Villa Sunyata - Amazing Oceanfront 8-bedroom Luxury Villa - Walk to Kata Beach

Villa Sunyata is Phuket's ultimate 8-bedroom Luxury Villa — Sleeps up to 16 guests. A 14-metre infinity pool floats above the Andaman Sea with sweeping panoramic ocean views and nightly sunsets. Dedicated villa staff on-site daily.

5-min walk to both Kata and Kata Noi Beach · BBQ & al-fresco dining · Gym Equipment · Pool table, foosball & arcade games · Private parking · Breakfast included · Private cove access

Ideal for large family getaways, high-end wellness retreats & corporate offsite.

| RATE INCLUSIONS |

Complimentary services included in the villa rate:
- Dedicated team of staff
- Daily American or Asian breakfast buffet
- Welcome drink and a refreshing cool towel upon arrival
- High-speed WiFi throughout the property
- Baby cot provided free of charge upon request

At extra cost:
- Private airport transfers
- Food and beverages (charged at cost price plus a 25% handling fee)
- Massage and spa treatments

| SECURITY DEPOSIT |

A refundable security deposit of $1,000 USD is required in cash upon arrival. This deposit serves as a guarantee against property damage, breakages, unregistered guests, or unpaid financial obligations. It covers the entire estate, including all indoor/outdoor furnishings, artwork, entertainment amenities (gym, pool/foosball tables, arcade machines), and all electronic equipment. While normal wear and tear is excluded, the Lessee is liable for all intentional or accidental damage. To protect the property, interior furniture must remain inside at all times. Any outstanding F&B bills or service charges will be deducted from this deposit at departure. If the total cost of damages or unpaid balances exceeds the deposit, the Lessee is obligated to settle the difference immediately. Provided there are no damages or outstanding bills, the deposit will be refunded in full during check-out.

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Perched high above the breathtaking Kata Bay, Villa Sunyata offers an exclusive retreat where luxury meets nature. Designed across multiple levels to follow the natural contours of the cliff, the property offers uninterrupted panoramic views of the Andaman Sea. Immerse yourself in the tranquility of our private infinity pool, surrounded by lush tropical gardens. Bask in the warm Andaman sun, sip on refreshing cocktails, and let your worries melt away.

Eight en-suite bedrooms accommodate up to 16 guests in total privacy. A dedicated team of staff is on-site daily from 8 AM to 9 PM. Breakfast is included every morning.

The villa sits perfectly between two of Phuket's finest beaches: Kata Noi — intimate, pristine, and rarely crowded — and Kata Beach, with its lively restaurants, beach clubs, and nightlife. Both are a 5-minute walk from the villa gate, in opposite directions. Whether you’re seeking a friends getaway or a family adventure, Villa Sunyata is the perfect escape.

| THE SPACE |

INFINITY POOL & OUTDOOR LIVING

The 14-metre infinity pool is the centerpiece of Villa Sunyata, appearing to merge seamlessly with the ocean horizon far below. The surrounding terrace is furnished with 8 sun loungers and Fatboy beanbags — the perfect setup for sundowners and all-day relaxation. The outdoor BBQ area and al-fresco dining space are ideal for private dining under the stars.

BEDROOMS

All 8 bedrooms are en-suite with air conditioning, ceiling fans, premium mattresses and linens, flat-screen TV, in-room safe, hairdryer, and built-in wardrobe. Four bedrooms feature private balconies with direct ocean views.

Bed configurations:
- Bedroom 1 (Master): Super king bed · pool & panoramic ocean view · terrace
- Bedroom 2 (Master): King canopy bed · freestanding bathtub · pool & ocean view · terrace
- Bedroom 3: King canopy bed · freestanding bathtub · garden view
- Bedrooms 4 & 5: Twin beds (convertible to king) · garden view
- Bedroom 6: Super king bed · garden view
- Bedroom 7 (Loft): Super king bed · panoramic ocean view · private terrace
- Bedroom 8 (Loft Master): Super king bed · panoramic ocean view · private terrace

ENTERTAINMENT & WELLNESS

The villa's games and entertainment areas are a highlight for groups. Gym equipment, pool table, foosball table, and retro arcade gaming machines ensure there is never a dull moment. Two separate living rooms offer flexible spaces for the group to gather or split into smaller settings.

DINING

The formal dining room features a 16-seat table and a fully equipped western kitchen. A private chef prepares fresh daily meals sourced from local markets.

- Breakfast Buffet: Breakfast is included. Choose between a Classic American Buffet or a Traditional Asian Buffet for your group's stay. The chef is happy to accommodate dietary requirements and special requests with advance notice. To allow our team to plan and source the freshest ingredients efficiently, we kindly ask that you select one of these two buffet options for the entire duration of your stay.

- Lunch and Dinner: Groceries and beverages are charged at local market price plus a 25% handling fee, which covers procurement, preparation, and kitchen costs. Guests are encouraged to order their meals in a family style method. The cook buys fresh products from the market every day, so it is best to anticipate the requests one day in advance. The cooking will also try accommodate any special requests or dietary needs.

| STAFF |

Your villa team is led by an English-speaking Villa Manager who is your single point of contact for every aspect of your stay — from arranging private yacht charters and airport transfers to restaurant bookings and activity planning.

The full team includes:
- Villa Manager — concierge, logistics, and guest experience
- Private Chef — daily cooking, meal planning, and dietary accommodations
- Housekeeping Team — daily cleaning and linen service
- Maintenance Technician — on-call for any property issues

Staff are on-site from 8 AM to 9 PM daily. Gratuities are entirely at your discretion. Additionally, the estate's 24-hour security team provides peace of mind, allowing you to fully enjoy your stay.

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| OTHER DETAILS TO NOTE |

1. EARLY CHECK-IN / LATE CHECK-OUT

Our standard check-in is at 3:00 PM, and check-out is by 11:00 AM. We know travel schedules can be tricky! While we’d love to offer early arrivals or late departures, these depend entirely on our booking calendar and aren't guaranteed. If we have guests arriving or leaving on the same day, we’ll need that time to get the villa sparkling clean for the next stay.

If you definitely need guaranteed access to the villa early in the morning or want to stay late on your final day, we recommend booking an extra night. Otherwise, the following surcharges apply for unscheduled extensions:

- Check-in before 10:00 a.m.: Charged as a full one-night stay
- Check-in between 10:00 a.m. and 3:00 p.m.: Subject to USD 500 surcharge
- Check-out until 4:00 p.m.: Subject to USD 500 surcharge
- Check-out after 4:00 p.m.: Charged as a full one-night stay

2. OCCUPANCY

- Maximum 16 guests - strictly 2 per bedroom across 8 rooms
- Only guests listed on the booking confirmation may stay overnight
- 1 extra bed available (USD 150/night including breakfast) | 1 infant cot complimentary

3. NOISE & EVENTS

The use of the villa is strictly limited to quiet, residential occupancy by registered guests only, and we maintain a zero-tolerance policy against disruptive behavior, which includes a prohibition on hosting parties, events, or commercial gatherings and strict adherence to the established music and noise curfew (10:00 AM to 10:00 PM).

4. SAFETY

- Children under 18 must be under direct, constant adult supervision at all times
- No sitting, standing or walking on or near the infinity pool edges - cliff fall risk
- No jumping or diving into the pool
- No entering the villa while wet from the pool (slip hazard)
- Pool and terrace are unsupervised - use all facilities at your own risk

5. BOOKING AGREEMENT

Upon booking confirmation, you will be provided with the villa’s Booking Terms and Liability Waiver for your review and agreement. For formal check-in, we will ask you to sign these terms in person upon your arrival. Please note that by completing your booking, you agree to be bound by these terms on behalf of yourself and all members of your party.

6. SMOKING

- Strictly no smoking inside the villa
- Smoking permitted in outdoor areas only (ashtray available on request)

7. OTHER RULES

- No illegal substances - violation results in immediate police notification and termination of stay
- No drones without valid Thai registration (CAAT + NBTC), pilot license, and liability insurance
- Interior furniture must remain inside at all times
- Close all windows/doors when using air-conditioning

8. CLIFFSIDE PROPERTY

This villa has an unfenced infinity pool, steep stairs, glass railings, and uneven terrain. Direct adult supervision of children is mandatory at all times. All guests use facilities at their own risk.

9. TROPICAL ENVIRONMENT

The villa is in a lush, natural setting. Encounters with local wildlife (geckos, lizards, insects) are normal. Occasional brief interruptions to utilities are possible in a tropical environment - our team addresses these promptly.

10. TRAVEL INSURANCE

We strongly recommend all guests obtain comprehensive travel and health insurance including emergency medical evacuation prior to travel.