Bali restaurant for sale: how to value a lease, and when to build new.

What a restaurant for sale in Bali actually contains.

Strip the photos from a listing and five things are left.

• The lease. Foreign individuals cannot hold freehold land, and commercial leases are often prepaid for only 5 or 10 years (Horwath HTL, March 2026; Emerhub). The years left on the deed are the asset.
• The building and fit-out. Built for someone else's menu, some years ago.
• Kitchen and bar equipment. Used; price it at what replacement would cost you.
• Licences. Issued to a company for one location and activity. Whether they come with the deal depends on what is sold: the company's shares, or only its assets.
• Trade. Staff, suppliers, a name, and a turnover figure supplied by the seller.

The search is common: “restaurant for sale in Bali” is the first completion Google offers Australians who type “restaurant for sale in b” (our autocomplete check, 12 November 2026). The listings behind it are written by brokers; this page is written by a team that builds restaurants, so it prices the alternative too.

Uluwatu restaurant for sale: USD 453,000 of turnover, USD 17,000 of profit.

The most useful listing is the one that publishes its own numbers. A Mediterranean restaurant in Uluwatu, advertised on Searchfunder at USD 486,000, reports twelve-month turnover of USD 453,000 and profit of USD 17,000.

• Profit is about 3.8% of turnover. Published benchmarks are 5–12% net for casual dining in Indonesia (klikit, 2026) and 12–18% on a Bali operator blog (ouryearinbali.com).
• At that profit the asking price equals about 29 years of earnings, while commercial leases are often prepaid for 5 or 10.
• So the price is not for the profit. It is for the lease, the building and the location, and those are what you must value.

The shape is normal: a restaurant is an operating business with thin margins, one of the 64,521 restaurants and eating houses BPS counted in Bali in 2024.

How to value a leasehold restaurant: four numbers.

1. Price per remaining lease year

Divide the asking price by the years left on the deed, then compare with open-market rent in the table below. If the premium over rent is large, the fit-out and the trade must justify it. Ask what an extension costs: published guides describe it as a new deed at the land value of the day. Clause by clause: how to read a Bali commercial lease.

2. What the fit-out would cost new

Our indicative 2026 range for fitting out an existing building is IDR 4.5–14 million per m², and a full-service kitchen is IDR 3.5–7 million per seat. A fit-out you will strip for your own concept is worth nothing to you, whatever it cost the seller.

3. Declared sales, not claimed sales

Restaurant tax (PB1) is 10% of every bill, paid to the regency. Ask for 12–24 months of PB1 slips and point-of-sale exports: together they show what was declared, month by month. Include February and March; Horwath HTL's 2025 data shows hotel revenue per room weakest then.

4. Licences that survive the transfer

Ask the notary which company will hold the lease after completion and which licences stay valid for it. Buy the shares and the company's history comes too, audits included: Emerhub reports that 423 of the 426 foreign-owned businesses investigated in Bali in 2025–26 were sanctioned. Buy only the lease and equipment and your own company applies for a new licence set, which for cafés is the disputed part of the May 2026 restriction in OSS, the online licensing system. See can a foreigner open a restaurant in Bali and how to buy a business in Bali.

When buying is the right call.

Buying wins in four situations:

• the location cannot be replicated, such as a corner on a mature Seminyak street;
• the lease has enough years left to earn back the price plus a refit, with extension terms in writing;
• the declared sales, not the claimed ones, support the price;
• the licence position is cleaner than a new application would be, for example an existing café company while new café registrations are disputed.

Even then, budget for a refit. Send us the listing before you negotiate: we check the zoning and price the refit of that building, so the real cost, asking price plus refit, is on the table. That work is described under restaurant design and fit-out.

The third option: build new, or co-own a new venue.

We do not sell or broker existing restaurants. We build them; construction is done by the Kimo Construction team. That leaves two alternatives to a listing.

Build your own. We check the plot, design the venue around your menu, obtain the building approval, build, install the kitchen and hand over a restaurant ready for service: open a restaurant in Bali turnkey, or construction on land you already lease. The budget by line is in how much it costs to open a restaurant in Bali.

Own part of a new one. You hold shares in the Indonesian company (PT PMA) that holds the lease and licences, with a shareholders' agreement drafted by a notary. Ticket size, reporting and exit terms are set per project and sent as a project sheet on WhatsApp. We promise no return: a restaurant is an operating business and can lose money. See Bali restaurant investment.