Frequently Asked Questions

PATTAYA LAND is not a platform or an agency: we own and operate every one of our properties. Our collection of luxury private pool villas and hotels is located in Thailand's most sought-after beach destinations: Pattaya, Koh Samui and Koh Phangan, from intimate hideaways to large multi-bedroom estates.

Because every property belongs to our group, we invest continuously in the upkeep and renovation of our villas and hotels, so that each one stays as good as new, year after year.

Yes. Whichever way you book, you stay in the same villa or hotel. Booking directly simply gives you more:

• Our best rates: you book with our group directly, with no platform fees or commissions added on top.

• Pay 50% now, the rest later: direct bookings are confirmed with a 50% payment, and the balance is due 30 days before arrival. Bookings made through third parties require 100% at the time of booking.

• Arrive whenever you like: for direct bookings, arrivals are welcome 24/7. Third-party bookings are subject to a check-in deadline, and late arrival fees may apply.

• A direct line to our team: you talk to us on WhatsApp, Line, WeChat, Telegram or KakaoTalk from your first question to your check-out, with no intermediary and no waiting for messages to be passed on.

• Priority for special requests: direct guests have priority for requests such as early check-in and late check-out.

• The right villa for you: our group operates every one of its properties, so we know each villa and the local area inside out. Tell us who you are travelling with, and we will recommend the villa that fits, with insider tips for your stay.

• More ways to pay: besides cards, we can arrange a bank transfer, a PromptPay QR payment or a payment in cryptocurrency.

• YOLO Member benefits: only nights booked directly count towards our loyalty programme, with points, member-only rates and exclusive benefits. Discover the YOLO Member benefits.

Yes. By booking with PATTAYA LAND, you deal directly with the group that operates the villa or hotel. We are not an agency, so there are no intermediaries. You benefit from our best rates, quick answers and a team that knows every property in detail.

Every photo on our website is an authentic image of the specific villa or hotel. During your stay, our local team — managers, technical staff and security agents — is available 24/7 to handle any issue, from a door that won't close to a dripping tap.

It depends on who you are travelling with and how you like to holiday:

• Choose a villa if you are travelling as a family or a group and want everyone under one roof. The whole property is yours alone, with a private pool, a fully equipped kitchen and your own entertainment, such as KTV karaoke, a home cinema, a water slide or a billiard table, depending on the villa. Barbecues, pool days and celebrations happen at your own pace, and the price is shared between the whole group.

• Choose a hotel if you are travelling as a couple, solo or for a short stay, and want everything taken care of: a 24-hour front desk, room service, elevators, and water and electricity included. You only pay for the room or suite you need, with a lower security deposit.

Not sure? Tell us your group size, your dates and your plans, and our team will recommend the best option. Both are part of our own collection in Pattaya, Koh Samui and Koh Phangan.

There is no single "best" villa: each one has its own name, theme and personality. A magical wizard-themed villa, a jungle adventure, White Glamour villas with water slides or an all-glass pool, a Greco-Roman Empire villa, sea-view villas in Koh Samui and beachfront villas in Koh Phangan… The best villa is the one that matches your group, your style and your destination.

Tell us how many you are, what you are celebrating and what you love, and we will recommend the right one. You can also browse all our luxury pool villas.

Our collection is organised first by destination — Pattaya, Koh Samui and Koh Phangan — then by property type: private pool villas and hotels. Within each destination, properties differ in size, theme, facilities and level of service.

Every villa page details exactly what the property includes, and our team is happy to explain how two similar villas differ in practice.

• Pattaya: our villas are located in Soi Pattaya Land, near Walking Street (5 minutes), Jomtien Beach (5 minutes) and Pratumnak Beach (3 minutes).

• Koh Samui: our villas are set on the Chaweng Noi hillside, between Chaweng and Lamai, with sea views: the beach (5 minutes), Lamai (5 minutes), the jungle (2 minutes), Royal Samui Golf (2 minutes) and the elephant sanctuary (2 minutes).

• Koh Phangan: our villas are all on the same beach in Chaloklum Bay, on the quiet north coast of the island.

See all our locations on Google Maps and OpenStreetMap: PATTAYA LAND Maps.

Yes. Every villa and hotel has its own dedicated photo gallery, and all images show that specific property.

In fact, most of our guests tell us that our properties are even more beautiful in real life than in the photos.

No. When you rent a villa, the entire property and all its facilities are exclusively reserved for you and your group.

Please note that only the bedrooms included in your booking are accessible.

Yes. Our villas and hotels are guest-friendly: you are welcome to invite visitors during your stay.

However, the total number of people on site, including adults, children and visitors, must never exceed the number stated in your rental agreement or booking. This limit applies at all times, whether your visitors stay overnight or only come for a dinner, a drink or a few hours.

• Villas: the total number of people in the villa, including visitors, must not exceed the number stated in your booking. For example, a 6-bedroom villa welcomes up to 12 people in total: 6 adults and 6 visitors, or 10 adults, 1 visitor and 1 child. A 5-bedroom villa welcomes up to 10 people: 5 adults and 5 visitors, or 8 adults, 1 visitor and 1 child.

• Hotels: the total number of people per room or suite, including visitors, must not exceed the number stated in your booking.

Yes, of course. All our villas and hotels welcome children.

As a general rule, children aged 0 to under 3 stay free of charge when sharing existing bedding with their parents or using a baby cot, subject to availability. Children aged 3 and over are charged at the adult rate. Policies may vary slightly between properties: our team will confirm what applies to your booking.

• Villas: every villa has its own architecture. Some are well equipped for guests with reduced mobility, with features such as ground-floor bedrooms, raised toilets or access ramps. Others are built on several levels, with stairs and no ground-floor bedroom, and are less suitable.

• Hotels: our hotels have elevators and accessibility equipment.

Please tell us about your needs in advance so we can suggest the villa or hotel best suited to you. Your comfort and safety are our priority.

No, pets are not allowed. This protects our properties, maintains our hygiene standards and ensures the comfort of all guests, some of whom have allergies.

Smoking is not permitted indoors, which keeps the interiors fresh for every guest. You are welcome to smoke in designated outdoor areas, such as terraces, balconies, gardens and pool decks, where ashtrays are provided.

Cannabis: Thai law prohibits smoking cannabis in public places.

• Villas: as private properties, cannabis use is accepted in outdoor areas only, in strict compliance with current Thai law and without disturbing the neighbours.

• Hotels: cannabis is strictly prohibited everywhere on the property, including smoking areas.

Yes. We inspect our villas and hotels regularly to make sure each one meets our standards of quality, safety and cleanliness. Our local team checks that all amenities are in perfect working order and arranges any maintenance promptly.

Villas: our private villas are ideal venues for weddings, honeymoons, corporate retreats, anniversaries, family reunions, holiday celebrations and birthday parties, with privacy, a beautiful setting and a dedicated team. Depending on the scale of the event, additional fees may apply:

• Gathering fee: for smaller events that exceed the villa's standard capacity or bring in outside suppliers.

• Event fee: for larger occasions such as weddings or full-property parties, covering operational support and additional wear and tear.

Hotels: our hotels offer meeting spaces, from intimate boardrooms to larger rooms, for seminars, corporate meetings, training sessions and events.

Share the details of your event with our team and we will come back with the properties that suit it and a tailored proposal.

Yes, as long as the number of guests does not exceed the limit stated in your rental agreement and the peace of the neighbourhood is respected.

Events with DJs, large speakers, fireworks or foam parties are not permitted.

You can book directly on our official website, by message or by email. Send us your dates, destination and group size: we will confirm availability and guide you through each step until your booking is secured.

The quickest way to reach us: WhatsApp, Line, WeChat, Telegram or KakaoTalk at +66 976 500 500, or by email at hello@pattayaland.com.

We understand, and it's a healthy reflex. Here is how you can check:

• A physical address: our headquarters and reception are at 417/9 Moo 10, Soi Mallo, Pattaya.

• Our properties are also listed on the major booking platforms, where you can read verified guest reviews. We hold Superhost and Platinum Host status on many of them, and PATTAYA LAND has been featured in several magazines.

• Secure payment: card payments on our website are processed by a PCI-compliant payment provider over an encrypted connection.

• See it live: if you need more reassurance, we are happy to organise a video call to show you the villa in real time.

Once reassured, booking direct gives you our best rates and YOLO Member benefits.

We are open to working with all booking platforms, as long as they comply with Thai regulations and our terms, and provide proper support to guests. We have chosen to stop working with some platforms that did not meet these standards, in order to protect our guests and keep healthy, reliable partnerships.

Yes. We welcome travel agencies, tour operators, event planners and companies. Contact us with your project and your needs, and we will share our partner conditions. More information on our Become Partner page.

A minimum stay may apply, depending on the season and during high-demand periods such as New Year, festivals and Thai public holidays. The exact minimum stay for your villa and dates is shown as soon as you make an enquiry.

No. Reservations work on a first-come, first-served basis, and we can only block our calendars once a deposit has been received.

• Bookings made on our official website: 50% of the total amount is required at the time of booking, by cash, bank transfer or credit/debit card. The remaining balance is due 30 days before arrival.

• Bookings made through third parties (online travel agencies, travel agents, etc.): 100% of the total amount is required at the time of booking.

We accept secure online card payments, including Visa, Mastercard, JCB, UnionPay, American Express, Diners and Discover, for both online bookings and reservations arranged by email. For some bookings, we can also arrange a bank transfer, a PromptPay QR payment or a payment in cryptocurrency: just ask our team.

The main guest named on the reservation must be present at check-in, and three names must be exactly the same: the name on the booking, the name on the payment card and the name on the passport.

Example: you book in your sister's name but pay with your own card. The names do not match, and check-in will be refused.

If the guest and the cardholder are two different people, contact us before booking to request a Third-Party Credit Card Authorization Form. Without this approved form, check-in will be refused, without refund.

Please also use the name exactly as it appears on the passport: no nicknames.

Yes. Card payments are handled by a PCI-compliant payment provider over an encrypted connection. We also accept bank transfers, so you can book with complete peace of mind.

Prices depend on the size of the property, the number of bedrooms, its design and location, the number of guests, the length of stay and the season. Rates are displayed in Thai Baht on each villa and hotel page for your selected dates, so you always see the exact price before booking. Longer stays often benefit from more favourable rates.

Prices may change at any time until your reservation is confirmed.

Yes. As soon as your payment is received, you will receive a booking confirmation by email with all the details of your stay: property, dates, check-in arrangements and what is included.

All reservations are non-refundable. Please review all the details of your booking carefully before confirming it. Read our full Booking & Stay Terms.

Our standard cancellation policy still applies. However, we can provide supporting documents to help you make a claim with your travel insurance provider.

No. We do not provide travel insurance. We recommend that all guests check their existing insurance coverage, including any benefits provided by their bank or credit card, and consider purchasing comprehensive travel insurance if needed.

Please ensure your policy covers medical emergencies, hospitalisation, medical evacuation and trip cancellation or interruption, as applicable to your needs.

Yes. A personal receipt or an invoice in your company's name can be issued on site during your stay, at the reception desk. Only one copy can be issued.

Please note: please ask for it before check-out, as requests made after departure cannot be fulfilled.

Yes. A refundable security deposit is required at check-in, payable by cash, card or QR code:

• Villas: THB 30,000

• Hotels: from THB 5,000 to THB 15,000, depending on the room or suite

The deposit is refunded at check-out, using the same payment method and currency, provided the property is left in good condition. Cash deposits can be paid in your own currency, for the equivalent amount. Card refunds may take 1 to 10 business days, depending on your bank.

If damage occurs, the cost of repair or replacement is deducted from the deposit, and you remain responsible for any remaining balance. The deposit may also be used to settle unpaid extras, such as additional guest fees or event charges.

Our villas are large, high-end properties with designer furniture, works of art and premium equipment such as home cinemas, KTV systems, saunas and water slides. The deposit reflects the value of what is entrusted to you during your stay, and protects the quality every guest expects when they arrive.

Remember: the deposit is fully refundable at check-out, using the same payment method, as long as the villa is left in good condition.

Check-in is from 3:00 PM and check-out is by 10:00 AM.

Early check-in and late check-out can often be arranged, subject to availability. To guarantee them, we need to block the villa on either side of your stay, so an additional charge may apply, especially when the villa is booked back-to-back. Let us know as early as possible.

• Villas: our villas do not have an on-site reception desk. For bookings made on our official website, arrivals are welcome at any time, 24/7: simply send us your arrival time.

• Hotels: our hotels have a 24-hour front desk.

Our villas do not have an on-site reception desk, so we need to know when you arrive. More and more booking platforms no longer share their guests' phone numbers or email addresses, and their messaging systems are sometimes delayed by several hours.

Without a reliable way to reach you, we cannot ask our team to wait all day and all night for an unknown arrival time. This is why the check-in deadline stated in your third-party booking applies, and late arrival fees may apply.

Our tip: send us your arrival time as soon as possible, and contact us directly on WhatsApp at +66 976 500 500. Or book directly on our website: arrivals are welcome 24/7.

Every villa is unique in its design, and so are its facilities. The highlight of every villa is its private swimming pool, exclusively for you and your group.

Depending on the villa, facilities may also include indoor and outdoor lounge and dining areas, a fully equipped kitchen, air-conditioned bedrooms, high-speed Wi-Fi, a home cinema, KTV karaoke, a games area, a private bar, sauna and steam room, or fitness equipment. Each villa page lists everything that property includes.

Villas: water is included, electricity is not. It is charged according to your actual consumption, from THB 9 to THB 12 per kWh depending on the destination (Pattaya: THB 12, Koh Samui: THB 10, Koh Phangan: THB 9). This allows us to keep our rental rates fair, in line with international villa rental standards.

The meter is read at check-in and recorded in your rental agreement, then read again at check-out, and the difference is settled on departure. Air conditioning is the main factor in electricity costs: all our air conditioning units use Daikin Inverter technology to optimise energy consumption.

Hotels: water and electricity are included.

Please note (villas and hotels): water is included for normal use during your stay. Filling water trucks, tanks, barrels or any other containers during Songkran is not permitted.

Yes, short power or water cuts can occasionally happen in Thailand. Welcome to the tropics!

• Water: every villa and hotel is equipped with its own water reserve, so your water supply is not affected.

• Electricity: it is not possible to run an entire villa or hotel on batteries, as air conditioning uses a lot of energy. However, essential systems are connected to backup batteries: Wi-Fi, emergency lighting, lighting of common areas and stairways and, in our hotels, elevators.

No, and you won't miss it: in Thailand's tropical climate, pool water stays naturally warm all year round.

Yes. High-speed Wi-Fi 7 is available free of charge throughout the villas, hotels, reception and common areas.

Yes. Every villa has an outdoor LED Bluetooth speaker. Some villas and hotels also have Bluetooth sound systems in every room.

Yes. Each room includes a large bath towel, a pool towel, a toothbrush, a shower cap, soap, body wash, shampoo, cotton buds, slippers and tissues. Some villas and hotels also provide bathrobes and additional items.

Yes. Villa kitchens are fully equipped for cooking: pans, pots and a wok, induction hob, oven, microwave, rice cooker, toaster, coffee machine and kettle, as well as plates, glasses, wine glasses, plastic pool glasses, cutting boards and many other utensils.

Yes.

• Villas: each villa is equipped with a mineral water filtration system. A dedicated tap in the kitchen provides unlimited mineral drinking water throughout your stay, and a bottle of mineral water is provided.

• Hotels: a bottle of mineral water is provided.

Thailand uses 220V. Most of our villas and hotels have sockets that accept the common two-pin flat and round plugs, and often universal sockets too. If you have specific needs, let our team know.

Villas: yes, every villa has a multilingual tablet for all your requests: cleaning, towel changes, taxis, event organisation, reporting an issue and more. Available languages: Thai, English, Chinese, Japanese, Korean, French, Russian, German, Spanish, Portuguese, Hindi and Arabic.

Hotels: some rooms have a tablet, and the 24-hour front desk is always available.

Villas: some villas have a washing machine and dryer, which you can use yourself or with the help of our team. Otherwise, a laundry service can be arranged with trusted partner shops nearby, for an additional cost.

Hotels: there are no washing machines in the rooms. A laundry service can be arranged with trusted partner shops nearby, for an additional cost.

For larger laundry or dry-cleaning needs, our team will gladly make arrangements for you.

Yes. In our villas and hotels, CCTV cameras cover public and exterior areas (entrances, lobbies, corridors, pools, parking areas, etc.) for your security, in line with local regulations. There are no cameras inside the villas or the rooms.

Yes. Secure parking under CCTV surveillance is available for our villas and hotels. For villas, cars and motorcycles may not be parked inside the villa premises: dedicated parking is available close to the villa.

Yes. In line with our "Save the Planet" eco-policy:

• Villas: cleaning and a change of towels every 3 nights, and a full cleaning with a change of bed linen every 6 nights.

• Hotels: towels are changed daily when left in the laundry basket or the bathtub, and are not replaced when hung up. A full cleaning with a change of bed linen is carried out every 3 nights.

More frequent cleaning or linen changes are available on request, for an extra fee.

Meals are not included, but the options are endless and can be tailored to your tastes:

• Breakfast delivery from around THB 119 per person

• Floating breakfast trays in your villa pool

• Meals prepared by a chef and delivered to your villa or hotel

• A private chef cooking breakfast, lunch or dinner on site

Dietary restrictions, allergies and special requests are taken into account, provided they are communicated in advance.

Villas: you are free to do your own grocery shopping, or our team can do it for you, usually for a service fee.

Hotels: room service and food delivery are available. Floating breakfast trays are not permitted in the hotel pools. Some suites have fully fitted kitchens, where a private chef can cook exclusively for you.

Pattaya: villa and hotel guests enjoy a discount at the fine dining restaurant opposite our main reception.

Most of our villas are offered without staff staying with you during your stay, to preserve your privacy and tranquillity.

If you would like dedicated staff by your side — to serve your meals, bring pool towels, look after the children and more — a butler, a driver, a babysitter, a masseuse or other staff can be arranged for an extra charge. Discuss your wishes with our team when booking.

In any case, our support team and security agents remain available 24/7 to handle any issue during your stay.

Not every member of staff is fluent in English, but our managers speak English and coordinate the team. Chefs and housekeepers have varying levels of English and are trained to deliver excellent service under the manager's guidance. Our team can also help translate any request, at any time.

The villa manager is your main point of contact. They oversee day-to-day operations, coordinate housekeeping, chefs and gardeners, and keep the villa perfectly maintained. They anticipate your needs, handle any issue and arrange special requests, so that you can simply relax and enjoy your stay.

Yes. An all-female team can be requested, subject to availability and possibly for an additional charge. Please let us know well in advance so we have time to arrange it.

Our team is here to tailor your stay: private chef, in-villa spa treatments and massages, private yoga or fitness sessions, island and city tours, boat and yacht charters, cultural excursions, snorkelling, diving, hiking and special-occasion set-ups.

Tell us what you would like at hello@pattayaland.com, and everything will be ready for your arrival.

Yes. Send us your flight details, the number of guests and the type of vehicle you prefer, and we will take care of everything. Several vehicle categories are available, including SUVs, vans, VIP vans, Toyota Alphard, Toyota Majesty and limousines.

We can arrange private airport transfers, as well as a private car or van with a professional driver by the full or half day to explore Pattaya or the islands.

For shorter trips, Grab and Bolt operate in Thailand, Bolt being generally the fastest and most affordable. In Pattaya, you can also take a songthaew (a shared pick-up truck, the local form of public transport) for around THB 15.

Motorbikes and scooters can be rented locally: always wear a helmet and make sure you are properly insured. Rates may change at the time of booking, and our team is happy to help with any arrangement.

Yes. Our YOLO loyalty programme rewards our guests with points, member-only rates and exclusive benefits. Find out more on the YOLO Member page.

Yes. Membership levels are based on the number of nights stayed:

• YOLO MEMBER: 0 to 30 nights

• YOLO HALO: 31 nights and more

• YOLO HEAVEN: 90 nights and more

• YOLO LUCIFER: by invitation only

Because life's too short for another boring loyalty card. Our villas and hotels don't follow the crowd, and neither do we. You already have enough Silver, Gold and Platinum cards to open a jewellery shop.

What you're missing is your YOLO card 😉

No, joining is free. Sign up here: Become a YOLO Member.

Only nights booked directly on our official website or at our receptions are recorded and count towards your membership. Reservations made through booking platforms or travel agencies do not earn points or status benefits.

In most cases, YOLO member rates and benefits can be combined with selected promotions, but some special offers cannot be combined. Our team will confirm what applies to your dates and property.

Your level is updated based on the total number of qualifying nights recorded in your YOLO account. Once you reach the next level, your new benefits apply to your future stays.

No. Your YOLO membership is personal: benefits and points are linked to your account and cannot be shared or transferred.

Life happens. Just send us your reservation details as soon as you remember, and we will do our best to link your stay to your YOLO account, within the limits of our terms.