Please read the following conditions carefully prior to confirming your reservation!

“,Ltd” (trading as and herein detailed as “,Ltd”) acts as the property owner. Each time a Guest confirms a booking of a property through “,Ltd” a rental contract is entered into between “,Ltd” and the guest in whose name the booking is made for the agreed period. Each time a guest books a property through “,Ltd”, the guest is deemed to have agreed to the below terms and conditions and furthermore is deemed to have agreed for his/her personal data to be processed by “,Ltd” with regards to the rental contract. The rental contract is not effective until “,Ltd” has confirmed the guests booking in writing.


Standard check-in time : 15h,

Standard check-out time : 12h,

unless otherwise stated.

“,Ltd” will try to accommodate the guest’s actual arrival and departure times, subject to availability. For early arrival and late departure, an additional fee may be applicable and will be advised at the time of booking. Please do notify “,Ltd” of a change in a guest schedule for “,Ltd” to be able to accommodate a change where possible.


Only the specified number of persons listed in the Rental Agreement at the time of booking may reside on the premises. Exceeding this number may invalidate any insurance policy on the property. Entry or access to the property may be refused or limited where the number of guests exceeds the stated requirements. The number of registered guests given at the time of the booking is the maximum number of persons allowed. If the Lessor or a representative of the Lessor will find out that an additional number of guests are staying at the property, it is the absolute discretion of the Lessor or the representative to ask the extra person or persons to vacate the premises. Otherwise, each additional person will be charged a published rate of 10,000 Baht per night.


There is a minimum 3 days stay requirement for most of the year. During peak seasons (Christmas & New Year), the minimum stay is from 7 to 10 days. For holidays such as Easter and Chinese New Year, the minimum stay is 5 days. This may not be applicable to some villas.


To validate a booking request the guest must make the deposit payment within a 5 banking days period. If the funds are not received within a 5 banking days period, “,Ltd” reserves the right to void the guest’s booking request and allocates the dates and the villa to another guest. All payments are to be done to “,Ltd” via our Payment platform.

The below deposits must be received by “,Ltd”.

When booking the villa, within 5 days of booking, a minimum deposit of 50% will be required. This deposit is non-refundable.

Payment is due in full 30 days before your expected arrival date. 

If the booking is done less than 30 days before arrival, the full payment is required.

No contract will exist between the guest and villa owner until receipt of funds.


A security deposit of 20,000 baht is required before check in, access to the property may be refused if the security deposit is not paid in full. The security deposit will be refunded at the end of a rental period, after deducting:

– All additional expenses incurred on the guest’s behalf (e.g. additional charges for goods, services and staff which have not been directly paid by the guest, if applicable).

– In the event that the villa is damaged or any breakages occur during the rental period including both inside and outside, the costs will be deducted from this security deposit.

This excludes normal and acceptable wear and tear. The condition of the property will be judged at the sole discretion of the owner of the property or the owner’s representative. If damages were to exceed the amount of the security deposit, the Lessee will be held liable to pay the outstanding amount to the Lessor as soon as possible.


If it becomes necessary to cancel all or any part of the booking, “,Ltd” must be notified in writing (email acceptable). The cancellation will take effect from the day the written confirmation is received. The following cancellation charges will be applicable depending on when the notification of the cancellation is received in writing and the period of stay in the Villa.

All cancellations made by the Lessee are subject to penalties below:

– If the Lessee cancels the reservation 30 days or more prior to arrival date, all payments are forfeited but credited for 12 month from the date of the cancellation confirmation by the Lessor. The credit value can be used by the Lessee or anyone on his or her behalf for any reservation, during any period upon availability and solely for the villa initially reserved.

– If the Lessee cancels the reservation within 30 days prior to arrival date, all rental payments are forfeited.

– Christmas and New Year Period, for any cancellation after the deposit and/or balance payment, all payments are forfeited.

The above cancellation charges also apply if the Lessor cancels the booking due to non-payment of the balance.


Though it is unlikely that the villa owner will have to make any changes to confirmed arrangements, it does occasionally happen, and we will advise you at the earliest possible date. If, for any reason beyond our control, we are unable to provide you with the Villa booked, the villa owner shall reserve the right to cancel the reservation. For example, but not inclusive, if the properties are damaged or rendered unusable the villa owner will endeavor to locate the Guests to an alternative property for the period required but no guarantee is given that this can be done. However, if this is not possible, or Guests do not wish to be transferred, the villa owner will cancel the booking and refund in full, less any bank transfer charges, the amount paid to the villa owner for the Villa. The villa owner shall not be liable for any further obligations or claims by the client.


Any changes made to the reservation dates after confirmation are considered to be a breach of agreement and is considered to be a forfeit of the rental agreement. Any down payment and other payments are subject to the cancellation conditions stated in article above of these terms and conditions.


Guests are required to have both liability and comprehensive travel insurance that provides coverage including, but not limited to, cancellation, loss and damage to baggage and other property, and flight delays. Guests should also carry health coverage that includes, but is not limited to evacuation and repatriation. “,Ltd” or the owner is not responsible to you and your party for any and all claims including any accidents related to the use of the property facilities or locally procured third party services such as, watercraft, water sports, jeep or motorbike rental, etc…


Any problems or complaints that occur during the rental period should first be discussed with the local staff. If the staff is unable to quickly resolve the issue, please consult “,Ltd”, who will rectify the situation to the best of their professional ability. The Lessor is not responsible for such issues as interruptions to water supply, electricity, Internet connection, cable TV, or breakdowns of lifts or pool filtration systems. The Lessor will do everything within reasonable expectation to avoid complaints in the first place, and it is understood that when staying in a less developed remote resort location, that infrastructure, local standards, and conditions are typically less developed than in urban environments. Any complaints should be written and given to the Lessor within 24 hours of the time the issue occurred.


The property are located in quiet residential neighbourhoods. The guest is asked to respect this and ensure that all guests and visitors to the property behave appropriately. Illegal or immoral activities including gambling, prostitution, prohibited drugs, possession or use of pyrotechnics or dangerous goods, and possession or use of firearms and other weapons are all strictly prohibited. In addition, in line with its moral duty and respect for the local employees, as well as for the safety of our valued guests, it is not authorised to bring male or female joiners met on-site back to the property under any circumstances. The local managers reserve the right to request anyone to vacate a property at any time.

Smoking is prohibited inside every room at the property. The lead guest is responsible for the behaviour of all guests staying at the property, as well as visitors to the property during the rental period. Should any guest(s) or visitor(s) not behave in a suitable manner, “,Ltd” may in their absolute discretion, require the Guest, their party and/or visitor(s) to leave the premises and/or vacate the property immediately, without compensation or refund.

In the interests of safety, due care should be taken at the property at all times, especially with children. Suitable supervision should be given around pools, beaches and roads, and when using all property’s facilities.

12. STAFF.

Staff service can be included or with extra cost in your stay at the villa. However, at your own discretion, a tip may be given upon departure. Additional services such as babysitting and drivers can be arranged in advance and are subject to availability. Asking staff to look after minor children is not allowed. The Lessee must allow staff such as pool maintenance workers and gardeners access to the grounds in order to complete their work.

13. NO PETS.

There is a ‘No Pet Policy” in the villa and on surrounding properties. This may or may not be applicable to some villas.


There is no smoking permitted in the villa. Smoking must be done outside on the grounds, where an ash tray can be provided by the Villa Manager.

15. NOISE.

Noise levels must be kept at a reasonable minimum, especially from 11 pm to 08 am.


We can provide on request a Chef Service for Breakfast, Lunch, Dinner and Snacks with applicable fees.  All food and beverages purchased on behalf of the guests are charged at a price of cost plus a 10-25% surcharge (depending on the villa) that covers food preparation, transportation, time involved in the shopping and cooking process, and the use of the kitchen. Bills for food and drinks are expected to be cleared periodically and before departure.


Linens and towels are provided by the villa and due to our eco-friendly Save the Planet policy, linens are changed every third day, more often if necessary. Towels are replaced after placement in the towel basket. Additional charges may apply if more frequent changes are needed. Items such as bedding, washing, or clothing articles should not be hung where it is visible to another residence or common property on the estate. Laundry of personal clothing by a third party can be arranged at the lessees cost, the Lessor cannot take responsibility for any loss or damage by the third party.


Rates include one airport pick up and return. Any additional transfers may be arranged through the Villa Concierge with applicable fees.


Utility costs are included with the rent. Windows must be closed while air-conditioning is in use. “,Ltd” abides with an eco-friendly policy. Therefore, we request that all air-conditioning must be switch off when you need to go out or stay long outside of the villa, villa staff may comply with this policy.


Interior furnishings must remain inside the villa, and only designated outdoor furniture can be used on the exterior.


It is understood that the Lessee is responsible and liable for the safety and well being of guests and third parties while staying at the Villa. Both the Lessee and guests are required to take due care during their stay and take precautions such as supervision of children in the gardens, near the entrance, and near or in the pool. All children must be under the direct supervision of an adult at all times. No guest may enter the villa while wet from swimming, as floors may become slippery. Damages or injuries resulting from the above mentioned scenarios are the responsibility of the Lessee. The Lessee indemnifies and holds the Lessor harmless and free of liability resulting from such claims that result as consequences of accidents leading to injury or loss of life.


A property is typically someone’s home. Please treat the property rented accordingly, and leave the property and all its contents in good order and in an acceptably clean condition. Any damage or losses caused during the rental period, as well as any special cleaning requirements, will be the guest’s responsibility and may be charged to the guest’s account and deducted from the guest’s security deposit. In case of excessive or unacceptable loss or damage at any time during the rental period, “,Ltd” may require the guest and their party, including visitors, to vacate the property immediately, without compensation or refund.


Personal safes are provided in all properties. Any Guest valuables or property left or used at the property are at the guest’s own risk. “,Ltd” does not accept any responsibility for loss of or damage to guest property. The guest is responsible for the property during the rental period and must ensure that all windows and doors are locked securely when not on the premises. Any act or omission by the guest, their party and/or visitors which may negate or prejudice the property’s insurance policy and/or results in loss or damage is the guest’s sole responsibility.


“,Ltd” does not accept any responsibility or liability for:

– any physical injury, sickness, death, loss, damage, inconvenience or additional expenses incurred by the guest, their party or visitors regardless of the cause.

– any vehicle or the contents of any vehicle used, hired or engaged by the guest or their party during the rental period.

– inability of the guest or any member of the guest’s party to enter the location of the property or stay at the property for all or part of the rental period as a result of failure to obtain appropriate travel or visa documentation, cancellation or amendments to travel arrangements or the missing of flights or travel connections; and/or

– strife, strike, demonstration, terrorist activity (threatened or actual), natural disaster, fire, sickness, weather conditions, action at an airport or port by any government or public authority, technical problems relating to transport and airport regulations caused by technical, mechanical or electrical breakdowns, or any technical, structural, electrical, plumbing or other problems or difficulties with the property which make it unsafe or unusable, or any other circumstances which amount to ‘force majeure’ or Acts of God, or other events beyond the Owner’s control. In no case will “,Ltd” will be liable to make any payment or give any refund or compensation of any amount over and above the total rental amount paid.

25. Jurisdiction

This Agreement is governed by the laws of Thailand and the parties submit to the jurisdiction of the Courts of Thailand for dispute resolution provided that the parties shall use their best endeavours to resolve disputes amicably before resorting to court action.