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Magnificent sea views from huge windows or the deck of this beach house on the Isle of Sheppey - only an hour from London - perfect for birdwatchers and beachcombers.
This lovely, cosy hideaway looks out at a huge sweep of North Kent coast from the height of its stilts on the Isle of Sheppey. The beach is a popular place for fisherman, paddle boarders and, about 150m down the sand to the right, nudists. You’re free to join in with any of those pursuits, but in all cases you’ll need to produce your own equipment. It’s in an area of natural beauty and importance, with the shell beach just off the deck a SSSI and the land around a bird sanctuary and nature reserve made up of protected wetlands and the rippling Kent coastline. It’s a place for idling and wandering as you let the sea breeze clear your head, or exploring the local area on strolls into Leysdown for fish and chips and a go in the penny arcades.
Sandy Toes Beach House is off-grid, but has everything you need if you’d rather stay in for a night of books and board games. The kitchen is fully-equipped, there’s a hot shower and you don’t even miss out on the views, as the massive windows mean you never lose sight of the changing light on the water. The Beach House has central heating, so come winter or summer you will be toasty and warm. There are two double bedrooms and one single and a raised deck on two sides with owner Frances & John’s house adjoined on the right, so you’ll see her to wave to now and again. The house runs on solar energy through solar batteries, which power the electric pump which pumps water to the taps, shower and central heating system. You’re recommended to be careful with the energy you use and also to bring your own drinking water. To park, you’ll need to navigate a steepish ramp before you reach the large wooden gate at the end of the road and come along the sea wall, so it’s best to stock up for a few days in advance to save trips. Once you’re in, you can ditch the car and settle into your new barefoot, beach bum lifestyle, padding between bed, the sofa and the deck as you laze through the days.
Please be aware that you will have to drive up a steep ramp to get to the space
Please be aware that the water on site is fine for washing up, showering and cooking your potatoes but we cannot recommend it for drinking. However, the water is clean rainwater collected directly from the roof.
Please be considerate to the neighbours and friends in the quiet little stretch of 11 cottages and to the wildlife as this is a Site of Special Scientific Interest for birds.
Initial basket of firewood is free. A second basket is available with a charge to the honesty box.
There is central heating so the beach house is suitable for stays all year round
Mobile phone signal
No WiFi
Sleeping arrangements
Two double beds and one single bed
Extra space available
Space
for 1 baby
no charge.
Please bring your own equipment
Space
for 3 pets
from £20 per pet per stay Maximum 3 dogs
Kids & Pets
Water bowls and dog bed provided on request
Cooking
Gas hob
Oven
Large fridge freezer
Fully equipped kitchen
BBQ
Washing
Shower
Sink
Flushing toilet
Please bring your own toiletries
Heating, lighting & bedding
The house runs on solar power - the solar batteries power the electric pump which pumps water to the taps, shower and central heating system
Bed linen and towels provided
Beach towels provided
Wood-burner
Electric lighting
Central heating
Plug sockets
Entertainment
Board games
Playing cards
Bluetooth speaker
Read more
Getting there
Shellbeach, Shellness Road, Isle of Sheppey, Kent, ME12 4BS
By car
Please note the postcode ME12 4RH gets you to Leysdown, please follow directions below after that:
A2/M2 to junction 5, and then A249 towards Sittingbourne and Sheerness. Follow the road over the bridge onto the island, and at the double roundabouts take the signpost to the right (east) to Leysdown. Keep on the road straight through to Leysdown and straight out the other side, until you reach the sea. Keeping the sea on your left, stay on the same road right through, past the football pitches, until you reach Muswell Manor, where the road turns left. Follow the left turn and continue until the road turns to a dirt track. Follow the dirt track for 800 yards. You will see a row of ramshackle cottages up on the sea wall on the left hand side.
Follow the dirt track for 800 yards. You will see a row of cottages up on the sea wall on the left hand side. STOP at the first gate which is in front of the row of cottages. It is a metal bar gate, (with galvanized chain and a 2 brass padlocks) - in front of a steep ramp (all types of cars have been able to make it up this ramp so far) - There are large concrete blocks on your right. Sandy Toes Beach House is the very last property at the far end of the houses, a timber clad. You will be emailed instructions on how to open the gate once you have made the booking. You will drive your car up the ramp and drive straight ahead to the end of the private slip road where there is designated parking next to the house, on the beach. It is off-road, and a little challenging, but easy enough. You are also able to turn your vehicle around easily near the house, when you want to drive out.
By public transport
The nearest train station is Queenborough, Sheppey, approx 9 miles away
The nearest bus stop is Leysdown, approx 1.5 miles away
Read more
Food & Drink
At Sandy Toes Beach House
Salt, pepper, oil, tea, coffee and sugar is provided.
Local shops
The owners recommend shopping before you get to Sandy Toes Beach House. There is a Morrisons on the way to the beach house. On the first roundabout after travelling over the bridge onto the island, turn left towards Sheerness and a large Morrisons is on the left.
Also the Farm Shop in Brambledown has everything you need. You will pass through Brambledown on the way to Leysdown, on the island. The farm shop is on the left. It has a butchers, bakers and farm fresh vegetables a-plenty.
There are also local food shops and Bakery open in Leysdown.
Ice creams/teas can be bought at Neptunes Kiosk, next to Muswell Manor.
Pubs & restaurants
Ferry House Inn - A lovely gastropub which is highly recommended by the owner. Prebook essential. 2 hour walk each way or you can book a taxi - advance booking is advised
Fish and chips in Leysdown is very good!
Read more
Activities
At Sandy Toes Beach House
Wild swimming
Bird watching
A Champneys-trained massage therapist, currently working as a Senior Therapist at Eastwell Manor, Champneys Hotel and Spa, in Kent, is now offering Massage Treatments at Sandy Toes Beach House. Please contact the owners directly for further information.
Places to visit
Leysdown - Walk around Leysdown and enjoy the retro arcade! There's a great fish and chip shop too.
Minster Beach is worth a visit which is also near to Bartons Point Coastal Park.
Queenborough Harbour
Eastchurch
Check out Elmley National Nature Reserve at the bottom of the island.
Outdoor & active
Paddle or swim in the sea opposite the cabin!
Walk left from the cabin and enjoy a walk into Leysdown or turn right and walk to the disused look out and beyond into the swale marshlands that take you across to Harty.
Read more
Meet your hosts
Meet Frances and John
Fran and John have owned Sandy Toes Beach House for twenty years. They went looking for a place to rent outside London when Fran became pregnant with their twins. They saw this beautiful row of fishermen’s cottages, on the other side of the seawall, and it was love at first sight! They were lucky enough to meet Alan and Iris, who owned the house and who had lived in the house for 18 years. Fran and John have both found Sandy Toes Beach House a constant inspiration and it has been the family holiday home ever since. John is a Production Designer and when the house became so dilapidated John and his work colleagues spent a long summer living in the house and totally rebuilt it. Fran is an artist and film-maker - much of the art inside the Sandy Toes Beach House is all her own work.
Fran and John have decided to share this wonderful, rare nature and beauty spot with others as they have made sure they are still able to enjoy it themselves too.
Wildlife & environment
Sandy Toes Beach House is located in a Site of Special Scientific Interest (SSSI) nature reserve for birds and it is an ideal base for birdwatchers. Look out for Marsh Harriers, white owls, waterfowl and butterflies. Seals are regularly seen just offshore as well as amazing sunsets and moonrises.
This lovely, cosy hideaway looks out at a huge sweep of North Kent coast from the height of its stilts on the Isle of Sheppey. The beach is a popular place for fisherman, paddle boarders and, about 150m down the sand to the right, nudists. You’re free to join in with any of those pursuits, but in all cases you’ll need to produce your own equipment. It’s in an area of natural beauty and importance, with the shell beach just off the deck a SSSI and the land around a bird sanctuary and nature reserve made up of protected wetlands and the rippling Kent coastline. It’s a place for idling and wandering as you let the sea breeze clear your head, or exploring the local area on strolls into Leysdown for fish and chips and a go in the penny arcades.
Sandy Toes Beach House is off-grid, but has everything you need if you’d rather stay in for a night of books and board games. The kitchen is fully-equipped, there’s a hot shower and you don’t even miss out on the views, as the massive windows mean you never lose sight of the changing light on the water. The Beach House has central heating, so come winter or summer you will be toasty and warm. There are two double bedrooms and one single and a raised deck on two sides with owner Frances & John’s house adjoined on the right, so you’ll see her to wave to now and again. The house runs on solar energy through solar batteries, which power the electric pump which pumps water to the taps, shower and central heating system. You’re recommended to be careful with the energy you use and also to bring your own drinking water. To park, you’ll need to navigate a steepish ramp before you reach the large wooden gate at the end of the road and come along the sea wall, so it’s best to stock up for a few days in advance to save trips. Once you’re in, you can ditch the car and settle into your new barefoot, beach bum lifestyle, padding between bed, the sofa and the deck as you laze through the days.
Please be aware that you will have to drive up a steep ramp to get to the space
Please be aware that the water on site is fine for washing up, showering and cooking your potatoes but we cannot recommend it for drinking. However, the water is clean rainwater collected directly from the roof.
Please be considerate to the neighbours and friends in the quiet little stretch of 11 cottages and to the wildlife as this is a Site of Special Scientific Interest for birds.
Initial basket of firewood is free. A second basket is available with a charge to the honesty box.
There is central heating so the beach house is suitable for stays all year round
Mobile phone signal
No WiFi
Sleeping arrangements
Two double beds and one single bed
Extra space available
Space
for 1 baby
no charge.
Please bring your own equipment
Space
for 3 pets
from £20 per pet per stay Maximum 3 dogs
Kids & Pets
Water bowls and dog bed provided on request
Cooking
Gas hob
Oven
Large fridge freezer
Fully equipped kitchen
BBQ
Washing
Shower
Sink
Flushing toilet
Please bring your own toiletries
Heating, lighting & bedding
The house runs on solar power - the solar batteries power the electric pump which pumps water to the taps, shower and central heating system
Shellbeach, Shellness Road, Isle of Sheppey, Kent, ME12 4BS
By car
Please note the postcode ME12 4RH gets you to Leysdown, please follow directions below after that:
A2/M2 to junction 5, and then A249 towards Sittingbourne and Sheerness. Follow the road over the bridge onto the island, and at the double roundabouts take the signpost to the right (east) to Leysdown. Keep on the road straight through to Leysdown and straight out the other side, until you reach the sea. Keeping the sea on your left, stay on the same road right through, past the football pitches, until you reach Muswell Manor, where the road turns left. Follow the left turn and continue until the road turns to a dirt track. Follow the dirt track for 800 yards. You will see a row of ramshackle cottages up on the sea wall on the left hand side.
Follow the dirt track for 800 yards. You will see a row of cottages up on the sea wall on the left hand side. STOP at the first gate which is in front of the row of cottages. It is a metal bar gate, (with galvanized chain and a 2 brass padlocks) - in front of a steep ramp (all types of cars have been able to make it up this ramp so far) - There are large concrete blocks on your right. Sandy Toes Beach House is the very last property at the far end of the houses, a timber clad. You will be emailed instructions on how to open the gate once you have made the booking. You will drive your car up the ramp and drive straight ahead to the end of the private slip road where there is designated parking next to the house, on the beach. It is off-road, and a little challenging, but easy enough. You are also able to turn your vehicle around easily near the house, when you want to drive out.
By public transport
The nearest train station is Queenborough, Sheppey, approx 9 miles away
The nearest bus stop is Leysdown, approx 1.5 miles away
Salt, pepper, oil, tea, coffee and sugar is provided.
Local shops
The owners recommend shopping before you get to Sandy Toes Beach House. There is a Morrisons on the way to the beach house. On the first roundabout after travelling over the bridge onto the island, turn left towards Sheerness and a large Morrisons is on the left.
Also the Farm Shop in Brambledown has everything you need. You will pass through Brambledown on the way to Leysdown, on the island. The farm shop is on the left. It has a butchers, bakers and farm fresh vegetables a-plenty.
There are also local food shops and Bakery open in Leysdown.
Ice creams/teas can be bought at Neptunes Kiosk, next to Muswell Manor.
Pubs & restaurants
Ferry House Inn - A lovely gastropub which is highly recommended by the owner. Prebook essential. 2 hour walk each way or you can book a taxi - advance booking is advised
A Champneys-trained massage therapist, currently working as a Senior Therapist at Eastwell Manor, Champneys Hotel and Spa, in Kent, is now offering Massage Treatments at Sandy Toes Beach House. Please contact the owners directly for further information.
Places to visit
Leysdown - Walk around Leysdown and enjoy the retro arcade! There's a great fish and chip shop too.
Minster Beach is worth a visit which is also near to Bartons Point Coastal Park.
Queenborough Harbour
Eastchurch
Check out Elmley National Nature Reserve at the bottom of the island.
Outdoor & active
Paddle or swim in the sea opposite the cabin!
Walk left from the cabin and enjoy a walk into Leysdown or turn right and walk to the disused look out and beyond into the swale marshlands that take you across to Harty.
Fran and John have owned Sandy Toes Beach House for twenty years. They went looking for a place to rent outside London when Fran became pregnant with their twins. They saw this beautiful row of fishermen’s cottages, on the other side of the seawall, and it was love at first sight! They were lucky enough to meet Alan and Iris, who owned the house and who had lived in the house for 18 years. Fran and John have both found Sandy Toes Beach House a constant inspiration and it has been the family holiday home ever since. John is a Production Designer and when the house became so dilapidated John and his work colleagues spent a long summer living in the house and totally rebuilt it. Fran is an artist and film-maker - much of the art inside the Sandy Toes Beach House is all her own work.
Fran and John have decided to share this wonderful, rare nature and beauty spot with others as they have made sure they are still able to enjoy it themselves too.
Wildlife & environment
Sandy Toes Beach House is located in a Site of Special Scientific Interest (SSSI) nature reserve for birds and it is an ideal base for birdwatchers. Look out for Marsh Harriers, white owls, waterfowl and butterflies. Seals are regularly seen just offshore as well as amazing sunsets and moonrises.
This was a family gathering and the cottage and the location, for this sort of thing was magical, the isolated and the fact that there was no television wonderful, lots of long walks along the beach.
17/11/2025
Kathleen
A long relaxing weekend away with the dogs, watching the waves and enjoying the peace and quiet. Second time we have visited Sandy Toes and we will definitely be back next year
03/10/2025
Holly
Wonderful place - and great location as it was the last cottage on the sea front. Rustic and cosy with lovely outside terrace to sit on and enjoy meals/coffee, just catching up. Having a BBQ was great. The views from the cottage were spectacular. We were 3 people and it was perfect size for us.
The information provided by the owners was very good and clear and they were responsive on the two occassions I contacted them. It is advertised as having wifi but there wasn't any - which in itself is not a problem and the owners have said they will be changing the information to reflect this.
It was also restricted in its water supply although we didn't have any issues but with more people staying I imagine it would be a problem- especially toilet flushing.
Overall we all loved our short stay at the Beach House and I would definitely recommend it to friends.
19/09/2025
Nishma
Response from Canopy & Stars
Hello Nishma. Thank you for sharing your feedback following your stay at Sandy Toes Beach House. We’re glad you enjoyed your visit and appreciate you taking the time to leave a review. We wanted to clarify that WiFi is not currently available at Sandy Toes. This has always been the case and is stated on the listing. However, the owners, John and Fran have let us know they are exploring options to introduce guest WiFi in the future, but there are currently still challenges with signal strength from local suppliers. We appreciate your understanding, and we’re pleased to hear the rest of your experience at Sandy Toes was enjoyable. Thank you again for taking the time to share your thoughts and we hope we can welcome you back for another stay in the future!
Read more
Have just left Sandy Toes after a weekend with friends and I’m already planning our next trip back. It’s honestly one of the most peaceful and tranquil places I’ve ever been. The beach house is beautiful with views out to the sea - it’s perfectly equipped for spending a holiday completely switching off from the world.
Fran and John were brilliant hosts, really attentive and checked in to make sure we were all okay and had everything we needed.
Can’t wait to come back to watch all the amazing birds, drink wine and swim in the (very cold but refreshing) sea
12/09/2025
Lessia
I have a dream of living in a place like Sandy Toes, in the meantime I can experience it a few days at a time by renting this idyllic haven. The owners have set it up with everything you could possibly need, leaving all the essentials and beyond. You return home, even on your first visit. The light, the sound of the sea, the sunshine deck, the clean barbeque with ready-to-light coals all conspire to create instant relaxation. it's not plush Town and Country, it's clapboard, wooden deck beach, missmatch furniture, home from home sea shore. We laughed out loud when we arrived and we were still laughing when we left, just more quietly.
29/08/2025
Caroline
It felt like we had our own private beach. The beach house was very welcoming with little touches like local beers and kent apple juice. Books for bird watchers.
25/07/2025
Nasim
We had "the best" time. Thank you John and Fran for your attention and friendliness.
We have had a tough couple of years and it was perfect just to stop a moment with family.
Views amazing. Big sea and big sky stunning
We walked, swam, laughed and drove home happily.
Sandy Toes clean, tidy and well stocked.
Thank you.
18/07/2025
Claire
An amazing, cosy and quirky cabin right on the beach! A lovely place to watch the sunrise, and an array of wild birds on the sea.
It is situated with such an impressive aspect Stunning views on all sides!
06/01/2025
AJ
We loved it - the location is fabulous and the beach house is so cosy. The kids stayed off their screens all weekend and got creative and into their imaginations - exactly what we were looking for.
03/01/2025
Julie
We stayed for 2 nights in November. Gorgeous sunrises and walks along the beach.
15/11/2024
Samantha
We had a wonderful time at Sandy Toes. The location of the house is superb with constantly changing vistas and sounds. We spent most of our stay sitting on the deck or gazing through the windows. The house is very clean and well equipped with everything thought of. Thank you so much for a memorable holiday.
20/09/2024
Melanie
We had a wonderful stay at Sandy Toes, the cabin and beach were even better in real life. The way the cabin is decorated and furnished make it the perfect relaxed beach getaway and somewhere you can escape it all in the peaceful location.
12/08/2024
Lucy
We had a wonderful family getaway at Sandy Toes. It is a perfect beach house to relax and unwind. Spending the days collecting shells, sitting on the deck and listening to the birds.
02/08/2024
Becky
We had a fabulous week at Sandy Toes. The natural location was stunningly beautiful and we spent week just swimming, walking, watching the sea and sky. House was very well equipped but also truly individual full of interesting things.
26/07/2024
Matthew
Relaxing and peaceful, wonderful place for the dogs to run down the beach from the doorstep
17/06/2024
Ian
Family came to join us for. Bbq it was a safe location for two legged and four legged little ones, great beach where we could keep an eye on them, then after they had left complete relaxation for nanny and grandad
27/05/2024
Lyn
Absolutely fantastic three night stay. Sandy Toes is an exceptional place. You're right on the beach which makes for an incredible atmosphere especially at the start and end of the day when the light is magical. On top of that the cabin is beautifully done out with lots of very tasteful reclaimed items, comfortable beds and probably the best equipped kitchen of any self catering place I've stayed.
10/05/2024
Elisabeth
We had the most amazing couple of nights! The beach house is so lovely - very cozy and warm even in the middle of December. Perfect for a group of friends wanting to escape to the beach for a few days. Had a great time exploring the island - would definitely recommend going to Elmley National Nature Reserve. Can't wait to come back!
28/12/2023
Hannah
Absolutely fantastic - such a brilliant location.
08/12/2023
Joe
Lovely location: isolated and very scenic. House is well equipped. Hosts approachable and quick to respond.
23/10/2023
Anna
We had a lovely relaxing.. peaceful stay here enjoying the perfect sea views..
20/10/2023
Lisa
We had a lovely relaxing stay at Sandy Toes and hope to visit again in the future. The beach house was well equipped with everything we needed and in great condition.
28/08/2023
Zoe
Absolutely beautiful, the adventure started from when we arrived, having to find the key to the gate, then driving up the steep path and along the dirt road until we came to the cabin. Views were beautiful, it was lovely hearing the sea and getting up to watch the sunrise. We went for long walks along the beach. Stopped at Whitstable for lunch, food was delicious at the Tudor Restaurant and TeaRooms. We also visited Herne Bay, lovely views, enjoyed a coffee and cake at Makcaris, after walked along the sea front with ice cream. Sandy Toes was magical, very spacious, lovely hot shower. We met the owners who were very friendly and very welcoming, their dog visited the first morning which was lovely, giving him some fuss. We were left some local treat which were delicious. It was lovely watching the birds and watching the ocean lapping up onto the beach. Amazing holiday.
04/08/2023
Kerry
We spent a wonderful, relaxing weekend at Sandy Toes with our 3 dogs. The cabin is beautifully designed and the location directly by the beach is superb. We enjoyed watching the wildlife, especially the curlews and a lone seal who came to visit one day. We also liked that although there is good mobile phone reception there is no wifi!
07/07/2023
heike
We had a great stay at Sandy Toes. Both the inside and outside were much bigger than we expected from the photos. The house was well equipped and very comfy. If you want to get away from it all by the sea this is the place for you
09/06/2023
Deborah
We had a very magical holiday and would love to go back one day in the summer time. The owner that met us was very helpful and friendly.
10/04/2023
Faye
We had a wonderful time at Sandy Toes - it’s a really magical place. The kids spent nearly the whole time on the beach and my eldest and I managed five (short!) dips in the sea. Would absolutely love to go back.
17/03/2023
Sarah
Stunning place - a true little slice of heaven ! staying literally on the waters edge is magical - amazing sunrises and sunsets. Once we settled we didnt want to move - why would you when you are in such a beautiful place! IDEAL for dogs - all well enclosed so dogs can wonder around.
05/08/2022
ellie
We were a family of 2 adults and 2 teenagers and 2 dogs. We booked Sandy Toes as the photos and description on the website looked amazing. It was also a part of the country we had not previously visited and only about 2.5 hours drive away. We loved that it was right on the beach and the rustic style. When we arrived we were not disappointed- the house and the beach were even better than they looked in the photographs. The beach was quiet with very few people around which was great for us as one of our dogs is nervous and he loved being able to run on the beach without other dogs near by.
We got up early and watched the sunrise which was such a wonderful memory to make.
The house was well equipped and great to have the bbq. The beds we comfortable and the shower was good.
We spent most of our time on the beach or on the deck looking at the sea.
We did venture into Leysdown - kids liked the arcades and we had fish and chips. Not a lot else there. We drove up to sheerness, Queenborough and minster - not much in any of the towns in the way of shops, restaurants etc. we did go to The Ferry House which was fantastic for a special meal.
18/07/2022
Cathy
It was near to home and looked like the kind of place to relax, walk the dogs and just "be" in nature.
27/06/2022
Julie
We spent a very relaxing week a Sandy Toes Beach House. Playing Cricket, board games, breakfasts on the decking, playing on the beach, swimming, reading, campfires, toasting marshmallows, BBQs, long walks through the nature reserve and to the Ferry Inn for amazing meals. The beach house itself is spotless and super comfy. Communication was easy, Frances and John were very helpful and always quick to reply. We would have loved to stay longer and will definitely be back.
27/05/2022
Frauke
What a wonderful location! The beach house is so comfortable, with everything you could need, and the views are stunning in every direction. If you want to get away from it all without sacrificing comfort, then this is the perfect place.
23/05/2022
Sue
Magical spot perfect for a nature-loving, restful getaway.
16/05/2022
camilla
We had a great time at Sandy Toes and Frances was very quick to reply to messages. The place was lovely and spotless and we really enjoy doing nothing and watching the view
08/04/2022
Celine
Fantastic - lovely hosts, beautiful clean beach cabin directly on the beach.
25/03/2022
Claire
Amazing location, not too far away from our home and total relaxation.
25/10/2021
Ruth
This is our second stay at Sandy Toes. We love its peaceful, scenic location right by the sea.
27/09/2021
Karen
We had the most amazing time. The view blew us away.
13/09/2021
Gemma
Absolutely amazing beach hut, plenty of space for 5 people for a mini birthday party. The Bank Holiday weather wasn't great but this did not detract from the amazing views from the beach hut.
The kitchen is fully equipped, good size fridge and freezer (with ice). The bathroom and shower were awesome, we all loved the quirky furniture.
Definitely will be back again in the future.
27/08/2021
River
We had a wonderful few days at Sandy toes. It was a really special location and perfect for relaxing - even with three kids in tow! We played on the beach, in the sea and walked across to one of the hides in the nature reserve. We also spent a morning in whitestable.
20/08/2021
Leila
We have just stayed at the beautiful Sandy Toes for four nights in the August summer holidays. Two adults, two kids and the dog. It has been just what we needed, a break away from the hustle and bustle, peace and quiet
09/08/2021
Rachel
A truly unique stay in a breathtaking location that was well organised, equipped and beautifully appointed. We spent 4 nights and were extremely lucky with the weather. Up and out on paddle boards first thing in the morning, walks, lazy afternoons waiting for the tode to come back in, then more water play into the late evening.
The house has everything you could need, we actually enjoyed being mindful of water use and electricity and the kids were brilliant have definitely formed new habits as a result! The location is right next to a nudist beach which was an experience, we had no issues and it wasn't overly busy. The tides do go far out twice a day, but this was brilliant fun for the kids who were safe and thought it was brilliant to play out so far.
The house is total escapism, and even in poorer weather it would be a wonderful location to disappear to. Nearest supermarket is 20 min drive, nice beach cafe 15 min walk, amusements and fish and chip shops about 30mim walk away. The approach to the house is a single track road, and there is a steep slope to drive up onto the row of cottages. We lost a mud flap in our van, but it's do-able and practice helped!
02/08/2021
Laura
We had a wonderful stay at Sandy Toes - such a tranquil, very special place. Very helpful owners too.
Thank you.
12/07/2021
Karen
The location on the beach and near to the nature reserve. We wanted quiet and this was perfect.
05/07/2021
Claire
We had a wonderful stay, the host had thought of everything that we might need whilst we were there . Our own private bit of beach amazing just what we needed to recharge our batteries . We timed it right had fantastic weather all week it only rained on the day when we were heading home .
31/05/2021
Sarah
We wanted something different for a girlie break and this was exactly that. Secluded and unusual and quirky. There are fabulous views from the house and your own private beach. Lovely walks and plenty of birds to watch. We had a very relaxing time.
17/05/2021
Debs
At the end of a dirt track, our lovely host met us to let us in and we discovered that we were to be on the end of a jaunty row of beach properties. We immediately felt welcome and relaxed. It is truly off the grid but super cosy. We spent the days, walking in the neighbouring nature reserve, beachcombing, slow cooking, bird watching and teaching the kids to play backgammon. But mostly, we just looked at the phenomenal view – the huge skies and changing tides meant that it constantly refreshed. We all feel fully recharged and so lucky to have been able to call this little slice of paradise home for a few days.
14/05/2021
Lisa
A beach cabin decorated in an eclectic style with absolutely stunning views literally right on the beach. We really loved watching the tide come in and out from both the living area and the deck. It’s rarely that I enjoy spending time in a property just enjoying the surroundings so much.
30/04/2021
Carrie
Welcoming, cosy, clean and in the most magical location. Sandy Toes was everything we hoped for and more.
12/04/2021
Jane
This was a true change of scene which was exactly what was needed this year. Refreshing seascape and sea air for a half-term break.
Bird watching using the books provided to identify them.
Blustery walks along the beach and sea wall with pouring rain not dampening the experince.
No telly so family board games every night.
Added fun was the generator. Good teamwork between teenager and Dad to maintain it during our stay.
26/10/2020
Rebecca
Just wanted to let you know we had a great time at Sandy toes. I live on Sheppey and shellness has always been my favoured dog walking area. Your house was always my favourite and I always dreamed of living there, (there used to be an old boat next to it i think). I can't tell you how amazing it was to finally get to stay there. The weather was dramatic and perfect too. We stayed out on the deck as long as possible then went in and lit the fire. The huge windows all round make it just as enjoyable inside. I also look forward to staying there next summer when the days are longer to see it in a different light. Jo
18/09/2020
Jo
Right on the beach experience. Immediate access to sea and sand. Views of north Kent coast and ships going by too.
28/08/2020
Christopher
The smell of the sea, sound of lapping waves as you fall asleep and probably the most awesome sunrise and moon rise I have ever seen were just the icing on the cake at Sandy Toes Beach House. You can feel the love and care that the owners Frances and John have poured in to the airy and comfortable space. If you can tear yourself away from the decking looking out over your own piece of private beach and panoramic views of the horizon , you can walk either way along the shore line to collect shells, swim or have a paddle. We chose to visit the Ferry House Inn a short drive away where the welcome, local Kentish ale and food were great. The owners (and their very lovely dog!) were around for a chat if we wanted to, however they also left us to our own devices and although they were nearby we felt very relaxed on our private side of the deck. I am already missing the fresh air, the inspiring ever changing light and colour, the stunning view and the chance to really switch off from the world. Not to mention that sunrise.
06/08/2020
Jo, Canopy & Stars
Reviews
This was a family gathering and the cottage and the location, for this sort of thing was magical, the isolated and the fact that there was no television wonderful, lots of long walks along the beach.
17/11/2025
Kathleen
A long relaxing weekend away with the dogs, watching the waves and enjoying the peace and quiet. Second time we have visited Sandy Toes and we will definitely be back next year
03/10/2025
Holly
Wonderful place - and great location as it was the last cottage on the sea front. Rustic and cosy with lovely outside terrace to sit on and enjoy meals/coffee, just catching up. Having a BBQ was great. The views from the cottage were spectacular. We were 3 people and it was perfect size for us.
The information provided by the owners was very good and clear and they were responsive on the two occassions I contacted them. It is advertised as having wifi but there wasn't any - which in itself is not a problem and the owners have said they will be changing the information to reflect this.
It was also restricted in its water supply although we didn't have any issues but with more people staying I imagine it would be a problem- especially toilet flushing.
Overall we all loved our short stay at the Beach House and I would definitely recommend it to friends.
19/09/2025
Nishma
Response from Canopy & Stars
Hello Nishma. Thank you for sharing your feedback following your stay at Sandy Toes Beach House. We’re glad you enjoyed your visit and appreciate you taking the time to leave a review. We wanted to clarify that WiFi is not currently available at Sandy Toes. This has always been the case and is stated on the listing. However, the owners, John and Fran have let us know they are exploring options to introduce guest WiFi in the future, but there are currently still challenges with signal strength from local suppliers. We appreciate your understanding, and we’re pleased to hear the rest of your experience at Sandy Toes was enjoyable. Thank you again for taking the time to share your thoughts and we hope we can welcome you back for another stay in the future!
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Have just left Sandy Toes after a weekend with friends and I’m already planning our next trip back. It’s honestly one of the most peaceful and tranquil places I’ve ever been. The beach house is beautiful with views out to the sea - it’s perfectly equipped for spending a holiday completely switching off from the world.
Fran and John were brilliant hosts, really attentive and checked in to make sure we were all okay and had everything we needed.
Can’t wait to come back to watch all the amazing birds, drink wine and swim in the (very cold but refreshing) sea
12/09/2025
Lessia
I have a dream of living in a place like Sandy Toes, in the meantime I can experience it a few days at a time by renting this idyllic haven. The owners have set it up with everything you could possibly need, leaving all the essentials and beyond. You return home, even on your first visit. The light, the sound of the sea, the sunshine deck, the clean barbeque with ready-to-light coals all conspire to create instant relaxation. it's not plush Town and Country, it's clapboard, wooden deck beach, missmatch furniture, home from home sea shore. We laughed out loud when we arrived and we were still laughing when we left, just more quietly.
29/08/2025
Caroline
It felt like we had our own private beach. The beach house was very welcoming with little touches like local beers and kent apple juice. Books for bird watchers.
25/07/2025
Nasim
We had "the best" time. Thank you John and Fran for your attention and friendliness.
We have had a tough couple of years and it was perfect just to stop a moment with family.
Views amazing. Big sea and big sky stunning
We walked, swam, laughed and drove home happily.
Sandy Toes clean, tidy and well stocked.
Thank you.
18/07/2025
Claire
An amazing, cosy and quirky cabin right on the beach! A lovely place to watch the sunrise, and an array of wild birds on the sea.
It is situated with such an impressive aspect Stunning views on all sides!
06/01/2025
AJ
We loved it - the location is fabulous and the beach house is so cosy. The kids stayed off their screens all weekend and got creative and into their imaginations - exactly what we were looking for.
03/01/2025
Julie
We stayed for 2 nights in November. Gorgeous sunrises and walks along the beach.
15/11/2024
Samantha
We had a wonderful time at Sandy Toes. The location of the house is superb with constantly changing vistas and sounds. We spent most of our stay sitting on the deck or gazing through the windows. The house is very clean and well equipped with everything thought of. Thank you so much for a memorable holiday.
20/09/2024
Melanie
We had a wonderful stay at Sandy Toes, the cabin and beach were even better in real life. The way the cabin is decorated and furnished make it the perfect relaxed beach getaway and somewhere you can escape it all in the peaceful location.
12/08/2024
Lucy
We had a wonderful family getaway at Sandy Toes. It is a perfect beach house to relax and unwind. Spending the days collecting shells, sitting on the deck and listening to the birds.
02/08/2024
Becky
We had a fabulous week at Sandy Toes. The natural location was stunningly beautiful and we spent week just swimming, walking, watching the sea and sky. House was very well equipped but also truly individual full of interesting things.
26/07/2024
Matthew
Relaxing and peaceful, wonderful place for the dogs to run down the beach from the doorstep
17/06/2024
Ian
Family came to join us for. Bbq it was a safe location for two legged and four legged little ones, great beach where we could keep an eye on them, then after they had left complete relaxation for nanny and grandad
27/05/2024
Lyn
Absolutely fantastic three night stay. Sandy Toes is an exceptional place. You're right on the beach which makes for an incredible atmosphere especially at the start and end of the day when the light is magical. On top of that the cabin is beautifully done out with lots of very tasteful reclaimed items, comfortable beds and probably the best equipped kitchen of any self catering place I've stayed.
10/05/2024
Elisabeth
We had the most amazing couple of nights! The beach house is so lovely - very cozy and warm even in the middle of December. Perfect for a group of friends wanting to escape to the beach for a few days. Had a great time exploring the island - would definitely recommend going to Elmley National Nature Reserve. Can't wait to come back!
28/12/2023
Hannah
Absolutely fantastic - such a brilliant location.
08/12/2023
Joe
Lovely location: isolated and very scenic. House is well equipped. Hosts approachable and quick to respond.
23/10/2023
Anna
We had a lovely relaxing.. peaceful stay here enjoying the perfect sea views..
20/10/2023
Lisa
We had a lovely relaxing stay at Sandy Toes and hope to visit again in the future. The beach house was well equipped with everything we needed and in great condition.
28/08/2023
Zoe
Absolutely beautiful, the adventure started from when we arrived, having to find the key to the gate, then driving up the steep path and along the dirt road until we came to the cabin. Views were beautiful, it was lovely hearing the sea and getting up to watch the sunrise. We went for long walks along the beach. Stopped at Whitstable for lunch, food was delicious at the Tudor Restaurant and TeaRooms. We also visited Herne Bay, lovely views, enjoyed a coffee and cake at Makcaris, after walked along the sea front with ice cream. Sandy Toes was magical, very spacious, lovely hot shower. We met the owners who were very friendly and very welcoming, their dog visited the first morning which was lovely, giving him some fuss. We were left some local treat which were delicious. It was lovely watching the birds and watching the ocean lapping up onto the beach. Amazing holiday.
04/08/2023
Kerry
We spent a wonderful, relaxing weekend at Sandy Toes with our 3 dogs. The cabin is beautifully designed and the location directly by the beach is superb. We enjoyed watching the wildlife, especially the curlews and a lone seal who came to visit one day. We also liked that although there is good mobile phone reception there is no wifi!
07/07/2023
heike
We had a great stay at Sandy Toes. Both the inside and outside were much bigger than we expected from the photos. The house was well equipped and very comfy. If you want to get away from it all by the sea this is the place for you
09/06/2023
Deborah
We had a very magical holiday and would love to go back one day in the summer time. The owner that met us was very helpful and friendly.
10/04/2023
Faye
We had a wonderful time at Sandy Toes - it’s a really magical place. The kids spent nearly the whole time on the beach and my eldest and I managed five (short!) dips in the sea. Would absolutely love to go back.
17/03/2023
Sarah
Stunning place - a true little slice of heaven ! staying literally on the waters edge is magical - amazing sunrises and sunsets. Once we settled we didnt want to move - why would you when you are in such a beautiful place! IDEAL for dogs - all well enclosed so dogs can wonder around.
05/08/2022
ellie
We were a family of 2 adults and 2 teenagers and 2 dogs. We booked Sandy Toes as the photos and description on the website looked amazing. It was also a part of the country we had not previously visited and only about 2.5 hours drive away. We loved that it was right on the beach and the rustic style. When we arrived we were not disappointed- the house and the beach were even better than they looked in the photographs. The beach was quiet with very few people around which was great for us as one of our dogs is nervous and he loved being able to run on the beach without other dogs near by.
We got up early and watched the sunrise which was such a wonderful memory to make.
The house was well equipped and great to have the bbq. The beds we comfortable and the shower was good.
We spent most of our time on the beach or on the deck looking at the sea.
We did venture into Leysdown - kids liked the arcades and we had fish and chips. Not a lot else there. We drove up to sheerness, Queenborough and minster - not much in any of the towns in the way of shops, restaurants etc. we did go to The Ferry House which was fantastic for a special meal.
18/07/2022
Cathy
It was near to home and looked like the kind of place to relax, walk the dogs and just "be" in nature.
27/06/2022
Julie
We spent a very relaxing week a Sandy Toes Beach House. Playing Cricket, board games, breakfasts on the decking, playing on the beach, swimming, reading, campfires, toasting marshmallows, BBQs, long walks through the nature reserve and to the Ferry Inn for amazing meals. The beach house itself is spotless and super comfy. Communication was easy, Frances and John were very helpful and always quick to reply. We would have loved to stay longer and will definitely be back.
27/05/2022
Frauke
What a wonderful location! The beach house is so comfortable, with everything you could need, and the views are stunning in every direction. If you want to get away from it all without sacrificing comfort, then this is the perfect place.
23/05/2022
Sue
Magical spot perfect for a nature-loving, restful getaway.
16/05/2022
camilla
We had a great time at Sandy Toes and Frances was very quick to reply to messages. The place was lovely and spotless and we really enjoy doing nothing and watching the view
08/04/2022
Celine
Fantastic - lovely hosts, beautiful clean beach cabin directly on the beach.
25/03/2022
Claire
Amazing location, not too far away from our home and total relaxation.
25/10/2021
Ruth
This is our second stay at Sandy Toes. We love its peaceful, scenic location right by the sea.
27/09/2021
Karen
We had the most amazing time. The view blew us away.
13/09/2021
Gemma
Absolutely amazing beach hut, plenty of space for 5 people for a mini birthday party. The Bank Holiday weather wasn't great but this did not detract from the amazing views from the beach hut.
The kitchen is fully equipped, good size fridge and freezer (with ice). The bathroom and shower were awesome, we all loved the quirky furniture.
Definitely will be back again in the future.
27/08/2021
River
We had a wonderful few days at Sandy toes. It was a really special location and perfect for relaxing - even with three kids in tow! We played on the beach, in the sea and walked across to one of the hides in the nature reserve. We also spent a morning in whitestable.
20/08/2021
Leila
We have just stayed at the beautiful Sandy Toes for four nights in the August summer holidays. Two adults, two kids and the dog. It has been just what we needed, a break away from the hustle and bustle, peace and quiet
09/08/2021
Rachel
A truly unique stay in a breathtaking location that was well organised, equipped and beautifully appointed. We spent 4 nights and were extremely lucky with the weather. Up and out on paddle boards first thing in the morning, walks, lazy afternoons waiting for the tode to come back in, then more water play into the late evening.
The house has everything you could need, we actually enjoyed being mindful of water use and electricity and the kids were brilliant have definitely formed new habits as a result! The location is right next to a nudist beach which was an experience, we had no issues and it wasn't overly busy. The tides do go far out twice a day, but this was brilliant fun for the kids who were safe and thought it was brilliant to play out so far.
The house is total escapism, and even in poorer weather it would be a wonderful location to disappear to. Nearest supermarket is 20 min drive, nice beach cafe 15 min walk, amusements and fish and chip shops about 30mim walk away. The approach to the house is a single track road, and there is a steep slope to drive up onto the row of cottages. We lost a mud flap in our van, but it's do-able and practice helped!
02/08/2021
Laura
We had a wonderful stay at Sandy Toes - such a tranquil, very special place. Very helpful owners too.
Thank you.
12/07/2021
Karen
The location on the beach and near to the nature reserve. We wanted quiet and this was perfect.
05/07/2021
Claire
We had a wonderful stay, the host had thought of everything that we might need whilst we were there . Our own private bit of beach amazing just what we needed to recharge our batteries . We timed it right had fantastic weather all week it only rained on the day when we were heading home .
31/05/2021
Sarah
We wanted something different for a girlie break and this was exactly that. Secluded and unusual and quirky. There are fabulous views from the house and your own private beach. Lovely walks and plenty of birds to watch. We had a very relaxing time.
17/05/2021
Debs
At the end of a dirt track, our lovely host met us to let us in and we discovered that we were to be on the end of a jaunty row of beach properties. We immediately felt welcome and relaxed. It is truly off the grid but super cosy. We spent the days, walking in the neighbouring nature reserve, beachcombing, slow cooking, bird watching and teaching the kids to play backgammon. But mostly, we just looked at the phenomenal view – the huge skies and changing tides meant that it constantly refreshed. We all feel fully recharged and so lucky to have been able to call this little slice of paradise home for a few days.
14/05/2021
Lisa
A beach cabin decorated in an eclectic style with absolutely stunning views literally right on the beach. We really loved watching the tide come in and out from both the living area and the deck. It’s rarely that I enjoy spending time in a property just enjoying the surroundings so much.
30/04/2021
Carrie
Welcoming, cosy, clean and in the most magical location. Sandy Toes was everything we hoped for and more.
12/04/2021
Jane
This was a true change of scene which was exactly what was needed this year. Refreshing seascape and sea air for a half-term break.
Bird watching using the books provided to identify them.
Blustery walks along the beach and sea wall with pouring rain not dampening the experince.
No telly so family board games every night.
Added fun was the generator. Good teamwork between teenager and Dad to maintain it during our stay.
26/10/2020
Rebecca
Just wanted to let you know we had a great time at Sandy toes. I live on Sheppey and shellness has always been my favoured dog walking area. Your house was always my favourite and I always dreamed of living there, (there used to be an old boat next to it i think). I can't tell you how amazing it was to finally get to stay there. The weather was dramatic and perfect too. We stayed out on the deck as long as possible then went in and lit the fire. The huge windows all round make it just as enjoyable inside. I also look forward to staying there next summer when the days are longer to see it in a different light. Jo
18/09/2020
Jo
Right on the beach experience. Immediate access to sea and sand. Views of north Kent coast and ships going by too.
28/08/2020
Christopher
The smell of the sea, sound of lapping waves as you fall asleep and probably the most awesome sunrise and moon rise I have ever seen were just the icing on the cake at Sandy Toes Beach House. You can feel the love and care that the owners Frances and John have poured in to the airy and comfortable space. If you can tear yourself away from the decking looking out over your own piece of private beach and panoramic views of the horizon , you can walk either way along the shore line to collect shells, swim or have a paddle. We chose to visit the Ferry House Inn a short drive away where the welcome, local Kentish ale and food were great. The owners (and their very lovely dog!) were around for a chat if we wanted to, however they also left us to our own devices and although they were nearby we felt very relaxed on our private side of the deck. I am already missing the fresh air, the inspiring ever changing light and colour, the stunning view and the chance to really switch off from the world. Not to mention that sunrise.
Book with us in confidence knowing you won’t find that place cheaper elsewhere. All of the prices we display are set and matched by our Owners. (In this world of foreign currency, we do have to say 'subject to exchange rates' for some of our European places.)
What does ‘from price’ mean?
Our ‘from price’ is based on a four night stay in low season and designed to help you to compare different prices across our collection. Some of our Owners vary their nightly rates and check in days throughout the year, so it may differ from the rate quoted below the calendar. It is quite common (although by no means universal) for places to charge a little more in peak season or for shorter stays, to cover changeover costs. Consider booking longer stays during the cooler months if you’re looking for the lowest nightly rates.
Agency Terms & Conditions
Except where otherwise specified, we Sawday’s Canopy & Stars Ltd (Company No 09088366) of Merchants House, Wapping Road, Bristol, BS1 4RW act only as an Agent in respect of all bookings we take and/or make on your behalf. As an Agent we act as an intermediary between you and the owner (‘’Owner’’) of the holiday accommodation (‘’Property’’) you will be staying in. We help to arrange reservations and bookings between you and the Owner and take payments from you on behalf of the Owner.
We are only arranging a contract between you and the Owner for hire of the Property and for any other services or arrangement you purchase from the Owner (the “Booking”). This means the legal contract for the Booking is between you and the Owner despite the fact that a payment for the Booking has been made to the Agent. Your contract for the Booking is not with Sawday’s Canopy & Stars Ltd (Canopy & Stars).
Canopy & Stars is part of the Sawday’s family of companies, a majority employee owned business, 24% owned by a charitable trust and a B Corp. We accept no liability in relation to any contract you enter into in relation to Bookings or for the acts or omissions of any supplier(s) or other person(s) or party(ies) connected with any Booking.
When making your Booking we will arrange for you to enter into a contract with the Owner, as detailed in clause 1.2 below. Your Booking is subject to these Agency Terms & Conditions and any other specific booking conditions of the relevant Owner(s) you contract with. The Owner’s booking conditions may limit and/or exclude the Owner’s liability to you.
You may decide to make more than one Booking at the same time. The price charged in total for more than one Booking will always equal the prices charged separately for each individual Booking. All Bookings are available to be purchased separately at the same price as they are when more than one Booking is made. This means that any multiple Bookings do not constitute a package as defined in the Package Travel, Package Holidays and Package Tours Regulations 1992.
By making a booking, you agree that:
- You have read these Agency Terms & Conditions and agree to be bound by them;
- The lead name on the Booking will be the person responsible for the Booking and shall be responsible for paying the deposit and the full price, for making any amendment and cancellation requests and for the payment of any additional charges. The lead name accepts these Terms & Conditions on behalf of all persons in the Booking;
- You consent to our use of your information in accordance with our Privacy Policy;
- You are over 18 years of age and where there may be age restrictions in place, you declare that you and all members of your party are of the appropriate age
The Canopy & Stars online booking system enables Guests to make Bookings 24 hours a day. To confirm your booking, you must pay a 25% deposit (or full payment if booking within 10 weeks of your check in date) and the entire Booking will be subject to the cancellation policy as outlined in clause 2 below. The Canopy & Stars telephone booking line is open Monday to Friday 9am to 6pm and Saturdays 10am to 2pm. When using the online enquiry form, for those Properties without online booking, please allow 24 working hours for us to contact you by telephone to confirm the Booking. If we are unable to reach you by phone, we will attempt to contact you by email. We will contact you during Canopy & Stars working hours (Monday to Friday 9am to 6pm and Saturday 10am to 2pm). Online or email enquiries will be dealt with in the order they are received, but please be aware that we cannot guarantee reservation of your selected dates until the receipt of suitable payment. Therefore, if possible, we do recommend that you book on the Canopy & Stars website using the online booking system.
1. Booking and payments
1.1 In order to confirm your chosen Booking, you must pay a 25% non-refundable deposit as required (or full payment if booking within 10 weeks of the date of your check-in). The deposit is non-refundable as it covers costs incurred and services provided to enable your Booking. These include, but are not limited to, marketing and PR, property inspection fees, Owner management, booking management, credit card fees and customer service.
1.2 Your Booking is confirmed and a contract between you and the Owner will exist when we receive payment of the deposit and send you a booking confirmation on the Owner’s behalf. This Booking confirmation email will be sent within 24 hours and will contain the details of your Booking and of payments made and due. If you have not received your Booking confirmation email within the specified time, please notify us as soon as possible by email (bookings@canopyandstars.co.uk). Please check your confirmation carefully and report any incorrect or incomplete information to us immediately. As we act only as booking Agent, we have no responsibility for any errors in any documentation except where an error is made by us.
1.3 Once the 25% deposit has been paid, the full balance payment will be due 10 weeks in advance of your check in. A reminder to pay your balance will be sent to you one week prior to this 10 week date, where applicable, by email. We automatically take the balance payment using the same card as used to make the deposit payment. It is your responsibility to advise us if we should use a different card and to contact us by telephone (0117 204 7830) to arrange for alternative payment method. If the automated balance payment does not successfully go through as there is a problem with your card, such as it is expiring, then we will contact you to try and take alternative payment. If you do not make any payment due to Canopy & Stars by the due date for payment and at the latest within 5 days of this date, then with regret, we will notify the Owner who will cancel your Booking and terminate their contract with you. In these circumstances, your rights to a refund are set out in clause 2.3 and 2.4 below. Please note that if you have paid in a currency that is different to the original pricing, we will not be able to guarantee the same conversion rate that was used to convert the deposit payment.
1.4 Except where otherwise advised or stated in the booking conditions of the Owner concerned, all monies you pay to us for a Booking will be held on behalf of the Owner(s) concerned.
1.5 Credit Card payments are processed via Elavon who provide merchants services facilities to Sawday’s Canopy & Stars Ltd.
2. Cancellation by You
2.1 If you have to, or want to cancel or amend your Booking, this request must be sent to us by email (bookings@canopyandstars.co.uk) and will be considered and responded to within two working days of receipt. Please ensure that you have received written confirmation of any changes to your Booking prior to travel. Whilst we will always try to help, we cannot guarantee that such requests will be met.
2.2 Cancellation by you at any time will result in your 25% deposit being forfeited. The deposit is always non-refundable as it covers costs incurred and services provided to enable your Booking.
2.3 All bookings are non-amendable and non-refundable within 10 weeks of your check in date. If you need to cancel your booking within 10 weeks, the total cost of the accommodation including the deposit will be forfeited. Cancellation should always be in writing to bookings@canopyandstars.co.uk.
2.4 If you need to cancel your booking at a date 10 weeks or more in advance of your check in date, the 25% deposit will be forfeited. If the booking has been paid in full the balance will be returned to you, minus the 25% deposit. Refunds will be issued in the same form and ratio as the original payment was made. Therefore, if a Gift Voucher was used to book your stay, the refund will be back onto a new Gift Voucher at the same amount as originally used. Alternatively, if you paid in cash, your refund will be processed in the currency of the booking. Where this is different to the currency of the payment card, this will be converted at the current exchange rate on the day of the refund.
2.5 Cancellations made by you, at any time, may incur a £50 administration fee in addition to us retaining the non-refundable deposit. This represents the administration costs incurred by us on behalf of the Owner to deal with such requests.
2.6 If extreme weather prevents you from reaching your holiday, taking, or finishing your holiday, you are still subject to these cancellation terms as outlined in clause 2.3 above. We strongly recommend that you take out a travel insurance policy which covers this eventuality. In the event of the property becoming unavailable (such as due to fire or flooding), Canopy & Stars will endeavour to provide the Guest with suitable alternative accommodation, starting with any other accommodation that may be available with the same Owner of your Booking, or will refund all monies paid, or a proportion in the case of curtailment. The Agency cannot, however, pay any compensation or expenses as a consequence of such an event.
2.7 Cancellation insurance is available to purchase from many providers, but will be a third-party arrangement and not involve Canopy & Stars or the Owner in any way. You are strongly recommended to take out personal travel insurance for all members of your party for UK holidays and you must take out personal travel insurance for international holidays, including for illness and cancellation due to Covid-19. It is your responsibility to ensure that the insurance cover is adequate for your needs, including cancellation and curtailment.
2.8 If you fail to check-in on your date of arrival your Booking will be cancelled and no refund will be due.
3. Amendments to your booking, requested by you
3.1 Amendments to your Booking can only be made more than 10 weeks prior to the check in date, after which time amendments may be treated as cancellation and our refund policy as detailed in clause 2.3 above may apply. All amendments are subject to availability and may incur a £50 admin fee detailed in clause 2.5 above.
3.2 If we can fulfil your request to amend your booking, any differences in price as a result of the amendment, will be paid by you in the case of an increase and refunded to you in the case of a decrease in price, e.g. amending your booking from low season to high season.
3.3 In the event that a date swap is offered, this will normally be agreed with a set timeframe to rebook and sometimes a credit against a future stay will be offered. The credit can only apply to a stay at the same space as originally booked.
3.3.1 If a date swap is offered, then the Agency Booking Terms and Conditions applied at the time of your original booking will still apply. Therefore, if your date was swapped within 10 weeks of the original check in date, the 10 week cancellation policy set out in clause 2.3 applies to your new stay, even if the new check in date is beyond 10 weeks.
4. Refunds
If a refund is issued it will be in the same form and ratio as the original payment was made. Therefore, if a Gift Voucher was used to purchase the original stay, the refund will be back onto a new Gift Voucher at the same amount as originally used.
5. Insurance
You are strongly recommended to take out personal travel insurance for all members of your party for your holiday, including holidays in the UK. It is your responsibility to ensure that the insurance cover is adequate for your needs, including cancellation and curtailment for any reason. Please read your policy details carefully and take them with you on holiday.
6. Changes and Cancellations by the Owner
We will inform you as soon as reasonably possible if the Owner needs to make a significant change to your confirmed Booking or to cancel your Booking. We will also liaise between you and the Owner to try and organise an alternative Booking offered by the Owner, or a refund but we will have no further liability to you.
7. Cancellations due to events outside of Owner’s control
An Owner may have to cancel a booking due to events outside of their reasonable control (see clause 22). In such circumstances, we will liaise between you and the Owner to try and organise an any alternative Booking offered by the Owner, or a refund but we will have no further liability to you.
8. Complaints & Procedure
We always aim to provide the best possible holiday experience, however, if you have any complaint or problems during your stay, please immediately notify the Owner during the stay itself, so that the Owner has the opportunity to resolve the problem at the time. If you do not follow this procedure, there will be less opportunity for the Owner to investigate and resolve your complaint and to make your stay as enjoyable as possible. Delays may also mean that the amount of compensation you may be entitled to, may be reduced or negated.
Whether or not your complaint is dealt with satisfactorily, please also let us know of the problem as soon as possible by emailing info@canopyandstars.co.uk. We will aim to respond within 1 working day to acknowledge your email. We will then review your feedback and investigate the complaint. This may involve discussing your concerns with the owner, revising the website listing for inaccuracies, and reviewing previous guest feedback and internal inspection notes. This process can take time to complete, so please allow approx. 7 working days for a final response.
We also welcome you to fill in our feedback survey which will be sent to you via email the day after you check out. It is important for us to gather as much information as possible about the experiences our guests are having. This is what helps us support our Owner in fulfilling their potential and identifying if anything could be improved.
9. Our Responsibility for your Booking
Your contract is with the Owner and its booking conditions apply. As Agent, we accept no responsibility for the actual provision of the Booking. Our responsibilities are limited to making the Booking in accordance with your instructions and acting properly in accordance with our legal duties as an Agent. We accept no responsibility for any information about the Booking that we pass on to you in good faith. However, in the event that we are found liable to you on any basis whatsoever, our maximum liability to you is limited to twice the cost of your Booking (or the appropriate proportion of this if not everyone on the Booking is affected). We do not exclude or limit any liability for death or personal injury that arises as a result of our negligence or that of any of our employees whilst acting in the course of their employment.
10. Your Responsibilities
10.1 Please note that you have a contract with the Owner of the property. As such you are under a responsibility to behave in a proper, appropriate and legal manner whilst staying at the property with due respect to the Owner, the Property and other guests and their Property.
10.2 You are responsible for informing the Owner of any losses or damage to the property as soon as possible. Please note that you will be liable to pay the Owner for any losses or damage to the property caused by you or a member of your party (except reasonable wear and tear). Some Owners may also require a damage deposit. If so, this information will be provided on the website place page under ‘essentials’.
10.3 You must also leave the property by the check-out time specified on your Booking. If any guest behaves inappropriately or improperly (of which the Owner will be the final judge on their Property), or illegally, the Owner reserves the right to ask the guest and their party (at their discretion) to leave the Property before the end of the holiday period and/or refuse any future bookings from you. Please note that this would be without the right to any refund.
11. Pets
11.1 Not all properties accept pets. If you wish to take your pet on holiday, please advise us before booking and we can check whether pets are accepted at the property. You must obtain the prior consent of the Owner before taking any pets to the property. If you take a pet to a place that doesn’t allow pets, or you exceed the number of pets allowed at a place, the Owner has the right to refuse you to stay at the Property, and/or they may ask you to leave the Property before the end of the holiday period. Please note that this would be without the right to any refund.
11.2 A nightly charge may be made by the Owner for each pet and additional terms may apply, you will be notified of this at point of Booking. Please check these terms carefully before booking and arriving.
11.3 Please do not leave your pets alone or unsupervised in the property at any time during your stay. For the safety and comfort of your pet we request that Owners exercise due diligence at all times, especially where the property is located near a road/livestock. Canopy & Stars nor the Owner can accept responsibility for the safety of your pet.
11.4 If any guest has an allergy to pets, please be aware that Owners (and we) cannot guarantee that a pet has not stayed in a particular Property. We and Owners cannot accept responsibility for any suffering which may occur as a result of such animals having been present in a property.
11.5 We ask that all owners of pets keep their pet under control at all times and to be responsible for ensuring that they do not damage the Property, livestock or vegetation during the stay. You will be liable for any damage caused by your pet. Any damage is to be reported to the Owner immediately. Any additional cleaning required, that may incur an additional charge, will be at the Owner's discretion.
12. Special requests
If you have any special requests (for example dietary requirements, allergy, cots or room location), please let us know at the time of booking. We will pass on all such requests to the Owner, but unfortunately, we can't guarantee that they will be met and we will have no liability to you if they are not.
13. Maximum Numbers
Please note that except by prior arrangement confirmed in writing, only the number of persons specified on a booking confirmation may occupy a property. Most owners reserve the right to refuse admittance or revoke a Booking if this condition is not observed and you are unlikely to receive any refund.
13.1 The Owner reserves the right to sue the guest for any loss, damage or injury caused to the Owner, the Property or to other guests and/or their property. As Agent, we will have no liability to you in these circumstances.
13.2 The Owner only supplies the Property for domestic and private use. You agree not to use the Property for any commercial, business or re-sale purpose, and the Owner has no liability to you for any loss of profit, loss of business, business interruption, or loss of business opportunity. If you do wish to use the Property for a commercial purpose, you must contact Canopy & Stars prior to confirming your booking.
14. Group Bookings
Not all Owners accept Bookings for a single sex group (for example, a stag or hen party). Guests wanting to make such a Booking should check with us beforehand to enable us to check whether the Owner is prepared to accept the Booking. We will then advise you accordingly. In event that an Owner does not accept this type of Booking then it is with regret, that the Booking may be cancelled, and cancellation fees may apply. It is the Guest’s responsibility to enquire with Canopy & Stars and/or check on our website beforehand to make sure that this type of Booking is permitted.
15. Pricing
15.1 Canopy & Stars reserve the right to amend advertised prices at any time on behalf of the Owner. We also reserve the right to correct errors in both advertised and confirmed prices. Special note: changes and errors sometimes occur.
15.2 Rates are set per place in the currency specified by the Owner. Where this has been converted into the currency of your preference, until the payment stage this will be an estimation only, based on a recent exchange rate. The original rate will be displayed before you confirm your payment and you will be given the option of paying in your own currency at our guaranteed rate, or paying in your own currency and leaving the conversion and any associated fees to your card provider.
16. Information & Accuracy
The information and prices shown on this website are varied from time to time and may change between the time you first view a property and make a Booking. You should check that all the details are as you expect prior to making a Booking. It is always possible that, despite our best efforts, some of the properties (including the features and extras available) may be incorrectly described and/or priced. If we discover this is the case after you have made a Booking, we reserve the right to contact you with details of the correct information and/or pricing and will give you the option to:
(1) proceed with the Booking based on the correct information and/or pricing, which may require the payment of an additional amount by you
OR
(2) subject to availability, change your booking dates to dates when the pricing can be honoured and so no additional charge to you. In the event that a lower price can be offered for alternative dates then the difference would be refunded
OR
(3) cancel the Booking. If we do not receive your instructions within 5 days of contacting you, we reserve the right to cancel your Booking without liability to you.
17. VAT
Many of the Owners of properties in the Canopy & Stars portfolio are not registered for VAT in which case no tax is payable. Where VAT is payable, the tax is included in the advertised holiday rental price. If the rate of VAT changes between the date of the Booking and the date of the stay, Canopy & Stars may adjust the rate of VAT that you pay, unless you have already paid for the Booking in full before the change in the rate of VAT takes effect.
18. Visa, passport and health requirements
Unless you tell us otherwise, we assume that all members of your party are British citizens who hold or will hold full British passports valid for the entire duration of the international Booking. Information on visa, passport and health requirements, where given and applicable, is so given on this basis. Requirements may change and you are therefore strongly recommended to check the up to date position with the Owner of the Booking, Passport Office, appropriate embassy or consulate or your doctor as applicable in good time before the commencement of your holiday. Prior to international travel it is your responsibility to check whether it is safe to travel by visiting the FCO website www.gov.uk/foreign-travel-advice.
19. Governing Law and Jurisdiction
These terms and conditions have been drafted in accordance with and are governed by English law and the courts of England and Wales have exclusive jurisdiction in relation to any and all disputes arising out of these Agency Terms & Conditions.
20. Discrepancies
In case of a discrepancy between these Agency Terms & Conditions and any other Canopy & Stars literature, these Agency Terms & Conditions shall prevail.
21. Validity clause
In the event that a court finds that a condition in these Agency Terms & Conditions is illegal or void, the illegal or void provision will be severed from the remainder of the Agency Terms & Conditions, which will continue to be valid and have full force and effect.
22. Events beyond an Owner or Agency’s control
If an Owner or Canopy & Stars is prevented or delayed from complying with any of their respective obligations under these Agency Terms & Conditions or a contract for a Booking due to events or circumstances beyond their reasonable control, the inability or delay in performing those obligations will not be treated as a breach of these Agency Terms & Conditions or a contract for a Booking. Examples of such events or circumstances include fire, flood and other acts of God, strikes, trade disputes, lock outs, restrictions of imports or exports, riot, accident, disruption to energy supplies, civil commotion, acts of terrorism or war, pandemic (including Covid-19), any national/local/regional government restrictions.
Thank you for wading through all the very boring, but very important stuff above.
Now the outdoors is calling, so go and get wild in nature!
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This was a family gathering and the cottage and the location, for this sort of thing was magical, the isolated and the fact that there was no television wonderful, lots of long walks along the beach.
17/11/2025