- Private access to the villa
- Villa management, concierge
- Daily room service, linens, basic toiletries
- Chef service for breakfast, lunch OR dinner^1,2,3
- Airport transfer (see below)

¹ Groceries billed separately at cost plus 7% vat and 5% cooking charge (paid at the villa).

² The chef service covers up to 8 guests (including children, excluding infants). If the group size is over 8 guests, we have an extra cooking charge of ฿1,500 THB per/day (paid at the villa).

³ Two meals a day will be cooked at the villa; Breakfast, then your choice of either an Afternoon Lunch OR an Evening Dinner

Airport Transfers

We include airport transfers (each way) by providing one minivan with driver. Additional vehicles are available at 1,200THB each, seating upto 12 guests. Note that your group's luggage requires space too, and may require an additional vehicle, at your cost.

Arrivals & Departures

You can have access to the villa from 3.00pm in the afternoon, and departures must be no later than 12.00pm (midday). If you have an early arrival or late departure requirement, please ask us if we can adjust your access times. Our decision may depend on your length of stay and will depend on any same-day departing group, or the already agreed arrival time of the next group.

Guest Ages & Infants

We define guests as :
- Infants, under 3yrs old
- Children, 3yrs or older
- Adults, 18yrs or older

We allow up to 2 infants for free. Any more than that and an Extra Guest fee applies.

Baby Cots

There are 3 basic baby cots in the villa. You can use them free of charge. In addition, there are 2 high-chairs which can be used for infants at meal times too, again, free of charge.

Spare Bedroom

Our spare seventh en-suite bedroom which can be made available if we agree to extend your group beyond the usual 12-person maximum occupancy limit. There are also times where groups of less than 12 people in total may benefit from the additional bedroom. The spare bedroom is limited to 2 guests, but can cater for a couple or two single people as there's a both a double-bed and a single-bed in the spare bedroom.

Minimum Stay

Each of the seasonal rates above show our preferred minimum number of nights stay. We can be flexible with this number when a smaller booking can fit in between other existing bookings, though we can't consider shorter stays too far in advance as that would remove our opportunity to collect a longer booking in that period.

Security Deposit

Many villas require on a sizeable security deposit to be paid as part of your final payment or during check-in at the villa. Under normal circumstances, we do not require a security deposit from you. In the rare cases where we do require a security deposit, it would be requested before your arrival and its return to you initiated no later than 2-weeks from your departure.

How To Book

Use our Reservations page to submit an enquiry so we can begin discussing your dates, group details and confirm your pricing. If requested, we will tentatively hold your preferred dates on our planner (if the dates are available, and without obligation) for a few days while you discuss within your group. Enquiries are closed if we have no feedback within 7 days. Tentative holds are removed if we have no feedback within 4 days. To keep your enquiry active or your tentative hold in place, all we ask is that you keep in touch.

Payment Methods

Generally, payments are made by bank transer to our Thai bank account in USD (US Dollars). If you prefer to pay by Debit Card or Credit Card, that can be facilitated using PayPal, although an additional 4% processing fee is applied.

Payment Schedule

A payment is required to confirm your stay. If your stay is 3-nights or longer, Direct Guests can opt to pay a Deposit and Final payment. Deposits are stated on the Rates table (above), unless agreed otherwise, and must be initiated no later than 7-days after confirming to us by email that you want to go ahead with your booking. Final payments are reminded to you at 2-months before arrival, and must be cleared/received by us no later than 1-month before arrival. If your stay is for less than 3-nights, or if you book inside 2-months before arrival, full (100%) payment payment is required to confirm your booking.

Cancellation Policy

All payments made are non-refundable. Making any payment to us confirms your acceptance of this policy. In the event of a cancellation request, or a request to change arrival/departure date, we will offer alternatives dates of stay, based on the following rules :-

If a cancellation request is submitted no later than 1-month before arrival, we will gladly offer a mutually acceptable alternative date of stay. Any additional costs will need to be paid by the guest, though no refunds will be made by us in the event of an overpayment due to the rescheduling. If we cannot agree on a mutually acceptable alternative date of stay, you will lose your booking and no refund will be provided.

If a request is submitted inside 1-month before arrival, we will not offer any alternative date of stay, nor any refund.

Late Final Payments

We're very fair owners and can usually allow some flexibility with late payments. However, if you are going to be late making your final payment, you need to inform us so that we can discuss a mutually acceptable payment timeline. In the event that we've had no contact from you, or a mutually acceptable agreement on late payment has not been made, your dates will be publicly re-advertised for other groups to consider as a last-minute booking. Should another group want to take the dates, you are at risk of losing your booking and any payment already made without chance of refund or rescheduling.