NovAsia

Agmakina Group in Bali: developments and buyer due diligence

Prepared by: NovAsia Editorial Team

Agmakina Group combines two businesses that buyers often encounter separately on Bali: developing villas and operating them as short-stay accommodation. The group says it sources sites, builds the properties and continues to handle rentals after handover. That may simplify day-to-day ownership, but the right acquired by the buyer and the services provided by the rental operator remain different contractual commitments. Its published portfolio includes Santanyi Ungasan Villas, Bingin Hills Villas and Kembali Villas. There is a naming trap worth avoiding: the catalogue also features a separate Santanyi development in Balangan. A listing or update about that property should not be assumed to describe the Ungasan villas.

NameAgmakina Group
BrandAgmakina Group
Identity evidence
  • This profile is based on the listed public sources; the company’s role in a specific contract must be checked separately.

Who appears in the public record

Agmakina Group combines two businesses that buyers often encounter separately on Bali: developing villas and operating them as short-stay accommodation. The group says it sources sites, builds the properties and continues to handle rentals after handover. That may simplify day-to-day ownership, but the right acquired by the buyer and the services provided by the rental operator remain different contractual commitments.

Its published portfolio includes Santanyi Ungasan Villas, Bingin Hills Villas and Kembali Villas. There is a naming trap worth avoiding: the catalogue also features a separate Santanyi development in Balangan. A listing or update about that property should not be assumed to describe the Ungasan villas.

What the sources support

There is a substantial public-facing portfolio, individual property pages and an accommodation listing on Booking.com under an Agmakina management name. A secondary Indonesian company directory also lists PT Agmakina Dewata Bali. None of this, by itself, identifies the contractual seller or proves that a specific PT holds the relevant land rights. The public evidence reviewed does not establish a complete legal chain between the group brand, the selling entity and the rental operator for each villa.

Agmakina markets a long-term leasehold structure. A private lease must not be confused with a registered Hak Pakai or Hak Guna Bangunan title, and it is not direct Hak Milik ownership for a foreign buyer. The actual lease, land records and eligibility rules control the answer. Project-level title documents, building approvals and occupancy certification were not independently verified in the reviewed material. Published occupancy percentages and investment yields are supplied by the company and should not be read as audited owner-level financial results.

Developer evidence

BrandAgmakina Group
Identity evidence
  • Public materials and sources disclosed at the foot of this page.
Public record
  • The developer presents Bingin Hills Villas and Kembali Villas as delivered properties operating under its rental team. Santanyi Ungasan Villas is promoted as furnished and ready for guests. Those are useful project-specific claims, though the reviewed public pages do not supply completion certificates or handover records for individual units. There is some evidence of a functioning hospitality business beyond the developer's own website: Booking.com carries an Agmakina Bingin Villas listing managed under the Agmakina Property Management name. It is a different listing name from Bingin Hills Villas, so it cannot independently prove that development was completed. Portfolio-wide villa counts on the group's various pages are marketing claims rather than a verified inventory of completed sales.
Unknowns
  • The legal entity, contracting party, land interest and terms of a selected property must be checked from documents before payment.

What is known and what to verify

What is known

  • Agmakina Group combines two businesses that buyers often encounter separately on Bali: developing villas and operating them as short-stay accommodation. The group says it sources sites, builds the properties and continues to handle rentals after handover. That may simplify day-to-day ownership, but the right acquired by the buyer and the services provided by the rental operator remain different contractual commitments. Its published portfolio includes Santanyi Ungasan Villas, Bingin Hills Villas and Kembali Villas. There is a naming trap worth avoiding: the catalogue also features a separate Santanyi development in Balangan. A listing or update about that property should not be assumed to describe the Ungasan villas.

What to verify for the address

  • The legal entity, contracting party, land interest and terms of a selected property must be checked from documents before payment.

FAQ

Which Agmakina developments are already operating?
The group labels Bingin Hills Villas and Kembali Villas as completed and under management, and markets Santanyi Ungasan as a furnished, rental-ready property. These are developer statements. Ask for documents showing the status and approvals of the exact unit being offered.
Is there only one Santanyi Villas development?
No. Agmakina's catalogue distinguishes Santanyi Ungasan Villas from Santanyi Balangan Villas. They should be assessed as separate locations and properties even though the name is similar.
Will my contract be with Agmakina Group itself?
Not necessarily. Agmakina Group is the public-facing brand, while the contract must identify a specific legal counterparty. A secondary directory lists PT Agmakina Dewata Bali, and booking listings refer to Agmakina Property Management; neither reference is enough to establish who legally sells a particular villa.
Does leasehold mean I own the land outright?
No. The group's proposed structure centres on a time-limited lease. You need to understand the remaining term, renewal and transfer rights, and the treatment of the building. It is not direct Hak Milik land ownership for a foreign national, nor is a private lease automatically the same as a registered land right.
Are the advertised rental returns guaranteed?
The percentages are presented as targets or past performance information, not independently audited payouts for the unit on sale. Compare actual booking income with all operating costs and confirm exactly what, if anything, the management agreement promises.
Public record
  • The developer presents Bingin Hills Villas and Kembali Villas as delivered properties operating under its rental team. Santanyi Ungasan Villas is promoted as furnished and ready for guests. Those are useful project-specific claims, though the reviewed public pages do not supply completion certificates or handover records for individual units. There is some evidence of a functioning hospitality business beyond the developer's own website: Booking.com carries an Agmakina Bingin Villas listing managed under the Agmakina Property Management name. It is a different listing name from Bingin Hills Villas, so it cannot independently prove that development was completed. Portfolio-wide villa counts on the group's various pages are marketing claims rather than a verified inventory of completed sales.
Unknowns
  • The legal entity, contracting party, land interest and terms of a selected property must be checked from documents before payment.

Projects and buyer context

The offer is centred on villas intended for holiday letting, with boutique hospitality assets also appearing in the wider portfolio. Current marketing separates off-plan units such as Tika Villas in Pecatu from furnished homes already advertised for rental, including Santanyi in Ungasan. The group website promotes an entry point of €110,000, while agmakinadevelopments.com still shows a €166,000 starting figure. Neither should be mistaken for a binding quote on the same unit.

The useful comparison is the all-in proposal: what the buyer is paying for, how much land-lease term remains, the furniture and handover specification, closing charges and ongoing rental-management costs. The group publishes return targets, but the sources reviewed do not establish independently verified net owner returns for each named development.

Agmakina's named projects sit around the Bukit peninsula in southern Bali, rather than in one single resort. Bingin Hills Villas is marketed in Bingin, Kembali Villas in Balangan and Santanyi Ungasan Villas in Ungasan. The umbrella term ‘Uluwatu’ is used across the group’s pages, but these neighbourhoods are not interchangeable for rental comparisons or site inspections.

Marketing locations are only a starting point. For any actual purchase, the parcel boundaries, legal address and land documentation need to match the villa identified in the offer.

Delivery history
  • The developer presents Bingin Hills Villas and Kembali Villas as delivered properties operating under its rental team. Santanyi Ungasan Villas is promoted as furnished and ready for guests. Those are useful project-specific claims, though the reviewed public pages do not supply completion certificates or handover records for individual units. There is some evidence of a functioning hospitality business beyond the developer's own website: Booking.com carries an Agmakina Bingin Villas listing managed under the Agmakina Property Management name. It is a different listing name from Bingin Hills Villas, so it cannot independently prove that development was completed. Portfolio-wide villa counts on the group's various pages are marketing claims rather than a verified inventory of completed sales.

Observable track record

The developer presents Bingin Hills Villas and Kembali Villas as delivered properties operating under its rental team. Santanyi Ungasan Villas is promoted as furnished and ready for guests. Those are useful project-specific claims, though the reviewed public pages do not supply completion certificates or handover records for individual units.

There is some evidence of a functioning hospitality business beyond the developer's own website: Booking.com carries an Agmakina Bingin Villas listing managed under the Agmakina Property Management name. It is a different listing name from Bingin Hills Villas, so it cannot independently prove that development was completed. Portfolio-wide villa counts on the group's various pages are marketing claims rather than a verified inventory of completed sales.

What to check

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Sources

Show sources · 10
  • Agmakina Group — официальный сайт
  • Agmakina Group — каталог проектов
  • Agmakina Group — Santanyi Villas
  • Agmakina Group — Bingin Hills Villas
  • Agmakina Group — Kembali Villas
  • Agmakina Developments — второй корпоративный сайт
  • Booking.com — Agmakina Bingin Villas
  • CompanyHouse Indonesia — PT Agmakina Dewata Bali, вторичный справочник
  • Министерство аграрных дел Индонезии, JDIH ATR/BPN — постановление № 18/2021 о правах на землю
  • Счётная палата Индонезии, BPK — постановление № 16/2021 о строительных требованиях