Monkey Forest Rd, 15 · Ubud, Bali · Opening December 2026

KORA
Food Hall

Ubud's Social Dining Destination

12 curated food concepts, 2 signature bars, a dedicated kids area — all in one vibrant 1,800 m² space.

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KORA Food Hall — golden entrance alley, Ubud
12
Street-Facing Units
400+
Seats
900–1,200
Target Guests / Day
4,000
m² Municipal Parking
500
m² AC Zones
Dec '26
Grand Opening
KORA Food Hall — exterior at night
Why Operators Choose KORA

Built for operators,
not landlords.

Every decision at KORA is made with one question: does this help our tenants succeed?

🎉
Event Hall
Dedicated event space for workshops, activations, dinners, and brand nights. 200+ guests per event — all driving traffic to your kitchen.
📅
Delivery-First Launch
Sep–Nov 2026: run delivery only with zero rent. Test your menu, team, and packaging before doors open to guests.
🛡️
Category Protection
One concept per category — strictly enforced. No internal competition. Your slot is yours alone.
📣
$15K/mo Marketing
IDR 240M monthly ad budget by KORA — Meta Ads, influencer partnerships, events. You don't pay for it.
📍
Ubud's #1 Tourist Artery
On the only one-way road connecting Monkey Forest (3,000 visitors/day) to Ubud's city centre — 10,000+ tourists pass this corridor daily. Adjacent to the largest municipal parking in central Ubud, the only spot in the city where tour buses can stop.
🍸
ORA Lounge Bar
Second-floor bar drives evening footfall for all tenants. Events, live music, DJ sets — the atmosphere that keeps guests coming back.
🧒
Kids Zone — 2nd Floor
A dedicated, air-conditioned kids area on the second floor — so parents can relax, stay longer, and spend more. Families are one of Ubud's biggest visitor segments, and KORA is built to welcome them fully.
80 m²
AC Kids Area
KORA — 70m Instagram Alley
The Model

You cook.
We run everything else.

KORA units are delivered shell & core — electricity, plumbing, and central dishwashing are already in place. You focus entirely on your food.

🏗️
Unit delivered ready to fit out
Shell & core — infrastructure already installed
  • Electricity & plumbing installed
  • Central dishwasher — 1,500 covers/day capacity
  • Grease trap connected
  • Shared AC system (3 zones, ~500 m²)
  • Shared seating for 400+ guests
👨‍🍳
You focus on your concept
Three things — and three things only
  • Interior fit-out of your unit
  • Your branding & signage
  • Cooking & your menu
⚙️
KORA handles the rest
Operations managed by the management company
  • Waiter service & dishware collection
  • Common area cleaning & 24/7 security
  • Marketing & event programming
  • Kids Zone (80 m², AC, 2nd floor)
  • Sustainable waste management
  • Payments system & reporting
Available Units

12 kitchens.
One category each.

Category protection is strict — one concept per slot. Units 01 and 12 are already sold.

# Category Size Rent / mo Status Notes
01 Italian — Pizza + Fresh Pasta 17.9 m² — Sold Leased
02 Seafood Counter + Oysters 17.1 m² $598 Available Near main entrance
03 Mediterranean / Levant 13.4 m² $469 Available Standard unit
04 Korean / Pan Asian 17.5 m² $612 Available High visibility
05 Burger (Smash) 18.0 m² $630 Available Double frontage
06 Japanese (Sushi) 8.7 m² $304 Available Compact, efficient
07 Poke / Salad / Healthy 13.5 m² $472 Available Standard unit
08 Modern Nasi / Indonesian 22.9 m² $801 Available Largest kitchen
09 Pan-Asian 22.7 m² — Sold Leased
10 Coffee / All Day Breakfast 12.6 m² $441 Available Ground level
11 Gelato / Desserts 12.0 m² $420 Available Near exit flow
12 Wine Bar / Cocktails 22.4 m² — Sold Leased
FY The Fire Yard — Outdoor Grill 11.0 m² $385 Outdoor Shared grill, special terms
Base rent: $35 / m² per month — starts from your commercial opening date. Fit-out period and delivery-launch period are rent-free.
Apply for a Unit
KORA Food Hall — copper facade, daytime
Commercial Terms

Simple structure.
Predictable overhead.

No hidden fees, no surprises. Here's exactly what you pay.

$35
Base Rent / m²
Per month. Fixed base makes planning easier. Starts from commercial opening.
12%→15%
Revenue Share
Year 1 at 12% to support launch. Year 2 moves to 15%.
5%
Operating Expenses
Marketing, security, cleaning, waste management of common areas.
11 mo
Contract
11-month contract with exit option. Built for seasonality.
Unit Economics

Example model: 18 m² unit

Delivery is 20% of total revenue. Costs include COGS (40%) + labour (15%) + packaging.

Metric Pessimistic Base Optimistic
Orders / day4070100
Monthly revenue$10,080$17,640$25,200
After KORA fees$7,142$12,499$17,856
Your costs (COGS + labour)$5,353$8,742$12,131
NET profit / month $1,789 $3,757 $5,725
Margin~18%~21%~23%
Fit-out CAPEX~$24,000
Payback period~13 mo~7 mo~4–5 mo
Even at ~40 orders/day the unit stays cash-positive. Base target: ~70 orders/day → payback ~7 months.
Deposits & Exclusivity

Three steps to secure your unit

01
Reservation Fee
$1,000
Non-refundable after 2 weeks. Locks your unit and blocks your category — we stop selling that slot immediately. Credited toward first month's rent.
02
Security Deposit
3 months
Paid at signing. Fully refundable. Standard protection for fit-out and rent obligations.
03
Utilities Bond
IDR 10M
~$650 USD. Paid before opening. Pre-payment buffer for electricity and water usage.
Marketing — Covered by KORA

You cook.
We fill the seats.

$15,000
Monthly ad spend commitment from KORA
IDR 240,000,000 / month — every month
📱
Meta Ads (FB / IG)
Targeted to tourists and expats in Bali. Creator and influencer partnerships built in. Consistent reach, no work from you.
🎯
Events & Activations
Yoga, markets, workshops — reasons to visit beyond food. 200+ additional guests per event.
📸
70m Instagram Alley
Visual entrance designed for organic social content. Built for shares, not just visits.
KORA 70m Instagram Alley — night view
Construction Progress

Built, not rendered.

Real photos from the KORA construction site. Updated regularly.

On Schedule
KORA main hall — tile selection and flooring in progress
Feb 2026 — Main Hall
KORA main alley — glass roof structure, units on both sides, decorative tile floor
Mar 2025 — Main Alley
KORA unit fronts — concrete columns, steel roof, tile flooring
Mar 2025 — Unit Fronts
Launch Roadmap

From signing
to grand opening.

A staged launch designed to give you runway to build a great business before commercial pressure starts.

Sep – Oct 2026
Delivery-Only Setup
Operate delivery to test your menu, team, speed, packaging, and SOPs — before the doors open to guests.
No Rent · No Rev Share
November 2026
Soft Opening
Venue opens to guests with full service. Stabilize operations before grand opening pressure begins.
Light Commercial Terms
December 2026
Grand Opening
Commercial start. Rent and revenue share activate from 1 December 2026. Full marketing push begins.
Rent & Rev Share Start
Process

From application
to opening day.

Six simple steps to your kitchen at KORA. We review every application within 48–72 hours.

01
Discover
Browse available units and find the right fit for your concept. Category protection — no duplicates.
02
Apply
Fill out the application form — takes about 15 minutes. Tell us your concept, your experience, your vision.
03
Review
Our team reviews your application within 48–72 hours. We evaluate concept fit, experience, and category match.
04
Get Approved
Receive your Letter of Intent and reserve your unit with a $1,000 fee. Your category is immediately blocked.
05
Sign Lease
Finalize your lease agreement within 7 days of LOI. Security deposit and utilities bond paid at signing.
06
Build & Launch
Fit out your kitchen, join the KORA community, run delivery from Sep 2026, and open your doors December 2026.
KORA Food Hall — tropical dining interior
Frequently Asked Questions

Everything you
want to know.

KORA is Ubud's first premium social dining space — 12 independent food concepts + ORA lounge bar, located in central Ubud with 290+ AC seats. Grand opening December 2026.
Central Ubud, Bali — on the only one-way road connecting Monkey Forest (3,000 visitors/day) to the Ubud town centre. Over 10,000 tourists move through this corridor every day. Walking distance from Ubud Market and dozens of hotels and villas. Adjacent to the largest municipal parking in central Ubud — the only location in the city where tour buses can drop off and pick up guests.
Base rent: $35/m² per month + 12–15% revenue share + 5% operating expenses. Delivery-only phase (Sep–Oct 2026): zero rent, zero rev share. Commercial terms activate from December 2026.
Units are delivered shell & core: electricity, plumbing, and grease trap are already installed, and you have access to the central dishwasher (capacity: 1,500 covers/day) and shared AC. You are responsible for your unit's interior fit-out, your own signage, and cooking. Everything else — waiter service, cleaning, security, marketing, events, waste, and payments — is handled by KORA's management team.
8.7 m² to 22.9 m² for standard kitchen units. The Fire Yard is 11 m² of outdoor grill space. Prices range from $304 to $801/month depending on size.
No. All beverages — coffee, juice, cocktails, soft drinks — are exclusively handled by ORA bar on the second floor and the Wine Bar (unit 12). Your unit is food-only. This protects ORA's business model and ensures a unified guest experience.
11-month contract with exit option, built for seasonality. This gives you flexibility while protecting both parties through at least one full cycle.
1) Apply online (15 min) → 2) We review in 48–72h → 3) If approved, sign LOI + $1K fee → 4) Sign lease within 7 days → 5) Fit-out → 6) Delivery launch Sep 2026 → 7) Grand opening Dec 2026.
Non-refundable fee paid upon LOI signing. It reserves your unit for 7 days while we prepare the lease and is credited toward your first month's rent. We immediately stop selling your category slot.
Yes, for the lease agreement. We can recommend local agents who set up PTs for approximately $500. This is standard for all F&B operations in Bali.
We select independent operators with a clear concept and real craft — one concept per category, no exceptions. Established franchises are considered case-by-case.
Grand opening: December 2026. Construction is on schedule. Delivery-only phase begins September 2026. Soft opening November 2026. Tenant fit-out period starts 2–3 months before delivery launch.
The $1K reservation fee is non-refundable. Full lease terms and any penalties are outlined in the lease agreement. We review situations case-by-case.
Yes — KORA is adjacent to the largest municipal parking in central Ubud: 4,000 m², and the only parking in the city centre that can accommodate tour buses. In a city where parking is notoriously scarce, this is a rare structural advantage — for independent visitors, expats, and organised tour groups alike.
Yes — KORA has a dedicated kids zone on the second floor: 80 m², fully air-conditioned. Parents can leave their children safely while they eat, explore, or relax. This is a deliberate feature — families are a major segment of Ubud's visitor base, and giving them a reason to stay longer directly benefits every tenant.
KORA management handles marketing, operations, cleaning of common areas, and overall brand management. You run your kitchen. We handle everything outside your unit.
$15,000/month in Meta Ads, influencer partnerships, events, activations, and the 70m Instagram alley. Shared Google Business profile. You're responsible only for your own brand's social media.
Yes — contact us to schedule a site visit. We're available 7 days a week. WhatsApp is the fastest way to reach us.
Fast service mindset (target ~10 minute ticket time). Proven concept or clear operating experience. Focused menu — one hero product is ideal. We select for quality and fit, not just whoever applies first.
ORA is the second-floor lounge bar operated by KORA. It serves all beverages for the food hall and hosts events, live music, and DJ sets. ORA creates the atmosphere that keeps guests at KORA for hours.
Construction was optimized to $750/m² — roughly half the Bali market rate — without compromising the guest experience. The project was developed from land negotiation to build by the founding team over three years.
2nd Floor · KORA-Operated

Calm days. Warm nights.

ORA —
Ubud's Adaptive
Atmosphere Space.

The bar that transforms throughout the day and drives footfall for every kitchen downstairs.

Morning coffee and all-day light food
Afternoon cocktails and aperitivo hour
Evening DJ sets and live music
Weekend events and activations
Exclusive beverage handler for KORA guests
ORA — Lounge Bar, KORA Second Floor
Apply for a Unit

Ready to
cook at KORA?

Takes about 15 minutes. We review every application within 48–72 hours.

⚡
Fast process Fill the form → we review in 48–72h → you get a decision.
🛡️
Category locked on LOI The moment you sign and pay $1K, no one else can take your slot.
🤝
We select for quality We're building KORA's reputation with every tenant we choose.
Or reach us directly
💬 KORA Business WhatsApp
💬 Selena directly
📧 tenants@korafoodhall.com
📱 @korafoodhall
⚡
Takes 15 minutes
Fill the form. We review in 48–72h.
Decision comes fast.
Opens a quick application form
The Team

Built by operators,
for operators.

KORA is founded and run by people who understand what it takes to run a hospitality business in Bali.

Selena Nigmatullaeva
Founder & CEO
Selena Nigmatullaeva
Initiated and developed KORA from the ground up over three years in Bali. Oversees strategy, tenant selection, and the commercial direction of the project. Construction optimized to $750/m² — half the market rate — without compromising the guest experience.
Evgenia Golomuz
Concept & Tenant Strategy Advisor
Evgenia Golomuz
Founder of Bali Horeca Chat and hospitality professional with 20+ years in the restaurant industry. Advising KORA since the early concept stage, leading tenant curation and concept approval to ensure every resident fits KORA's vision and quality standards.
KORA Food Hall — warm atmospheric dining interior
Location

Central Ubud.
Maximum exposure.

On the main route connecting Ubud's cultural center to its growing expat and tourist neighborhoods.

📍 Central Ubud, Bali — main tourist + expat route
🚶 Walking distance from Monkey Forest, Ubud Market, dozens of hotels
🅿️ Largest municipal parking in central Ubud — 4,000 m², bus-accessible
👥 High organic foot traffic from tourist + expat corridor
🏗️ 1,800 m² total dining space across two levels
📍 Open in Google Maps

Let's talk
about your unit.

We review every application personally. WhatsApp is the fastest way to start a conversation.

💬 KORA WhatsApp 💬 Message Selena Apply Online
📧 tenants@korafoodhall.com
📧 info@korafoodhall.com
📱 @korafoodhall
📍 Central Ubud, Bali, Indonesia
WhatsApp