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Beachwalk Shopping Center, located on Jalan Pantai Kuta in Kuta, Bali, Indonesia, is an open-air retail complex spanning approximately 28,000 square meters of net leasable area with 180 stores. Opened in 2013 and owned by PT Indonesian Paradise Property Tbk, it positions itself as an iconic resort-style destination adjacent to Kuta Beach, capitalizing on Bali's tourism recovery. The tenant mix is diversified: 40% fashion and apparel (Zara, H&M, Uniqlo, local batik), 30% food and beverage (Starbucks, local warungs, international chains), 20% entertainment and services (XXI Cineplex, spa), and 10% essentials (supermarket).
Occupancy is at 88% per 2025 Colliers Indonesia reports, supported by sustained tourist demand post-pandemic, though 12% vacancy persists in secondary spaces. Daily footfall averages 15,000-20,000 visitors, surging to 30,000 during June-August high season, driven by beach proximity and events.
Market position in Kuta's competitive landscape is strong, with organized retail capturing significant tourist spending (11.4% of average USD 1,391 per visitor on souvenirs and retail).
Leasing advantages include prime visibility, demographic appeal to international tourists (Australians, Europeans, Asians), flexible terms with base rents of IDR 800,000-1,200,000 per sqm/year (USD 50-75 psf) plus 10-15% turnover on sales thresholds, and infrastructure like parking for 500 vehicles. Challenges encompass seasonal dips, traffic congestion affecting accessibility, and F&B saturation from street vendors, advising lessees to prioritize experiential concepts for sustained performance.
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Hours of Operation
Hours
| Monday | 10:00 AM — 10:00 PM |
| Tuesday | 10:00 AM — 10:00 PM |
| Wednesday | 10:00 AM — 10:00 PM |
| Thursday | 10:00 AM — 10:00 PM |
| Friday | 10:00 AM — 11:00 PM |
| Saturday | 10:00 AM — 11:00 PM |
| Sunday | 10:00 AM — 11:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographic Profile and Footfall
Kuta's demographic is predominantly international tourists, with over 10 million annual visitors to Bali in 2025, including families, surfers, and young adults from Australia (40%), Europe (25%), and Asia (20%). Beachwalk benefits from this influx, recording 15,000-20,000 daily footfall, peaking at 30,000 in high season per local retail insights. Proximity to attractions like Waterbom Park enhances draw, but low-season declines (January-March) to 10,000 visitors highlight tourism dependency, risking revenue volatility for non-essential retail categories.
Tenant Mix and Occupancy
The tenant composition fosters synergy, with fashion anchors generating 60% of traffic and F&B supporting dwell time. Occupancy at 88% reflects healthy demand in Bali's retail sector, which saw 8.46% commercial price growth in 2025 per Bank Indonesia data. Operational quality features modern open-air design and family amenities, yet 12% vacancy in peripheral areas stems from post-COVID shifts, and competition within categories like apparel from e-commerce pressures mid-tier lessees to differentiate via local integrations.
Lease Terms, Competition, and Risks
Leasing involves base rents of IDR 800,000-1,200,000 per sqm/year with turnover components, offering scalability for high-traffic spots but higher costs in prime zones. Competition from Discovery Mall (value-oriented) and street vendors in saturated F&B erodes margins, while Kuta's traffic issues and aging infrastructure pose access risks. Market saturation in tourism-driven retail advises caution, with 2026 projections indicating stable but selective growth amid global economic factors influencing visitor numbers.
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City Snapshot
Kuta
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City Snapshot
Kuta
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