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Terms and Conditions

PLEASE MAKE SURE YOU HAVE READ OUR TERMS AND CONDITIONS and each villas rental terms shown on the villa details pages. When you make an enquiry you are deemed to have accepted all terms and conditions as shown on this website.

All DATES AND TIMES on this web site are based on Thailand.

BOOKINGS are made with AsianLuxuryVillas.Com (IWP Ltd) acting as the agent on behalf of the owners/managers of the properties featured on this web site or any sites linking to this web site which are under our direct control only.
Villa Rental Confirmation will be forwarded to you via e-mail.

The RENTAL CONFIRMATION is a binding agreement when you pay your rental deposit.
A payment in response to your Rental Confirmation constitutes your acceptance and agreement to all terms, conditions, limitations and restrictions as laid out below and as shown on the villa of your choice and the e mail booking confirmations.

PRICES given are based on the original enquiry. Villas are only to be occupied for the total agreed number of guests at the time of booking. All price quotations are based on your original enquiry for the maximum group size and bedrooms required.
Any changes from the original enquiry as to numbers of persons and bedrooms used may allow the owner to change rates or booking conditions or to not accept the original enquiry even if it has been confirmed and payment has been made.
CHILDREN are counted in the total allowable in each villa. This includes infants for some villas and both the number of children and infants is totally at the discretion of the owner as to the total numbers being calculated for villa occupancy. In villa items cover all items purchased on your behalf by the villa staff being mainly food and beverage and in most cases fuel where a car is included.

Please note that Villa facilities are included as shown for payment for the full rack rates.
Some villas reserve the right to amend villa facilities for rates which have been discounted from the normal seasonal rack rates.
These changes will be advised to you prior to confirming your villa.

MINIMUM STAY PERIODS: We regret we do not accept enquiries and bookings where the minimum stay period for low and high seasons are less than 3 nights.
For peak periods minimum stays are usually between 10 to 14 nights but are subject to the villa owners preferences.

For any BOOKING LESS THAN 5 NIGHTS STAY for low and high season if any changes are made after the confirmation is issued there is an admin fee of USD50 per change.
For PEAK PERIODS the stay period applicable is 10 NIGHTS.

All rack RATES are shown for full occupancy unless otherwise stated.
Where a villa has more bedrooms than requested the other bedrooms not in use will be locked.
All other villa services remain the same unless otherwise stated.

Rates are subject to change prior to your booking enquiry being confirmed.
Some villas price in Thai Baht and these are subject to rate of exchanges on the payment dates.
US Dollar rate may not reflect the final Thai Baht rate due to currency changes and fluctuations but you will be advised on any change prior to accepting your reservation.

LAST MINUTE COMFIRMATIONS are payable in full within 24 hours of confirmation. If no proof of payment or payments are not received within 24 hours from the date and time shown on your confirmation e mail (Thai time) then the booking is automatically cancelled without any prior notification. We do not accept last minute bookings where the arrival date is less than 3 days (72 hours) away.

PETS are not allowed.

SMOKING is not allowed inside the villas.


Villas have different terms and conditions. Please ensure you have read these under the rental terms and villa descriptions. Where any villa has offered a rate lower than the published rack rate the owner may if they desire change any other items which are originally included in the full rack rates for any discounted rate. These changes will be advised prior to our final confirmation of the villa to you.
All and any e-mails used in the enquiry and booking process are deemed to be legally binding as though they are part of the terms and conditions and of the rental agreement and contract.

PAYMENTS are usually requested by Bank to Bank transfers direct either to the property owners or managers. Payment procedure will be advised to you on your confirmation e mail. Please ensure your bank transfers the exact total shown on your invoice without deduction of any fees which are the responsibility of the client. Any payment received which is not as the exact amount will be adjusted on your balance payment or your security deposit.
Please note that some villas change your security deposit into Thai Baht and return it to you less your in resort deductions in the same currency.

Any REPAYMENT OF FUNDS OR DESPOSITS will incur a small bank transfer fee as charged by our/owners/managers banks.
If payment is made in Thai Baht to our local account then any variations on exchange rates are to the clients account in the event of any refunds being made.
In most cases payments are requested by Bank to Bank transfers.

The REFUNDABLE SECURITY DEPOSIT is usually brought with you in cash in the USD amount shown on your confirmation form. A very few villas will ask for payment to their bank account and a few other villas take a credit card imprint.
These charges may include but are not limited to any damages, additional housekeeping, extra cleaning, mislaid inventory, telephone charge, rental items or additional nights stay etc which will be charged automatically against your security deposit.

CHECK IN AND OUT TIMES vary from Villa to Villa and these are usually shown on the villa details. As a guide check in is usually from 14.00 hrs onwards and checkout if usually around 10.00 to 11.00 hrs. If you require a different time than shown on the villa details please advise in advance. Some villas will make an additional charge for early check in and late check outs. Please make sure you are aware of these times.

MAID SERVICE is provided at different terms by different villas.
Please check the villa description on this matter.
Most villas have some live in staff who are very discreet and great COOKS (Thai food).

Most of them are also very good BABYSITTERS (albeit not professionally trained) and babysitting services are only undertaken with the understanding and agreement that no liability can be accepted on behalf of the owners, managers, staff or agents or any other persons and that the parents/guardians/family and groups members
accept full responsibility for all children in their care.

All SWIMMING POOLS AND JACUZZIS are used at the renters risk. Many villas are situated on hillsides and some with sharp drop offs so extra care must be taken with young children.

NO OWNERS will accept any responsibility in these matters so please ensure you have comprehensive holiday and medical insurance.

Any person abusing the property or staff may be liable, with loss of all payments, to eviction from any property by the local Thai Police.
Please ensure that you respect the local staff and peoples ways of life and acceptances and cultures.

IWP Ltd acts as an agent for each property owner and accepts NO LIABILITY FOR for property loss or damages nor liability for injury, accidents, delay, or any irregularity.
Guests are responsible for their villa or apartment during occupancy and should lock windows and doors securely at all times when not on the premises.
Your villa manager or in resort representative will be able to offer advice when needed. We are an agent acting on behalf of the villa owner or management company.
We act both for you and for the above but only in the capacity of a booking agent.
Your final agreement is between you and the villa owners or management company.

Most clients book from the information provided on our web sites and also our e mails. There is the very occasional situation where a client may wish to view a villa. We are happy to arrange this but it is only on the understanding and agreement that should you then wish to book a villa we have arranged for you to view then it may only be done via us and the information or any other information we have provided may not be given to any other agent or any persons outside of the immediate group of the booking enquiry. In any instance where any villa introduced by us and consequently booked by the client (or anyone within their party or named on the final arrivals list or anyone they may have given the information provided by us
to) either direct with the owner or via a third party such as but not withstanding an agent we will pursue any loss of income to our company either/or with the owner/management company and/or with the client along with any or all related costs and expenses incurred.

Villas are only CONFIRMED upon receipt of payment. Until your payment has been received the villa owner may hold the dates for you subject to their discretion but also allow other enquiries. Villas are rented on a first come first served basis unless otherwise agreed in writing. The deposit payment secures the dates for you until your balance is due. Failure to pay the balance or any other payment so that it is received by the date requested will invalidate (automatic cancellation without notice) your booking and you will lose any payment already made based on the villa rental terms found on the villa details page (Rental Conditions) of your booked villa. Please make sure all payments are made within the time period specified on your booking confirmation. Special discounts are usually only available against full rates not discounted rates and vary from villa to villa so please enquire if you are requesting any special promotion. Promotions are not useable in conjunction with any other promotion or discount.

AIR CON should only be used when the rooms are occupied. Owners retain the right to charge extra for excessive or misuse of air con.


Lessor cannot be held liable for interruptions of the supply of water, or electricity, or Internet connection or breakdown of swimming pool filtration systems, though Lessor will use our best endeavours to arrange for any such problems to be solved quickly. Lessor or its representative will do as much as can be reasonably expected to avoid and rectify. Any complaints should be made in writing (e mail accepted provided an acknowledgment has been received) to the Lessor within a maximum of 24 hours of the occurrence or to the villa manager on the spot (who should be your first course of action). No complaints will be considered if made after the departure date.

Any matters arising with regard to any legality in these terms is deemed as being under THAI LAW and as such is only covered by the jurisdiction of Thailand.

The above TERMS are meant as a GENERAL GUIDE LINE. All villas have different requirements and conditions so please do not hesitate to ask us for clarification on any points. Our owners intentions are for you to have a happy and carefree holiday and to enjoy their property as if it were your own. Whilst all care has been taken in the preparation of this web site and information we are not responsible for any items that are not exactly as defined within the details, photos and descriptions of any properties.
Please note some villas are under management and concierge companies who will ask you to sign a copy of their terms and conditions whilst staying in the villa. If you wish a copy of this in advance please ask if your villa is subject to this service.

This Privacy Policy governs the manner in which Asian Luxury Villas collects, uses, maintains and discloses information collected from users (each, a “User”) of the (“Site”). This privacy policy applies to the Site and all products and services offered by Asian Luxury Villas.

Personal identification information

We may collect personal identification information from Users in a variety of ways in connection with activities, services, features or resources we make available on our Site.. Users may visit our Site anonymously. We will collect personal identification information from Users only if they voluntarily submit such information to us. Users can always refuse to supply personally identification information, except that it may prevent them from engaging in certain Site related activities.

Non-personal identification information

We may collect non-personal identification information about Users whenever they interact with our Site. Non-personal identification information may include the browser name, the type of computer and technical information about Users means of connection to our Site, such as the operating system and the Internet service providers utilized and other similar information.

Web browser cookies

Our Site may use “cookies” to enhance User experience. User’s web browser places cookies on their hard drive for record-keeping purposes and sometimes to track information about them. User may choose to set their web browser to refuse cookies, or to alert you when cookies are being sent. If they do so, note that some parts of the Site may not function properly.

How we protect your information

We adopt appropriate data collection, storage and processing practices and security measures to protect against unauthorized access, alteration, disclosure or destruction of your personal information, username, password, transaction information and data stored on our Site.

Sharing your personal information

We do not sell, trade, or rent Users personal identification information to others. We may share generic aggregated demographic information not linked to any personal identification information regarding visitors and users with our business partners, trusted affiliates and advertisers for the purposes outlined above.

Changes to this privacy policy

Asian Luxury Villas has the discretion to update this privacy policy at any time. When we do, we will revise the updated date at the bottom of this page. We encourage Users to frequently check this page for any changes to stay informed about how we are helping to protect the personal information we collect. You acknowledge and agree that it is your responsibility to review this privacy policy periodically and become aware of modifications.

Your acceptance of these terms

By using this Site, you signify your acceptance of this policy. If you do not agree to this policy, please do not use our Site. Your continued use of the Site following the posting of changes to this policy will be deemed your acceptance of those changes.

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