Industrial Estates in East Java 2026: List, Locations and Land Prices

A procurement director in Seoul sends a shortlist of three East Java estates to her Jakarta team. Within a day, the replies disagree. One brochure says the Sidoarjo estate covers 200 hectares, a newer investment profile says it is over 600. Prices arrive in dollars from one developer and in rupiah from another. A fourth estate, not on the list, turns out to be a better fit.

East Java has more than a dozen estates and special economic zones, and the public information on them is uneven. This guide sets out what each one is, where it sits, what has been published about its size and price, and where the data stops. Figures are as reported in the sources named, and the reported areas do not always agree.

How East Java’s Estates Are Arranged

The province is easiest to read as four clusters. Each has a different logic, and the logic matters more than the brochure.

The Surabaya and Sidoarjo Core

This is the oldest cluster and the closest to Surabaya’s port and Juanda Airport. It holds the state-owned Surabaya Industrial Estate Rungkut (SIER), the Sidoarjo Industrial Estate in Berbek, Sidoarjo Rangkah Industrial Estate (SiRIE), and Safe n Lock on the Lingkar Timur road.

• SIER, Rungkut: operated by PT SIER, a state-owned enterprise established in 1974. A 2018 to 2019 directory lists around 267 tenants, of which 246 were foreign investors. Its area is given as 245 hectares in that directory, and as 332 to 335 hectares in later sources. It sits about 12 km from Surabaya and 25 km from Tanjung Perak port.
• Berbek, Sidoarjo: also operated by PT SIER, 87 hectares, 24 km from Surabaya, with 103 tenants in the same directory.
• SiRIE, Sidoarjo: developed by PT Bhumi Kencana Sejahtera and located on Jalan Raya Lingkar Timur. Earlier sources give 200 hectares, while a 2025 investment profile states over 600 hectares. It is about 5 km from a toll gate and 14 km from Juanda Airport, and the profile offers plots of up to 5 hectares for sale or rent.
• Safe n Lock, Sidoarjo: reported at 307 hectares and positioned as the province’s largest warehouse and industrial complex. It is being combined with the Halal Industrial Park Sidoarjo, and six investors signed memoranda worth IDR 2.3 trillion for it at the East Java Investment Forum in October 2026.

The Gresik Coast

Gresik is where heavy industry and deep water meet, which is why it attracts chemical, metal and energy projects.

• Kawasan Industri Gresik (KIG): 135 to 140 hectares on Jalan Tridharma, the established, smaller estate.
• Maspion Industrial Estate (KIM): reported at 442 hectares on Jalan Raya Manyar, with chemical jetty infrastructure.
• JIIPE and KEK Gresik: the largest project in the province, covered in its own section below.

The Southern Corridor: Pasuruan and Mojokerto

These estates trade proximity to Surabaya for space.

• Pasuruan Industrial Estate Rembang (PIER): developed by PT SIER. Reported areas range from 556 to 563 hectares, and an investment profile states up to 750 hectares under a land management rights permit, with 300 hectares occupied and 200 available. It sits about 57 to 60 km from Juanda Airport and 57 to 61 km from Tanjung Perak port, depending on the source, with direct toll access.
• Ngoro Industrial Park (NIP), Mojokerto: reported at 500 hectares and developed as an Indonesian and Taiwanese joint venture, with an export processing zone. The ownership detail comes from 2019 reporting and should be rechecked.

Tuban

Kawasan Industri Tuban (KIT) is reported at 233 hectares on the Tuban to Semarang road, as a subsidiary development of the Gresik estate’s operator. It matters for one reason that the other estates cannot match, which is labor cost, covered below.

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The Estates at a Glance

Where two figures appear, they come from different sources and dates. Ask the estate for a current master plan with phase boundaries before you rely on either.

Special Economic Zones: Gresik, Singhasari and Wiraraja

Three SEZs matter in the province, and only one is a heavy industry site.

KEK Gresik is JIIPE, designated by Government Regulation 71/2021, signed on 28 June 2021. Article 2 fixes the zone at 2,167 hectares in Manyar District, and Article 4 lists four main activities: production and processing, logistics and distribution, research and digital economy, and energy. JIIPE’s own brochure splits the zone into 1,761 hectares of industrial estate and 406 hectares of port estate, within a wider 3,000 hectare development that also includes a residential estate. The port is reported at 16 metres depth. The zone reported cumulative investment of IDR 113.4 trillion through the first quarter of 2026 and more than 45,000 workers, and the government held a coordination meeting in June 2026 on an expansion request. Expansion is not yet approved, so plans should not assume it.

KEK Singhasari sits in Malang Regency and is built around tourism, the digital economy, education and creative industries. It is not a site for a heavy factory.

KEK Wiraraja in Bangkalan, Madura, is described in a regional press report as aimed at labor intensive manufacturing, with a launch planned for early 2027. This is a single source and an early stage project, so treat it as a watch item.

The incentives that come with SEZ status, and how they compare with a Batam free trade zone, are set out in XPND’s guide to KEK versus Batam FTZ tax benefits for foreign manufacturers.

What Land Actually Costs

This is where the public record is thinnest, and it is better to say so than to publish a tidy table of invented ranges. No estate in the province publishes a current price list in the sources reviewed. What exists falls into three groups.

One Published Figure: PIER

An investment profile of PIER on the East Java Investment Forum site gives a land price of USD 128.08, or about IDR 2 million, per square metre, with a service charge of IDR 415 per square metre per month. The profile is undated in the file and appears to date from 2024. A 2018 to 2019 directory adds that land is sold with building rights of 30 years, extendable by 20, in minimum plots of 5,000 square metres. Treat these as a reference point, not a quote.

Asking Prices From Listing Portals

Early October 2026 listings on a property portal show asking prices, which are what sellers want and not what buyers pay.

• Sidoarjo, East Ring Road: five industrial or warehouse plots asked between about IDR 2.46 million and IDR 3.58 million per square metre. The top of that range was a SiRIE warehousing plot.
• Gresik, Manyar: plots listed at about IDR 3.4 million, IDR 3.8 million, and IDR 5 million per square metre. The IDR 3.8 million plot was in the Maspion area and the IDR 5 million plot was marketed as part of the JIIPE area.

Both sets are small samples. They suggest that Gresik asks more than Sidoarjo, which fits the deep water premium, but they do not establish a market rate.

Where No Price Was Found

No public land price was found for SIER, KIG, NIP, KIT or the Berbek estate. Developers quote these on request, and the price depends on plot size, the HGB term, and what the service charge covers.

What to Ask Each Developer

• Is the price per square metre inclusive of the HGB certificate costs and any approvals?
• What is the monthly service charge, and what does it cover?
• What are the utility connection fees, and is gas or wastewater treatment included?
• What is the minimum plot size, and is there a phase with available plots now?
• Is the plot on an HGB title issued over management rights, and who approves extensions?

For orientation, XPND’s Batam industrial parks guide quotes IDR 750,000 to IDR 2,000,000 per square metre for Batam. Those figures come from different source types and should not be compared line by line with East Java asking prices.

Labor Cost Is Part of the Location Decision

Minimum wage is set by regency, and it splits East Java in two. Under Governor’s Decision 100.3.3.1/937/013/2025, signed on 24 December 2025 and effective 1 January 2026:

• Surabaya: IDR 5,288,796
• Gresik: IDR 5,195,401
• Sidoarjo: IDR 5,191,541
• Pasuruan Regency: IDR 5,187,681
• Mojokerto Regency: IDR 5,176,101
• Tuban: IDR 3,229,092

The Surabaya corridor clusters near IDR 5.2 million. Tuban sits at about 60 percent of that. The decision states that these rates apply to workers with less than one year of service, so the real payroll comparison is higher for experienced staff. XPND’s 2026 minimum wage and payroll guide covers how the rates feed into payroll compliance.

The Rules That Decide Where a Factory May Go

Location is not only a commercial choice. Three rules shape it.

Industrial zoning. Government Regulation 20/2024 on industrial zoning took effect on 7 May 2024 and revoked the earlier industrial estate regulation, Government Regulation 142/2015. Any guide still citing the 2015 rule is out of date. Article 62(1) of the new regulation says an industrial company that is going to operate must locate in an industrial estate. Article 62(2) exempts companies in a district or city that has no industrial estate yet, that has a special economic zone with an industrial zone, or whose estate has run out of industrial plots. Article 62(3) also exempts small industry, medium industry that is unlikely to cause wide environmental pollution, and industry that needs special raw materials or a special location. Under Article 62(4), companies exempted under 62(2), and medium industry exempted under 62(3), must still locate in a designated industrial allocation area. Under Article 49, an estate must cover at least 50 hectares in one contiguous area, with limited exceptions in Article 78. Article 105 lets companies already inside an estate keep their business licence and tax incentives. A company that wants a standalone site should confirm which exception it relies on before buying land.

Land title. Under Government Regulation 18/2021, building rights (HGB) on state land or management rights land run for up to 30 years, extend by up to 20 years, and can be renewed for up to 30 more. Where the land is under an estate operator’s management rights, extensions need the operator’s approval, which is a point to settle in the contract. A PT PMA is an Indonesian legal entity and can hold HGB. XPND’s overview of land rights for a PT PMA explains the three title types.

Business classification. The company’s activity must be registered under the right five digit code, and KBLI 2025 codes became mandatory for PT PMA companies from 18 June 2026. The estate’s tenant approval, the licence and the tax incentive all key off that code, so the guide to KBLI codes is worth reading before the site visit.

Incentives follow from this. A PT PMA that invests in a priority sector may qualify for a corporate income tax reduction under the tax allowance facility for foreign companies, and an estate inside an SEZ carries its own package. Neither should be assumed from the estate’s brochure.

Turning a Shortlist Into a Site Visit

A good shortlist rarely has more than three names. Choose by what the factory needs most: port depth points to Gresik, closeness to Surabaya’s workforce and airport points to Sidoarjo or SIER, space and a lower land bill point to Pasuruan or Mojokerto, and a lower wage base points to Tuban. Then ask each developer the five questions above in writing, and compare the answers on the same basis.

The step after that is legal and licensing. The sequence runs from PT PMA incorporation through OSS registration, environmental approval, building permits and the industrial licence, and XPND’s guide to establishing a PMA manufacturing facility and its overview of setting up a manufacturing company as a foreign investor set out what each stage requires. XPND’s Surabaya office works on factory setup and industrial licensing for foreign investors in this corridor. If you have a shortlist and want the title terms, service charges and licensing path compared side by side before a site visit, that office can run the comparison with you.