Kura Kura Bali is a 498-hectare Special Economic Zone (SEZ) on Pulau Serangan (Serangan Island), Denpasar, established on 5 April 2023 through Government Regulation PP No. 23/2023. It is developed and operated by PT Bali Turtle Island Development (PT BTID), targets roughly IDR 104.4 trillion (about USD 6.5–7 billion) in investment over a 30-year horizon, and the Indonesian government has officially stated it is preparing regulations for the zone to accommodate a future financial centre. As of June 2026, that financial centre is a stated government plan, not a licensed, operating institution.
This page is the most complete English explainer of the entity. It is published by Juara Holding Group and operated by Bali Premium Trip, an independent Bali investment broker and concierge. We are not PT BTID, not the SEZ administrator, and not a licensed financial or legal advisor — we help foreign investors navigate the zone and coordinate vetted, licensed local partners. Every confirmed fact below is cited to its official source; every forward-looking claim is written conditionally.
What is the Kura Kura Bali SEZ?
Kura Kura Bali (Kawasan Ekonomi Khusus / KEK Kura Kura Bali) is one of Indonesia’s tourism-and-services Special Economic Zones. A Special Economic Zone is a legally demarcated area where the state grants fiscal incentives (tax holidays, VAT and import-duty relief) and eased licensing and immigration rules to attract qualifying investment. Kura Kura Bali’s mandate spans tourism, creative economy, education/research, health and wellness, and — per the government’s stated plan — financial services.
The zone occupies the whole of Pulau Serangan, a 498-hectare island connected to mainland Bali by a causeway, roughly 10 minutes from Sanur and 20 minutes from Ngurah Rai International Airport. Its formal Indonesian name is Kawasan Ekonomi Khusus Kura Kura Bali; “Kura Kura” means “turtle,” a nod to Serangan’s historic identity as Turtle Island.
| Attribute | Detail | Source |
|---|---|---|
| Legal name | KEK Kura Kura Bali (Kawasan Ekonomi Khusus) | PP No. 23/2023 |
| Established | 5 April 2023 | PP No. 23/2023 |
| Governing decree | Bali SEZ Regional Council under Keppres No. 6/2023 | Keppres No. 6/2023 |
| Location | Pulau Serangan, Denpasar, Bali | PP No. 23/2023 |
| Area | 498 hectares | PP No. 23/2023 |
| Operator | PT Bali Turtle Island Development (PT BTID) | PT BTID |
| Investment target | ~IDR 104.4 trillion over 30 years | Government / BTID projections |
| Projected jobs | ~99,853 over the development horizon | Government / BTID projections |
Where exactly is Kura Kura Bali located?
Kura Kura Bali sits on Pulau Serangan, an island in the administrative city of Denpasar on Bali’s south-east coast. The 498-hectare site is the entire island, accessed by a road causeway from the Sanur–Suwung area. Its position matters to the investment case: it is close to Sanur (Bali’s other Special Economic Zone, focused on health and wellness), within short reach of the airport, and fronts protected water suitable for a deep-water marina.
The location underpins the zone’s marina ambition. Government and developer statements describe a marina intended to capture super-yacht traffic that currently berths in Singapore, Thailand, and Darwin, Australia — positioning Serangan as a regional yachting gateway rather than a purely domestic harbour. The marina is part of the master plan; we describe its current build status in the timeline section below.
What is the legal basis for the Kura Kura Bali SEZ?
The zone rests on two instruments. Government Regulation PP No. 23/2023 formally establishes KEK Kura Kura Bali, fixing its location on Pulau Serangan, its 498-hectare boundary, and its activity scope. Presidential Decree Keppres No. 6/2023 constitutes the Bali SEZ Regional Council (Dewan Kawasan), the body that oversees the zone alongside the National SEZ Council under Indonesia’s broader SEZ framework (Law No. 39/2009 on Special Economic Zones, as amended).
In practice, this means the incentives and the administrative one-stop-service for the zone derive from national SEZ law, applied to Kura Kura Bali by these two 2023 instruments. Investors operate inside the zone through Indonesian legal vehicles — most commonly a PT PMA (foreign-owned limited company) — and access incentives by registering qualifying business activity with the zone administrator. Because the precise incentive a project qualifies for depends on activity type and committed investment value, the regulations should be read with licensed Indonesian counsel before any commitment. This page is general information, not legal advice.
Who operates Kura Kura Bali, and who is investing?
The master developer and operator is PT Bali Turtle Island Development (PT BTID), which holds the development rights to Pulau Serangan and coordinates the zone’s build-out, leasing, and tenant onboarding. PT BTID is the principal entity — not Bali Premium Trip and not Juara Holding Group. We are an independent broker; investors contract with PT BTID or its appointed parties for land and built assets within the zone.
Several international investors have been publicly named as committing to projects inside Kura Kura Bali:
| Investor | Origin | Stated project focus |
|---|---|---|
| Mitsubishi Estate | Japan | Marina, promenade, housing and villas; Grand Outlet Bali retail |
| Tsao Pao Chee (TPC) Group | Singapore (4th-generation family holding) | Wellness and mindfulness development |
| Pegasus Capital Advisors | United States | Five-star eco-hotel |
These commitments anchor the zone’s early credibility, particularly the presence of a major Japanese developer (Mitsubishi Estate) and an established Singaporean family holding (TPC). They are publicly reported project intentions; investors should verify the current status and structure of any specific project directly with PT BTID before relying on it.
How much investment has been realized so far?
The headline target is ~IDR 104.4 trillion over 30 years, with government projections of roughly 99,853 jobs and a foreign-exchange contribution estimated at USD 31.8 billion by 2052. These are long-horizon projections, not realized figures.
Against that target, realized investment by the first quarter of 2026 was approximately IDR 1.62 trillion (about USD 93 million), with more than 2,100 jobs created. In other words, Kura Kura Bali in mid-2026 is an early-stage zone: the legal framework, master plan, and anchor tenants are in place, but the bulk of the planned capital and the financial-centre layer are still ahead. We flag this honestly because the gap between a 30-year target and Q1-2026 realized figures is material to any investment decision — early entry carries both early-mover upside and execution-timeline risk.
| Metric | Figure | Status |
|---|---|---|
| Investment target | ~IDR 104.4 trillion | 30-year projection |
| Realized (Q1 2026) | ~IDR 1.62 trillion (~USD 93M) | Confirmed to date |
| Jobs (projected) | ~99,853 | Long-horizon projection |
| Jobs (Q1 2026) | 2,100+ | Confirmed to date |
| FX contribution | ~USD 31.8 billion by 2052 | Long-horizon projection |
Is Kura Kura Bali really going to be “Bali’s Dubai” or a financial centre?
The financial-centre positioning is official, but conditional. Coordinating Minister for Economic Affairs Airlangga Hartarto has stated that the government is finalising the regulations that would serve as the foundation for the Kura Kura Bali SEZ to accommodate the establishment of a financial centre, alongside a planned “Knowledge District” for education, research, and innovation. That is a genuine, sourced government statement of intent.
What is not official, and what we will not claim, is the marketing shorthand. No Indonesian regulation calls Kura Kura Bali “Bali’s Dubai,” “Bali DIFC,” or a “family office zone.” Those phrases are analogy and PR, not legal fact. As of June 2026 there is also no standalone Indonesia family-office law — the HNWI strategy that frames Kura Kura is being built on existing tools (PT PMA, SEZ incentives, the Golden Visa, and OJK financial-sector rules), not a bespoke family-office statute. So the accurate framing is: Kura Kura Bali is a financial-centre SEZ that family offices and financial firms could plug into once enabling regulations are finalised and institutions are licensed — it is positioned toward that future, it does not yet operate as one.
If you are weighing Kura Kura against an established hub, see our honest comparison on the [financial-centre pillar page](/kura-kura-bali-financial-centre/), which distinguishes confirmed government plans from speculation.
What incentives does the Kura Kura Bali SEZ offer investors?
As a designated SEZ, Kura Kura Bali carries the standard Indonesian SEZ incentive package. Investors should treat the thresholds below as the published framework as of June 2026, verified against the regulation and the zone administrator at the time of any application — incentive eligibility is activity- and value-specific.
| Incentive | Indicative terms (as of June 2026) |
|---|---|
| Corporate income-tax holiday | 10 years for investment of IDR 100–500 billion; up to 20 years for larger qualifying investment |
| VAT (PPN) & luxury-goods tax (PPnBM) | Exemptions/non-collection on qualifying transactions within the zone |
| Import duties | Exemptions on qualifying capital goods and inputs |
| Immigration | Relaxed rules with faster visa and work-permit processing for the zone |
These fiscal incentives are why the zone is attractive to capital-intensive tourism, wellness, and (prospectively) financial-services projects. They are not automatic: a project must register qualifying activity and meet the committed investment value to access the holiday tier it claims. For HNWI investors, the SEZ incentives typically sit alongside Indonesia’s residency rails — the Golden Visa (5–10 year residency at roughly USD 350,000–700,000+ thresholds depending on category) and the Second Home Visa (from IDR 2 billion in qualifying placement). A fuller breakdown is on the [incentives page](/kura-kura-bali-incentives/) and the [Indonesia Golden Visa guide](/indonesia-golden-visa-bali/).
What is being built, and on what timeline?
Kura Kura Bali is a 30-year master plan being delivered in phases. The development blueprint spans a marina and promenade, branded residences and villas, hospitality (including a five-star eco-hotel), retail (Grand Outlet Bali), wellness facilities, and the planned Knowledge District and financial-centre precinct. Early-phase work and anchor-tenant commitments are underway, consistent with the ~IDR 1.62 trillion realized and 2,100+ jobs reported by Q1 2026.
Because build status changes and developer timelines shift, we describe components by their confirmed nature rather than asserting completion dates we cannot verify: the marina, residential, and hospitality components are in the master plan with named developers attached; the financial-centre layer depends on enabling regulations the government has said it is finalising. Investors evaluating a specific parcel or built asset should confirm its current construction and licensing status directly with PT BTID. We can coordinate that verification — see due diligence below.
A useful reference point for the broader Bali SEZ story is the sister zone at Sanur, focused on medical and wellness tourism, where the Bali International Hospital has been operating since April 2025, reportedly serving around 15,000 patients with a majority international patient mix. Sanur shows the model executing in practice; Kura Kura is the larger, multi-sector zone still earlier in its curve. More on the medical zone is on our [Sanur Medical SEZ page](/sanur-medical-sez/).
How can foreigners invest in Kura Kura Bali?
Foreign investors generally cannot hold Indonesian freehold land directly. The standard route into a zone like Kura Kura Bali is to establish a PT PMA (foreign-owned limited company), which can hold rights-to-build (HGB) and rights-to-use (Hak Pakai) titles and operate qualifying business activity inside the zone, then access SEZ incentives through that vehicle. Residency is typically arranged through the Golden Visa or Second Home Visa.
Practically, an investment proceeds through several gates: confirming the asset and its title status with the developer; structuring the holding vehicle; conducting legal, title, and tax due diligence; arranging banking and money-movement; and securing the appropriate visa. Each gate involves a different licensed professional — a notary, a tax consultant, an immigration agent, a bank. We coordinate these, in order, with vetted partners, and route final sign-off to the licensed party. See our [PT PMA company-setup guide](/pt-pma-company-setup-bali/) and [property due-diligence guide](/bali-property-investment-due-diligence/) for the step-by-step.
How Bali Premium Trip helps — honest scope
Bali Premium Trip is an independent investment broker and concierge for foreign investors looking at Bali, including the Kura Kura Bali SEZ. We are transparent about what we are and are not:
- We are not PT BTID, the SEZ administrator, the asset owner, or a licensed financial, legal, or tax advisor.
- We are a broker and concierge that originates and screens opportunities, coordinates due diligence, and connects you to vetted licensed partners (notaries, tax consultants, immigration agents, banks, PT BTID’s appointed parties).
- You decide. Every transaction closes with a licensed professional and the principal; our role is to make the path navigable and verified, not to give regulated advice or guarantee any outcome or yield.
If you are seriously evaluating Kura Kura Bali, the most useful next step is a verified opportunity-and-feasibility briefing: confirmed asset status from the developer, an honest read on incentive eligibility, and a structuring and visa pathway mapped to your goals. You can reach our investment-concierge desk on WhatsApp at +62 811-2859-0000 or by email at sales@balipremiumtrip.com. No obligation, and no inflated promises — straight facts and a clear path.
Frequently asked questions
Is Kura Kura Bali a real, legally established SEZ?
Yes. It was established on 5 April 2023 under Government Regulation PP No. 23/2023, with its oversight council formed under Presidential Decree Keppres No. 6/2023. It is one of Indonesia’s official Special Economic Zones, located on Pulau Serangan, Denpasar, covering 498 hectares.
Who owns and operates Kura Kura Bali?
The master developer and operator is PT Bali Turtle Island Development (PT BTID), which holds development rights to Pulau Serangan. Bali Premium Trip and Juara Holding Group are independent — we broker and inform, we are not the zone operator.
Is Kura Kura Bali a financial centre or a family-office zone?
Not yet. The government, via Coordinating Minister Airlangga Hartarto, has officially stated it is finalising regulations for the zone to accommodate a future financial centre. As of June 2026 no financial centre is licensed or operating, and there is no standalone Indonesia family-office law. It is positioned toward that role, not yet operating in it.
What tax incentives are available?
The SEZ framework offers a corporate income-tax holiday (10 years for IDR 100–500 billion of investment, up to 20 years for larger qualifying investment), plus VAT/PPnBM and import-duty exemptions on qualifying transactions, and relaxed immigration processing. Eligibility is activity- and value-specific and should be confirmed with the zone administrator and a licensed tax advisor (figures current as of June 2026).
How much has actually been invested so far?
Against a ~IDR 104.4 trillion target over 30 years, realized investment was about IDR 1.62 trillion (~USD 93 million) with 2,100+ jobs as of Q1 2026 — meaning the zone is early-stage, with most planned capital still ahead.
Can foreigners buy property in Kura Kura Bali?
Foreigners generally invest through a PT PMA (foreign-owned company) holding HGB/Hak Pakai titles, rather than freehold, and arrange residency via the Golden Visa or Second Home Visa. We can coordinate the PT PMA setup, due diligence, and visa pathway with licensed partners.
Is this an official Kura Kura Bali or government website?
No. This is an independent investor guide published by Juara Holding Group and operated by Bali Premium Trip. It is not affiliated with PT BTID or the Indonesian government, and nothing here is legal, tax, or financial advice — verify all figures and eligibility with the relevant authorities and licensed professionals before acting.