What is Isla Neptuno?

Isla Neptuno is a luxury oceanfront villa in Puerto Escondido with six private casitas, the largest private pool in town, a fire-lit island, and panoramic Pacific views.

How many guests can Isla Neptuno accommodate?

Up to 42 guests. The main house sleeps 8 and each of the six private villas sleeps 5–8, each with two full bathrooms and a kitchenette.

Is Isla Neptuno family-friendly?

Yes. The property was created for multi-generational gatherings with spacious common areas for children and adults.

Is the villa beachfront?

Yes. There is direct private beach access—no shuttle or road to cross.

What amenities are included with my stay?

Private oceanfront pool, beachfront access, ocean/garden/pool views, outdoor shower, fire pit, BBQ, A/C and heating, Wi-Fi, towels/linens/toiletries, room-darkening shades, sound system, books, board games, secure parking for up to 6 vehicles, and safety equipment (smoke/CO alarms, fire extinguisher, first aid kit, exterior security cameras).

Is there air conditioning and Wi-Fi?

Yes. Each casita has air conditioning and high-speed Wi-Fi.

Is housekeeping included?

Yes. Daily housekeeping is provided.

Is there a private chef or in-house cook?

Yes. In-house cooking staff prepare authentic Oaxacan cuisine with tailored menus for breakfast, lunch, and dinner, served anywhere on the property.

Can dietary restrictions be accommodated?

Yes. Please share preferences or restrictions before arrival and menus will be tailored to your group.

Are groceries included? Is there a Food Deposit?

A Food Deposit is required in advance to cover groceries. For 7-night stays: $1,000–$5,000 USD depending on group size (up to 42). Shorter stays: $25 USD per person, per day. Longer stays: the 7-night rate plus $25 USD per person, per day for each additional night. A 20% grocery service fee covers labor and travel; receipts are provided. Unused deposit is refunded at checkout; any overage is due before checkout.

What are the check-in and check-out times?

Check-in is 3:00 PM and check-out is 11:00 AM. Early or late check-in may be possible by request.

What is your cancellation policy for direct bookings?

60+ days before arrival: full refund less processing fees. 30–59 days: forfeiture of Initial Payment. <30 days: forfeiture of all amounts paid. Holiday periods (Dec 15–Jan 15, Thanksgiving weekend, Semana Santa): cancellations less than 120 days prior are non-refundable. Third-party platform bookings follow their policies.

Are there additional fees?

Yes. A one-time cleaning fee of $200 USD / $3,600 MXN applies to every booking.

What’s the extra guest policy?

Base nightly rate covers up to 8 guests. Extra guests are charged per person, per night based on season: Standard Season $1,500 MXN (≈$80 USD); High Season (Dec 15–Jan 15, Thanksgiving, Semana Santa) $1,900 MXN (≈$100 USD). Airbnb bookings allow up to 16 guests on-platform; larger groups are adjusted after confirmation. Direct bookings can input full guest count at checkout and pricing adjusts automatically.

Can I host day guests?

Yes. Up to five Day Guests per day are allowed; all must depart by 10:00 PM. A fee of $50 USD / $900 MXN per Day Guest, per day applies, plus any food and beverage costs.

Isla Neptuno is a luxury oceanfront villa on the Oaxacan coast, designed for private group gatherings, special events, and unforgettable escapes. Six private casitas, the largest private pool in Puerto Escondido, a fire-lit island, and panoramic Pacific views set the stage for celebration and deep relaxation.
Isla Neptuno can comfortably accommodate up to 42 guests across the main house and six private villas. The main house sleeps up to eight guests, with each private villa offering additional space and privacy.
The property is reserved on a group basis, and rates, staffing, and food allowances are thoughtfully planned based on the maximum number of overnight guests staying at any point during the reservation and apply to the full duration of the stay. This approach allows our team to prepare the property and services with care for the group as a whole.
While we always aim to be fair and accommodating, unique situations are reviewed on a case-by-case basis and should be discussed in advance.
Absolutely. The villa was created for multi-generational gatherings, with spacious common areas and plenty of room for children and adults alike.
Yes. Step straight from our gardens onto the golden sands; no shuttle, no busy street, just the Pacific at your feet.
This isn’t a faceless investment property, it’s a labor of love, designed and operated by a family who has lived and breathed Puerto Escondido for 30+ years. Expect details and hospitality you simply won’t find anywhere else.

Frequently Asked Questions

ABOUT THE VILLA AND PROPERTY

AMENITIES AND SERVICES

- Private pool (largest in Puerto Escondido)
- Beachfront property with direct, private access
- Ocean, garden, and pool views from most rooms
- Outdoor shower, fire pit, BBQ grill
- Air conditioning and heating
- WiFi throughout the property
- Essentials provided: Towels, bed linens, toiletries, extra pillows and blankets, room-darkening shades
- Sound system, books, and board games
- Secure parking for up to 6 vehicles
- Safety: Smoke alarm, carbon monoxide alarm, fire extinguisher, first aid kit, and exterior security cameras (note their presence and locations for transparency)
Yes, each casita is equipped with modern comforts including air conditioning and high-speed WiFi.
Daily housekeeping is provided for your comfort.
- Each villa offers a kitchenette (mini fridge, drip coffee maker, toaster, dining table)
- Kitchen Use: Isla Neptuno offers a fully serviced culinary experience. For safety and efficiancy reasons, the kitchen is reserved for use by our trained staff only. Menus are shared prior to check-in to allow guests to review options and share preferences, dietary needs, or allergies, ensuring a smooth and elevated dining experience throughout their stay.
Yes. Isla Neptuno offers full-service concierge support and can help arrange in-house wellness experiences such as private yoga, massage, sound baths, fitness sessions, and select local experiences. Details and availability will be shared as your stay approaches.
Exterior cameras are in place monitoring the pool, house front, and sides, solely for the safety of guests and property.
Free carport parking for 6 cars.
Our current rates reflect an expanded 12-hour daily staffing model, designed to offer a more seamless, full-day experience for our guests.
A note on staffing & service
As Isla Neptuno has evolved, so has our level of service.
Bookings confirmed in 2025 remain under the original service structure (8 hours of daily staff service, with optional extensions available for an additional fee).

DINING AND CUISINE

Yes. Enjoy authentic Oaxacan cuisine prepared by our cooking staff. Our in-house cooking staff prepares authentic Oaxacan cuisine with tailored menus for breakfast, lunch, and dinner — served poolside, on your terrace, or wherever you choose to gather.
Absolutely. Please let us know of any dietary preferences or restrictions prior to arrival, and we’ll ensure every meal is tailored for your group.
Groceries are not included in the nightly rate, and guests are welcome to bring their own food and beverages.
For safety and efficiency purposes, all food preparation is handled by Isla Neptuno’s trained staff, who are familiar with the kitchen equipment and standards of the property. The kitchen is reserved for staff use only.
Guests who wish to have meals prepared by our team may select from our menus, which are shared prior to check-in so guests can review options and communicate preferences, dietary needs, or allergies in advance.
Grocery purchases made on a guest’s behalf by our staff are managed separately and discussed prior to arrival.
The Food Allowance applies only when guests request our staff to purchase groceries and prepare meals on their behalf.
When selected, a daily Food Allowance of is collected to cover groceries and beverages purchased for your stay. A grocery service fee is added to cover staff labor, shopping, and travel time. All receipts are provided.
If grocery costs and service fees exceed the Food Allowance, the remaining balance must be settled prior to check-out (or may be deducted from the Security Allowance). Any unused portion of the Food Allowance will be refunded within 7 days of departure.
Menus are shared prior to check-in so guests can review options and communicate preferences, dietary needs, or allergies in advance.

BOOKING, CHECK-IN AND POLICIES

Booking is simple: visit our “Booking” page, select your dates, and complete. We’ll follow up with details to confirm your stay.
3-night minimum stay required for all bookings.
Main House - sleeps 8
Bedroom 1 - 1 king bed
Bedroom 2 - 1 king bed
Bedroom 3 - 2 queen bed
Casita 1- sleeps 5
Bedroom 1 - 1 king bed
Bedroom 2 - 3 twin beds
Casita 2- sleeps 6
Bedroom 1 - 1 king bed
Bedroom 2 - 2 queen bed
Casita 3- sleeps 8
Bedroom 1 - 1 king bed
Bedroom 2 - 3 queen beds
Casita 4- sleeps 5
Bedroom 1 - 1 king bed
Bedroom 2 - 3 twin beds
Casita 5- sleeps 5
Bedroom 1 - 1 king bed
Bedroom 2 - 3 twin beds
Casita 6- sleeps 5
Bedroom 1 - 1 king bed
Bedroom 2 - 3 twin beds

18 bathrooms in total:
Each bedroom has its own full, private bathroom
One half bathroom in the main house
Two outdoor bathrooms & two outdoor showers
Standard check-in is at 3 PM, and check-out is at 11 AM. Early or late check-in may be possible by request.
When booking directly with us, the following cancellation terms apply:
• 60 (sixty) days or more prior to the Arrival Date
Full refund of all amounts paid, less any transaction or processing fees.
• Between thirty (30) and fifty-nine (59) days prior to the Arrival Date
Forfeiture of Guest’s Initial Payment.
• Less than thirty (30) days prior to the Arrival Date
Forfeiture of all amounts paid to Owner.
• Holiday Periods (December 15 – January 15, Thanksgiving Weekend, and Semana Santa / Holy Week)
Cancellations made less than 120 days prior to arrival are non-refundable.
Please note: This cancellation policy applies only to direct bookings made through our website.
If you choose to book via a third-party platform such as Airbnb, VRBO, or Booking.com, their individual cancellation terms will apply to your reservation.
Yes. Depending on your group size, there will be a one-time cleaning fee:
1-20 Guests: $300 USD / $5000 MXN 20+ Guests: $600 USD / $10,000 MXN
If your group is larger than 8 guests, per-person “extra guest” fees may apply (see “What’s the extra guest policy?” for details).
Our base nightly rate covers up to 8 guests. For larger groups, an additional per-person fee applies depending on the season:
- Standard Season:
  $1,500 MXN (approx. $80 USD) per guest, per night for each guest over 8
- High Season(December 15 – January 15, Thanksgiving Weekend & Semana Santa / Holy Week):
  $1,900 MXN (approx. $100 USD) per guest, per night for each guest over 8.
Note for Airbnb bookings:
Due to Airbnb’s platform limitations, bookings can only be made for up to 16 guests. If your group is larger than 16, we will manually add the applicable extra guest fees after booking confirmation. You are still welcome to host up to 42 guests total with prior approval.
Note for direct bookings via our website:
You’ll be able to input your total guest count at the time of booking. Your rate will automatically adjust to include the additional guest fees, based on the number of guests over 8 and the applicable season.
Yes. Renters may host up to five (5) Day Guests at the property per day. All Day Guests must depart no later than 10:00 p.m.
A fee of $50 USD / $900 MXN per Day Guest, per day, will be charged.
The renter is also responsible for the cost of any food, beverages, or consumables provided to Day Guests.

PROPERTY DETAILS

ROOMS AND CASITAS

From sunlit mornings on your private terrace to evenings spent with loved ones in spacious gathering areas, each room and casita at Isla Neptuno is designed for comfort, privacy, and connection. Whether you’re here for a family reunion, an intimate wedding, or a week of pure relaxation, you’ll find thoughtfully appointed spaces that make every moment unforgettable.

Each bedroom features its own private, full bathroom, ensuring privacy and ease for all guests. In addition, the main house includes one shared bathroom, and the property offers two outdoor showers and two outdoor shared bathrooms—perfect for post-beach rinses or large group gatherings.