Booking terms

Sending the form places no obligation on you and reserves nothing. We reply personally, confirm that the dates are free and set out the total.

A booking exists only once we have confirmed it in writing and the deposit has reached us. Until then the dates may still be taken by someone else.

The figure shown on the site is an estimate based on the nightly rate for your dates. The rate covers the whole villa: bed linen, towels, electricity, water, heating or air conditioning, and wi-fi.

A one-off cleaning fee is added to every stay. Prices are in euro and include any tax due at the time of booking.

A deposit of 30% of the total confirms the dates and is not refundable. The balance is due on arrival unless we agree otherwise in writing. Payment is by bank transfer, or in cash on arrival for the balance.

We take no card payments and never ask for card details by email or telephone.

Tell us as early as you can, in writing. The 30% deposit is non-refundable at any point — it is what secures the dates and takes them off the market.

Nothing further is owed. If you cancel before arrival you lose the deposit and no more, whatever the notice.

This is lawful and binding: accommodation booked for a specific date is excluded from the EU's 14-day right of withdrawal under Article 16(l) of the Consumer Rights Directive. Even so, if something serious happens to you, write to us — we would rather find a way to move your dates than keep your money.

If we cannot provide the villa for a reason within our control, everything you have paid is refunded in full and we will help you find somewhere comparable. Our liability is limited to that refund.

Arrival and departure times are given in your confirmation. Earlier arrival or later departure is often possible when the calendar allows, and is worth asking about.

The villa sleeps five, and the number of guests agreed at booking is the number who may stay. If your party changes, tell us — we would rather rearrange than turn people away at the door.

The villa is a family home in a quiet village. It is not available for parties or events.

• No smoking indoors; the terrace is yours
• Pets by prior arrangement
• Please keep noise down between 23:00 and 08:00, out of respect for the neighbours
• Please leave the kitchen as you found it; the cleaning fee covers ordinary cleaning, not washing up

Accidents happen and small breakages are part of letting a house — tell us and we will not make an issue of it. You remain responsible for damage that goes beyond ordinary wear, and for loss caused by anyone in your party.

The beach is public and unsupervised, with no lifeguard. Swimming, and the use of the garden and terraces, is at your own risk. Please watch children near the water and on the steps down to the shore.

Neither of us is liable for failing to perform because of events nobody could reasonably control — extreme weather, fire, earthquake, strikes, or restrictions imposed by authorities. Where that happens we will refund what we can and try to agree new dates.

Greek law applies, and the courts of Rhodes have jurisdiction. If you are a consumer resident elsewhere in the EU, this does not deprive you of the protection of your own country's mandatory consumer law.

The European Commission's online dispute resolution platform is available at ec.europa.eu/consumers/odr.