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Terms & Conditions

Villas are provided solely for the use of the client and guests named on the booking form or as amended by agreement with us in writing. All bookings are made subject to acceptance of the following conditions.

Early/Late Check in/out
Please note our meet and greet customer service staff work from 8am untill 5pm Monday - Saturday.  Any check ins or check outs outside of the times and days above we may have to charge a fee of 500 THB to cover overtime for the staff.  We always try to keep our prices low as possible for the villas and do not wish to add this charge to the villa rental rate.

On receipt of your reservation inquiry we will contact you by email within 12 hours and provide you with a confirmation of availability, villa rate, and the amount of deposit required 50% of total rental cost.


Initial Deposit
An initial non-refundable deposit of 50% of the villa rental is required to confirm a booking. No contractual obligation will exist prior to receipt of funds. If funds are not received within 5 banking days, the reservation shall be deemed to have been cancelled. Due to high demand a Villa it is often booked a long time in advance and reservations are handled on ?first come, first served? basis.


Balance Payment
Payment of the outstanding balance must be received 30 days before the arrival date. We will send you a confirmation email once the final payment has been received by our bank in Thailand. Please email us when the payment has been made so we can check for it. Should we not receive the balance by the due date, we reserve the right to cancel the booking reservation.


Security Deposit
Depending on what villa you book a security deposit of 5,000 THB - 30,000 THB is payable to your check in manager. This is to cover the cost of any damage or breakages during the rental period of the villa. It may also be used to cover the cost of other services. This amount will be returned to you in cash at the time of departure, less any such costs.


We can accept payments by bank transfer (net of bank fee) or PayPal: let us know your preferred payment option and we?ll send you the details. Villa rental rates quoted are on a per day basis and in Thai Baht.


Rental Rates
Unless a booking has been confirmed; the rental rates vary according to the season and are subject to change without notice.


Additional costs
The cost of mains water, cleaning and garden supplies, and local taxes are included in rental rates. There are generally no additional costs, surcharges, taxes, staff salaries, or management fees above the price quoted unless otherwise stated in the property description, the booking confirmation or reservation voucher. Gratuities for household staff are encouraged and normal, but are left entirely to the Guest?s discretion. Electricity is charges at 7 THB per unit unless otherwise stated.


Change & Cancellation Policy
The deposit and final balance paid are non-refundable. If the booking is cancelled any moneys paid will not be refunded. Failure to pay the final balance by the due date will result in cancellation of the reservation.
In the event that guests require a change in the rental date, subject to availability, we will use our best efforts to accommodate an alternative date. However, this is not guaranteed. If the alternative dates are during a higher cost rental period (i.e. high or peak) then additional rental charges will need to be paid. Conversely, if the alternative dates are during a lower rental rate period, there will be no refund of the difference in rates.


Holiday & Travel Insurances
Villas for rent are not commercial entities like hotels. Our properties must be booked far in advance and are not easily re-rented. Adequate insurance is essential, as booking deposits and balance payments are not refundable after a booking has been confirmed. We recommend that you have, or take out, complete and comprehensive Travel & Holiday Insurance for all of your family or group for the entire duration of your trip and holiday. A comprehensive insurance cover will protect you and reimburse you in the event that you have to cancel your trip and your holiday for family, work or other unforeseen reasons, shorten your holiday, for flight cancellations and flight delays, lost baggage, medical treatment and possibly emergency evacuation.
We suggest that the policy should include, but not be limited to the following cover:
Loss of deposits through cancellation.
Loss of deposits through cancellation or delays of transport services.
Loss or damage to personal baggage and loss of money.
Medical expenses.
Additional expenses to cover accommodation and repatriation costs should the holiday need to be extended or curtailed due to illness in Thailand, or the need to return home for an emergency.


Please be advised that we are not responsible for any loss or damage to personal equipment and property during your stay at our villas, or during your participation in any activities during your visit to Thailand. We will not accept responsibility for any delay, additional expense or inconvenience which maybe caused directly or indirectly by events outside of our control such as late arrival of International flights, civil disturbances, fire, floods, unusually severe weather, acts of God, acts of government, or the failure of any machinery or equipment


Alteration or Cancellation by us
In the unlikely event that we have to make any changes to confirmed bookings, we will advise you at the earliest possible date. For the reason that the villa is damaged or rendered unusable, or if for any reason beyond our control or due to unexpected circumstances, we reserve the right to cancel the reservation. However, we will endeavor to locate an alternative property for the required period. If this is not possible, or you do not wish to be transferred, we will cancel the booking and refund you in full. We shall not be liable for any further obligations or claims by the guest.


Arrival & Departure Times
Check-in time: 1 p.m., Check-out time: 11.00 noon
Early check-in and late check-out are subject to villa availability.


Registered Guests
Only those persons stipulated on the booking form may reside at the Villa as guests. Please notify us as soon as possible of any changes. The number of people staying at the property must not exceed the stated guests, except in the case of infants (under two years old), or unless specifically authorized. Should we find that the number of people staying at the property exceeds that on the booking form, additional guests will be subject to a per person, per day surcharge and/or may be asked to vacate the premises.


No pets are allowed
Unfortunately our villas do not allow pets unless agreed upon beforehand.


NON smoking policy
There is a NON smoking policy inside the villa and in all bedrooms. We ask all guests to respect this. This is a requirement of the owner?s villa insurance policy and if damage by smoking occurs the full cost of any damage must be paid for. However, we have designed rain protected areas for smoking just at the villa entrance and near the swimming pool.  Smoking inside the villa will be charged at 2,000 ? 5,000 THB


We or the villas? staffs are not to be held responsible for their loss or damage.


Linen & Towels, Pool/Beach Towels
Bed linen are changed every fourth day and towels are provided and changed every second day. Please note that an outside laundry service is available for a small service charge and must be paid at the time incurred.


Pool Regulations
The private swimming pool can be used up until 9 pm. Do not allow unsupervised children to use the pool.  Please keep outside noise levels to a minimum after 9 pm.  Guests should avoid taking glassware to the pool area and use the unbreakable glasses provided in the kitchen. Should a glass become broken near the pool it is your duty to let us know so that the pool maintenance team can sweep the pool to avoid future accidents. You will not be charged for this, safety comes first.  The pool is cleaned and chemically balanced twice a week for your safety and comfort.


Due Care of the Facilities
As part of this agreement and as the villas are privately owned, guests are required to take due care when residing at the villa, especially of children playing in the garden, near or in the entrance, the road, and swimming pool. Furthermore, guests are reminded not to enter the villa wet as the floors can be slippery. Damage or injury arising shall not be the responsibility us in any way whatsoever. Handling of furniture, crockery and other artifacts shall be done with maximum care; the villa?s staffs are there to help if necessary.


Conduct & Behavior
The person making the reservation is held responsible for the correct and appropriate behavior of the guests staying at the villa. Should any member of the party not behave in such a manner, we may at its absolute discretion ask the offending guest(s) to vacate the villa forthwith. In such a case, this will be treated as a cancellation of the original booking and no refund can be claimed. Firearms, deadly weapons, pyrotechnics, prohibited drugs, gambling are not permitted.


Social Corporate Responsibility
We reserves the sole and exclusive right to request any guest to vacate a property in the event of any of the following cases:
Any illegal activities with under-age individuals are witnessed (guests would be summoned to the local police).
Any other illegal or immoral activities are done within the private boundaries of the property (e.g. use of illegal drugs, illicit pictures and movies).
No refund would be applicable.


Every attempt will be made for you to have an enjoyable stay. If you should have a problem during the rental period, please inform us. You must communicate any problem whilst on location.  If no complaint is reported during the first 24 hours, we will assume that the villa was to the guest's satisfaction and no complaint will be entertained.

However, we cannot be held liable for the breakdown of the supply of water, or electricity, or internet connection nor of swimming pool filtration systems, though. We will use our best endeavors and do as much as can be reasonably expected to avoid and resolve as quickly as possible, but cannot be held responsible for any occurrence beyond our control.

Rights of Access
The property and its facilities are available for your full enjoyment during the rental period. However the owner or other staff and contractors may need access to the property from time to time (e.g. for maintenance purposes to the house, garden, swimming pool, utilities and services, or for the purposes of providing additional services requested by the guest, etc.). You are required to give them reasonable access to the property for these purposes.


No liability is accepted for any injury, loss or damage to guests and/or their belongings, damage by or to any third party or for damage to any motor vehicle or its contents. All guests are responsible for their own and their guest?s safety and children should be supervised at all times especially when using any of the villa?s facilities (i.e. swimming pool, barbecue  etc.). Any non-swimmers should be supervised by a competent adult at all times when using the pool. We do not accept any responsibility in respect of death, bodily injury or illness of any person renting or visiting the villa. Therefore we strongly recommend that you and all of your party take out fully comprehensive travel insurance at the time of booking.


Whilst the owners have made every possible effort to ensure that the details contained within the web site & other advertising material is accurate the property may be altered or facilities changed. Any information supplied about the resort, amenities & surrounding area has been given in good faith and believed to be accurate. The owners cannot accept responsibility for any inaccuracies contained within this supplied information.


Applicable Law
These conditions and any contract to which they apply are governed in all respects by the applicable  law, and the courts only shall have jurisdiction in relation to any claim or dispute arising out of, or connected with them.


We agree with the terms and conditions of renting the above villa and request you to book the villa for the details above. On the booking form I have agreed on behalf of all the members in the above party and my deposit payment confirms this.