Included in your booking

  • All apartments come fully furnished to a high standard, including a kitchen equipped with appliances, cutlery, crockery and kitchen utensils
  • Bed linen and towels
  • Weekly clean & linen/towel change
  • Wi-Fi
  • All utilities (reasonable use)
  • All relevant taxes


All extras to be confirmed at time of booking

  • Cots – €10 per night. Please note that for hygiene, the baby cot does not come with a mattress, bedding, linen and pillows.
  • Extra Cleaning – €50 per clean, or £45
  • Electricity – Excessive use of electricity may result in a surcharge being applied. Please ensure that all appliances, lighting, heating, hot water etc are turned off unless required.

Minimum / Maximum Stay

1 night Minimum stay / 90 nights Maximum stay

Check In / Check Out

Unless otherwise agreed in advance, apartments will usually be made available from 3pm on the day of arrival

The apartments have no reception. Guests will receive an email with check-in instructions prior to arrival and will be met by our hosts.. For more details, please contact the office. All guests must supply a mobile phone number, and must notify the reservations office by phone of their check-in time, no less than four hours prior to arrival.

Our hosts take a copy of your ID at check-in and will need to see the credit card you made the booking with if applicable. This is part of EU regulations. For same day reservations guests will be required to provide by e-mail a copy of their ID and a copy of the credit card.

Apartments must be vacated and all keys returned by 11am on the day of departure

Late check-out can be arranged at our discretion by prior agreement. A late check-out surcharge of €15 per hour will apply. An additional night’s accommodation rate may apply to all check-outs after 3pm

Return of Apartment keys

Should keys, fobs or access cards be lost or stolen, or where the Customer fails to checkout by 3pm on the date of departure without prior agreement, the Customer will be liable for the full cost of an emergency locksmith plus any replacement fobs required for operating entrance doors / car park gates, etc.

In the case of the above Birch Management Estates Ltd reserve the right to remove a guest’s belongings from the apartment and accept no liability for the loss or damage of these items.

A minimum fee of €100 will be charged for keys or fobs not returned within 24 hours of the departure date and it is agreed by the Customer that Birch Management Estates Ltd at its discretion may apply this charge to the Customer’s credit card or deduct it from the Security Deposit.

Payment Terms

Booking Guarantee

Credit card guarantee is required on all reservations at time of booking. Card will be debited with full stay amount 48h prior to arrival, unless the reservation is made under a pre-payment rate plan or alternative; such terms are confirmed at time of booking.

For Pre-payment promotional rates, full payment will be taken at the time of booking. Such reservations ar enon-refundable and non-changeable.

Method of Payment

Birch Management Estates Ltd will accept the following methods of payment: Credit/Debit Card: Visa, Mastercard, Switch, Solo, Delta, Electron. Bank Transfer in Euros or GBP. Bank details available on request. All transfer charges incurred should be borne by the payer.

Should payment not reach Birch Management Estates Ltd within the required time, we reserve the right to cancel any bookings made, and any deposit paid will be forfeit. Payment terms are detailed on each individual booking.

Card Fees

There is no charge for payment by Debit Card. Payments by Credit card will be subject to a 3.5% fee

Cancellations & No Show

All cancellations must be made by email. Confirmation of cancellation will then be sent to you. If you do not receive confirmation, then your cancellation may not have been received. It is the Customer’s responsibility to ensure proper receipt of their cancellation.

Standard cancellation charges will be levied as below:

Reservation (No. of nights) Notice Period (prior to arrival) Cancellation After Notice Period / No Show Charges
stays less than 3 nights 48 hours full booking value
4 – 7 night stays8 – 29 night stay 48 hours 5 nights’ rental
30 nights or more 7 days 7 nights’ rental


There is no charge for cancellations confirmed outside of the above notice period unless booked on a non-refundable / non-changeable rate plan

In the event that a guest needs to check-out prior to the agreed departure date, the full rental rates of the confirmed reservations may still apply

Pre-payment reservations are non-refundable and non-changeable.

Security Deposit

A minimum Security Deposit of €300 or £250 subject to size and grading of apartment (please see confirmation email) may be charged upon check-in. This may be paid by cash or credit/debit card unless previously collected in line with specific types of booking.

The Deposit will be refunded on departure, less any charges incurred for breakages or damages, or for additional charges incurred. Birch Management Estates Ltd reserve the right to withhold part or all of the Deposit to cover incidental items including, but not limited to, additional cleaning costs, late checkout, non-return of keys, or breaches of other terms and conditions.

Apartments must be left in the same condition as found.

In the event any deductions from the Security Deposit are required, Birch Management Estates Ltd will provide the Customer by email with a breakdown of the issues and costs of rectifying them.

In the event that sums due exceed the value of the Security Deposit, the Customer agrees to indemnify Birch Management Estates Ltd for the additional costs, and to pay all costs of recovery including all legal costs and other expenses.

Security Deposits held on a credit card (via a pre-authorisation) or charged to a debit card will be refunded as per the issuing bank’s policy. Typically this may take between 3 to 7 working days.

A pre-authorisation is an amount frozen in your account. Please be aware that the pre-authorisation may affect your available funds balance or spending limit on the credit or debit card used at the time of check-in for a period of 5-10 days (please note this is an indicative timescale only). Once a pre-authorisation has been made, we cannot release, remove or lower the authorized amount until we process the final account after departure.

No Smoking / Candles

All apartments are non-smoking properties by law. A charge of €250 per night will be applied in the event smoking has occurred in the apartment.

Use of candles or any naked flames in the apartments are strictly prohibited.

No Party Policy

Birch Management Estates Ltd operate a strict no-party policy


We regret that pets are not allowed in the apartments, with the exception of Service Dogs by prior arrangement


Changes to your Booking

Amendments by Birch Management Estates Ltd

Whilst all reasonable efforts are taken by Birch Management Estates Ltd to ensure that bookings made under this Agreement are able to proceed, we reserve the right to relocate any booking to accommodation of similar size and standard in the locality. The Customer acknowledges that Birch Management Estates Ltd accept no liability for any loss or damage suffered by or caused to the Customer as a consequence of the relocation. In the event of such a change, the Customer retains the right to cancel in full and will receive a full refund of all sums paid.

In exceptional circumstances we may find it necessary to cancel your booking. If this occurs Birch Management Estates Ltd will refund any sum the Customer has paid which shall constitute a full and final settlement of any liability we may have to the Customer as a result of such cancellation.

Birch Management Estates Ltd will not be liable for any delay, loss, damage or expenses incurred if your booking needs to be altered or cancelled, if it is unable to perform its contractual obligations as a result of events beyond its 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.

Amendments by Customer

Birch Management Estates Ltd cannot guarantee amendments to booking dates or durations, and it accepts no liability for any loss, damage or additional expense that may be incurred in these circumstances.

Amendments may be possible if requested at least 48h prior to arrival, subject to availability demand. Any variance in rate will become due by the Customer.

Amendments are not permitted with Pre-payment Reservations or some Promotional rates.

General Terms

The Following Booking Conditions, together with the General Information contained on this website form the basis of your contract with Birch Management Estates Ltd. Please read carefully as they set out our respective rights and obligations. Making a booking indicates acceptance of these Terms and Conditions by the Customer.

This contract is governed by Irish law. We both agree that any dispute arising out of or connected with your stay will be dealt with by the courts of Ireland

In these booking conditions, ‘The Customer’ means the person named on the booking confirmation and all other persons staying at the property during the rental period. ‘The Supplier’ means Birch Management Estates Ltd.

Complaints and problems

In the unlikely event that you have any reason to complain or experience any problems with your stay whilst away, you must immediately inform us.  Our telephone numbers are +44 (0)1353 888 662 or +353 879 468034, or email Any verbal notification must be put in writing and given to us as soon as possible. Until we know about a problem or complaint, we cannot begin to resolve it. Most problems can be dealt with quickly. For all complaints and claims which do not involve death, personal injury or illness, we regret we cannot accept liability if you fail to notify the complaint or claim entirely in accordance with this clause.

We will acknowledge any complaint within 24 hours of receipt (Monday to Friday). In order for us to resolve complaints, we need to thoroughly investigate any issues raised. We endeavour to resolve any issues as soon as possible, however depending on the complexity this can take up to 14 days.

Peaceful Enjoyment

Birch Management Estates Ltd grants the use of its property solely for appropriate, legal, personal use. The use of any Birch Management Estates Ltd Property for the purpose of conducting business of any kind is expressly forbidden.

The Customer shall do nothing in the accommodation which is a breach of the law. The Customer shall not at any stage cause a nuisance of any kind or behave in an anti-social manner to fellow guests or staff members.
Birch Management Estates Ltd expressly forbids entry to its property to any persons other than those listed under the relevant booking. The maximum apartment occupancy is set out on your booking confirmation.
Birch Management Estates Ltd and the Customer agree that no tenancy rights accrue as a result of the usage of property.

The Customer may not re-let/sublet the apartment to any other third party or charge guest entry.

Birch Management Estates Ltd reserve the right to refuse a Customer entry and accommodation if, on arrival Management reasonably considers that the guest is under the influence of drink or drugs, or is behaving in a threatening, abusive or otherwise unacceptable manner.

Birch Management Estates Ltd operates a strict No-Party policy. The maximum number of people per apartment should not be exceeded and noise levels must not cause a disturbance to other guests especially after 11pm. Additional charges will be levied on a Customer’s account if there is evidence of a party having taken place and such events will not be tolerated.

The number of persons must not exceed the maximum number of sleeping places indicated on the website
Guests shall comply with all reasonable rules and procedures in effect at the property, including but not limited to health and safety and security procedures and requirements as to registration.

If during the course of a stay, Birch Management Estates Ltd receives serious complaints about the Customer or the Customer is behaving in a manner detrimental to the enjoyment of other customers or their guests, or the Customer is in breach of the Terms and Conditions, Birch Management Estates Ltd reserves the right to terminate the Customer’s stay without notice and without any obligation to refund any monies.


Damage to or loss of Customer’s property

Birch Management Estates Ltd will not be held liable for injury to person, loss or damage to any property of any Customer or person staying at, or visiting, the apartments and/or its general facilities and area. Birch Management Estates Ltd does not provide insurance for personal effects. Personal belongings kep in apartment safes wehre provided are done so at the Customer’s risk, and Birch Management Estates Ltd does not take responsibility for any loss or theft.

Birch Management Estates Ltd cannot be held liable for the acts or defaults caused by third parties

Vehicles parked are done so at the risk of the Customer.

We strongly recommend that Customers take out adequate travel and personal insurance to cover any such eventualities.

Damage to or loss of Birch Management Estates Ltd’s property

The Customer is responsible for taking reasonable care of the apartment and its contents. The apartment and all equipment, utensils, furniture etc must be left clean and tidy at the end of your stay, or charges may be applied. Customers are reminded to lock apartments and close all doors and windows when leaving the apartment. The customer is responsible for any damage to the apartment or its contents during their stay, which has resulted from negligence, wilful default or irresponsible behaviour, excepting normal wear and tear. Any damage must be reported to the Management without delay.


Birch Management Estates Ltd cannot be held responsible for any failure or interruption of services to the apartment, including electricity and water or any damage, disruption or noise caused as a result of repair works being carried out in another part of the property.

Where Broadband/Wi-Fi is offered, Birch Management Estates Ltd will make every effort to ensure that the service is available at all times. If there is a fault which is deemed by us to be associated with the user’s hardware or software, no support will be available. Birch Management Estates Ltd accepts no liability in the event of any disruption to the Broadband/Wi-Fi services but will make best endeavours to provide alternative supply.


Every effort has been made by Birch Management Estates Ltd to ensure that the information and images on its website and affiliated websites are accurate; however these are subject to change without notice. Please note that apartments are individual and vary in style, size and layout, so furnishing details are not uniformly standard. Please contact us for further information on individual apartments. For the reasons set out above, and due to the limitations in the manner and style in which Birch Management Estates Ltd can reproduce images of apartments in publicity material or on its website, Birch Management Estates Ltd does not warrant that any such images accurately or completely describe any of the apartments.

You acknowledge that your use of the Service is at your own risk. The Service is provided on an “as available” basis, and to the fullest extent permitted by law, we hereby exclude all and any warranties or conditions of any kind whether express or implied, in respect of the Service and any content or data obtained or downloaded from it. Without prejudice to the foregoing generality: We do not warrant that the Service will be uninterrupted, timely, secure or error-free at all times or will meet your requirements; and We are not responsible for the security, integrity, accuracy or completeness of any information that you transmit or receive while using the Service. The disclaimer under this paragraph is without prejudice to your statutory and other rights as a consumer.

Birch Management Estates Ltd shall not be liable to you in contract, tort or otherwise arising in connection with this agreement for any economic losses (including, without limitation, loss of revenues, profits, contracts, business or anticipated savings), any loss of goodwill or reputation, any special, indirect or consequential losses or any destruction or loss of data, software or equipment.

Birch Management Estates Ltd’s liability to you shall be restricted to the amount of fees you have paid to us in connection with the Services.

If any part of the Service is not available to you through no fault on Birch Management Estates Ltd part or where the failure, suspension or withdrawal of the Service is beyond Birch Management Estates Ltd’s reasonable control, Birch Management Estates Ltd shall not be obliged to pay any compensation to you. If the Service is not available to you due to any failure on Birch Management Estates Ltd’s part, we may, at our sole discretion, reimburse you in respect of an appropriate proportion of the fees you have paid which relate to that period of unavailability of the Service.

You will indemnify Birch Management Estates Ltd against all and any losses or claims arising from any breach of the agreement by you, and against any claims or legal proceedings arising from your use of the Service which are brought or threatened against us by another person. If you have any questions, please contact us.


Use of this website, is subject to the terms and conditions outlined below. By using this website the Customer agrees to be legally bound by these terms and conditions.

This website is created and maintained in the UK & Ireland. Care has been taken to ensure the information provided in this website is accurate and complies with Irish laws & regulations.

Links that feature on the websites include links to other sites which we believe may be of interest to you. By providing these links we are not endorsing or recommending such sites or the services or material provided by them. We therefore accept no responsibility for the content of these sites. All rates quoted are subject to availability and alteration.

The website is intended to assist you in determining the availability and booking of accommodation. Apart from printing information in connection with your travel, you are not entitled to reproduce, or otherwise exploit the website listed above without prior written permission.

Although every effort has been made to ensure the accuracy of the information contained online, we cannot accept responsibility for any errors or omissions, and reserve the right to vary, amend, supplement or cancel any of the information or offers featured online at any time.

Birch Management Estates Ltd cannot accept liability for any information, errors or omissions supplied by a third party and reserves the right to change such information, products or services at any time. Upon being notified about any errors we will do our best to rectify them as soon as possible.

Birch Management Estates Ltd cannot warrant that the site is free from infection by viruses, contamination or any destructive elements.

Birch Management Estates Ltd cannot be held liable for any loss, damage or claims arising from interruption, inability to access the site, loss or incompletion of a transaction.

Use of the website is restricted to people over the age of 18, who can enter into binding contracts.

Birch Management Estates will use best endeavours to accept all confirmed online bookings.


All discounted rates quoted are limited offers and subject to availability and may be subject to a minimum night stay.

We reserve the right to amend this agreement at any time.

We reserve the right to assign or sub-contract any of our rights and obligations under this agreement without notice to you.

If any provision of this agreement is found to be unenforceable by a court of competent jurisdiction, the other provisions will nevertheless remain in full force and effect.

Privacy and Data Protection

We take your privacy and confidentiality seriously. We collect: (a) information necessary for us to process your booking; and (b) information derived from “cookies”. We use cookies to monitor site usage and related information. We will try to keep your data up-to-date and accurate but we provide no warranty or guarantee and bear no liability to you in the event that any data transmission over the internet is not completely accurate or secure. We use your information to help us improve our website and our service, to personalise the types of information you receive from us, as well as for internal statistical, marketing and administrative reasons. 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.

Birch Management Estates Ltd ensures that any technology they use is PCI compliant.