Modern luxury studio apartment with private kitchen & open-plan living/lounge area. Beautiful high-quality décor throughout. King-size bed, private ensuite bathroom. Free on-site parking. Complimentary Wi-Fi & TV. Secure self check-in with unique timed access code. The Avenue, Leiston, Suffolk IP16.

Information & Availability

Modern Deluxe Studio Apartment Includes

Pet Friendly
Free Wifi Available
Luxury
Netflix
Now-TV
Freeview
Linen and Towels Provided
Tea and Coffee Facilities
Complimentary Toiletries
Desk
En-suite Shower
Ground Floor
Kitchenette
Stovetop
Fridge
Television
Microwave
Bed Linen Included
Towels Included

Booking Terms

Booking Cancellation Policy

Changes and cancellations to bookings made up to 14 days prior to arrival are without charge.
Bookings cancelled within the14 days before arrival will b...[More]

Booking Cancellation Policy

Changes and cancellations to bookings made up to 14 days prior to arrival are without charge.
Bookings cancelled within the14 days before arrival will be charged a non-refundable cancellation fee of The total cost of the booking.

Terms & Conditions

The Avenue
24 King Georges Avenue, Leiston, Suffolk, IP16

1. Introduction
These Terms and Conditions govern the contract between you (the Guest) and The Avenue (we/us/our), providing short stay accommodation in rooms and apartments at 24 King Georges Avenue, Leiston, Suffolk, IP16. By making a booking, you agree to be bound by these Terms.
We operate as serviced short stay accommodation — these terms are not an Assured Shorthold Tenancy; no tenancy rights apply, and the relationship is that of guest and accommodation provider.
2. Bookings and Confirmation
•A booking is confirmed once we have received full or agreed payment and sent you a written confirmation email.
•You must be aged 18 or over to make a booking. All guests aged 16+ may be required to provide valid photographic ID on arrival.
•The maximum number of occupants and any pets for each room or apartment is stated at the time of booking. Additional visitors, unregistered pets, overnight guests, or parties are not permitted unless agreed in writing.
•Bookings may not be resold, transferred, or advertised for resale.
3. Payment
•Full payment is required prior to or at check in, including any applicable pet fees, unless alternative arrangements have been agreed in writing.
•We accept payment by major debit/credit cards and bank transfer.
•We may take a pre authorisation on your card before check in as security against damage, extra charges, or late departure. This will be released within 7–10 working days, subject to no deductions being made.
Self Check In & Access Codes
•We operate a self check in system — there is no on site reception desk.
•Your unique access code, room/apartment number and full step by step entry instructions will be sent to you on the morning of your scheduled arrival date.
•Details are sent to the mobile phone number and email address you provided at the time of booking.
•It is your responsibility to ensure the contact details you provide are correct. We are not responsible if you fail to receive access information because incorrect or out of date contact details were supplied.
•Each guest receives their own unique access code, which is valid only for their assigned accommodation.
•Code validity window:
oActivates from 15:00 on your check in date
oExpires at 10:00 on your check out date
oCodes will not function before 15:00 on arrival or after 10:00 on departure — access outside these times is not permitted unless separately agreed in writing.
•It is your responsibility to keep your code secure and not share it with anyone not staying at the property. We reserve the right to disable any code if we have reason to believe it has been shared with unauthorised persons.
•If you have not received your access details by midday on arrival, please check your spam/junk folder first, then contact us immediately — provided you supplied correct contact information.
•Lost or forgotten codes can be reissued on request on the emergency contact number provided.
4. Pets
•Pets are welcome at a charge of £20 per pet, per night.
•All pets must be declared at the time of booking and the fee paid in advance.
•Any guest bringing a pet without declaring it and paying the required fee will be asked to leave immediately, and no refund of any part of the booking will be given.
•Registered assistance dogs are exempt from the fee but must still be notified to us in advance.
•Pets must be kept under control at all times, must not be left alone in the accommodation for long periods, and must not be allowed on furniture or bedding. You are responsible for cleaning up after your pet both inside and outside the property.
•Any damage caused by a pet will be charged to you in full in accordance with clause 7.
5. Cancellations and Refunds
•Cancellations must be made in writing by email.
•Standard policy:
o14 or more days before arrival: Full refund of deposit/payment.
oNo show: No refund — 100% of booking value applies.
•Special discounted or non refundable bookings are clearly marked at the time of payment and are not eligible for refund at any stage.
•If we are unable to provide your accommodation due to circumstances beyond our control, we will offer a full refund or equivalent alternative where possible.
6. Check In and Check Out
•Check in: From 15:00 on your arrival date.
•Check out: By 10:00 on your departure date.
•Early check in or late check out may are not available.
•If you fail to vacate by 10:00 without prior agreement, we reserve the right to charge you an additional night at the full rate.
7. Guest Responsibilities and House Rules
You agree to:
•Keep your accommodation clean and tidy and leave it in the same condition as found (fair wear and tear excepted).
•Not cause excessive noise — please keep noise to a minimum between 22:00 and 08:00.
•Not smoke or vape anywhere inside the building — including rooms and apartments. A designated fine of £150 will be charged if smoking is detected inside.
•Not use equipment that may present a fire risk (e.g. portable heaters, camping stoves, grills) without our written consent.
•Not hold parties, gatherings, or commercial meetings in your accommodation.
•Treat staff and other guests with respect and courtesy.
•Do not share your access codes with any other guests or the public.
8. Damage and Liability
•You are responsible for any damage or loss caused by you, your group, or any pet to the property, fixtures, fittings, or contents. We will charge the cost of repair or replacement to your payment method.
•Under the Hotel Proprietors Act 1956, our liability for your personal property is limited to £50 per item or £100 in total, unless the loss is caused by our proven negligence.
•We do not accept liability for business interruption, loss of earnings, or indirect losses arising from your stay.
•Nothing in these terms limits our liability for death or personal injury caused by our negligence, fraud, or any matter where liability cannot be excluded by law.
9. Right to Remove Guest
We reserve the right to terminate your stay immediately without refund if:
•You breach any of these Terms — including bringing an undeclared pet;
•Your behaviour is aggressive, dangerous, or causes distress to staff or other guests;
•You cause significant damage to the property;
•You provide false information at the time of booking.
10. Relocation
If your accommodation becomes unavailable due to maintenance, safety issues, or circumstances beyond our control, we will make reasonable efforts to provide suitable alternative accommodation of similar or higher standard. If no suitable alternative is available, we will refund any unused portion of your payment.
12. Complaints
If you have any concerns during your stay, please inform us immediately so we can address them. Formal complaints should be sent to us in writing within 14 days of departure.
13. Governing Law
These Terms and Conditions are governed by the law of England and Wales. Any dispute will be subject to the exclusive jurisdiction of the courts of England and Wales.
14. Contact
The Avenue
24 King Georges Avenue, Leiston, Suffolk, IP16
Email: nicole@wphotel.co.uk
Phone: 07711816421