD 3,000–5,000 per month | DDA, October 2025 |
| Café-size unit | IDR 100–250 million per year (about USD 6,060–15,150) | MistSystem, April 2026 |
| Land, beachside | IDR 30–40 million per are per year | Bali Home Immo |
| Land, Legian and Kerobokan side | IDR 20–30 million per are per year | Bali Home Immo |
| Land, guide range | IDR 33–66 million per are per year (USD 20–40 per m²) | GetWhereNext, April 2026 |
An are is 100 m². Asking and guide figures, not transactions; converted at IDR 16,500 per US dollar.
Taking over a Seminyak restaurant for sale: the licence checks.
In a takeover you buy one of two things: the shares of the company that runs the venue, or only its lease and equipment. The difference decides which licences come with it. Ask which company holds the business identification number (NIB), the verified standard certificate, the hygiene certificate (SLHS) and any alcohol licence. Ask whether the building has its approval (PBG) and its certificate of worthiness (SLF). If you buy the lease alone, have a licensing agent tell you which licences must be issued again under your own company.
Old permits get looked at. Emerhub reports that 426 foreign-owned businesses in Bali were investigated in 2025–26 and 423 were sanctioned. In Seminyak a provincial parliament commission demanded the closure of an established restaurant over its permits (bali.live). Years of trading do not prove that the papers are in order.
Then the lease. Commercial leases in Bali are often prepaid for five or ten years, and an extension is a new deed priced at the land value of that day. Three years left on a lease is three years to earn back your refit. How to read a commercial lease.
What a refit costs.
Indicative ranges for 2026 from our own site data; a fixed price follows drawings and a bill of quantities.
Published benchmarks give two to three months of work in a sound shell and four to six where the building needs more (Amoda; MistSystem). Put your seats into the calculator.
Open a restaurant in Seminyak: formats and the market's mood.
The streets are built out, so ground-up construction is rare and formats follow the buildings on offer: dining rooms in two-storey shop-houses, rooftop bars on existing slabs, courtyard restaurants behind a street front. A rooftop needs a structural check of the slab and stays under Bali's 15-metre height rule (Perda Bali 16/2009).
Tenants have some leverage. Bank Indonesia's Bali office reported commercial property demand down 4.80% year on year in the fourth quarter of 2025, with prices down 3.16% on the quarter, though 0.68% up on the year (Bali Discovery, February 2026). Use it when you negotiate the rent and the years. Next door, Canggu has more venues and hotel occupancy of 60%.
Staff are paid on the Badung scale, where the 2026 minimum wage is IDR 3,791,003 a month. Restaurant tax of 10% is added to the bill and passed on to the regency.
Questions we get on WhatsApp
What should I check before buying a Seminyak restaurant for sale?
Lease years left, who holds the licences, the building approval, and the kitchen's exhaust and drainage. A listing's turnover is self-reported. The full checklist is in buy versus build.
How much is a restaurant for lease in Seminyak?
Published ranges are USD 3,000–5,000 a month for a restaurant unit (DDA) and IDR 100–250 million a year for a café-size unit (MistSystem, April 2026). Compare other areas on the areas page.
Can a foreigner open a restaurant in Seminyak?
Yes. Restaurant code KBLI 56101 allows 100% foreign ownership through a foreign-owned company, a PT PMA (Hukumonline, June 2026), with paid-up capital of IDR 2.5 billion. In a takeover, check whether you are buying that company or starting your own; see our guide for foreign owners.
How long does a refit in Seminyak take?
Our planning range is 3–6 months from signed lease to opening, depending on the state of the building. Design, company set-up and licences run in parallel; see how we work.
Read next
Design and fit-out
Restaurant interior design in Bali with fit-out in 3–6 months: layout by seats, tropical materials, lighting, kitchen first. Send the plan on WhatsApp.
Buy or build
Bali restaurant for sale: value a leasehold with real 2026 asking prices (IDR 2.6–30 billion), a due-diligence checklist and new-build costs. WhatsApp.
Open a bar
How much it costs to open a bar in Bali in 2026: fit-out per m², alcohol licence lead time of 2–3 months, tax at 10% or 40–75%. First budget on WhatsApp.