Terms &
conditions

Until the reservations desk opens for the 2026 season, everything sent through this site is an enquiry. No room is held and no contract exists until we confirm it to you in writing by email.

Rates are quoted per villa per night in US dollars, and will be published when booking opens. Quotes hold for fourteen days. Government taxes and service charge are shown separately before you confirm.

A confirmed stay will require a deposit of thirty per cent, with the balance due fourteen days before arrival. The deposit terms in your confirmation email always take precedence over this page.

Cancel more than twenty-eight days before arrival and the deposit is returned in full. Inside that window we will always try to move your dates rather than keep your money.

Rooms are ready from 2pm and we ask that you leave by 11am. Both are flexible when the villa is free. Tell us your flight and we will do what we can.

The gardens are working ones. Paths can be wet, wildlife is wild, and pools are unfenced and unsupervised. Children remain the responsibility of the adults travelling with them at all times.

No single-use plastic is brought onto the properties. Please do not cut, pick or remove plants, feed the animals, or use drones over the gardens or a neighbour's land.

We insure the properties, not your possessions, so please travel insured. Nothing here limits our liability for death or personal injury caused by our own negligence.

If weather, closures, or events outside our control prevent a stay, we will offer new dates within eighteen months or a full refund of everything paid. Your choice, not ours.

These terms are governed by the laws of Sri Lanka and any dispute falls to the courts of Colombo. We would much rather settle it over a phone call.