These Terms & Conditions apply to direct enquiries, bookings, online payments and stays at Villa Akasa. By submitting a booking, clicking an acceptance box, making a payment, checking in or using the property, the booking guest accepts these terms for all people included in the reservation.
For a booking made through Airbnb, Booking.com or another online travel platform, the platform's confirmed rate, payment and cancellation terms take priority where they differ. Villa Akasa's property, safety and conduct rules continue to apply.
These terms are intended to be read with the Privacy Policy, Cancellation & Refund Policy, Service Delivery & Shipping Policy, Pricing & Payment Policy, and the booking confirmation.
"Villa Akasa", "we", "us" and "our" refer to the hospitality business operating from 283 K, Arattu Road, Varkala, Kerala 695141, India. Villa Akasa is a small, owner-run boutique homestay in a tropical garden near Varkala's South Cliff, not a full-service hotel.
The legal merchant name displayed by Razorpay, the issuing bank, the invoice or the card statement may be the proprietor's or registered entity's name rather than the Villa Akasa brand. The current legal merchant identity is published on the Contact Us & Grievance Redressal page.
A quotation, availability message, provisional hold or payment request does not itself confirm a room. A booking becomes confirmed only when Villa Akasa receives the required payment and sends written confirmation with the stay dates, room or room category, occupancy, rate, taxes and cancellation terms.
For direct bookings, Villa Akasa ordinarily sends confirmation within 24 hours after successful payment. If confirmation cannot be issued because of an availability, pricing or technical error, Villa Akasa will offer a suitable alternative or initiate a full refund.
Room photographs and descriptions are prepared in good faith. Minor differences may occur because rooms are individually designed, foliage changes seasonally, and maintenance may require equivalent substitutions.
All direct-booking prices are quoted in Indian rupees (INR) unless clearly stated otherwise. The final booking screen or written quotation will show the accommodation price, applicable taxes, inclusions, optional extras and total payable before payment.
Direct bookings normally require a 50% advance to confirm the reservation. The remaining balance is payable no later than check-in unless the booking confirmation states a different schedule.
Payments may be accepted through Razorpay, UPI, bank transfer, an approved payment link, cash within lawful limits, or another method offered by Villa Akasa. Payment methods may vary by location, currency, risk checks and availability.
International cards may be charged in INR or another supported currency shown at checkout. The card issuer may apply foreign-exchange conversion, cross-border or other charges. These issuer charges are outside Villa Akasa's control.
Villa Akasa does not receive or store full card numbers, CVV values or online-banking credentials when payment is processed through Razorpay. Payment processing is also subject to the payment provider's terms and privacy notice.
A payment may be declined, held for verification or reversed by the bank, card network or payment provider. Villa Akasa may request additional identity or booking information to prevent fraud and may cancel an unverified or suspicious transaction with a refund where appropriate.
Guests requiring a tax invoice with a business name, address or GSTIN should provide complete details before check-out. Invoice changes after issue may be restricted by tax rules.
The rate-specific policy shown before payment and in the booking confirmation applies. Unless a different policy is clearly stated, the standard direct-booking policy is:
A "day" is counted backwards from 2:00 pm on the scheduled arrival date. Peak dates, group bookings, event periods, long stays, promotions and non-refundable rates may carry stricter conditions, but these must be disclosed before payment.
Approved refunds will be initiated to the original payment method within 5–7 working days. Bank, card-network and international processing times may extend the time before the credit appears.
Date-change requests are subject to availability and the price for the new dates. A change is not confirmed until accepted in writing and may be treated as a cancellation where the original room cannot be resold.
Standard check-in is from 2:00 pm to 9:00 pm. Standard check-out is by 11:00 am. Early check-in and late check-out depend on availability and must be approved.
Arrivals after 9:00 pm must be agreed in advance. A ₹200 staffing fee applies for arrivals between 9:00 pm and 6:00 am unless waived in writing.
Every adult guest must present an original, valid government-issued photo ID. Foreign nationals and OCI cardholders must provide the passport, visa/OCI and travel details required for lawful guest registration and Form C reporting.
Villa Akasa may refuse check-in where identity cannot be verified, occupancy materially differs from the booking, payment is unresolved, or the stay would breach law or safety requirements.
Unapproved late check-out may attract a reasonable day-use charge or an additional night where it affects cleaning or the next arrival.
The maximum occupancy shown for the room must be respected. Extra guests, beds or children require prior approval and may carry an additional charge.
Children are welcome within the confirmed occupancy, but Villa Akasa is not fully childproof. The property includes a pool, steps, uneven garden paths, balconies, open-air bathing features and resident dogs. Parents and guardians remain responsible for children at all times.
Day visitors are not allowed. Parties, commercial gatherings, unapproved events and professional photoshoots are not permitted.
Villa Akasa's nature-led setting may include mosquitoes, insects, geckos, frogs, birds and occasional small wildlife. Reasonable cleaning and pest-control measures are used, but a completely insect-free environment cannot be guaranteed.
Guests may hear the mosque, temple ceremonies, festivals, birds, rain, wind, village activity, neighbouring properties or occasional works outside Villa Akasa's control.
Some rooms include open-air showers, open-style bathrooms, balconies or garden access. Guests with mobility, allergy, privacy, phobia or accessibility concerns should contact Villa Akasa before booking so room suitability can be discussed.
The beach, sea, roads, taxis, tours, restaurants and other local services are outside Villa Akasa's control. Guests should take normal precautions, particularly during monsoon weather and changing sea conditions.
Friendly resident dogs live at Villa Akasa and may move through common garden areas. Guests with serious allergies or fear of dogs should consider this before booking.
Guest pets are not permitted unless Villa Akasa gives specific written approval before arrival.
The plunge pool is for registered guests and may close temporarily for weather, maintenance or safety. No lifeguard is on duty.
Breakfast is normally served from 8:00 am to 10:00 am when included. Guests may be asked to order the previous evening so a small kitchen can prepare food fresh and reduce waste.
Dietary restrictions and allergies should be disclosed before arrival, and again to the staff taking your order. Reasonable efforts will be made, but an allergen-free kitchen or complete elimination of cross-contact cannot be guaranteed.
Home-style meals, snacks, beverages, laundry, transport and other extras are chargeable unless included in the booking.
Outside food may be consumed only in the dining area and never in or around the pool, not in your room or your balcony / verandah. A ₹50 per person service fee applies where Villa Akasa crockery, cutlery and clean-up are requested.
Daily housekeeping is normally available after 3:00 pm. Bed linen is ordinarily changed every third night and sooner where reasonably necessary.
We are a silent property — meaning no loud music on the property. Guests must behave respectfully toward staff, other guests, neighbours, animals and the property.
Smoking and vaping are not permitted inside rooms, bathrooms or enclosed common areas. They are allowed only in your private balcony / verandah.
Alcohol may be consumed responsibly by adults, within their room, in accordance with applicable law. Disorderly, threatening, discriminatory, abusive or unsafe conduct is not accepted, and the guest(s) may be asked to leave, without a refund.
Illegal substances, weapons, gambling, prostitution, trafficking, hazardous materials and unlawful or unauthorised commercial activity are prohibited, and the police will be notified.
Villa Akasa may require a guest to leave without refund for serious misconduct, violence, harassment, deliberate damage, repeated disturbance, fraud or unlawful activity. Authorities may be contacted where appropriate.
Guests must use rooms, furnishings, linen, electrical items, gardens and facilities with reasonable care and report damage or malfunction promptly.
The booking guest is responsible for the reasonable and evidenced repair, replacement or exceptional-cleaning cost caused by the guest or visitors. Normal wear and tear is not chargeable, and arbitrary penalties will not be imposed.
Lost keys or security devices may be charged at the reasonable replacement or locksmith cost.
Guests should not leave cash, jewellery, passports or valuables unattended. Villa Akasa is not responsible for loss caused by a guest's failure to take reasonable care, without limiting liability that cannot legally be excluded.
Limited parking is subject to available space and vehicle size. Vehicles and contents remain at the owner's risk except where loss results from Villa Akasa's proven negligence. It is a first-come-first-park policy — no car park reservations are accepted.
Villa Akasa is not responsible for the food and accommodation for the guest's rental / taxi drivers. They may however use the staff facilities for refreshing.
Wi-Fi is a convenience and is not guaranteed to be uninterrupted, secure or suitable for high-bandwidth work. Guests are responsible for lawful use.
Power, water, internet, air-conditioning, pool and other services may be affected by weather, public utility failures or maintenance. Villa Akasa will take reasonable steps to restore service and offer practical alternatives where possible.
Taxis, tours, rentals, massages, restaurants and other third-party services may be suggested or arranged as a convenience. Unless Villa Akasa itself is the named provider, the third party remains responsible for its service, safety, pricing and conduct.
Guests are responsible for assessing their fitness for swimming, stairs, open-air facilities, excursions and activities, and for maintaining suitable travel and medical insurance.
Items found after departure will be recorded and, where identifiable, the guest will be contacted. Ordinary items may be kept for up to 30 days. Valuable documents may be handed to an appropriate authority.
Packing, courier, insurance and return-shipping costs and risks are the guest's responsibility. Perishable, hazardous, unhygienic or low-value items may be disposed of immediately.
Villa Akasa processes personal data for enquiries, reservations, identity verification, lawful guest registration, service delivery, payment reconciliation, safety, fraud prevention, accounting and complaint handling as described in the Privacy Policy.
Payment-card data entered into Razorpay is handled by the payment provider and relevant banks or card networks. Guests should never send card numbers, CVV values or online-banking passwords to Villa Akasa by email, WhatsApp or telephone.
Villa Akasa may need to relocate, materially change or cancel a booking because of serious maintenance, safety concerns, government action, natural events, epidemic, fire, flood, severe weather, utility failure, civil disturbance or another event beyond reasonable control.
Where reasonably possible, Villa Akasa will offer an equivalent or better room, a reasonable alternative property, a date change, or a refund for the affected unused portion.
Villa Akasa is not responsible for consequential costs such as flights, visas, missed connections or lost work, except where liability arises under mandatory law or proven negligence.
Guests should report a concern promptly during the stay so Villa Akasa has a fair opportunity to inspect and correct it.
Formal complaints should be sent to villa.akasa@gmail.com with the booking name, dates, issue and supporting information. Villa Akasa aims to acknowledge a complaint within two working days and provide a substantive response within seven working days where practical.
A guest who believes a card payment is incorrect should contact Villa Akasa before raising a chargeback so the booking, duplicate payment or refund can be investigated. This does not remove any lawful right to dispute a transaction.
Villa Akasa will provide accommodation and services with reasonable care and skill. Nothing in these terms excludes liability for fraud, wilful misconduct, proven negligence, personal injury caused by Villa Akasa's fault, or liability that cannot lawfully be excluded.
Villa Akasa is not liable for loss caused by the guest's negligence, breach of these terms, unlawful conduct, undisclosed needs, independent third parties or events beyond reasonable control.
These terms are governed by the laws of India. The parties should first attempt an amicable resolution. Subject to mandatory consumer jurisdiction, courts with territorial jurisdiction over Varkala in Thiruvananthapuram District, Kerala, will have jurisdiction.
If a provision is held invalid, the remaining provisions continue. Villa Akasa may update these terms for future bookings; the version accepted when a booking is confirmed ordinarily applies to that booking.
Property / Trading Name
Villa Akasa
Operating Address
283 K, Arattu Road, Varkala, Kerala 695141, India
Telephone
Last updated: 18 July 2026. This document should be read with the other Villa Akasa website policies and the guest's booking confirmation.