Our Classification

DEFINITION OF SMALL LUXURY PROPERTIES

Given the frequent inquiries regarding the distinctions between boutique hotels, villas, and other small luxury accommodations, I’ve carefully revisited my article from two years ago and updated it to offer the small luxury accommodation segment a comprehensive and a clearer understanding of each category.

What is a Boutique Hotel?
History

The word Boutique comes from the French for shop. The first boutique hotel opened its doors in San Francisco in 1984. But it was in 1988 that Adrian Zecha, founder of Aman, redefined the idea of intimate luxury with a visionary approach — crafting small, elegant sanctuaries that embraced minimalism, environmental sensitivity, and flawless service.

The Concept

Boutique hotels embody intimacy, individuality, and an elevated sense of place. They remain true to local culture and character – every detail, from the first welcome to the final farewell, reflects authenticity and warmth, whilst respecting the environment and nature. The cuisine, the décor, the atmosphere – all come together to express a refined blend of intimacy, style, and intelligent service, while safeguarding each guest’s privacy.

Tangible Elements

Individuality is at the heart of every boutique property. Each has its own distinct soul – never formulaic or “cookie-cutter.” Typically offering 5 to 30 rooms, boutique hotels deliver an upscale, personalized experience within unique architectural settings. Thoughtful use of space focusing on privacy, colour, and design elevates the atmosphere, while a higher staff-to-room ratio (ideally 2–3 team members per room) ensures attentive, seamless service.

Service

Boutique hospitality is defined by its ultra-personal, intuitive service – refined, intelligent, and discreet. Continuous training and a culture of genuine care allow teams to deliver experiences that feel bespoke, never scripted – creating moments that linger long after the stay. The standard of unobtrusive service is evident in staff trained more regularly.

What is a Villa?
History

The concept of the villa traces back to the Roman Empire, where these grand country homes — or Roman villas — were retreats for the elite. Over centuries, the idea evolved from ancient estates to modern sanctuaries of space, comfort, and exclusivity.

Tangible Elements

Today’s luxury villas are contemporary expressions of refined living — often set on expansive grounds that ensure privacy and tranquility. They typically feature private swimming pools, landscape gardens, sun decks, terraces, double-height patios, and, in some cases, private elevators. A true villa experience blends modern design with personal comfort. Ideally, a villa consists of 1 to 7 rooms – sold as an entire unit rather than by the room – offering guests complete exclusivity. Dedicated staff or private butler service enhances the sense of seamless luxury.

Concept

At its core, the villa concept revolves around privacy and luxury living. It’s about having an entire space to yourself — your own world within walls that breathe calm and elegance.

A villa may include a private pool, living area, dry pantry, and one or more bedrooms, all designed for comfort and natural flow. Spaciousness, ventilation, and thoughtful layout are key, creating a retreat that feels both indulgent and intimate.

Service

A dedicated staff exclusively for the villa, provides a service that is personalized, discreet, and intuitive – attentive when needed, invisible when not. It’s hospitality that anticipates rather than interrupts, ensuring guests experience true privacy paired with effortless care.

What is a Bungalow?
History:

The term “bungalow” originates from the Bengal region of South Asia, later adopted in England in the late 1800s. The first English bungalow was built in 1869, embodying the charm of a low-built, spacious, and comfortable home.

Tangible Elements:

A bungalow is typically a detached property with 2–5 bedrooms, often surrounded by lush gardens, backyards, and staff quarters. Most bungalows are single-story, though some include a second level, and many feature a front porch or wide verandas. They are designed for comfort and ease, offering a sense of home while maintaining elegance.

Concept:

Bungalows are symbols of status and refined living, historically favored by planters and families seeking a home away from home. They combine practicality with charm, creating a welcoming, well-built sanctuary.

Service:

Service in a bungalow setting is intimate, personalized, and attentive, blending warmth with respect for privacy.

What is a Cottage?
History:

The word “cottage” originates from England, where these quaint homes are an enduring feature of the countryside.

Tangible Elements:

A cottage is a small, detached house, usually with a single floor and occasionally an upper story, generally not exceeding five rooms. Cottages are often nestled in rural or semi-rural settings, with a design that emphasizes charm, coziness, and connection to nature.

Concept:

Cottages are cozy, private dwellings that evoke warmth and intimacy. They are designed to feel like a retreat, offering a personal, home-like experience in a rural or scenic environment.

Service:

Cottage service is attentive, discreet, and highly personalized, creating a sense of being cared for while maintaining the relaxed, homely atmosphere.

What is a Manor House (Mudaligey/Walawwa)?
History & Concept:

A Manor House is traditionally a large, mansion-style residence built for the lord of a manor — the person who held authority over a specific estate or region. In Sri Lanka, this is closely mirrored by the concept of a Walawwa, reflecting local heritage and social prominence.

Not all mansions are manor houses, but every manor carries a story of wealth, status, and rich heritage — a symbol of history preserved in stone, timber, and tradition.

Tangible Elements:

A manor house typically features 5–10 bedrooms, multiple living areas, and grand, heritage-style furniture. The property often includes well-maintained gardens and separate service areas, reflecting both comfort and status. The scale and design emphasize elegance, hospitality, and the legacy of its original inhabitants.

What is a Château?
History & Concept:

Originally derived from the Old French chastel (from Latin castellum, meaning fortress), the word château has evolved considerably. It can denote a fortified castle (a château fort), a grand country residence of nobility, or even a stately wine estate in France.

In France, the term came to cover a wide spectrum — from medieval fortress estates to Renaissance palaces, to 19th century country houses built for the wealthy.

Tangible Elements:

A château is typically expansive, featuring multiple reception areas, grand salons, libraries, and formal dining rooms. The number of bedrooms varies with the estate’s size: smaller châteaux may have 10–20 bedrooms, medium sized properties 20–40, and historic or large estates can exceed 40. In modern luxury hospitality, châteaux converted into hotels or private rentals usually offer 10–30 guest rooms, balancing grandeur with intimate, highly personalized service. Additional features may include landscaped gardens, courtyards, towers or turrets, and dedicated service quarters, all designed to convey elegance, heritage, and prestige.

Concept:

At its heart, a château represents heritage, power and elegance — a residence built not merely for living, but for legacy. Whether fortress inspired or purely residential, it carries the imprint of prestige.

Service:

In a hospitality context, a château stay suggests elevated service: gracious, refined, and consistent with the architectural environment – merging historic grandeur with contemporary comfort.

What is a Lodge?
History & Concept:

The term lodge originally referred to small dwellings (such as a gatehouse), and over time expanded in the hospitality context to mean a standalone accommodation, often in a remote or natural setting. .In travel and tourism, a lodge is typically associated with nature, tranquility and a degree of rustic simplicity — offering immersion in the surroundings rather than the formal polish of a large hotel.

Tangible Elements:

A lodge may be free standing, set away from other buildings, often situated in forests, mountains, or near lakes. It may adopt minimalist or nature  inspired design, and though some are basic, luxury lodges offer high end amenities (air conditioning, stylish interiors, private terraces) while retaining a sense of simplicity and closeness to nature.

Concept:

The core idea is retreat + nature + authenticity. A lodge offers a “get away from everyday” experience: less volume, more context; less uniformity, more character.

Service:

Service in a lodge environment is personalized, understated, and environment aware – attentive, yes, but tuned to the setting and the guest’s desire for both simplicity and comfort.

What is a Boat House?
History & Concept:

Traditionally, the term boat house refers to a small building perched on the edge of a river or lake, used for storing boats. In the context of luxury travel accommodation, however, the term is frequently expanded to describe a floating residence, essentially a boat or house boat converted or specially designed for guest stays, complete with elegant rooms, themed amenities, and bespoke service. At its heart, the boat house experience offers an immersive stay on water, combining privacy, scenery, and exclusivity.

Tangible Elements:

A luxury boat house would generally include:

  • A dedicated captain (and often a second in command) to manage navigation and safety.
  • Full safety provisions: life jackets, lifeboats, and other required marine safety equipment.
  • Accommodation on water: guest rooms (or suites) aboard the floating vessel, plus dining facilities either onboard or at unique stops along the route.
  • Cruise or stationary options: either moored in a scenic river or lake setting, or capable of gentle sailing to new vantage points.
  • Modern comforts: air conditioning, luxury furnishings, private decks or terraces, and sometimes themed interiors or bespoke guest experiences.

According to accommodation policy guidelines for house boats, minimum facilities should include bedrooms with attached bathrooms, quality linen and toiletries, dining spaces, and safety appliances.

Additionally, the distinct difference between “houseboat” (a floating dwelling) and “boat house” (is a storage building on land). 

Concept:

A boat house is all about luxury living on water-a private, unique retreat that blends the comfort of a high end residence with the fascination of being afloat. Positioned typically in serene waters (rivers, lakes, or calm sheltered bays), it evokes romance, tranquility and a sense of being away from everything familiar.  However, a yacht is geared for open sea sailing, whereas a boat house emphasizes the experience of staying rather than purely travelling.

Service:

Guests staying in a boat house are offered highly personalized, graceful and unobtrusive service. From bespoke dining anywhere on deck or ashore, to curated sailing or mooring locations, the service supports comfort, exclusivity and serenity.

A yacht is a private or chartered vessel designed for luxury, leisure, and extended travel on open water. Unlike a houseboat or boat house, which may remain moored or sail gently on rivers and lakes, a yacht is built for navigation across seas or large bodies of water, combining mobility with indulgence.

Yachts embody freedom, exclusivity, and sophistication. They offer elegant cabins or suites, spacious lounges, outdoor decks for sunbathing, recreational facilities like jacuzzis, entertainment etc providing bespoke experiences, from private cruising along scenic coastlines to anchored stays in secluded bays, allowing guests to enjoy privacy, personalized service, and world-class amenities while moving through diverse marine landscapes.

Experience on a yacht provides mobility plus luxury, enabling guests to explore multiple destinations in comfort, while enjoying privacy, refined service, and a curated maritime lifestyle. It’s the epitome of exclusive travel on water, blending adventure, relaxation, and elegance in a single floating sanctuary.

What is a Wellness Boutique Hotel?
Concept:

Wellness is considered by most as a holistic system that strives to create harmony between body, mind and spirit. A wellness boutique hotel combines the intimate, personalized charm of a boutique property with a holistic focus on health, relaxation, and rejuvenation. It’s designed for guests seeking a mindful escape—a place where luxury meets wellness, and every detail supports physical, mental, and emotional wellbeing.

Tangible Elements:
  • Accommodation: Typically small, stylish, and thoughtfully designed rooms (often 5–30 rooms) with calming aesthetics and wellness-inspired amenities.
  • Wellness Facilities: Spa treatments, yoga and meditation studios, fitness centers, wellness pools, saunas, or hot tubs. In advanced facilities, a few luxury boutique hotels are able to provide aesthetic treatments in keeping with guests needs. 
  • Cuisine: Healthy, organic, and locally sourced menus tailored to nutrition, detox, or dietary preferences.
  • Experiences: Guided wellness programs, holistic therapies, mindfulness workshops, nature immersions, or curated outdoor activities.
Service:

The service is highly personalized, discreet, and attentive, with staff trained to anticipate wellness needs, from arranging spa treatments to recommending bespoke experiences. The focus is on restorative comfort and mindful luxury.

A wellness boutique hotel is more than a stay, it’s a sanctuary for rejuvenation. It merges intimate luxury, immersive experiences, and health-focused design to create a transformative retreat where guests leave feeling refreshed, balanced, and inspired.

OUR PROPERTY INSPECTION CRITERIA

All small luxury properties — whether a boutique hotel, villa, bungalow, cottage, camp, manor house, treehouse, boat house, lodge, or château, should ideally follow the concept of a small luxury property, outlined in the Luxury Accommodation Guide. 

Our Key Evaluation Points:
1. Privacy & Personalized Service
  • Properties must consistently deliver intimate, personalized service from arrival to departure.
  • Staff should anticipate guests’ needs with subtlety and precision.
  • Guests should be welcomed and farewelled by staff in a professional, courteous manner.
  • The service must be unobtrusive and respectful delivered intelligently.
2. Staff & Service Excellence
  • Staff conduct, manners, and guest etiquette are essential.
  • A high staff-to-guest ratio is required to ensure seamless, attentive service.
  • A high level of unobtrusive, personalized service: The mastery of anticipating a guest’s needs.
  • Regular staff training and skill development is mandatory.
  • Staff uniforms should be smart, comfortable, and ideally reflective of local culture.
3. Design & Layout
  • The property layout, use of space, and colour palette should create a calm, leisure-focused environment.
  • Uncluttered spaces contribute to a relaxed and serene ambiance.
  • Rooms must be well-ventilated, spacious, and thoughtfully arranged for guest comfort and privacy.
4. Sustainability & Nature
  • Respect for the surrounding environment and nature is essential.
  • Sustainable amenities should be prioritized; use of plastic must be avoided opting for more eco-friendly alternatives.
  • Recycling practices, such as wastewater and rainwater reuse for gardens, are encouraged.
  • Helping local businesses and communities is encouraged
5. Guest Experience & Ambiance
  • The property should provide a sensory, luxury experience, blending location, architecture, ambiance, cuisine, and service.
  • Guests should enjoy authentic, local experiences in  safe and comfortable settings.
  • Unique and memorable dining experiences are expected.
  • Parking and back-of-house facilities should be positioned out of view to maintain ambiance and privacy.
6. Quality & Hygiene
  • Use of high-quality linen, minimum 8 inch mattresses, fine cutlery, crockery, and furnishings is essential.
  • Strict standards of cleanliness and hygiene, for both the property and staff, must be maintained.
7. Guest Safety & Accessibility
  • Properties should provide maximum privacy and secure access to facilities and services.
  • Safety measures must be integrated seamlessly without compromising luxury or comfort.