Obrana Group (also mentioned herein as “we” or “us” or "our") reserves the right to amend these terms and conditions on a periodic basis when necessary. Amendments will be posted on our website. These conditions must be accepted by all in-going guests (ie occupiers) and may only be amended by the prior written agreement of both parties.  These booking conditions set out the basis upon which the accommodation reservations are accepted for guests ("You", "Your party")  by ("Us", "We", "Our"). 

Acceptance of Terms and Conditions / Contract of Hire
You will be deemed to have confirmed your booking, and accepted these terms and conditions on behalf of yourself and all members of your party, either 48 hours after we send you your Booking Confirmation email or when you send confirmation that you have received the Booking Confirmation email or you make payment of all or part of the rental charge, whichever is the earliest. 

Licenses and Habitation Numbers
All our properties and developments are licensed.  The developments have the following details and for properties with individual license, these are show under each property.
Heights II : RNET nº 9282  |  Habitation Licence nº 31/2020
Heights III :  RNET nº 10317  |  Habitation Licence nº 042/2022


Prices are quoted in Euros per property per week. If extra days are required, we will calculate the daily rate and then multiply the rate by the number of extra nights required. Prices may be subject to change.

Price bands
The price band charged depends on the season. Our Seasons are defined as:

* Low Season: Jan 08 - Mar 17 | Oct 21 - Dec 20
* Mid Season: Apr 8 - Jun 16 | Sep 16 - Oct 20 
* High Season: Dec 18 (2023) - Jan 07 | Mar 18 - Apr 7 |  Jun 17 - Sep 15 | Dec 21 - Jan 05 (2025)

Payment Procedure
At the time of booking, a 25% non refundable deposit is required.  The remaining balance of 75% is required 8 weeks before the start of the rental period. If a property is booked after the 8 weeks period, the full amount of the rental is due immediately to secure the booking. Bookings are only confirmed once payment has been received.  We allow 7 working days to receive the payment.  If you fail to make the payments by the due date dates (either initial deposit or final amount), we reserve the right to treat your booking as cancelled by you and the cancellation policy applies.  Your booking is made as a consumer for the purpose of a holiday and you acknowledge that no liability can be accepted for any business losses howsoever suffered or incurred by you.

Methods of Payment
Payment must be made clear of all bank charges, exchange rate variations, and any other deductions. We accept payment by Bank Transfer or Paypal.  Please include your booking reference number and name clearly on the payment. If you choose to make a payment via Paypal, you do not need an account with them. They will contact you independently and give you instructions on how to pay. Paypal payments may be subject to a transaction surcharge.

Damages Deposit
A security deposit s required for all properties.  Payment of this deposit will be requested via PayPal three weeks before arrival date.  You do not need to have an account with PayPal. Payment can be by credit/debit card, or if you have an account with PayPal, from that account. After departure, once the property has been checked, and confirmed to have been left in a good condition with no losses or damage, the full amount will be returned to you via the same PayPal network.  Please allow upto 28 days for the refund to be made as we may require quotations from specialists if damage has occurred.

Alteration / Cancellation by You
If you wish to alter your booking, we will use all our reasonable efforts to comply with your request, however we cannot guarantee that we will be able to do so and we accept no liability for any loss, damage or additional expense that may be incurred in that circumstance.
In respect to cancellation, all notification must be made in writing by email to Us. You are responsible for ensuring the notification has been received and will be effective from the date the documents are received by Us. The following cancellation charges apply:

* Within seven days of receiving the written confirmation
* Full refund, less transfer charges and an administration fee of €100.00
* More than eight weeks prior to Arrival Date
* Less than eight weeks prior to the Arrival Date
* We reserve the right to retain the Initial Deposit
* We reserve the right to retain the Full Rental Amount including the Initial Deposit

Alteration / Cancellation by Us
It is extremely unlikely that we will have to make any changes to your property rental. However, occasionally we may have to make changes and reserve the right to do so at any time. Most of these changes would be minor and we will advise you of them as soon as they may be applicable. If we are forced to cancel the property rental because of force majeur or for any reason that makes the property unfit for rental, you will have the choice of either allowing us to try to locate a suitable alternative property on your behalf or of cancelling the booking and accepting a full refund of monies paid to us which will constitute full and final settlement of any liability. Please note that we are not liable for any consequential loss or incidental expenditure resulting from the cancellation of your holiday. We strongly recommend that you take out full holiday insurance to cover cancellations, public liability, personal belongings, loss and fire etc as these are not covered by the Company’s or the property’s insurance.

Check-in and Check-out
All properties are usually available for occupation after 4.00pm on the day of arrival.  All properties must be vacated by 10am on the day of departure and keys must be either given to the rental manager or left in the property key-safe next to the front door. Early check-in or late check-out is only possible providing other guest reservations permit and only once confirmed by us in writing.  If there is any delay in vacating the property beyond the agreed time without prior agreement, a full day's rental may be charged to You.

Directions & key Collection - Directions and key collection instructions will be sent prior to your arrival.


We  reserve the right to deduct from security deposit for items listed in this sections 3 and sections 4 & 5 below, if the Terms & conditions are not adhered to. This may include but are not restricted to: cleaning, damages, telephone / internet call charges, satellite TV usage charges, breakages and/or loss or damage of any items in or about the property rented.

We operate a strictly NO SMOKING POLICY. If smoking has occurred in the property during your stay we reserve the right to charge you for professional cleaning.

Regrettably no Pets and/or Animals of any kind can be taken into, or encouraged into, the Property or any part of the Condominium.  You are liable for any infringement of this rule by Your occupiers.  Failure to comply will be treated as a breach of the terms of the contract and we reserve the right to require you to leave the property and treat these circumstances as a cancellation of the booking by you.  A charge will be levied for professional cleaning if animals have been allowed into the property.

It is not permitted to sublet all or part of the property to a third party – all persons residing at the property must abide by the terms and conditions

Max Occupancy
You are responsible for ensuring that the property is not occupied by more people than is stated on your Booking Confirmation email, which is set to the number of beds in the property. Tents, camper-vans and caravans are not permitted .  We reserve the right to refuse admittance to the property if we feel this condition is likely to be breached or You may be liable to eviction with no right to compensation if we discover additional persons in the property not listed in the contract after the rental period has begun. Occupancy numbers are based on Adults, Children and Babies.

Damages, Breakages and/or Loss of items
It is Your responsibility to take care of furniture and equipment provided at the property. Guests will be held accountable, and must pay for any damages, breakages or loss of items incurred by you or members of your party, or your visitors during your stay at the property. Replacement items must be of the same quality as the originals. Please notify us as soon as possible of any damages so that we may limit the cost and be able to replace any items for the next licensee if you are unable to do so.
You must report any damages or cleaning issues at the property within 24 hours of arrival. Properties are thoroughly checked at the end of each rental and the property and all its facilities are assumed to be in full working order when keys are handed to incoming guests. In the unfortunate event that the property has damages or cleaning issues which have not been dealt with prior to your arriving, we will endeavour to fix these issues with immediate effect. Guests that have not reported damages on arrival will not be able to later claim that items were damaged when they arrived, if they have not previously reported it. Likewise guests will not be able to claim compensation for cleaning issues which were not reported within 24 hours of arrival.
You agree to comply with the Property Rules & Regulations and Health & Safely Policy and ensure that they are observed by all members of your party.

On the day of departure please return all keys to our office by 10am or leave in the key safe as agreed. If any keys have been lost or are not returned, you will be charged with the cost of re-cutting a new set and changing locks on the property. This also applies to parking remote controls and parking permits, which can cost between 70-120 Euros to replace depending on the property. Guests are not entitled to make duplicate copies of keys without prior written consent.

The property will have been cleaned to a high standard before your arrival. Please ensure that you leave it in a similar condition on departure. If, in our reasonable opinion, the property is left in an unacceptable condition you will be charged with a cleaning fee in the region of € 100 - € 300 depending on the condition of the property.

  Oven Please leave it in the same condition in which you found it.
  Food Please remove all food items from cupboards & fridge/freezers
  Waste Please ensure you dispose of all trash / rubbish on departure
  Cleaning Please clean the property to leave it as you found it to avoid any additional cleaning charges. 

Weekly Servicing
Our weekly servicing includes a bed linen and towels change, and a general clean of each room including kitchens and bathrooms. It does not cover washing-up of plates / dishes or tidying up of personal belongings.  When checking in you will be notified on what day this will be and either AM or PM. If AM it will be from 1000hrs onwards. If the cleaners are turned away for any reason, the cleaning will not be-re-scheduled until the following week. If you require additional cleaning on top of the scheduled cleaning, these will be charged for at a rates provided below.

End of stay clean
Our housekeeping team will perform a standard clean of the property at the end of your stay without charge but this does not include the removal of your unwanted belongings, trash, unused food (unless unopened or reusable by future guests – like condiments, cooking oil etc) or washing up. Please leave the property in a similar condition to how you found it. Thank-you.

Please ensure you leave all bed linen and towels at the property when you leave. We will arrange to launder these items. Please note that there will be an additional charge if any items are missing, badly soiled or damaged.

Kindly dispose of all of your rubbish before vacating the property. Please ensure that you remove and dispose of all food from the fridge / freezer and cupboards. (It is acceptable to leave unopened and non- perishable products for future guests).

Please be respectful to your neighbours and keep noise to a minimum. We reserve the right to evict troublesome and noisy guests staying in any of our properties. If you are disturbed by noise form  neighbours please advise us and we will endeavour to remedy the situation. 

Swimming Pool
Use of facilities such as swimming pools entails a certain risk. The Use of such amenities (including any sports and recreational equipment) is entirely at Your own risk, and due care and attention should be paid at all times. Where use of pool signs are displayed it is Your responsibility to ensure the do’s and don’ts are strictly complied with. Children must be supervised at all times. Pool heating systems vary and if the pool is described as being heated, this does not guarantee a certain water temperature which will be entirely dependent on the prevailing weather conditions. Pool Heating is only possible in summer as heaters have heat-exchange systems.

Belongings Left at the Property
Any items that have been left behind will be disposed of assuming that they are no longer wanted. Please take everything with you when you leave. There will be a charge made for excessive rubbish or unwanted items that are left at the property as we have to dispose of these correctly.  If valuables have been left in the property our staff will retrieve these and we will notify you accordingly. If you ask us to return the items to you, a charge for post, packing and administration will be made. The items will not be insured by us and are therefore posted entirely at your risk.

The property hire cost does not include any personal insurance cover of any kind. It is strongly recommended that each member of your party has full holiday insurance to cover travel, cancellations, public liability, personal belongings, loss as well as accident and medical insurance as these are not covered by the property’s insurance.

Injury or Loss
We cannot be held responsible for any personal injury, loss or damage to personal effects howsoever arising at the accommodation. Neither We, nor our representatives, can be held responsible for any circumstances beyond our control including, but not limited to, mechanical breakdown, illness or failure of any public service supply. 

All of the properties are privately owned. We will not accept liability for personal injury, death, loss or damage to personal belongings or valuables arising from the provision of letting the accommodation. Our maximum liability for losses as a result of us acting in breach of our terms and conditions is strictly limited to the total rental amount.


Utilities such as water, gas and electricity are supplied at domestic usage levels and are included in the weekly rental.  Additional charges may apply for excessive consumption so please ensure that you turn off all heating/airconditioning when not in use and ensure that taps are not left running.

Autumn/Winter/Spring - Heating
As guests preferences are all different our guests have the option of requesting the property heating is turned on for the duration of their stay. In these circumstances we read the appropriate utility meter reading (Gas or Electricity) on the day of arrival, mid stay and finally on departure. We then calculate the consumption/costs and either request payment or deduct from the security deposit. Depending on the length of stay we may ask for an amount as an advance deposit of heating costs to be deducted from the final total amount when calculated at the end of your holiday.

Indoor Linen / Towels  
Indoor bed linen and towels are included and if: If you have 2 week+ booking then there will be a clean, change of indoor towels and indoor linen after approximately 1 week.
We do not permit indoor towels or linens to be taken from the property for use on the beach. Therefore we recommend you bring beach towels.

Internet Access:
Internet access has been provided in all properties. This will always be sufficient for general day-to-day usage (emails and surfing) but may not be sufficient for downloading large files, movies etc.

Internal furniture fixtures and fittings.
No furniture, fixtures or fittings from inside the house should be moved outside or used outside the property as sunlight and/or heat may damage the furniture or discolour fabrics. In the event we have any reason to believe this clause has been breached You are liable for all damage, costs of repair or replacement.

Payable services

  Welcome Pack €30.00 (contains tea, coffee, milk, juice, water, biscuit, jam, butter, crisp bread, wine)
  House clean €140 (3 Bedroom),  €175 (4 Bedroom)
  Laundry - bedlinen & towel change €140 (3 Bedroom),  €175 (4 Bedroom)
  Hourly Cleaning rate €20.00 per hour per cleaner
  Linen Washing / Ironing €5/kg 
  Baby Cot  & High Chair €50.00 / week (limited availability- please book in advance)
  Extra Indoor Towels €5.00 / week / per towel
  Pool Towels Please bring your own
  Bicycle Rental External company - limited availability - please book in advance
  Wheelchair Rental €10 / day (limited availability - please book in advance)


Problems - Drains, Electrical, Gas and Appliances
Please notify us immediately if you experience any problems and we will endeavour to solve them as quickly as possible. Call out charges apply for out of office hours calls.

Rights of Access - Our representatives and subcontractors have the right of access to the property at any time, with due regard to the convenience of You, for the purpose of inspection of the property and to carry out any essential repair or maintenance.

Building Work – We will not take responsibility for building work in the neighbourhood or close proximity of the rental accommodation. You will be advised at the time of booking if it is known to the company of any building work close to the property, which could affect the enjoyment of your holiday.


Termination by Us - We have the right to terminate a booking at any time on the grounds of abuse to staff or other guests, mistreatment of the property or criminal activity on the part of those occupying the property or their guests.

Early Departure -  If you depart from the property before the scheduled check-out date, no refund will be provided for the unused portion of the rental period.

Equipment Failure - In the event of equipment failure or malfunction (e.g., heating, air conditioning, appliances, internet, etc.) during the stay, please notify us promptly so we can make efforts to repair or replace the equipment as soon as possible. If the equipment cannot be repaired or replaced and the failure significantly impacts your bility to enjoy the property, a prorated compensation may be provided at the discretion of the Owner

We offer a high standard of accommodation. It is essential that you contact us immediately if any problem arises so that it can be speedily resolved. If you find any damage to the property or contents, it is important you report this within the first 24 hours of arrival such that it is not charged to you. Should you fail to tell us, we are not responsible for any matter, which you did not bring to our attention during your holiday. If the problem cannot be resolved locally when on holiday, all complaints must be received in writing within 14 days of your return.

In the event of any litigation arising from the booking of accommodation with Us, the Courts in Portugal shall have sole jurisdiction on such arising matters and Portuguese law prevalent at the time shall be applied at the times. 

Force Majeure
We will not be liable for any delay, loss, damage or expenses incurred if your booking needs to be altered or cancelled or we are unable to perform our contractual obligations as a result of events beyond our reasonable control, which shall include but not be limited to events such as war, civil strife, terrorist activity, labour disputes, natural or man-made disaster, fire, flood, and adverse weather conditions. 

Local Company/ Third Party Recommendations
We provides third party information such as car hire, airlines, surfing companies etc for your information.  These are based on personal or previous guests recommendations but We accept no responsibility for them and any contract for these services will be directly with You and the third party company. 

Marketing Information
We make every effort to ensure that the information supplied to you is correct. Any information given to you with regard to the resort, complex, accommodation is given in good faith and is believed to be accurate.  We cannot be held responsible for any errors or omissions or any information which may be incomplete, inaccurate or may have become out of date. No responsibility can be accepted for the climate, the natural or built environment, local conditions, traditions or practices and interruption to or break down of any public service.

Privacy and Data Protection
We take your privacy and confidentiality seriously. We collect information necessary for us to process your booking. We do not share this information with outside parties except to the extent necessary to process your booking, By using this website, and supplying us with your information, you consent to use by us of your information as described above.

Confirming receipt of your Booking Confirmation email acknowledges your acceptance of these terms and conditions. Payment of the Full or Initial charge also indicates acceptance of these terms and conditions.