Booking conditions
These conditions apply to villas at Baan Kata Keeree. A reservation request is not a binding booking: once availability and the price are confirmed, payment is arranged with the owner or villa manager, and your booking is confirmed when your deposit is received.
These conditions apply to
Seasons and rates
- Seasons, nightly rates and minimum stays vary by villa and are shown on each villa's page. Rates are per villa, per night, in US dollars, including service charge and VAT.
Deposit & payment
- Booking more than three months before arrival: a 50% deposit confirms your stay. We'll remind you two months before arrival, and the balance must have cleared one month before arrival.
- Booking within three months of arrival: the full amount is due straight away.
- Payment by bank transfer in USD to the owner's Bangkok bank account, or in THB from a Thai bank account; Wise is a low-cost option.
- Debit or credit card payments can be made through a secure Stripe payment link sent by email.
Cancellations
- No refunds. If you can't make your booked dates and tell us no later than one month before your arrival date, the owners will do their best to offer a mutually acceptable alternative stay.
- Cancellations must be made in writing (email is fine) and take effect from the date we receive them. We strongly recommend comprehensive travel insurance.
Arrival & departure
- Check-in from 15:00; check-out by 12:00. We'll do our best to accommodate flight times.
Security deposit
- None under normal circumstances; may be requested for large groups or events such as wedding receptions or stag parties, paid on arrival and refunded at check-out after an inventory check. It may be offset against extras used during your stay.
House rules
- Check-in from 15:00; check-out by 12:00. Early arrival (from 12:00 at the earliest) or late departure (until 15:00 at the latest) may be possible if arranged in advance – one or the other, not both.
- Rates cover up to 12 guests; the maximum is 14 including infants (12 if the group is all adults). Infants are under 2, children 2–16 and adults 17+; nannies count as one adult.
- No loud music after 1:00 am.
- Outside visitors only with prior approval from the reservations team or villa manager; visitors may be asked for ID, and overnight visitors are charged.
- No pets, either to stay or to visit.
- Spare bedding (three sets) must be used in the bedrooms, not the lounge or other shared rooms, without the villa manager's consent.
- The spare bedroom's roof balcony has low walls, so children should stay there only if closely supervised.
What's included
- Villa manager throughout your stay
- Private chef – two meals a day (breakfast plus lunch or dinner), groceries charged at cost
- Maid service
- One minivan airport transfer on arrival and on departure (or from any hotel on Phuket)
- Three baby cots
- Wi-Fi (fibre internet)
Frequently asked questions
Still have a question?
Our team is happy to help you choose the right villa for your group.
Contact us