Ubud's Social Dining Destination
Twelve curated food concepts, two signature bars and a dedicated kids zone — one vibrant 1,800 m² space in the heart of Ubud.
Every decision at KORA answers one question: does this help our tenants succeed?
A dedicated space for workshops, activations, dinners and brand nights — 200+ guests per event, all driving traffic to your kitchen.
Sep–Nov 2026: run delivery only, with zero rent. Test your menu, team and packaging before the doors open to guests.
One concept per category, strictly enforced. No internal competition — your slot is yours alone.
An IDR 240M monthly ad budget run by KORA — Meta Ads, influencer partnerships, events. You don't pay for it.
On the only one-way road linking Monkey Forest (3,000 visitors/day) to Ubud's centre — 10,000+ tourists pass daily, beside the only parking in town where tour buses can stop.
A second-floor bar drives evening footfall for every tenant — events, live music and DJ sets that keep guests coming back.
A dedicated, air-conditioned kids area so parents relax, stay longer and spend more. Families are one of Ubud's biggest visitor segments — KORA is built to welcome them fully.
KORA units arrive shell & core — electricity, plumbing and central dishwashing already in place. You focus entirely on your food.
Infrastructure already in place
Three things — and three things only
Operations run by the management company
Category protection is strict — one concept per slot. Units 01, 09 and 12 are already confirmed.
First Floor Plan — 13 units across two zones
| # | Category | Size | Rent / mo | Status | Notes | |
|---|---|---|---|---|---|---|
| 01 | Italian — Pizza + Pasta | 17.9 m² | $627 | Sold | Leased | |
| 02 | Modern Nasi / Indonesian | 17.1 m² | $599 | Available | Near main entrance | |
| 03 | Burger (Smash) | 13.4 m² | $469 | Available | Standard unit | |
| 04 | Korean | 17.5 m² | $613 | Available | High visibility | |
| 05 | Mediterranean / Seafood + Oysters | 18.0 m² | $630 | Available | Double frontage | |
| 06 | Japanese (Sushi) | 8.7 m² | $305 | Available | Compact, efficient | |
| 07 | Poke / Salad / Healthy | 13.5 m² | $473 | Available | Standard unit | |
| 08 | Bakery / All Day Breakfast | 22.9 m² | $802 | Available | Largest kitchen | |
| 09 | Pan Asian | 22.7 m² | $795 | Sold | Leased | |
| 10 | Plant Based / Vegan | 12.6 m² | $441 | Available | Ground level | |
| 11 | Gelato / Desserts | 12.0 m² | $420 | Available | Near exit flow | |
| 12 | Draft Beer / Main Bar | 22.4 m² | $784 | Sold | KORA-operated | |
| 13 | Fire Yard (Grill) | 11.0 m² | $385 | Outdoor | Outdoor grill, special terms |
No hidden fees, no surprises. Here's exactly what you pay.
Delivery is 20% of total revenue. Costs include COGS (40%) + labour (15%) + packaging.
| Metric | Pessimistic | Base | Optimistic |
|---|---|---|---|
| Orders / day | 40 | 70 | 100 |
| 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 |
Non-refundable after 2 weeks. Locks your unit and blocks your category — we stop selling that slot immediately. Credited toward your first month's rent.
Paid at signing. Fully refundable. Standard protection for fit-out and rent obligations.
~$650 USD, paid before opening. A pre-payment buffer for electricity and water usage.
Targeted to tourists and expats in Bali, with creator and influencer partnerships built in. Consistent reach, no work from you.
Yoga, markets, workshops — reasons to visit beyond food. 200+ additional guests per event.
A visual entrance designed for organic social content. Built for shares, not just visits.
Real photos from the KORA site. Updated regularly.
A staged launch designed to give you runway to build a great business before commercial pressure starts.
Six simple steps to your kitchen at KORA. We review every application within 48–72 hours.
Browse available units and find the right fit for your concept. Category protection — no duplicates.
Fill out the application form — about 15 minutes. Tell us your concept, experience and vision.
Our team reviews within 48–72 hours. We evaluate concept fit, experience and category match.
Receive your Letter of Intent and reserve your unit with a $1,000 fee. Your category is blocked immediately.
Finalise your lease within 7 days of LOI. Security deposit and utilities bond paid at signing.
Fit out your kitchen, join the KORA community, run delivery from Sep 2026 and open in December 2026.
The bar that transforms through the day and drives footfall for every kitchen downstairs.
Takes about 15 minutes. We review every application within 48–72 hours.
Fill the form. We review in 48–72h.
Your decision comes fast.
Opens a quick application form
KORA is founded and run by people who understand what it takes to run a hospitality business in Bali.
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 optimised to $750/m² — half the market rate — without compromising the guest experience.
Founder of Bali Horeca Chat and a hospitality professional with 20+ years in the restaurant industry. Advising KORA since the early concept stage, leading tenant curation and concept approval so every resident fits KORA's vision and quality standards.
On the main route connecting Ubud's cultural centre to its growing expat and tourist neighbourhoods.
We review every application personally. WhatsApp is the fastest way to start a conversation.