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Terms and Conditions

The terms and conditions indicated here are valid for all villas at The Rocks Luxury Villas Co. Ltd. (The Rocks Villas). Confirmation of a booking by the client is deemed acceptance of these terms.

To secure booking, 50% of the total price of the booking has to be paid in advance as a deposit. Deposit will be charged via PayPal or can be done via bank transfer (please contact us for further information). 

Cancellations that are placed more than 90 days prior to arrival will be refunded the deposit minus 10% administration fee. Cancellations that are placed within 7-90 days of arrival will not be refunded the deposit. In the event of non-arrival or cancellation within the last 7 days of the date of arrival, a charge of 80% of the booking rate at which the reservation was made will be levied.

No refunds are available once the stay commences.


We recommend our guests to do the following before booking:


  • Inform yourself thoroughly and plan your trip before you book! Check entry regulations and apply for your visa/permits with your local Thai consulate before you book. Look at your inland travel options.

  • Purchase travel insurance to cover for any changes/cancellations to your trip! There are many insurance providers out there who offer 100% coverage in the event of you having to cancel your trip due to a change of travel regulations, this will give you full peace of mind. 


Cancellations must be submitted in writing and dated. This date being that which shall pertain in calculating the charge payable.

All rates indicated are in Thai Baht and are inclusive of all charges. Indicated rates are subject to change, but prices agreed on booking confirmation will be valid.


Full payment must be made on arrival in cash. We don't accept credit cards on site, please excuse the inconvenience. Alternatively the remaining balance can be settled via bank transfer. Bank transfers should be issued 5 working days before arrival. Any additional costs incurred (such as laundry service) will be settled at departure.


Check out time is 11:00 am.

The subletting of a villa is not allowed without written permission of The Rocks Luxury Villas Co. Ltd.

For damage on buildings, interiors or environments of The Rocks Luxury Villas Co. Ltd., the client or his/her legal guardian will be charged the actual re-installment / replacement value.


Theft will be reported to the local authorities.

The usage of The Rocks Luxury Villas Co. Ltd. villas and swimming pool facilities happen to the client’s own full risk and liability. The Rocks Luxury Villas Co. Ltd. shall have no liability to the client for any loss, damage, costs, expenses, personal injury, accidents or other claims for compensation whatsoever.

Usage of The Rocks Luxury Villas Co. Ltd. villas and environs and all activities undertaken offered by the Management occur at the sole risk and responsibility of the client. The Management shall not be responsible under any circumstances for the acts or conduct of any other persons, whether his servants or otherwise, and will not be responsible for loss or damage to or the safety of any property or of any injury to any client or his named dependents under any circumstances whatever, whether by reason of fire, water, flood, tempest, theft, accident or any other cause.

Each client hereby indemnifies the Management and will keep them indemnified against any liability, claim, demands, costs, charges or expenses arising as a result of the afore mentioned. If necessary, before engaging in certain activities, and at the discretion of the Management, the client will arrange his own insurance and produce proof of purchase of such upon request. Any claim and disputes in relation to the afore mentioned shall be settled in Thailand in accordance with the laws of Thailand.

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