Kammora Living and Villas by Bali Invest Club: What Foreign Buyers in Canggu Should Actually Read Before Signing

Kammora Living and Villas by Bali Invest Club: What Foreign Buyers in Canggu Should Actually Read Before Signing

Kammora Living and Villas is a 26-unit residential complex in Canggu, Bali, developed under the Bali Invest Club banner. The complex sits on a central Canggu street within the rice-field zone, features a pool, gym, sauna, and underground parking, and is marketed to foreign buyers with apartments starting at roughly $195,000 and headline projected returns of around 17.8% per year with a six-year payback.

If you are a foreign buyer evaluating Kammora Living against a dozen other Canggu villa projects, the headline yield is not the question. The question is what you actually own, on what title, for how long, and under what enforceable structure.

You do not own freehold land in Bali. No foreigner does.

Indonesian land law begins with the Basic Agrarian Law of 1960, Undang-Undang Pokok Agraria, more commonly cited as UUPA 5/1960. Under Article 21 of the UUPA, only Indonesian citizens may hold Hak Milik, the freehold title. A foreigner who tries to hold Hak Milik in their own name is holding nothing legally; the title is void from the start. This is the root of every Bali nominee horror story, and it has not changed in 65 years.

What a foreign buyer can legally hold is one of:

- Hak Pakai (Right to Use), available to foreigners with a valid Indonesian residence permit (KITAS or KITAP), originally granted for 30 years and extendable, with a combined maximum of 80 years under Government Regulation 18/2021. Hak Pakai must be registered at the local Land Office (Badan Pertanahan Nasional, BPN).

- Hak Sewa (Leasehold), a contractual lease with the Indonesian title holder. There is no statutory ceiling on the lease term beyond what is agreed, but practical leasehold structures run 25 to 30 years with extension options.

- Hak Guna Bangunan (HGB), Right to Build, held by an Indonesian-registered company. Foreigners cannot hold HGB personally, but a foreign-owned PT PMA (Penanaman Modal Asing, a foreign investment limited company) can.

For Kammora Living, the relevant question is which of these three structures the developer is selling under. The marketed price of $195,000 for an apartment in Canggu almost certainly corresponds to leasehold or strata title under HGB inside a PT PMA, not Hak Milik. Ask Bali Invest Club to put the title type, the term in years, the renewal mechanism, and the cost of renewal in writing on the sales contract, and verify the underlying title at BPN before signing.

The PT PMA structure and what it really gets you

If Kammora Living is being marketed as an investment vehicle with rental returns, the most common legal wrapper is purchase through a PT PMA. Foreign investment in Indonesia is governed by Law 25/2007 on Investment and, more recently, by the Omnibus Law (Job Creation Law) 11/2020 and its successor Perpu 2/2022 ratified as Law 6/2023, together with implementing regulations including GR 5/2021 on Risk-Based Business Licensing.

A PT PMA can hold HGB title, can issue an operational rental business under the relevant KBLI codes, and can legally collect rental income. The minimum capital requirement is IDR 10 billion per business line, of which IDR 2.5 billion typically needs to be paid up. If the marketing model promises rental income to foreign owners, ask whether each buyer holds shares in a single PT PMA that owns the building, or whether each buyer owns a strata unit individually under their own arrangement. The two structures have very different tax, exit, and dispute outcomes.

The 17.8% projected ROI deserves scrutiny

The headline yield Bali Invest Club markets, around 17.83% per year with a 6-year payback, is at the top of the range for any global residential market. Canggu nightly rates have softened in 2025-2026 as supply has caught up with the post-COVID demand spike, and the realistic gross yield on a well-located Canggu villa today is more typically in the 8 to 12% range, with net yield after management, maintenance, tax, and vacancy materially lower.

Yields above 15% on paper usually rely on one or more of: occupancy assumptions above 80%, management fees structured below market, no allowance for renovation reserves, or a developer-managed rental pool that smooths the headline figure but is not contractually enforceable beyond a guarantee period of one to three years. Ask for the assumed nightly rate, the assumed occupancy, the fee structure, what happens after the guarantee period ends, and whether the guarantor is a Bali Invest Club entity or the actual developer building the project.

Bali Invest Club: what we actually know

Bali Invest Club operates as a group of companies marketing Bali property to international, predominantly Russian-speaking, investors. Their model includes installment payment terms, in-house legal services, and a tokenization wrapper for equity-style participation. Before signing, ask:

- Which Indonesian-registered entity is the actual developer of Kammora Living, and what is its NIB (Nomor Induk Berusaha) and tax ID (NPWP)?

- What is the building permit (PBG, replacing the former IMB under GR 16/2021) reference, and does it match the design being sold?

- What is the delivery history of completed projects from the same group? Names, addresses, and verifiable handover dates.

- Who runs the rental management after delivery, and what is the contract length and termination clause?

Platforms like Bektu maintain developer delivery histories specifically so that foreign buyers can see what a Bali developer has actually completed versus what is currently being marketed.

Compare against other Canggu and Bingin projects

Kammora Living is one of several foreign-targeted projects in the Canggu and Bingin clusters. For comparison-shopping, see Bektu's profiles of the Coco Hills Bali Bingin project, the Mangata Residence by Axiom Asia, and the Taryan Group Anantara Dragon Seseh project.

The right project for a given buyer depends on the title structure offered, the realistic yield, and the developer's track record. Kammora Living's marketing materials are professional; the legal review is what tells you whether the offer is what it appears to be.

Sources

- Undang-Undang Pokok Agraria 5/1960 (Basic Agrarian Law)

- Government Regulation 18/2021 on Land Rights

- Law 25/2007 on Investment

- Law 6/2023 (ratifying Perpu 2/2022, Omnibus Law)

- Government Regulation 5/2021 on Risk-Based Business Licensing

- Government Regulation 16/2021 on Building Permits

- Badan Pertanahan Nasional, https://www.atrbpn.go.id

- Kammora Living, https://bali-invest.online