Before you book

A booking is confirmed when the rental agreement is signed and the 50% non-refundable deposit is received, within 2 calendar days of the agreement being issued. The balance is due no later than 30 days before arrival; bookings made within 30 days of arrival are paid in full. Payment is by bank transfer or by credit card with a 4% fee. Full payment details are provided with your rental agreement. Failure to make payments by the specified deadlines may result in cancellation of the booking.

Rates are quoted in USD per night for the full villa and are subject to 10% service charge and 7% VAT (17.7% in total). Minimum stays apply by season. Estimates shown on this website are a guide; your quote and rental agreement confirm the final amount.

A security deposit of USD 2,000 for nightly stays is payable on arrival, in cash in any currency, or by bank transfer. Monthly stays may carry a higher deposit as stated in the rental agreement. The deposit covers the cost of any damage or breakages to the property or its contents during the rental period and is usually returned on the departure date after inspection.

Cancellations 31 days or more before arrival forfeit the 50% non-refundable deposit. Cancellations within 30 days of arrival forfeit the full rental amount. We recommend travel insurance.

Only the number of persons stated in the rental agreement may stay at the villa as guests. Guests aged 12 and over are counted as adults. Additional guests or visitors must be agreed with the villa manager in advance.

All food, drinks and groceries purchased by the villa team on behalf of guests are charged at purchase cost plus a 20% handling fee, settled with the villa team in cash.

Villa staff are on duty daily from 8:00 AM to 10:00 PM. If you would like the team to stay on after 10:00 PM, an overtime charge of THB 300 per staff member per hour applies.

Private dinners and small celebrations can be arranged by the villa team. Parties or events with more than 15 guests are not permitted unless prior written consent is obtained from the villa owner.

All villas are non-smoking indoors. Guests are welcome to smoke outdoors, and the team will provide ashtrays. An ozone-treatment fee (THB 10,000 to 20,000 depending on the villa) is charged if guests smoke inside.

Linen and towels are provided at the villa and are changed every 3 to 4 days, or as needed.

Monthly rentals exclude electricity and water, which are charged per unit of usage during the stay, as set out in the rental agreement.

The villa cannot be held liable for interruptions to the water, electricity or internet supply, or a breakdown of the swimming pool filtration system, but the team will make every effort to have any such problems solved quickly.

The villa is not responsible for any delay, additional expense or inconvenience caused directly or indirectly by events outside its control, such as civil disturbances, fires, floods, severe weather or acts of God.

Guests are expected to behave correctly and appropriately while staying at the villa. If any member of the party behaves in a manner considered inappropriate, the villa owner or representative may, at their absolute discretion, ask the guests concerned to leave the villa immediately, and no refund can be claimed. The owner or representative may enter the villa at any time for maintenance or inspection. Unlawful activity of any kind is prohibited.

The guest who signs the rental agreement accepts responsibility and liability for the safety and wellbeing of all guests and third parties staying at the villa during the rental. Guests must take due care during their stay and be especially watchful of children in the gardens, on the terraces, near any cliff edge and in or near the pool. Children must be supervised by an adult at all times.

The details you send us through the enquiry forms, WhatsApp or email are used only to answer your enquiry and manage your booking. They are stored in our customer system and are not sold or shared with third parties beyond the villa team and the service providers needed for your stay. This website uses analytics and advertising measurement to understand how it is used; you can disable cookies in your browser at any time.