Tenant FAQ

KORA is Ubud's social dining destination — a multi-concept hospitality venue with 12 kitchen corners + ORA Lounge, located in central Ubud with 290+ AC seats. Grand opening December 2026.

Central Ubud, Bali — on Ubud's main pedestrian corridor connecting Monkey Forest with central Ubud. Walking distance from Ubud Market and dozens of hotels and villas.

Base rent: $35/m² per month + 12–15% revenue share + 5% operating expenses. Test Delivery period (from 1 September 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 (unit 13) is 11 m² of outdoor grill space. Prices range from $305 to $802/month depending on size.

No. All beverages — coffee, juice, cocktails, soft drinks — are exclusively handled by ORA Lounge on the second floor and the Main Bar (unit 12). Your unit is food-only. This protects the bar 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) Test Delivery Launch from 1 September 2026 → 7) Grand opening December 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 tenants 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. Test Delivery Launch begins 1 September 2026. Soft Opening November 2026. Tenant fit-out period starts 2–3 months before Test 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 municipal parking in central Ubud. In a city where parking is notoriously scarce, this is a structural advantage for visitors arriving by scooter or car.

Yes — KORA has a dedicated Kids Area 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.

KORA handles venue-level marketing: Meta Ads, influencer partnerships, events, activations, and the 90m 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 Lounge is the second-floor lounge operated by KORA. It serves all beverages for the venue and hosts events, live music, and DJ sets. ORA Lounge creates the atmosphere that keeps guests at KORA for hours.

The project was developed from land negotiation to build by the founding team over three years, with construction cost-optimized without compromising the guest experience.

KORA is adjacent to Sacred Monkey Forest Sanctuary — one of Bali's most popular cultural attractions — on Ubud's main pedestrian corridor toward the town centre.

Opening delays are covered in the lease agreement. During the Test Delivery period and fit-out period, no rent or revenue share is charged — so a delay at that stage has no direct financial impact on you. If a significant delay affects the commercial start date, we discuss adjusted timelines directly with each tenant. We are on schedule for December 2026.

The $1,000 reservation fee is non-refundable after the 2-week window. The 3-month security deposit is fully refundable at the end of your lease term under standard conditions. In the unlikely event KORA does not open, specific deposit protections are outlined in your lease agreement — ask us for the clause before signing.

The 11-month contract includes an exit option. The specific notice period and conditions are in the lease. We don't want tenants trapped in a unit that isn't working — that's bad for everyone. If you're struggling, we'd rather talk early and find a solution than lose a quality concept.

KORA runs venue-level marketing — digital ads, events, influencer activity and the Instagram alley. Your concept's own social media, branding and promotions are your responsibility. Think of it as: we bring people to KORA, you convert them at your unit. The split is intentional and keeps our shared marketing budget focused.

The 5% operating expense covers: common-area cleaning, 24/7 security, waste management and the shared marketing pool. This is on top of base rent and revenue share. It does not cover your own unit cleaning, your staff, your packaging or your delivery platform fees.

KORA provides the shared waiter service for the dining area — food runners who collect orders and return dishes. You do not hire your own floor staff. You manage only the people in your kitchen. The shared service model is part of what keeps your labour cost low and predictable.

Revenue share is calculated on actual sales — if sales are low, the share is low. Base rent remains fixed from your commercial opening date. If you're consistently below ~40 orders/day, we want to know: it may be a menu, pricing or positioning issue we can help address. We review performance quarterly and prefer to solve problems early.

You'll need a NIB (business registration), a food safety certificate, and your unit lease gives you the right to operate within KORA's licensed premises. KORA holds the venue-level permits. We recommend working with a local agent for your PT and NIB — typical cost $400–600. We can refer you to trusted local partners.

Transfers must be approved by KORA management. We review the incoming concept for quality and category fit — the same process as a new application. A transfer fee may apply. We don't block transfers of well-run concepts; we do have the right to refuse if the incoming concept doesn't meet KORA standards.

Included: unit space, shell & core (electricity, plumbing, grease trap connected), access to central dishwasher, shared AC, shared seating, waiter service, common-area cleaning, security, waste management, venue marketing, Kids Area, and ORA Lounge atmosphere. Not included: your kitchen equipment, unit fit-out, your signage, your staff, your packaging, delivery platform fees, and your own concept's marketing.