Terms & Conditions


Bookings are accepted for a minimum of 2 nights on a “first come, first served” basis.

Upon receipt of a booking request, the Villa availability, applicable rates and the amount of deposit required will be advised.

Villa ONE reserves the right to accept or reject bookings at its sole discretion.

Our standard rates include the accommodation of up to 6 adults or children above 12 years old in up to 4 bedrooms.

For the 7thand 8thguest Villa ONE charges an additional 2.500 THB per person and night.

In their parents’ bedrooms in total up to 2 children under 12 years old do not count vs. the total number of guests.

For guests (max. 2 adults) only using the Master Suite, special conditions are available from our Villa Manager.

  • One airport roundtrip per booking
  • Usage of electricity, water and WiFi (for bookings over 4 weeks on request)
  • Daily housekeeping (bed linen and towels changing every 3rdday or on request)
  • Usage of hair dryers, safety boxes, bath robes and slippers
  • Standard bathroom amenities (soap, shampoo, hair conditioner, cotton buds, tooth brushes, shower caps)
  • In-House staff on call between 8am-6pm. Outside these hours, kindly see 1.4 Service Charged
  • Villa Manager on call 24/7
  • Food and drinks from our in-villa menu (no self-cooking allowed)
  • Usage of beach facilities at our partner hotels Sheraton and Impiana
  • Car rentals and taxi service (except airport roundtrip)
  • Special baggage handling (e.g. golf bags, surf boards)
  • Phone calling (no land line available at the villa)
  • Any additional services ordered through our Villa Manager or directly by the Guests (e.g. massages, private chef)
  • Excessive/special cleaning and damages (e.g. upholstery or rug shampooing, smoking damage, broken items)

An initial deposit of 50% must be paid to confirm the booking. Any other arrangement with the Villa Manager must be confirmed in writing.

For bookings made within 30 days of arrival the full payment is due upon confirmation and prior to arrival.

Before the booking is confirmed and a contract/agreement comes into existence, Villa ONE reserves the right to increase or decrease prices. 

The booking is completed after the Guest Rental Agreement has been signed and sent together with a scan/photo of the Lead Guest’s passport by e-mail to contact@villaonesamui.com, and the deposit payment has been received.

If funds are not received within 5 banking days from the receipt of the Villa ONE invoice, the reservation may be cancelled and Villa ONE reserves the right to rent the Villa to another client.

No contract/agreement exists until above prerequisites are fulfilled.

The outstanding balance must be transferred at least 30 days before arrival date, unless otherwise agreed in writing.

Payments can be made by bank transfer or PayPal as specified on the booking invoice and/or agreed with the Villa Manager. The specified amount must be received net. All banking, transfer and FX charges are in the responsibility of the Guest.

If net payments are not received by the due date, Villa ONE reserves the right to cancel the booking and cancellation charges may apply.

If the Guest decides to cancel all or part of the booking, Villa ONE must be notified in writing (email acceptable).

The following cancellation charges are applicable based on receiving the cancellation notice:

  • Less than 90 days before arrival date: The deposit payment will be forfeited
  • Less than 30 days before arrival date: 100% of the invoiced amount is forfeited
  • If the dates of the booking need to be changed or amended, this may be treated as a cancellation of the original booking and cancellation charges may apply
  • No shows, early departures or a refusal to stay at the Villa on arrival day are treated as a cancellation

Any change to the original reservation is subject to the written approval of Villa ONE.

Our regular check in time is 3:00 pm and check out time is 11:00 am.

For early arrivals and late departures our Villa Manager will endeavor to find an arrangement with our partner hotels on a case by case basis.

The Lead Guest is responsible for providing the correct arrival and departure details (e.g. flight number, arrival/departure time).

Although it is unlikely that Villa ONE will have to make any changes or cancellations to confirmed bookings, this might become necessary due to unforeseen circumstances. In such cases our Villa Manager will advise Guests at the earliest possible date.

If accommodation for some or all days of the booking becomes impossible, Villa ONE reserves the right to cancel the reservation and return all resp. payments. Based on the Guests’ preference, our Villa Manager will endeavor to find an alternative property for the period required but no guarantees can be given.

Villa ONE shall not be liable for any further obligations or claims by the Guest.

All Guests’ names must be provided on the villa booking form. Please notify us as soon as possible of any changes. 

Upon check-in, all Guests’ passports will be registered online with Thai immigration.

Any last minute 7thor 8thguest will be charged at 2.500 THB per person / night as per our standard rate regulations.

The number of Guests staying at the property must not exceed the max. capacity of 8 persons (+ max. 2 children under 12 years of age in their parents’ bedroom). 

Non-registered Guests are not allowed at the Villa and will be asked to vacate the property immediately. Additional charges may apply.

A security deposit of 20,000 THB (or equivalent in foreign currency) in cash must be provided upon check-in. Villa ONE is not obliged to render any services or accommodation until the security deposit is paid in full. Any other arrangement must be confirmed by the Villa Manager in writing.

The deposit will be returned to the Lead Guest upon check-out less any possible cost for damages, broken items or excessive cleaning service (e.g. for stains on furniture, indoor smoking). An additional amount might be charged if costs exceed the deposit

The Villa ONE safety regulations and house rules (available on request) must be signed by all Guests upon check-in, otherwise services and accommodation may be refused, and the booking is treated as a cancellation by the Guest.

It is recommended that the entire party is covered by comprehensive travel, health and personal liability insurance.

As Villa ONE is a private Villa in natural surroundings, Guests are requested to pay utmost caution in and around the Villa at any time, but esp. after swimming, in wet conditions and at night time as the floors can be slippery and falling e.g. from the pool deck or terraces might result in severe injury or even death.

Parents must monitor their children at all times, and are solely responsible for their safety in and around the property. This applies esp., but is not limited to, the pool area as there is no lifeguard on duty.

Villa ONE incl. its owner, agents and staff, are under no circumstances responsible for any loss, expense, damage, claim, injury or death either directly or indirectly, consequential or otherwise caused or incurred, as a result of rendering services or accommodation.

This comprises, but is not limited to, any injuries or death incurred inside and around the property due to slippage in dry or wet conditions, falling from the pool or sala roof, terraces, balconies, windows or on staircases, esp. of Guests under the influence of alcohol or drugs.

Furthermore, Villa ONE shall not be held responsible for any service limitation, delay, expense or inconvenience caused directly or indirectly by events in- and outside the villa such as construction activities, severe weather, fires, floods, civil disturbances, acts of god, acts of government etc.

Villa ONE at its sole and unfettered discretion reserves the right to refuse or discontinue service to any person(s) not adhering to our safety regulations and house rules.

By acceptance of this contract and the transfer of the 50% deposit, all Guests accept these conditions and agree that all above requirements will be complied with in full.

As a private Villa in natural surroundings, Villa ONE cannot accept responsibility for the breakdown or difficulties with the electricity and water supply. Such disruptions are however rare and can usually be resolved within a short period of time. Villa ONE will make its best endeavors to keep guests’ inconvenience at a minimum.

Any problems or complaints during the rental period should be addressed immediately to the live-in staff or Villa Manager who will do whatever can be reasonably expected to rectify problems and accommodate guests’ concerns.

Villa ONE cannot be held responsible for complaints made after the departure date or not acknowledged by the Villa Manager.

While the Villa is located in natural surroundings, occasional noise from construction sites or other villas in the vicinity might be audible. While our main objective is the comfort of our guests, Villa ONE cannot be held responsible for such disturbances.

The person signing the agreement (“Lead Guest”) is responsible for the correct and appropriate behavior of all guests staying at the Villa. Should any member of the party not behave in such manner, the owner or Villa Manager may at their sole discretion ask the offending Guest or all Guests to vacate the Villa without compensation.

In line with Villa ONE’s private luxury character as well as local laws and customs, the following must be respected by all Guests:


In line with Thai law the possession or consumption of any illegal substances (i.e. drugs) on the villa premises is strictly prohibited.


It is not allowed to sit or lie down on any villa furniture being wet or having sun screen on the skin (any type of cream or oil) without using the provided pool towels. Any excessive cleaning will be charged to Guests.

Outside Guests:

For the safety of our Guests as well as out of respect for our local employees, it is not allowed to bring male or female short-term Guests to the property. Villa ONE reserves the right to request such guests to vacate the Villa at any time and claim for compensation.


Parties with or without outside guests are not permitted unless agreed otherwise with the Villa Manager in writing prior to booking confirmation.


The full set of pool regulations must be signed by all Guests upon check-in. In particular it is not allowed to jump into the pool for safety reasons.


All indoor areas including the bedrooms are strictly non-smoking. Smoking is only allowed on terraces and balconies using the provided ashtrays and with sliding doors closed.

Cigarettes, cigars etc. must be disposed properly and safely. It is forbidden to throw any items from the terraces or balconies into the garden.

For smoking inside the Villa a penalty of 15.000 THB (or 500 USD/EUR) will be charged per room in addition to possible damages.

Staff discrimination:

Any overt discrimination or hostile behavior towards villa staff is not tolerated and in severe cases Villa ONE may ask Guests to leave without compensation.

The full set of villa rules and regulations is available on request and must be signed by all Guests upon check-in.

Weather and insects:

Sudden storms and rain may happen in Koh Samui at any time. It is therefore mandatory to close all windows and sliding doors whenever Guests are not around, as well as after 5:00 pm in general. This also prevents mosquitoes and other insects from entering the Villa.

Villa ONE provides safety boxes in all bedrooms. It is strongly recommended that these are used to store valuable items such as passports, laptop computers, cash, traveler’s cheques, mobile phones, cameras etc. 

While the Villa provides a high level of security in general, Villa ONE cannot be held responsible for any loss or damage of personal property be it inside the safety boxes or elsewhere in the Villa.

As part of this agreement Guests are required to take good care when residing at the villa in general, and to be especially watchful of children playing near the entrance of the property, on staircases, close to the glass balustrades, in the pool area and inside the pool, and on balconies and terraces.

These conditions and any contract to which they apply are governed in all respects by Thai law, and Thai courts only shall have jurisdiction in relation to any claim or dispute arising out of, or connected with them.

With the booking confirmation and deposit payment, Villa ONE Guests are deemed to agree to all of the above Terms and Conditions.