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Feel free to enquire anything you wish by phone, messengers or through this enquiry form, at any moment before or after your Siam Luxury Villas reservation.
For any urgent requests, please call us at +66 62 098 6262

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Rental Terms and Conditions

These rental terms and conditions apply to this website - . This website is owned and operated by Thai Holiday Service Co., Ltd. Further – THS.

Registered company number: 0835559011099

Registered company address : 63/202 Moo 2, Thepkasattri Road, Kohkaew Sub-district, Muang District, ROYAL PHUKET MARINA, Phuket, Thailand 83000

1. Subject & Purpose of Hire

All bookings are accepted by THS and are subject to these conditions which are deemed to have been accepted in full by the hirer and all persons in the party. Bookings can be made by email or through the website and would be deemed to be accepted once payment is received by us.

All bookings are assumed to be for normal holiday purposes only, and the Hirer agrees that the use of the Property will be limited to this purpose unless otherwise confirmed in writing.

If the Hirer is planning to hold an event, such as a wedding or party, which involves having a larger number of people at the Property, or if the Hirer is planning to use the Property for a purpose other than holiday, please inform THS about this at the time of booking, as special approval or arrangements may be required. Depending on the nature of the event, a surcharge and/or additional security deposit may be required, which will be agreed and confirmed in writing prior to confirming the reservation. Note that some Properties are in residential areas or estates, and some are subject to rules and regulations regarding their use. Therefore, it may not always be possible to grant permission for certain uses or activities due to these or other reasons beyond the control of THS and the Owner.

If THS has confirmed a booking which includes an event at the Hirer’s chosen Property, in certain circumstances the Hirer must then obtain permits from the police and the local community before the event can proceed. The Hirer acknowledges and agrees that THS, the Owner and the Owner’s Representative cannot control the issue of these permits. If the police and/or the local community refuse to issue a permit for an event at the Property, the Owner or the Owner’s Representative will refund any event fee paid by the Hirer to the Owner, however neither THS, the Owner nor the Owner’s Representative will be liable for any further refund or payment any related costs to the Hirer.

2. Booking & Advance Payment

A non-refundable deposit of 50% of the total cost is required to secure your booking. If you make booking within 60-90 days prior to arrival or 90-180 days for peak season, full payment is required to secure your booking. Your booking confirmation must be made by email or telephone (followed by written confirmation) and will be held provisionally for two working days within which the payment has to be made into our account. For payments with bank transfer that may require more than 2 working days to complete, a bank transfer instruction proof is required. Provisional booking will be automatically release if the above deadlines are not met. Payments can be made by either credit card or bank transfer.

Individual conditions of booking are in certain cases applicable.

3. Confirmation of Booking

Your booking is only safe when you receive the Booking Confirmation statement which we will issue within 24 hours after your payment arrives into our account. Booking Confirmation will be sent to you by email.

4. Final Payment

Remaining balance has to be paid before 60-90 days prior to arrival or 90-180 days for peak season. We will issue an invoice at the latest 7 days prior to the time when final payment has to be made. If for whatever reasons you fail to settle the final payment before its due date, your booking will be automatically released and all the previous payments you have made will not be refunded.

Confirmation details, the Property address, contact details of the Owner or Owner’s Representative, transfer arrangements and directions to the Property will be sent to the Hirer in a reservation voucher by email when full payment is received. This voucher, along with the Hirer’s and their party passports, need to be presented upon arrival.

5. Form of Payment

Unless otherwise agreed in writing in advance, all payments prior to your arrival date shall be made either by credit card or bank transfers.

6. Security Deposit

For the period of hiring, safety of the real estate and its contents has to be guaranteed by the hirer's Security Deposit. It has to be transferred to the bank account of THS at final payment or may be payable directly to the Owner or Owner’s Representative immediately upon arrival at the Property.

The standard Security Deposit required for each Property is stated in the Property description on the villa webpage; however the Owner has the right to impose different requirements on a case by case basis. Access to the Property may be refused if Security Deposit is not paid in full. When the Security Deposit is required to be paid in cash, or when a non-standard Security Deposit applies, THS will inform the hirer in advance of the amount payable and any other conditions.

If there is no damage caused by your negligence occurs, refund of the Security Deposit will be made either by cash at the time of departure or by bank transfer at the latest one week after your departure, after deducting all additional expenses incurred on the hirer’s behalf (e.g. additional charges for goods, services and staff which have not been directly paid by the hirer, telephone or internet charges, if applicable, etc).

In case of detection of any damages or breakages of the Property or its contents, the cost of damage will be withheld from the Security Deposit. If the cost of replacement or repair for any loss or damage to the Property or its surrounds or contents caused during the rental period cannot be reasonably determined prior to the hirer’s departure, the Owner or the Owner’s Representative is entitled to withhold a reasonable estimate from the hirer’s Security Deposit, and will return any balance to the hirer as soon as possible after the actual cost has been determined.

7. Price Fluctuation

Once the hirer’s booking is confirmed, the price of the hirer’s reservation is fully guaranteed, even if THS changes the price on its website after the hirer’s booking has been confirmed. In return for this commitment no refunds will be made with such accounting of fluctuations of an exchange rate which can lead to financial losses of THS.

THS reserves the right to impose any taxes or other charges which may be implemented by any government or other regulatory body, which were unknown at the time of publishing. In an improbable case, THS will immediately notify on it the Employer and will provide the additional invoice for payment. Without payment of last the booking will not be considered fully paid.

8. Cancellation by Hirer

If the Hirer wishes to cancel a confirmed booking, written notice of cancellation must be sent to THS. All cancellation notices received by THS will be acknowledged in writing only. It is strongly recommended that the Hirer and all members of the Hirer’s party purchase trip cancellation insurance.

Cancellation of a booking includes but is not limited to:

- Cancellation of one or more days of a booking;

- An amendment of a booking so that none of the dates of the booking once amended fall within the same dates that originally constituted the booking;

- Failure of the Hirer to provide Security Deposit before or on arrival;

- Failure of the Hirer or anybody from members of the Hirer’s party to provide the required documentation on arrival (eg. Passports or suitable identification);

- Attempt by the Hirer, their party or visitors to hold an event at the Property in breach of these Terms and Conditions without the knowledge of the villa Owner, his Representatives or THS, or breach of any rules applicable to the Hirer’s chosen Property;

In case that the Hirer cancels a confirmed booking, the following cancellation fees will generally apply:

20%-100% of the total rental amount will be forfeited if the cancellation is made more than 60 days before the start of the rental period. In cases when 100% of the total rental amount will be forfeited, this amount may be credited for 9 months from the date of the Cancellation confirmation by THS, except bookings made for Peak/Prime Season and Christmas/New Year Season - any payments made for these periods will be withheld in full without any refund, except the Security Deposit if it was paid together with other payments. It will be returned to the Hirer in full. The credit value can be used by the Hirer or anyone on their behalf for any reservation, during any period upon availability and solely for the villa initially reserved.

50%-100% of the total rental amount will be forfeited if the cancellation is made between 31 and 60 days before the start of the rental period. In cases when 100% of the total rental amount will be forfeited, this amount may be credited for 9 months from the date of the Cancellation confirmation by THS, except bookings made for Peak/Prime Season and Christmas/New Year Season - any payments made for these periods will be withheld in full without any refund, except the Security Deposit if it was paid together with other payments. It will be returned to the Hirer in full. The credit value can be used by the Hirer or anyone on their behalf for any reservation, during any period upon availability and solely for the villa initially reserved.

100% of the total rental amount will be forfeited if the cancellation is made between 1 and 30 days before the start of the rental period.

The applicable amount will be deducted from the deposit and moneys paid, and THS will refund any remaining balance to the Hirer.

9. Alterations and Cancellations by THS

In the unlikely event that a villa becomes unavailable due to circumstances beyond our control, we will offer alternative period if possible, alternative accommodation if available, or a full refund of all payments you have made. Refund is limited only to the rental costs and Security Deposit. We are not liable to cover costs that may incur related to your travel arrangement i.e. administration fee to reschedule your flight, etc.

10. Alteration Charges

In general, confirmed booking cannot be altered. Therefore it travel insurance that covers such incident is strongly recommended. However, in case by case basis, villa owners may allow alteration.

In case alteration is allowed, alteration to booking period can only be accepted upon availability of the villa. If your new period falls in different season where higher price is applicable, you will have to pay the additional cost accordingly. If your new period falls in different season where rental price is lower, no refund will be paid. If your new period is longer than your initial period, you will have to pay the additional cost. If your new period is shorter than your initial period, no refund will be paid.

In any cases a US$100 administration fee is applicable and the new period will only be confirmed as soon as all payments related to the change are completed.

11. What is Included

The villa rental includes all the Concierge Service, staffs, linen and towel changes, water, electricity, gas, and maintenance of swimming pool and garden, both ways free airport transfer by standard 6-10-seater SUV or passenger VAN (depends on the availability at time of arrival). Any defects and deficiencies must be reported within 24 hours of your arrival otherwise it will be assumed that everything is in order.

12. What is Not Included

The villa rental prices do not include personal, travel and cancellation insurance, travel, transportation during your holiday, food and beverages, in-house massage and spa treatments and other similar extras unless priory agreed otherwise in writing.

Self-catering accommodations assume that the Guest supply all provisions and consumables necessary for daily living. The staff at the Property may accommodate any reasonable requests to purchase provisions on the hirer’s behalf, and this will be charged to the hirer’s account.

13. Occupancy

Upon confirming your booking you will be required to list all members of your group. Only those appear on the list may occupy the villa. In any cases the villa cannot be re-let or sublet to any other group/party or individual written agreement with THS.

Under no circumstances you are allowed to exceed maximum occupancy specified in the villa description without prior agreement in writing. THS or its representatives reserve the right to refuse admittance to the villa if the hirer breaks this condition.

In any circumstances animals are prohibited at all of our villas.

14. Hirer’s Responsibility

The hirer is responsible for taking all reasonable care of the property and its contents. At the end of the hire period, the property and its contents, including all equipment, furniture, utensils, etc will be checked for conformity to the state for the beginning of the period of hiring. The hirer shall ensure that no member of the party engages in any activity in or around the property and swimming pool which may cause damage, offence to the neighbors, pollution to the water or damage to the structure or filtration equipment, this includes unacceptable anti-social behavior.

15. Damage to Villa and its Contents

Except in the case of normal wear and tear, the hirer will be responsible for making good any damage to the villa or its contents which has occurred due to negligence, willful damage or irresponsible behavior on the part of those occupying the villa or their guests. Such damage must be immediately reported to the villa manager and THS, or their representative. The cost of the replacement or damage must be paid for by the hirer prior to departure otherwise it will be compensated from the Security Deposit of the hirer.

16. Rights of Access

THS, villa Owner, villa Manager, their representatives or their sub-contractors have the right of access to the villa at any time with due regard to the convenience of the Hirer for the purpose of linen changes, inspection of the property and to carry out any essential or routine repair or maintenance work.

17. Car Rental Terms & Conditions

- All bookings should be made at least 24 hours in advance of service time

- All bookings should be confirmed by THS

- On request bookings should be paid within 48 hours after confirmation received, but not later than 12 hours in advance of service time

- If passengers' luggage exceeds maximum capacity, luggage car should be booked. Luggage capacity is applied only to luggage compartment & not applied to saloon space

- If booked & paid service cannot be provided or amended according to the current terms, conditions & cancellation policy in case of THS fault, 100% refund is applied

- For Charter Service, if exceeding 30 minutes, it will be charged as 1 hour

- For Charter Service, in case of extra hour use (if car is available), guest should pay direct to the driver according to the above rates

- Smoking is strictly prohibited in all cars. Violation leads to immediate termination of service without any refunds

18. Car Rental Cancellation & "No Show" Policy

- If booked service cancelled at least 10 hours in advance of service time, 100% refund is applied

- If booked service cancelled less than 10 hours but not less than 5 hours before service time, 50% refund is applied

- If booked service cancelled less than 5 hours before service time, No Show policy is applied

- For airport transfer service in case of flight delay for more than 2 hours, if booked car is not available anymore, booking will be automatically cancelled. 100% refund is applied. Another available car can be provided by mutual consent confirmed at least 2 hours before original service time (refund or extra charge equal to the difference between booked & provided car rates is applied)

- Any amendment or cancellation taking place less than 10 hours before service time should be made by call to THS Hot Line Phone Number +66-62-098-6262

- Any amendment or cancellation should be confirmed by THS by email or by call in case of emergency, otherwise No Show policy is applied

- If hirer does not appear for more than 2 hours since flight landing (for airport transfer on arrival) No Show policy is applied

- If hirer does not appear for more than 1 hour for scheduled pick up at specified location (hotel, villa, etc.) No Show policy is applied

- If hirer cannot find our airport representative or driver upon arrival at the airport, or car at another specified pick up location (hotel, villa, etc.), service is considered to be not provided only in case if hirer contacted THS Hot Line Phone Number and got confirmation that service cannot be provided according to the booking, otherwise No Show policy is applied

- In case of No Show 100% charge is applied

19. Responsibilities

Neither villa owner, THS or their representatives can be held responsible for any circumstances beyond their control including, but not limited to, mechanical breakdown, illness, accident, as well as failure of any public service supply. The hirer responsible for booking undertakes that no person will suffer anything to be done which would endanger the policy of the villa owner’s insurers in respect of the villa and its contents which might make the same void or voidable.

20. Valuables and Security

Any Hirer valuables or property left or used at the Property are at the Hirer’s own risk. Neither THS, the villa Owner nor the Owner’s Representative accepts any responsibility for loss of or damage to Hirer's property. The Hirer 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 Hirer, their party and/or visitors which may negate or prejudice the Property’s insurance policy and/or results in loss or damage is the Hirer’s responsibility.

21. Injury and Damage

THS acts as a booking agent on behalf of the owners of the properties we offer and, as such, your contract is with the owner. We do not have any responsibility to compensate you for any personal injury, illness, death, loss or damage of whatever nature suffered by you, or any member of your party, during the booking period of the Property or any transport or thereafter.

22. Accuracy of Information

We always take a great deal of care to work with our owners’ to make sure that the information and photography contained in this website to the best of our knowledge is correct. However all our villas are privately-owned and therefore from time to time owners may make changes in their homes to details like decoration, furniture and fittings. All information supplied by THS is given in good faith and is based upon information available at the time. All reasonable measures have been taken to ensure accuracy, but THS and their representatives are not liable for any variation however caused.

23. Villa Arrival and Departure Times

The villa will be available for occupation from 2.00 pm - 3.00 pm (exact time can vary depending on the villa) local time on the day of arrival and must be vacated by 10.00 am - 12.00 am (exact time can vary depending on the villa) local time on the day of departure.

24. Keys, Guest Support and Local Contact Numbers

Key to the villa will be held by villa manager or villa staffs. Locking the villa and taking the villa along when you leave is prohibited. Upon your arrival our representative welcoming you at the airport will give your details of persons you need to contact related to both issues with your stay at the villa, car or yacht booking, excursions or other things related to your holiday. For obtaining more details, please follow the link

25. Complaints

In the unlikely event that you will have a complaint about the villa or its contents during the hire period, it must be reported immediately to THS or its representatives who will take reasonable steps to resolve the matter with the owner of the property. Neither THS or their representatives shall have any liability for any complaint submitted after the completion of the hire period.

26. Building Work

In case of building or repair works taking place by local authorities, private developers or neighbors, it is important to note that THS is not responsible for such work, is unable to stop such work taking place or unable to control the level of noise, also cannot be responsible for any building or repair works that take place during a holiday or weekend.

27. Conduct and Due Care

Properties are generally located in quiet residential neighborhoods. The Hirer is asked to respect this, and ensure that all guests and visitors to the Property behave appropriately. Illegal or immoral activities including gambling, prostitution, possession or use of prohibited drugs, possession or use of pyrotechnics or dangerous goods, and possession or use of firearms and other weapons are all strictly prohibited. Smoking inside is generally prohibited unless stated otherwise in the booking confirmation or reservation voucher.

The Hirer is responsible for the behavior of the 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, the Owner or Owner’s Representative may, in their absolute discretion, require the Hirer, 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.

28. Force Major

We regret we cannot accept liability or pay any compensation where the performance or prompt performance of our contractual obligations is prevented or affected by "force major". In these Terms and Conditions of Hire, "force major" means any event which we or our suppliers of the service(s) in question could not, even with due care, foresee or avoid. Such events may include, but are not limited to, war, threat of war, civil commotion or strife, hostilities, strikes or other industrial disputes, natural disasters, fire, acts of God, terrorist activities, quarantine, epidemics, weather conditions, government action or other events outside our control.

29. Law and Jurisdiction

THS acts solely as an intermediary booking agent on behalf of the property owners. Any disputes arising from the hire of the property will be resolved between the hirer and the owner or their representatives.

This agreement will be governed by the laws of Hong Kong. In the event of controversy arising from the booking and Property rental that cannot be resolved amicably between the parties, both parties agree to exclusively refer the matter to the Singapore International Arbitration Centre to be resolved finally by arbitration in the English language.

By making its booking request, the hirer agrees that these Rental Terms and Conditions have been read, understood and have been accepted and agreed to by the hirer without reservation and without exception.

If any of the parts of this Rental Terms & Conditions are or become or are deemed to be invalid, or if there is any omission from any terms and conditions, the remaining terms and conditions will remain valid and enforceable and cannot be contested.

30. Insurance

The villa, car, yacht or another type of transport hire cost does not include any personal insurance cover of any kind. It is a condition of booking that insurance is taken out against cancellation and it is strongly recommended that personal accident and medical insurance is also taken out.