SEC H / BUILDING & SUPPORT
Commercial construction & fit-out in Bali
Commercial work runs on a different clock. Every week a restaurant, shop or gym isn't open costs rent and lost trade, so the programme is the product. We build and fit out commercial premises across Bali — shell and core, full fit-outs, F&B kitchens — with our own trades under one contract, sequenced around landlord conditions, licensing and the opening date you've already announced.
- Shell & core, fit-out and F&B kitchens
- Programmes built around trading hours
- Handover file: tests, certificates, as-builts
Fit-out in Bali carries constraints that new-build owners never meet. Landlords limit working hours and noise; neighbouring tenants trade straight through your programme; power supplies are often undersized for a commercial kitchen and need a PLN upgrade with a lead time nobody warned you about. We survey all of it before quoting — incoming power, water, drainage falls, structural capacity for equipment — so the surprises appear in the survey report, not in week six.
F&B is our deepest commercial lane, and the least forgiving. The details we sweat: extraction that clears cooking smell from your dining room and the neighbours' airspace, grease management that still works at Saturday volume, floor drainage that keeps a wet kitchen safe, cold rooms that hold temperature through a Bali afternoon. We hand over with the test certificates and as-built drawings that licensing, insurers and landlords each eventually ask to see.
Fit-out inside someone else's building
Leased premises come with an owner, and the owner comes with conditions: working hours, noise limits, protection of common areas, approval of drawings before a single wall moves. We handle that paperwork as part of the job — method statements, insurances, reinstatement obligations read before you commit where possible — because a landlord stop-work order costs more than any trade ever will.
Then there's the physics of shared buildings. Cutting a slab penetration above a trading shop needs scanning, timing and dust control. Extraction routes must reach roof level without crossing another tenancy. And the power a lease promises is not always the power the meter delivers — we test rather than trust, then book the PLN upgrade with the lead time it actually takes.
The opening date is a construction spec
We treat your launch date as a load-bearing element of the design. The programme is built backwards from it: long-lead items — kitchen equipment, glazing, imported finishes — ordered in week one; wet trades sequenced so drying time in Bali's humidity is real, not hoped for; commissioning and staff-training days protected at the end instead of surrendered to slippage. You see the same programme we run the site from, updated weekly with photos.
Cost control follows the same discipline. The quote is itemised by trade and quantity, provisional sums are flagged as provisional rather than buried, and variations are priced and signed before the work happens. Restaurant fit-outs from IDR 4,800,000/m² only mean something if the number still holds at handover — that is the part we manage hardest.
SCOPE OF WORK
What's included
Site & services survey
Incoming power, water pressure, drainage falls, floor loadings and landlord conditions verified before we price anything.
Shell & core works
Structure, slabs, ramps and envelope for new commercial buildings — or strip-out back to a clean, documented base in leased space.
Full fit-out
Partitions, ceilings, floors, joinery, glazing and finishes installed by our own trades to one programme and one quality standard.
F&B kitchen package
Extraction and make-up air, grease management, gas, floor drainage and washable finishes — built to pass inspection and survive service.
MEP & compliance
Distribution boards, cabling, data, plumbing and ventilation with megger tests, pressure tests and certificates filed at handover.
Opening-critical scheduling
Long-lead orders placed in week one, night shifts where house rules demand them, and a programme reviewed weekly against your launch.
PROCESS
How the job runs
- 01
Survey & feasibility
We measure the space, test incoming services, read the lease conditions and confirm what your concept needs — free, before any design spend.
- 02
Design & fixed programme
Layout and services drawings, a landlord approval package, an itemised quote and a programme built backwards from your opening date.
- 03
Build & fit-out
Our own trades run structure, services and finishes in one sequence, working nights or around neighbours where the building demands it.
- 04
Commissioning & handover
Extraction balanced, systems tested and certified, snagging closed — you open with a complete handover file for landlord and licensing.
INDICATIVE PRICING
Honest numbers, before the survey
| Scope | Guide price |
|---|---|
| Full fit-out (leased premises) | from IDR 4,800,000 / m² |
| F&B kitchen package | from IDR 6,500,000 / m² |
| Shell & core works (new build) | from IDR 4,200,000 / m² |
Guide rates for typical specifications; fixed itemised quote after a free site survey and services check.
Request an exact quoteFAQ
Commercial building in Bali — what operators ask
How fast can you fit out a restaurant in Bali?
A 150–250 m² restaurant typically runs 10–16 weeks on site once drawings and landlord approval are in hand, plus equipment lead times — which is why we place those orders in week one. Simple retail units can run 4–8 weeks. The honest constraint is rarely labour; it's decisions and deliveries, and the programme manages both.
Can you work while neighbouring businesses stay open?
Yes — most fit-outs happen exactly that way. Noisy works are booked into landlord-approved windows or night shifts, dust screens and floor protection go up before strip-out, and deliveries are timed to miss trading peaks. Method statements are agreed in advance so neighbours complain to nobody, because there's nothing to complain about.
Do you handle landlord and licensing paperwork?
We prepare the technical side: drawings for landlord approval, method statements, insurances, and the test certificates and as-builts that licensing and insurers request. Your lawyer or licensing agent handles the legal applications themselves, but they get an engineering file that actually answers the questions asked. That file alone has shortened more than one approval.
What does commercial fit-out cost in Bali?
Guide rates for 2026: full fit-out from IDR 4,800,000/m², F&B kitchen packages from IDR 6,500,000/m², shell and core works from IDR 4,200,000/m². Specification and equipment choices swing the number more than size does. Every project gets a fixed itemised quote after a free survey of the premises, so comparisons are line-by-line, not lump-sum.
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