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bagthorpe treehouse exterior
bagthorpe treehouse woodburner
bagthorpe treehouse bunks
bagthorpe treehouse terrace
bagthorpe treehouse four-poster
bagthorpe treehouse kitchen
bagthorpe treehouse terrace
bagthorpe treehouse copper bath
bagthorpe treehouse four-poster
bagthorpe treehouse hamper
bagthorpe treehouse
bagthorpe treehouse
bagthorpe treehouse terrace
bagthorpe treehouse exterior
bagthorpe hall

Bagthorpe Treehouse - Norfolk, United Kingdom

Last cache: 13:29:20, Sunday 24 September 2017

Bagthorpe Hall

Suitable for children aged 8 and over

Not suitable for pets

Children over 8 are welcome. We’re sorry, the treehouse isn’t suitable for pets.

A luxurious, cosy and secluded treehouse perched in the grounds of a country house B&B near the Norfolk coast

Gina & Tid loved safaris in Africa, and were captivated by the idea of staying outdoors, in comfort, but in the midst of nature... The tranquillity and beauty of their estate near Burnham Market in Norfolk made it ideally suited to the creation of Bagthorpe Treehouse. It's just a short stroll through the grounds of Bagthorpe Hall, Gina & Tid's country house B&B, and the spot has been carefully chosen, under a Holm oak in a small copse in complete privacy. With a king-size four-poster and a huge copper bathtub, it makes a luxurious romantic retreat for two - but the two single bunks mean children (over 8 only) can enjoy it too. The style is both swish and relaxed, with a verandah outside for surveying the wildlife. The treehouse is extremely well built and insulated, meaning it's warm all year round. 

Ask Gina to show you walks in the surrounding parkland, with its many ancient trees. There'll be snowdrops in springtime and bluebells in May. In the local area, spot seals on the coast, visit the gardens at Sandringham or Houghton Hall, watch the fishing boats land at quaint Wells-next-the-sea or just enjoy the peace and quiet of your ‘Norfolk safari’!

Bagthorpe Treehouse was made by Bower House

Our guests say...

Delightful place, very peaceful and relaxing.



The tree house is located about a 3 minute walk past the beautiful Bagthorpe Hall and along a mown pathway through a lovely field. The tree house is completely secluded and was an amazing sight when it came into view. We were all very excited (2 adults, 2 children) as we trundled along pulling the great little cart piled high with all our stuff. Once in, the tree house was clean, beautifully furnished and cosy. We had everything we needed and had 2 very peaceful, quiet nights. The terrace was a great addition and as we were so lucky with the weather, we could sit out in the evening with drinks and in the morning having breakfast looking at the wonderful views and although we are usually quite social (!) it was lovely not to see or hear another person the whole time we were there!



We loved the tree house! The bath was so deep and luxurious and the whole place lovely. Even though it was rainy, it was still great to be there because it was so snug and cosy and we could weather watch in comfort. The boys enjoyed bunk beds and we were in close distance to enjoy different places in the area (Seals, Tank museum, Sheringham). The hosts kindly made sure we settled in well even though they had been away themselves.



Bagthorpe treehouse is absolutely amazing. We couldn't of asked for more. Perfect setting and lovely touches, just the relaxing getaway we needed.



We enjoyed a peaceful stay at the treehouse for one night and thoroughly enjoyed it. It's set far enough away from the main house for privacy and not feeling overlooked but close enough should you need anything. The treehouse itself is well equipped for a short break and the facilities are wonderful. We ate at the Duck Inn for Sunday lunch and can highly recommend that also. Altogether a magical weekend.



We had a lovely, relaxing night at Bagthorpe. The log-burner meant that whilst we were surrounded by frost on the ground and icicles in the trees we stayed snug and warm all night. The biscuits on our arrival were greatly appreciated and went down well with the hot cup of tea also supplied (the bottle of wine kindly left for us went down well too!). We didn't stray far - we wanted some time together without the distractions provided in most accommodation (tv, radio, wi-fi) and the treehouse proved to be a perfect base. Thank you Gina and Tid!



The treehouse was everything we could have dreamt of. The feeling of a cosy cottage with a wood burning fire and a four poster bed but 10+ feet off the ground in an oak tree! Fantastic views of the surrounding landscape made only more special as the weather was kind to us. The stay was topped off by the fact I chose the treehouse as the venue to propose to my now fiancé after a lovely day along the Norfolk coast. There were further perfect moments with great cooking facilities and a large copper bath spacious enough for two! This stay made for a memory of a lifetime!



Just amazing, will be going back



Wonderful, amazing, peaceful,beautiful and so much fun.



This exceeded all our expectations. Exactly what we needed: quite, peaceful, no TV or radio. Pure heaven to relax and spot the wildlife - during the day and night! Accommodation was fantastic with large bath and comfy bed and the chance to revisit childhood days with copious amounts of board games - cant wait to return!



The perfect place for a relaxing get-away.



We had a wonderful stay at Bagthorpe Treehouse, so peaceful and relaxing, a great place to unwind and escape. The Treehouse has everything you'd need and was just perfect, so much so that we chose to cook our own dinners at the Treehouse on 3 of the 4 nights we stayed. I would highly recommend a stay here to anyone looking to get away from it all for a few days.



Luxurious, best nights sleep we've had ever!! 5 star venue with vies to match. Loved the fact we had no wifi!! 100 % family time , old school style.



Superior accommodation in all respects - very very relaxing



Outstanding, a truly great place to treat yourself to some genuine peace, quite and relaxation. Amazing views, setting and design.



It was for my boyfriends 30th birthday, it was everything I expected and more. It was so peaceful and tranquil and the tree house was situated on the most idyllic part of the estate overlooking lots of lovely fields and wildlife.



To be so secluded was a real luxury and enhanced the feeling of "getting away from it all". The treehouse is a special place.



The treehouse was amazing, it is in such a beautiful, quiet location and the owners have thought of everything so well. Two nights was not enough! Walking down the path, through the meadow, and the treehouse appearing was magical. An English breakfast on the veranda and then spending the evening with wine, scrabble, the wood burner and a soak in the bath was extremely relaxing. Such a lovely escape and really hope we can return one day.



A magical treehouse stay with a wonderful welcome and blissful detachment from technology. Two nights at Bagthorpe felt like a week's holiday.



We had a wonderful stay. The location was perfect, really peaceful and leaving. The tree house had everything u needed and we would definitely recommend it to friends and family.



We absolutely loved the Treehouse. It was a special treat for my boyfriend, after his 40th Birthday party and it was the perfect get-away. It feels like you're out in the middle of nowhere, but in a good way! :) No phone signal, no noise - just relaxation, comfort and each other. Loved it!



It was amazing from crossing the cattle grid to walking down the mown path to turn the corner and see the glory of the treehouse No noise No neighbours No wifi No TV Heaven



It was a fantastic retreat with peaceful surroundings - unique



Excellent, relaxing, quite. Very nice treehouse ticked all the right boxes and looked even better than the pictures. The kids loved the sleeping bunks and the room is a perfect size. With the four poster bed and freestanding it was just lovely.



It was a fabulous secluded stay, in a beautifully appointed treehouse. More like a boutique hotel with so much attention to detail. The wood was chopped, the bottle of wine chilled, and the beds inviting in lovely linens. The children adored their hideaway beds, and when the clumsy one cut her toe, there was even a first aid kit! The surrounding area is stunning, with plenty for wildlife and garden enthusiasts, but also plenty of lovely pubs and restaurants serving local produce at good prices. Our highlight had to be the seals a Blakeney Point.



It was wonderful. The treehouse stands on its own away from the main house, you have complete seclusion and tranquility. The house is luxurious, a wonderful bed, comfortable sofa, magnificent slipper bath and even a fitted kitchen. It is like a John Lewis show house in a tree. We loved our time there. It gets really dark - take a torch.



Lovely relaxing and peaceful weekend



two nights in a tree house. Very relaxing with no telly, no wifi and no mobile signal.



It was quiet, secluded, private, relaxing and refreshing stay



It was idylic. So peaceful and a beautiful location



Arrived around 6pm on the friday evening and was greeted by a lady who I think was the housekeeper as the owners were on holiday. Fine with us, we were left on our own. Lovely treehouse, very well appointed, comfy bed and good quality linen. The whole place was very well thought out. Sat on the terrace drinking champagne and taking in the view on the Friday. Lazy saturday morning then headed off to Burham Market for a bit of shopping followed by a walk on the beach at Brancaster. Supper in the Duck Inn which was superb. All in all a really lovely weekend in a beautiful place.



fantastic treehouse, very peaceful, great setting. Very cosy especially in adverse weather conditions! amazing to watch muntjac and barn owls off the decking!



A luxurious, relaxing stay in a beautiful location. Something a bit different to celebrate my husband's 40th Birthday. Lots of great places to eat nearby and lots of places to visit during the day. Somewhere I would recommend.



Great for quiet, private luxury. Hadn't expected a dishwasher in a treehouse! Wood burner keeps it toasty warm and the location is perfect for exploring North Norfolk towns, villages and coast.



We loved it, the kids liked it! We have stayed in some amazing places and countries but my ten year old daughter said it was one if if not the best place we've stayed and we all agreed. Amazing luxury and space and well worth the money. We are booking again for the summer. Fantastic sense of privacy too :) we loved it all and didn't want yo leave!



We had an amazing weekend!!! Thank you. I booked 2 nights in Bagthorpe Treehouse as a Christmas present for my husband before realising it was at least a 4 hour drive away - oops - but the journey didn't matter at all. It was totally worth it. The treehouse is the nicest place I think we've ever stayed. So beautifully decorated and cosy. I thought it was going to be cold - but it was so warm and cosy. Even the rain didn't matter. We had the best weekend!



"We had a brilliant time, the setting and treehouse were incredible and the surrounding countryside really beautiful. We drove to the coast and had some excellent walks along the coastal path and through the nature reserves"



"Perfect! Super relaxing, beautifully furnished and lovely peaceful location"



"Lovely place, looks great, really cozy. Owners put a lot of thought into services provided"



"Booked for my husbands 40th. He wanted something different but also a bit of luxury. It ticked all of the boxes. It was peaceful and relaxing but close to local towns and attractions. It was also well equipped and furnished to a high standard."



"It was very relaxing.  Beautiful place to stay, looking out onto a gorgeous landscape."



"We had a wonderful break. The tree house was enchanting, the design and workman ship of the accommodation was first class, and the thoughtful little touches from the owners were spot on, from the welcome cake, milk and wine in the fridge to the trolley provided to transport out bags to the tree house. The best thing about our stay was the actually tree house itself and it's location. (I live in the country side but I was still amazed at just how quiet it was after dark! ) The whole place had a luxurious feel about it without trying too hard. For example the crockery was hand painted, high-end bed linen and towels, dishwasher tablets and washing up liquid were provided, all little things, I know, but from a guest's point of view they make the stay far more pleasant and therefore enjoyable. I can not think of anything bad or even to suggest as an improvement, from our families point of view our stay was spot on!"



"We absolutely loved our stay, we loved the adventure of arriving and finding the trolley to put our luggage in and pulling in down the mown paths to the treehouse, the treehouse was gorgeous."



"I loved it! I've always wanted to go 'glamping' and loved the idea of a treehouse. Saw this one and knew it was just what I was looking for and not too far away. It was a real retreat. Made me feel like Snow White just without the 7 Dwarfs."



"Beautiful tree house and very well appointed."



"We loved it!! The most tranquil place we have ever stayed. The tree house was beautifully set out, so well designed and thought through. Just perfect!"



"Lovely setting and very luxurious and well-equipped accommodation."



"Amazingly fitted out treehouse in beautiful remote setting. Best thing was the decor and high standards in the treehouse. Worst thing (not too much of a hardship) is you couldn't see sunset or sunrise very well from the treehouse, as soo many trees around - fair enough! Also there was a storm one night when we were in the treehouse, bit scary and i didn't sleep much, but it was very solid and we were fine."



"It was lovely, the treehouse was done to a high standard, we were surrounded by trees and fields..It was perfect!"



"When my husband walked in to the clearing and saw the view behind the main house and then the tree house he said it was the best ever surprise. The bed was so comfortable a true 4 poster bed. The bath was so deep, the wood burning stove...everything was so peaceful. Nothing to hear but the birds. Reading on the balcony was so relaxing."



"Did not disappoint. Very original and homely at the same time. Nothing but praise."



"Absolutely fantastic. Very well fitted out and decorated and situated in such a secluded and romantic spot."



"The tree house was fantastic! The location is amazing and our kids had a wonderful time. I will be recommending it to all my friends."



"We really enjoyed our stay in the treehouse! It was totally luxurious and comfortable. The bed was the most comfortable we've ever slept in and the bed linen was of the highest quality! The shower/bath was fantastic, the little kitchenette was well equipt and well thought out with a lovely view of the woods. I just wish it had been cool enough to use the woodburner and get all cosy! As it was, we had to 'make do' with sitting on the balcony deck area with candles and wine, watching the sun go down over the cornfield. I cant fault our stay, only that we really didn't want to leave! As soon as possible, we will be returning!"



"We had a wonderful stay. The treehouse was private and secluded with beautiful views. The location was perfect for exploring the Norfolk coast and the broads."



"Fabulous stay in a beautiful treehouse with idyllic setting. I would defiantely return and recommend the treehosue as a lovely chill out hideaway place."



"We really enjoyed the two night stay everything was incredibly good. The area was lovely near the coast and near to some wonderful restaurants. It was very peaceful and it was a very comfortable tree house (we felt like hobbits at bag end)"



"The treehouse was finished to a very high standard, had everything we needed and was just a delight to stay in."



"Simply fantastic in every respect.  The owners allowed us complete freedom to enjoy the venue. We WILL be back."



"We had a wonderful stay. The tree house is a delight and provided with all you need, even a dishwasher! The setting was very special; from the balcony we could see hare, deer and pheasants; while cleaning teeth we watched a nuthatch who perched on a branch just outside the window. The woodburning stove was a treat and kept us toasty warm and my two children absolutely loved the unique bunkbeds where they could hide away. It was such a tranquil setting we all felt de-stressed after just two nights."



"The Treehouse was in total isolation, leaving you free to admire the views and the fields and forests in the distance. The landscape was beautiful, especially in the snow and we spent our evenings in the warmth of the log fire. With the kitchen (complete with dishwasher), we could cook anything we liked and the treehouse had a relaxed, homely feel."



"The place was absolutely beautiful, in a lovely setting. The boys really enjoyed mountaineering up to the top bunk bed!"



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Step 1: Select check-in date

Bookings at Bagthorpe are for a minimum of 2 nights.


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Step 2: Select length of stay

You're booking…

  • Treehouse for 2

Step 3: Who's coming?

Aged 8 and over

Not suitable for babies

Not suitable for pets

Add extra sleeping space?

(No charge 2 single bunks accessed by ladders)

Booking summary

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Please select your arrival date and length of stay before booking

We'll ask you for your details and secure payment on the next step. Terms & Conditions

Any questions?

+44 (0)117 204 7830

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The important stuff

  • Check in is at 4pm
  • Check out is at 11am
  • The treehouse is very well kitted out so all you need to bring is yourself
  • Parking is by the main house and there's a short walk to the treehouse
  • Sleeping arrangements
  • 1 king-size four poster, 2 single bunks

Extra space available

Space for 2 children no charge. 2 single bunks accessed by ladders

Kids & Pets

Children over 8 are welcome. We’re sorry, the treehouse isn’t suitable for pets.


  • Kitchen basics are provided. 
  • Electric hob & oven
  • Fridge
  • All kitchen utensils are provided, including the kitchen sink...


  • Copper bath with shower - and views of the fields!
  • Separate WC with handbasin

Heating, lighting & bedding

  • All linen and towels are provided.
  • The treehouse has electric lights
  • There is a woodburning stove for heating (and electric heating for backup)


  • Selection of cards and board games (scrabble anyone?)
  • Radio for old-fashioned evening entertainment


There are plenty of good walks all around you. Or elsewhere, Norfolk's many attractions include...
Blakeney Seal trips

Seals at Blakeney Point

See the seals at Blakeney Point, one of their favourite spots. Take a boat trip (several run nearby) or walk along the National Trust owned coastline.

Norfolk Lavender

If you'd normally associate lavender farms with Provence rather than Norfolk, a trip to the beautiful Norfolk Lavender centre will change your mind. Visit the herb & plant centre, rare breed farm, Lavender Kitchen restaurant and take away fragrant souvenirs perfumed with English lavender oil. Call for opening times: 01485 571965.


This is an enchanting seaside resort with old houses, shops and pubs lining the maze of narrow streets leading to the quayside. The harbour has a long maritime history as a port, and is home to its own fishing fleet. One of the joys of this pleasant town is to stroll along the harbour watching fishing boats land, and pleasure craft sailing by.

The Hoste Arms, a 10-minute drive away, has its own small beauty spa offering relaxing treatments, a hot tub, and an excellent pub and restaurant next door (almost enough to make you wish for rain!)

Or a bit further afield, Go Ape! at Thetford, High Lodge with epic zip wires and Tarzan swings aplenty!

Food & Drink

At the treehouse

All kitchen utensils are provided, and kitchen basics are included: tea, coffee, and a few welcoming extras.


The nearest shop is Docking or Bircham shop, both 5 minutes drive.

Pubs & Restaurants

You are spoilt for choice with many excellent pubs and restaurants nearby.

The Duck Inn, Stanhoe (5 minutes drive) serving award-winning bottled beers from Elgood & Sons, has a small restaurant with a swiftly-changing menu, including Sunday roasts with all the trimmings and a glass of wine for £12.95
The Crown, East Rudham (5 minutes drive) Norfolk Dining Pub of the year 2010, serving excellent food in a relaxed country atmosphere
Titchwell Manor, (15 minutes drive) Boutique hotel with a restaurant overlooking the walled garden - another award-winner!

The Jolly Sailors (15 minutes drive) Traditional 18th century freehouse pub in the picturesque village of Brancaster Staithe. Delicious home cooked pub food, pizzas and takeaway.
The White Horse Inn (15 minutes drive) The White Horse Inn is gloriously situated on the marshland coastline of North Norfolk at Brancaster

The Hoste Arms (10 minutes drive) On the village green of Burnham Market, this country house style pub has a log fire for winter, terrace for summer and even a boutique spa for a facial or massage after a long day out and about in the fresh air!

Meet your hosts

Gina and Tid Morton brought their love of holidaying in the outdoors back with them from safaris and Africa. Tid is a pioneer of organic farming and manages the working farm, while Gina's passion is music, dance and horticulture. She organises open days and concerts at Bagthorpe Hall for charity. Norfolk is a wonderful place to visit, with countryside and coast, fine dining and outdoor activities aplenty.

Wildlife & Environment

Many species of birdlife make Bagthorpe their home, and there are bird sanctuaries nearby in Norfolk as well. You will hear owls at night! Occasional deer may visit too. The coast of Norfolk, especially Blakeney Point, is a favourite spot of grey seals.

Getting there

Bagthorpe Hall, Bagthorpe, King's Lynn, Norfolk PE31 6QY

By public transport

The nearest train station is King's Lynn. The nearest bus stop is Fakenham. We're sorry, it's not possible to arrange pick ups. We advise guests to bring their own car to visit Bagthorpe.

By car

From King’s Lynn

Take A148 to Fakenham, left at East Rudham turn north, up Bagthorpe Road, opposite The Crown Pub. Past farm on left, wood on right, turn in to white gates set back from trees at top of drive.

From London

Take A11, then A1065 Swaffham to Fakenham road north to East Rudham. Turn left at Cat & Fiddle pub, three and a half miles to Bagthorpe. Past farm on left, wood on right, then turn in to white gates set back from trees at top of drive.

Parking is by the main house and there's a short walk to the treehouse

Booking Terms

Canopy & Stars low price promise
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. Sawday’s Canopy & Stars is part of the Alastair Sawday’s Group of Companies. We accept no liability in relation to any contract you enter into or for any services or arrangements you purchase (“Booking(s)”) or for the acts or omissions of any supplier(s) or other person(s) or party(ies) connected with any Booking. For all Bookings, your contract will be with the supplier of the Booking in question, and in most cases this will be the owner of the property you’ll be staying at (“Owner(s)”). When making your Booking we will arrange for you to enter into a contract with the Owner of the Booking. Your Booking with us is subject to these Agency Terms & Conditions and any 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 with us 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:-

  1. you have read these Agency Terms & Conditions and agree to be bound by them;
  2. you consent to our use of your information in accordance with our Privacy Policy;


  1. 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. A Booking is confirmed on receipt of a 25% non-refundable deposit for all Bookings with check in dates of more than 10 weeks away. For all Bookings that have a check in date of less than 10 weeks before check in, payment for the Booking will be required in full and the entire Booking will be non-refundable. The Canopy & Stars telephone booking line is open Monday to Friday 9am to 6pm. 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). 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 non-refundable deposit as required by the Owner of the Booking in question (or full payment if booking within 10 weeks of the date of your check-in).


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 will normally be sent out within 24 hours in the case of email and seven working days in the case of post, and will contain the details of your Booking and of payments made and due. If you have not received your booking confirmation within the specified time, please notify us as soon as possible by email ( 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 We're sorry for any inconvenience, but payments can only be made by credit and debit cards. A 2% surcharge will be applied to credit cards. We do not accept American Express, cheques or cash.


1.4 Where a deposit has been paid, full balance payment will be due 10 weeks in advance of your check in date and a reminder will be sent to you two weeks prior to this 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 reponsibility 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 balance payment does not successfully go through as there is a problem with your card, such as it expiring, then we will contact you to try and take alternative payment. If we have been unable to take payment after two weeks of the balance due date, then with regret, we will notify the Owner who may cancel your Booking.


1.5 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.


1.6 Credit Card payments are processed via Alastair Sawday’s Publishing Co. Ltd who provide merchants services facilities to Sawday’s Canopy & Stars Ltd.


2. Cancellation and Amendment by You


2.1 Any cancellation or amendment request must be sent to us by email ( and will be considered and responded to within one working day of receipt. You are also advised to confirm all changes to our Customer Services Department by calling 0117 204 7830. 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 Amendments and cancellations can only be accepted in accordance with the booking conditions of the Owner of your Arrangements. The Owner may charge the cancellation or amendment charges shown in their booking conditions (which may be as much as 100% of the cost of the Arrangements and will normally increase closer to the date of departure). The Owner may charge cancellation or amendment charges in accordance with its own booking conditions, however for the sake of convenience only, we have outlined the Owner’s charges at clause 2.3 and 2.4 below. Please note that these are the Owner’s own cancellation and amendments charges, not Canopy & Stars’, and therefore the Owner may vary their charges as they wish, without notice to us. The correct charges will be notified to you at the time of your cancellation or amendments.  


2.3 Owner’s General Cancellation Charges:

2.3.1 Cancellation by you at any time will result in your deposit being forfeited, as all deposits are non-refundable.


2.3.2 All monies paid for a holiday (deposit and balance) are non-refundable within 10 weeks before check in date.


2.3.3 Cancellation of any holiday after it has been paid in full and at a date 10 weeks or more in advance of your check in date, will result in forfeiture of your deposit (or an amount equivalent where one was not paid as the holiday was paid in full) and the balance being returned to you. 


2.3.4  Cancellation insurance is available but will be a third party arrangement and not involve Canopy & Stars or the Owner in any way.


2.4 Owner’s General Amendment Charges:

2.4.1 Alterations to your Booking can only be made more than 10 weeks prior to the check in date, after which time alterations will be treated as cancellation. All alterations are subject to availability and may incur a £30 adminstration fee.


2.4.2 Differences in the total amount payable resulting from alterations will be refunded to you in the case of a decrease in price and paid by you in the case of increases in price.


Special note: Generally Owners will charge the above cancellation and amendment charges, however we must stress that these are a guide only and charges may differ from those shown here depending on the Owner. The exact charges will be notified to you by the Owner at the time of cancellation and/or can be found in the Owner’s own booking conditions which are available from the Owner on request.


3. 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 Arrangements or to cancel them. We will also liaise between you and the Owner in relation to any alternative Booking offered by the Owner but we will have no further liability to you.


4. Complaints

Because the contract for your Booking is between you and the Owner, any queries or concerns should be addressed to them. In the event that you have any complaint about your stay, please notify the Owner as soon as possible. If you don’t follow this procedure there will be less opportunity for the Owner to investigate and resolve your complaint and so make your stay as enjoyable as possible. Delays may also mean that amount of compensation you may be entitled to may be reduced. Whether or not your complaint is dealt with satisfactorily, please also contact us as we appreciate all feedback. It’s important to us and the Owner to know that you’ve enjoyed your stay or if anything could have been improved.


5. Pricing

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.


6. 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;


(2) subject to availability, change your booking dates to dates when the pricing can be honoured ad 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;


(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.


7. 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.


8. Pets

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. A nightly charge may be made by the Owner for each pet and additional terms may apply.


9. 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.


10. 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 Arrangements you chose to purchase. 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.


11. Insurance

You are strongly recommended to take out personal travel insurance for all members of your party. It is your responsibility to ensure that the insurance you purchase is adequate and appropriate for your particular needs. Please read your policy details and take them with you on holiday.


12. Special requests

If you have any special requests (for example dietary requirements, 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. 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.


14. 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.


15. Your Responsibilities

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. 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 will also require damage deposits. 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.  Any refund for so doing will be at the entire discretion of the Owner. In addition, 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. 


16. 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.


17. Discrepancies

In case of a discrepancy between these Agency Terms & Conditions and any other Canopy & Stars literature, these Agency Terms & Conditions shall prevail.


18. 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.