The contracting parties are Ocean Villas, who act as agents on behalf of accommodation only owners and represent them, and the holiday maker in the U.K.

When you have selected the villa and holiday of your choice we will confirm availability to you over the telephone, or by email. On receipt of your deposit we will start to process your holiday arrangements, therefore it is important that you read our conditions of booking as your acknowledgement and receipt of our deposit confirmation letter constitutes acceptance of these conditions.   We will also require you to complete and sign our Booking Form and return it to us by email.  Due to new regulations in Portugal we will also need the passport details of the persons occupying the villa.

Should you book more than ten weeks prior to departure you will be asked to provide the deposit for villa rental, normally the amount requested is 25%-50% of the total rental. This is a non-refundable deposit, please see the 'General Information' page. The remaining balance is due ten weeks prior to departure and this must be paid without delay, failure to do so may result in the cancellation of your holiday. Please note that reminders will not be issued.

Should you book less than ten weeks prior to departure you will be required to pay the full payment, details as previously stated. We will, where possible, accommodate any guests’ requests regarding minor accommodation amendments but we cannot guarantee acceptance.

If you wish to cancel you must inform us in writing or by e-mail. This also applies to cancellation occurring due to events beyond our control (see below). Deposits in respect of villa/apartment rental are non-refundable. If cancellation is made the following charges will be levied*:

More than 10 weeks prior to departure - Loss of deposit
Between 10 weeks to 7 weeks - 50% charge
Between 7 weeks to 5 weeks - 65% charge
Between 5 weeks to 3 weeks - 85% charge
Between 3 weeks to departure date - 100% charge.
(including no show in resort)

*In addition an administrative fee of £90 to £150 for any change or cancellation shall apply in addition to any costs levied by the owners as a result of the change or cancellation. 

We regret we cannot accept liability where performance, service provision, and/or prompt performance of our obligations is prevented or affected by force majeure. Events beyond our control "force majeure" include: war, threat of war, riots, civil disturbances, terrorist activity, industrial disputes, natural and nuclear disasters, fire, epidemics, health risks, technical problems with transport including changes due to rescheduling or cancellation of flights by an airline; closed or congested airports or ports, hurricanes and other actual or potential severe weather conditions, and any other similar events.


If you wish to make any amendments to your holiday please inform us immediately.  A charge may be added as your holiday arrangements will have been processed in the U.K. and in resort. Please note that a change of name (of the party) or a change of date of the holiday constitutes a cancellation and an administrative fee of £90 (1-3 bedroom properties) and £150 (4-10 bedroom properties) will be applicable for any change or cancellation.  This charge shall apply in addition to any costs levied by the owners as a result of the change or cancellation. 


Circumstances beyond our control may require us to offer an alternative villa and we reserve the right to do so. This will only occur if major constraints happen which may affect the enjoyment of the holiday. If we need to make a major change to the holiday we will offer you the choice of accepting the new proposed arrangements or full refund of monies paid for your property.

We have taken care to describe the properties in full and regard our descriptions as accurate at the time of compilation. However, it is possible that an advertised facility may be withdrawn or changed for reasons outside our control. If we are advised of any problems such as water shortages, power cuts, lack of maintenance, building works we will endeavour to notify you prior to departure, but we cannot accept any responsibility for any inconvenience caused.

We reserve the right to alter the prices (or offers) of any of the accommodation shown on our website at any time. Due to currency fluctuations the price may change on our website or other websites advertising our properties.

Please note that our website is continuously monitored and updated. There may sometimes be some errors and discrepancies which we actively try to resolve.


This website is operated by Ocean Villas Limited (“we”, “us” or “our” in these conditions) registered number 04175986.

By accessing, using, browsing or booking through this website you agree you have read, understood and are bound by these Website Conditions. Nothing on this website shall constitute an offer to provide goods or services.

The accommodation and other services on this website are only available for purchase by those who are aged 18 or over.

When you use this website you agree to be bound by the following obligations:

You accept financial responsibility for all transactions made under your name or account.

You confirm you are 18 years of age or over and have legal capacity to make a booking.

You warrant that all information you provide about yourself or anyone else is true and accurate.

Cancellation and amendment charges are payable if a booking or other purchase is cancelled or amended by you after it has been confirmed.

No warranties, promises and/or representations of any kind, express or implied, are given as to the nature, standard, suitability or otherwise of any services offered via this website.

We shall not be liable for any loss or damage of whatever nature (direct, indirect, consequential or other) which may arise as a result, directly or indirectly, from the use of any of the information or material contained in this website and/or use of or access to any other information or material via web links from this site or any inability to access or use this website. These exclusions of liability apply only to the extent permitted by law. If any of these exclusions, in whole or part, is found to be unlawful, void or for any other reason unenforceable, that exclusion or part of the exclusion shall be deemed severable and shall not affect the validity or enforceability of the other exclusion(s) or part(s) of the exclusion(s) in question.

The accommodation advertised on this website is not 'live'. Although prices and availability of accommodation is updated very regularly, this is subject to availability and prices can change at any time. Please allow for changes to occur before your final price is confirmed.

We may change any of the content of this website at any time without notice and without liability to you, including adding or removing discounts, offers, holidays, or other features or services. We take all reasonable steps to ensure that all information on this website is accurate but cannot guarantee that this website is free of any errors. If any price shown on this website is obviously a mistake (i.e. is so low that any person, acting reasonably, would realise that it cannot be an accurate price), then any booking made based on such price will not be valid and we will be entitled to cancel any such booking and to provide you with a full refund. The prices and discounts shown on this site are applicable to bookings made via this site only and may vary from prices available via any other booking channels.

The information and prices shown on this website may have changed by the time you come to book your arrangements. Although we make every effort to ensure the accuracy of the information and prices at the time of publishing, regrettably errors do occasionally occur. We have taken care to ensure that all information is accurate but there may however be occasions when an advertised facility is either modified or not available. Such situations may be dictated by local circumstances, necessity for maintenance, water shortages, unsuitable weather conditions, fuel shortages, power cuts and other circumstances beyond our control. If we are advised of this, then we will of course inform you as soon as possible, but we cannot be held liable in such circumstances. Furniture or interior decor may sometimes vary from website photographs.

Access to this website is free and you access and use it entirely at your own risk. This site is provided on an 'as is' and 'as available' basis. We accept no liability in respect of your inability to access or use the site at any time, nor for any failure to complete any transaction. We do not warrant that the site is free from computer viruses or other properties that may cause loss or damage. We do not accept any liability for any losses or claims arising from the downloading of viruses, or from the loss, corruption or other adverse effects to material that is downloaded or to any programs or data already on your own computer, nor for any website browser incompatibility problems.

We accept no liability for breaches of security arising out of intentional and/or unauthorised attempts to access this site, for example, by computer hackers. We cannot accept responsibility for any emails received from any other email addresses claiming to be from us or any bookings made with any other companies or individuals claiming to be Ocean Villas Limited.

Please note that payments to Ocean Villas Ltd are always into our UK company bank account in the name of Ocean Villas Limited. We never ask for payments into owner private bank accounts or any other named accounts.


The E.C. law dictates that no one should travel without adequate travel insurance. Please ensure that all party members are covered, on no occasion should you ever travel abroad without comprehensive travel insurance. Please ensure that your insurance policy covers you adequately for any lost luggage or any personal belongings. Ocean Villas does not accept any responsibility for any subsequent losses. In the event of theft, report this to the local GNR (police) and ensure you obtain a police report covering the incident or loss, in order to make a claim on your holiday insurance. Please note we do not offer compensation resulting from activities of theft or accept any responsibility for such matters.


We do not have any involvement in flight arrangements. Your contract for flight seats will be with the airline that you have booked flights with and subject to their booking conditions, details of which will be sent to you by the operator. A valid British Passport is necessary to visit Portugal. 
PLEASE NOTE: there have been changes to passport validity since Brexit. 
Please see the link for the correct information for entry to Portugal:

If you or a member of your party is not a British Citizen you should contact your Embassy to find out if you need to obtain a Visa prior to your departure date. Some countries, including Portugal, require persons under 18 years old who are travelling with friends and not family to hold a letter of permission from their parent or guardian


Villa information as per our website.  In some of our properties the maid / caretaker may live in private quarters within the grounds of the villa, please ask for details if required.

END OF STAY CLEAN: In some villas, to facilitate extra cleaning service requirements, there may be a cleaning fee applicable which is payable with your balance.


With reference to breakages and damages, all owners require a deposit to be paid before arrival which varies from property to property. This needs to be pre-paid prior to your arrival and will be refunded within 2 weeks (subject to satisfactory report from villa managers). Sometimes we can take a pre-authorized credit card from you, which will be debited with any breakages that occur.

Therefore should any damages or breakages occur at the villa you must inform the villa manager or agent immediately. They will advise replacement value and this should be settled with them without delay, or we will debit the costs from your breakage deposit.  We accept no responsibility or liability for damages caused by the travelling party.

*Please note, depending on the booking circumstances, an administration charge may be applicable to the receiving/refunding of damage deposits.

Same sex bookings, younger travelling parties and all luxury properties will require a higher deposit amount (details on request).

Your liability for the property extends beyond the Damage Deposit taken for your accommodation and you should ensure you have adequate insurance cover.


All of our villas have television. Satellite TV where advertised does not include access to any subscription channels, decoder cards are not available in Portugal. No guarantee is applicable to any specific channel receivable or the function of any card brought from the UK in any decoder unit. Portuguese TV show English/American programmes/films in English with Portuguese subtitles. Please note: Decoder boxes will usually be analogue or older systems that do not receive all the available channels. We cannot guarantee access to any channel. If your property is equipped with internet or WiFi, this will only be for web browsing and checking emails. We cannot guarantee the reliability of the service, or the strength of the signal. Neither the property owner nor Ocean Villas Ltd may be held liable for any loss whatsoever due to any disruption in the provision of internet or telephone services which are supplied by a third party.


In many of our villas air-conditioning is available and is either  included in the villa cost, or it is available at an additional charge. Air-conditioning units do occasionally fail to function and we cannot guarantee that air-conditioning will be continually available and neither we nor the owners will be liable in the case of mechanical failure. In summer, where the outside temperature is very high, air-conditioning systems may not deliver the temperature you expect and we cannot guarantee the indoor temperatures. Air conditioning, where provided, may incur a surcharge for excessive usage.


Some of the villas featured have heated swimming pools. This is usually an optional extra at an additional charge. The cost varies depending on the type of heating pump used at the property. The water temperature cannot be guaranteed as this will depend on the outside ambient temperature, the type of heating used, and if a pool cover is used. Pool heating, where advertised, is not available in July and August. Where pool heating has been booked, we cannot guarantee that the facility will be available and cannot be held responsible for any malfunction of the equipment.

Occasionally, due to extensive use of the pool, water in the ears can cause an ear infection, especially with children. This does not necessarily mean the pool does not have the correct level of chlorine but it should immediately be checked out. A simple precautionary measure is to dry your ears well after you leave the pool to ensure you remove any trapped water. Some pools now have salt-water filtration systems as opposed to using chlorine.

Heavy weather or thunderstorms can cause pools to turn cloudy or even green here in Portugal as many pools are ‘fed’ by bore water which is affected by the acidity or alkalinity of the earth surrounding the bore hole. It can take several days for the affected the water to return to normal clarity again.

Cloudiness can also be caused by excess suntan oil, especially when non water proof types are used. Please remember that showering before swimming can help to keep the pool clean. Children and fair skinned people should wear a hat and T-shirt whilst in the pool as harmful ultra violet rays can penetrate water up to a depth of 1.5m and are reflected off the water surface.

Beware of dangerous surfaces, drainage channels slippery tiles or raised edges. Always supervise children and non-swimmers in and around the pool area. Avoid swimming if you have been drinking alcohol, especially in the afternoon or at night. Do not swim within 1 hour of eating.


Villas in rural areas are likely to be quieter than in resort centres, but there will be some surrounding noise e.g. motor vehicles, residents of other properties, or country sounds from animals and birds. Properties in resort centres can expect noise associated with the location. Accommodation near the coast may be disturbed by seagulls. Noise levels will naturally increase during peak season.

You may also encounter unwanted insects, for example, ants, mosquitoes, cockroaches etc. You may also see local unwanted wildlife near your villa. Their presence does not reflect the condition of the villa, but is an element of being in a warm country or in a villa close to the countryside/golf courses. Take care to cover and clear up food, especially dropped crumbs.

Many resorts are still being developed, roads improved and new accommodation constructed. We are unable to accept any responsibility for any building work noise that may commence during the season. This includes renovation works on adjoining or adjacent properties (encompassing house extensions, garden renovations / remodelling, new installations i.e. swimming pool construction, etc), and local authority works on roads and local amenities. We have no control over these works nor are we given prior notice. We will always do our best to keep you informed but if this is not possible please accept our apologies.


No over occupying in any property will be accepted, your party size as quoted in your confirmation email should remain the same. Any alterations on the booking form should be reported immediately.

Any disruptive guests will be issued with a verbal warning, where applicable, and if the problem continues the client will be asked to leave the property and security deposit retained.


In the unlikely event of a problem with the villa it is extremely important that you report your complaint to the villa manager/villa agent whose name and contact will be sent to you prior to your departure. Please allow a reasonable time for the complaint to be rectified, if the matter is not resolved locally please contact our office for advice. If you do not register the complaint/dissatisfaction to our house manager or agent in Resort whilst on holiday we will be unable to resolve the situation. Ocean Villas policy is to try and resolve any compensation claim in resort. Unfortunately any letter of complaint received on return to the UK will not be valid if the complaint has not been registered in resort. Unless there is a valid reason why you fail to report your complaint and therefore not give us the opportunity to rectify it, we will not accept responsibility.

We cannot accept liability for damages, loss of services including water and electricity supplies, drainage and sewerage or local nuisances including noise from humans or animals brought about by circumstances out of our control. Ocean Villas will endeavour to ensure that all services and amenities are available and our villa managers/villa agents are fully aware of our commitment to customer service and will do their utmost to assist you during your holiday.


Ocean Villas Limited 
Registered in England and Wales Reg No: 04175986 
Registered at 18 Forest Road, Loughton, IG10 1DX