Raffles Hainan

5.0 star property
your current months are December, 2024 and January, 2025.
December 2024
January 2025

Photo gallery for Raffles Hainan

4 restaurants, breakfast, lunch, dinner served; Chinese cuisine
Lobby
3 outdoor pools, pool umbrellas, pool loungers
3 outdoor pools, pool umbrellas, pool loungers
4 restaurants, breakfast, lunch, dinner served; Chinese cuisine

Reviews

9.0 out of 10

Wonderful

Popular amenities

  • Bar
  • Hot tub
  • Pool
  • Air conditioning
  • Free airport shuttle
  • Room service

Explore the area

Map
Clearwater Bay Avenue,, Yingzhou Town, Lingshui, Lingshui, Hainan, 572427
  • Qingshuiwan Golf Club
    6 min drive
  • Yetian Ancient Village
    8 min drive
  • 海南莱佛士酒店
    1 min walk
  • Sanya (SYX-Phoenix Intl.)
    55 min drive

Room options

Suite, 1 Double Bed, Private Pool (Clear Water Bay)

  • Sleeps 3
  • 1 Double Bed

Family Room, 2 Double Beds

  • Sleeps 6
  • 2 Double Beds

Family Room, 2 Single Beds, Balcony

  • Sleeps 4
  • 2 Twin Beds

Raffles, Suite, 1 Double Bed

  • Sleeps 7
  • 1 Double Bed

Grand Room, 2 Double Beds

  • Sleeps 14
  • 2 Double Beds

Suite, 1 King Bed, Garden Area (Clear Water Bay)

  • Sleeps 3
  • 1 King Bed

Suite, 1 King Bed with Sofa bed (Clearwater Bay)

  • Sleeps 4
  • 1 King Bed and 1 Double Sofa Bed

Junior Suite, 1 King Bed, Private Pool

  • Sleeps 3
  • 1 King Bed

Junior Suite, 1 King Bed, Balcony, Ocean View

  • Ocean view
  • Sleeps 3
  • 1 King Bed

Room, 1 King Bed, Ocean View

  • Ocean view
  • Sleeps 2
  • 1 King Bed

Room, 1 King Bed

  • Sleeps 3
  • 1 King Bed

Room, 2 Queen Beds

  • Sleeps 3
  • 2 Queen Beds

Grand Room, 1 Queen Bed, Ocean View

  • Ocean view
  • Sleeps 2
  • 1 Queen Bed

Grand Room, 2 Queen Beds, Ocean View

  • Ocean view
  • Sleeps 3
  • 2 Queen Beds

Grand Villa, 2 Double Beds, Private Pool

  • Sleeps 8
  • 2 Double Beds

Premium Villa, 1 King Bed, Private Pool

  • Sleeps 4
  • 1 King Bed

Room, 2 Queen Beds, Private Pool

  • Sleeps 3
  • 2 Queen Beds

Room, 2 Double Beds, Ocean View

  • Ocean view
  • Sleeps 3
  • 2 Double Beds

Premium Suite, 1 Double Bed, Private Pool (Bay)

  • Sleeps 3
  • 1 Double Bed

Premium Suite, 1 Double Bed (Bay)

  • Sleeps 4
  • 1 Double Bed

Standard Twin Room, 2 Single Beds, Private Pool

  • Mountain view
  • Sleeps 3
  • 2 Twin Beds

Standard Room, 1 King Bed, Private Pool

  • Sleeps 2
  • 1 King Bed

Suite, 1 Double Bed (The Writer's)

  • Sleeps 6
  • 1 Double Bed

Royal Villa, 2 Double Beds, Private Pool

  • Sleeps 7
  • 2 Double Beds

Similar properties

About the area

Lingshui

With a stay at Raffles Hainan in Lingshui, you'll be 3.4 mi (5.4 km) from Qingshuiwan Golf Club and 21.4 mi (34.4 km) from Wuzihzhou Island Beach. .This beach resort is 4.1 mi (6.6 km) from Yetian Ancient Village and 8.7 mi (14.1 km) from Hailing Pearl Cultivation Farm.

What's nearby

  • Qingshuiwan Golf Club - 6 min drive
  • Hailing Pearl Cultivation Farm - 16 min drive
  • China Duty Free Sanya Duty Free Shop - 21 min drive
  • Haitang Bay - 27 min drive
  • Wuzihzhou Island Beach - 37 min drive

Getting around

  • Sanya (SYX-Phoenix Intl.) - 55 min drive

Restaurants

  • ‪海南莱佛士酒店 - ‬1 min walk
  • ‪鸿星荟 - ‬16 min drive
  • ‪茴香庭 - ‬15 min drive
  • ‪雅居乐清水湾 - ‬5 min drive
  • ‪三亚海棠湾世知大酒店 - ‬14 min drive

About this property

Raffles Hainan

Luxury resort on the beach, with 3 outdoor pools
Raffles Hainan offers 321 air-conditioned accommodations with iPod docking stations and DVD players. Rooms open to furnished balconies. Accommodations offer separate dining areas. Beds feature premium bedding. A pillow menu is available. LCD televisions come with satellite channels. Refrigerators, coffee/tea makers, and minibars are provided. Bathrooms include shower/tub combinations with deep soaking bathtubs, bathrobes, slippers, and complimentary toiletries.

This Lingshui resort provides complimentary wired Internet access. Business-friendly amenities include desks and complimentary newspapers, as well as phones; free local calls are provided (restrictions may apply). Additionally, rooms include safes and complimentary bottled water. Change of towels and change of bedsheets can be requested. Housekeeping is provided daily.

3 outdoor swimming pools are on site along with a children's pool. In addition to a seasonal outdoor pool, other recreational amenities include outdoor tennis courts, a waterslide, a spa tub, and a sauna.

Children under 12 years old are not allowed in the swimming pool, fitness facility, or spa tub without adult supervision. Guests under 3 years old are not allowed in the swimming pool, fitness facility, or spa tub.

The recreational activities listed below are available either on site or nearby; fees may apply.

莱佛士水疗 has 17 treatment rooms including rooms for couples. Services include deep-tissue massages, hot stone massages, sports massages, and Thai massages. A variety of treatment therapies are provided, including aromatherapy, hydrotherapy, and reflexology. The spa is equipped with a sauna and a steam room. The spa is open daily. Children under 18 years old are not allowed in the spa without adult supervision. Guests under 12 years old are not allowed in the spa. There are hot springs/mineral springs on site.
Make yourself at home in one of the 321 air-conditioned rooms featuring refrigerators and LCD televisions. Rooms have private furnished balconies. Satellite programming and iPod docking stations are provided for your entertainment, while complimentary wired internet access keeps you connected. Private bathrooms with shower/tub combinations feature deep soaking bathtubs and complimentary toiletries.
Pamper yourself with a visit to the spa, which offers massages, body treatments, and facials. You're sure to appreciate the recreational amenities, which include 3 outdoor swimming pools, outdoor tennis courts, and a waterslide. Additional amenities at this resort include concierge services, an arcade/game room, and gift shops/newsstands.
Enjoy Chinese cuisine at 百味中餐厅, one of the resort's 4 restaurants, or stay in and take advantage of the 24-hour room service. Relax with a refreshing drink at the beach bar, the poolside bar, or one of 2 bars/lounges. Buffet breakfasts are available daily from 7 AM to 11 AM for a fee.
Featured amenities include complimentary wired internet access, a business center, and limo/town car service. Planning an event in Lingshui? This resort has 8504 square feet (790 square meters) of space consisting of a conference center and meeting rooms. A roundtrip airport shuttle is complimentary (available 24 hours).
Buffet breakfasts are available for a surcharge and are served each morning between 7 AM and 11 AM.
百味中餐厅 - Overlooking the garden, this restaurant specializes in Chinese cuisine and serves lunch and dinner. A children's menu is available.
地沙村全日制餐厅 - Overlooking the ocean and pool, this fine-dining restaurant specializes in Asian cuisine and serves breakfast only. A children's menu is available. Open daily.
心畅酒吧 - This poolside fine-dining restaurant specializes in international cuisine and serves lunch only. Guests can enjoy alfresco dining (weather permitting). A children's menu is available. Open daily.
意味海鲜餐厅 - Overlooking the ocean and pool, this fine-dining restaurant specializes in Italian cuisine and serves dinner only. A children's menu is available. Open select days.
大堂吧 - This lobby lounge overlooks the ocean and pool. Guests can enjoy alfresco dining (weather permitting). Open daily.
Late night fare is available from 24-hour room service.

Languages

Chinese (Mandarin), English

Property amenities

Internet

  • Available in all rooms: Free wired Internet
  • Available in some public areas: Free wired Internet

Parking and public transport

  • Free self-parking on site
  • Limited on-site parking
  • Electric car charging station on site
  • Wheelchair-accessible parking available
  • Free off-site parking
  • Free 24-hour return airport shuttle
  • Airport shuttle on request
  • Local area shuttle
  • Train station pick-up shuttle (surcharge)
  • Limo/town car service

Food and drink

  • Buffet breakfast available for a fee daily 7 AM–11 AM: CNY 238 for adults and CNY 119 for children
  • 4 restaurants
  • 2 bars/lounges, 1 beach bar, 1 swim-up bar and 1 poolside bar
  • 24-hour room service
  • Coffee/tea in a common area

Restaurants on site

  • 百味中餐厅
  • 地沙村全日制餐厅
  • 心畅酒吧
  • 意味海鲜餐厅
  • 大堂吧

Things to do

  • 24-hour fitness centre
  • 3 outdoor pools
  • 2 outdoor tennis courts
  • Fitness classes
  • Arcade/games room
  • Basketball
  • Beach volleyball
  • Beach yoga
  • Bike rentals
  • Billiards/pool table
  • Children's pool
  • Designer shops
  • Full-service spa
  • Motor-boating
  • Playground
  • Sauna
  • A hot tub
  • Steam room
  • Volleyball
  • Yoga classes

Family friendly

  • 3 outdoor pools
  • Arcade/games room
  • Baby bath
  • Children's dinnerware
  • Children's pool
  • DVD player
  • Free cots/infant beds
  • Corner/local shop
  • Laundry facilities
  • Playground
  • Fridge
  • Rollaway/extra beds (surcharge)
  • Separate dining area
  • Snack bar/deli
  • Soundproofed rooms
  • Supervised childcare (surcharge)
  • Toys
  • Water slide

Conveniences

  • ATM/banking services
  • Ballroom
  • Lift
  • Free newspapers in reception
  • Front-desk safe
  • Gift shop/newsstand
  • Corner/local shop
  • Reception hall
  • Water dispenser

Guest services

  • 24-hour front desk
  • Change of bedsheets (on request)
  • Change of towels (on request)
  • Concierge services
  • Daily housekeeping
  • Dry-cleaning service
  • Hair salon
  • Laundry facilities
  • Luggage storage
  • Multilingual staff
  • Porter/bellhop
  • Tennis lessons
  • Tour/ticket assistance
  • Wedding services

Business services

  • Business centre
  • Conference centre (8504 square feet of space)
  • Meeting rooms

Outdoors

  • Beach loungers
  • Beach umbrellas
  • Beachfront location
  • Free beach cabanas
  • Garden
  • Pool sunloungers
  • Pool umbrellas
  • Terrace

Spa

  • 17 treatment rooms
  • Aromatherapy
  • Body scrubs
  • Body treatments
  • Body wraps
  • Couples treatment room(s)
  • Detox wraps
  • Facials
  • Hot springs/mineral springs
  • Hydrotherapy
  • Manicures and pedicures
  • Massage - deep-tissue
  • Massage - hot stone
  • Massage - prenatal
  • Massage - sports
  • Massage - Thai
  • Reflexology
  • Sauna
  • Spa open daily
  • Steam room

Accessibility

  • If you have any requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking.
  • Accessible bath
  • Braille signage
  • Doorbell and phone notification
  • Lift
  • Grab bar in shower
  • Hand-held shower head
  • Roll-in shower
  • Wheelchair-accessible concierge desk
  • Wheelchair-accessible parking
  • Wheelchair-accessible registration desk
  • Wheelchair-accessible (may have limits)

More

  • 100% renewable energy
  • Annual offsets purchased for at least 10% of carbon footprint
  • At least 80% of lighting from LEDs
  • Beach towels
  • Biodegradable coffee stirrers
  • Biodegradable drinking straws
  • Comprehensive recycling policy
  • Designated smoking areas (fines apply)
  • Double-glazed windows
  • Local culture and ecosystem education
  • No plastic coffee stirrers
  • No plastic drinking straws
  • No plastic soft drinks bottles
  • Reusable cups only
  • Reusable tableware only
  • Vegan dining options
  • Vegetarian dining options

Room amenities

Bedroom

  • Air conditioning
  • Bed sheets
  • Blackout drapes/curtains
  • Free cots/infant beds
  • Pillow menu
  • Premium bedding
  • Rollaway/extra beds (surcharge)

Bathroom

  • Dressing gowns
  • Deep-soaking bath
  • Eco-friendly toiletries
  • Hairdryer
  • Private bathroom
  • Shower/bath combination
  • Towels

Entertainment

  • DVD player
  • iPod dock
  • LCD TV
  • Satellite channels

Food and drink

  • Coffee/tea maker
  • Dining room
  • Electric kettle
  • Free bottled water
  • Minibar
  • Fridge

More

  • Bulk dispenser for toiletries
  • Children's slippers
  • Desk
  • Eco-friendly cleaning products provided
  • Free local calls
  • Free newspapers
  • Iron/ironing board
  • Laptop-friendly workspace
  • LED light bulbs
  • Phone
  • Recycling
  • Safe
  • Separate sitting area
  • Slippers
  • Soundproofing
  • Water-efficient showers only

Policies

Check-in

Check-in start time: 3:00 PM; Check-in end time: anytime
Minimum check-in age: 18

Check-out

Check-out before noon
Express check-out available

Special check-in instructions

This property offers transfers from the airport and train station (surcharges may apply); to arrange pick-up, guests must contact the property 24 hours prior to arrival, using the contact information on the booking confirmation
Front desk staff will greet guests on arrival

Access methods

Staffed front desk

Pets

No pets or service animals allowed

Children and extra beds

Children are welcome
2 children, up to the age of 12 years, can stay for free if using existing beds when occupying the parent or guardian's room
Rollaway/extra beds are available for CNY 625.0 per night
Free cribs are available on request at the property

Payment types

Important information

Fees

You'll be asked to pay the following charges at the property. Fees may include applicable taxes:

  • Deposit: CNY 1000 per night

We have included all charges provided to us by the property.

Optional extras

  • Fee for buffet breakfast: approximately CNY 238 for adults and CNY 119 for children
  • Airport shuttle fee: CNY 600 per vehicle (one way)
  • Rollaway bed fee: CNY 625.0 per night

The above list may not be comprehensive. Fees and deposits may not include tax and are subject to change.

You need to know

Extra-person charges may apply and vary depending on property policy
Government-issued photo identification and a credit card, debit card, or cash deposit may be required at check-in for incidental charges
Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed
This property accepts credit cards; cash is not accepted
This property uses a grey water recycling system
Safety features at this property include a fire extinguisher
This property affirms that it follows the cleaning and disinfection practices of ALLSAFE (Accor Hotels)

We should mention

Reservations are required for golf tee times, massage services, and spa treatments; reservations can be made by contacting the property prior to arrival, using the contact information on the booking confirmation
Only registered guests are allowed in the guestrooms
No pets and no service animals are allowed at this property
Guests under 3 years old are not allowed in the swimming pool, fitness facility, or spa tub, while guests under 12 years old are only allowed in the swimming pool, fitness facility, and spa tub with adult supervision
Guests under 12 years old are not allowed in the spa, and guests under 18 years old are only allowed with adult supervision

National rating

For the benefit of our customers, we have provided a rating based on our rating system.

Property is also known as

Hainan Raffles
Raffles Hainan
Raffles Hainan Hotel
Raffles Hainan Hotel LingShui
Raffles Hainan LingShui
Raffles Hainan Resort Lingshui
Raffles Hainan Resort
Raffles Hainan Resort
Raffles Hainan Lingshui
Raffles Hainan Resort Lingshui

Raffles Hainan Reviews

Reviews

9.0

Wonderful

Rating 10 - Excellent. 15 out of 22 reviews" "
Rating 8 - Good. 5 out of 22 reviews" "
Rating 6 - Okay. 0 out of 22 reviews" "
Rating 4 - Poor. 0 out of 22 reviews" "
Rating 2 - Terrible. 2 out of 22 reviews" "

9.2/10

Cleanliness

8.8/10

Staff & service

9.0/10

Amenities

9.4/10

Property conditions & facilities

8.0/10

Eco-friendliness

Reviews

10/10 Excellent

Verified traveller

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Beautiful property, use of water- pools, fountains, overflows- particularly well presented and contributes to an atmosphere of calm. Numerous small sculptures representing all the birds on the island are a particular delight, too. Lagoon pool is gorgeous- shaded, winding and calm in areas even when children and families are playing in other areas. The spa is particularly tranquil and the services are designed to promote calm and wellness. What makes this hotel different from the other 5 star properties on the island, however, is the staff. Their willingness to please and their determination to provide excellent service is without doubt the best I have seen in China. Raymond, BeiBei, Walt, Jane, Chef Eric ... so many names that could be mentioned, including the new GM, Gerry, who is determined to make this property truly outstanding. We have stayed in countless properties throughout China, including Hainan Island- this is the best so far. Not everything is perfect yet- but the potential and determination are there. It is one of the few hotels in China to which we will return. This hotel understand what 5 stars should mean.
Stayed 8 nights in Jun 2021

10/10 Excellent

Verified traveller

Stayed 1 night in Jan 2021

8/10 Good

MARCOS

Liked: Room comfort
It is not what I expected from Raffles...
Stayed 7 nights in Dec 2020

2/10 Terrible

Verified traveller

Business traveller, Travelled with partner
Liked: Cleanliness, amenities, property conditions & facilities
Disliked: Staff & service
I stayed at Hainan Island. On the night of the 26th, the day before, I asked the staff in the lobby. Does the hotel have a currency exchange service? One girl told me that without this service, I can go to a nearby bank. So I went to the bank twice the next day and waited for an hour. But the bank asked me why I didn't redeem it at the hotel? The hotel you live in has always cooperated with our bank and can exchange currency directly. I was very surprised. I don't understand why the female staff told me that I didn't exchange the service. It was because of this that our trip was completely paralyzed. We were all very angry because we spent a lot of time at the bank. I didn't even think that such a high-class hotel could not even meet such a low service requirement. When I left the hotel, I asked another staff member if I could exchange money. Like the bank, she was sure that the hotel had this service.
Stayed 2 nights in Sep 2019

10/10 Excellent

Jessica, USA

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
One of the best places I’ve ever stayed! Raffles is great! Expedia on the other hand is not. I had a horrible experience with them on the rest of my travels. Be sure when after you book call the hotel, verify the address and information. My experience with the other hotels that I booked was that the address was 3 hours on the other side of town and their phone number didn’t work! But as far as Raffles, it was the only thing they got right. However I recommend going straight to the Raffles website and booking it through them. ✌
Stayed 1 night in Jul 2019

8/10 Good

Fritha, Shenzhen

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Consistent and friendly.
Clearwater Bay is about 60 minutes north of Sanya airport. We took the free shuttle there (take free airport shuttle bus to temporary car park, then jump on Raffles shuttle for 2 hours) ...and returned to the airport by private car from RMB600 (50 mins). Would recommend the Italian restaurant and the one downstairs from it at the resort. Very pricey meals - especially as it's pretty much the only place on the block up and running. Much development happening in the bay. But this doesn't impact on the resort. The spa is mighty fine and the staff are super friendly. We stayed during the low season and not only got a great upgrade but a very late checkout to match our evening flight. Highly recommend the premium ocean view rooms looking over the beach front. Watch out for the beach umbrellas, they do not filter the sun rays even if you are shaded. This was the second visit to this hotel. May book again for next year as service and delivery were consistently high for most aspects. English is not fluent for most staff. But it is functional and they seemed to be trained in the basics and take pride in their work.

2/10 Terrible

Verified traveller

Disliked: Cleanliness, staff & service, property conditions & facilities, room comfort
Unsatisfied
Hotel's in-room book recommended few tourist places but I asked hotel's staff how could I get there, they said very far, 80/90km away to Luihuitou, Famous Kuan Yin temple, Tianyahaijiao etc all too far. Told me to stay in the hotel instead! And the taxi cost will be extremely high to get me back and forth. Very unhappy about the arrangement made by hotel for my transport pick up to airport. They told me it would cost me RMB/CNY300 for an empty car to pick me up at 6am on my departure, I agreed to it. However on the day, after I boarded the private taxi, the driver told me it is RMB/CNY350. I said the night before hotel did call to confirm for me but why they had to increase the price again?? Very dishonest. Also, at check into hotel, I requested for non smoking room the hotel staff told me the whole hotel is smoke free. I said ok. However my room had ash tray and matches and sofa table carpet had been burnt by cigerattes. I asked the hotel staff was it smoking room or non smoking room I was given, the reply I got was they cannot control guests who choose to smoke! I told them if your hotel is smoke free, you have the rights to stop guests from smoking and fine them if caught smoking! Any other international hotels are strict with their regulations and I am very surprised that this Raffles Hainan is not!

8/10 Good

Verified traveller

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Awesome service
Overall has been a very good service hotel. Only need to have more variety for food choices.

10/10 Excellent

Batyr

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

10/10 Excellent

Clive, Milano, Italy.

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Undiscovered Relaxation Paradise
We had a wonderfully relaxing holiday at Raffles. A very stylish and luxurious break and felt like we were the only ones the the entire time. Great food and amazing service from all the staff. There are staff absolutely everywhere just waiting to help and assist you in any way you need them to. The beach and pools are ideal to relax in or swim in. The rooms are all huge and make you feel very much at home with all the creature comforts you could hope for. A truly relaxing holiday location that would also be an ideal honeymoon location given the relax and service. We will definitely go again. Worth going all that way for.

10/10 Excellent

chi wah

Business traveller
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 1 night in Jan 2020

10/10 Excellent

Toby

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
員工服務細心就到,餐廳食物有質素,有機會會再度入住
Stayed 3 nights in Sep 2019

10/10 Excellent

Verified traveller

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 2 nights in Aug 2019

10/10 Excellent

YUNXI

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
完美的出游,独特的新年体验!
陵水雅居乐来福士酒店,发挥了来福士一贯的完美体验,入住非常的棒,下次来海南一定还会来来福士!
Stayed 3 nights in Feb 2019

10/10 Excellent

SHOUCHIH

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 6 nights in Oct 2018

8/10 Good

Verified traveller

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 5 nights in Jun 2018

10/10 Excellent

jiandong

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
酒店设置非常好,服务很棒,就是位置比较偏,去海棠湾和亚龙湾都需要30分钟以上的车程
Stayed 1 night in Jul 2017

10/10 Excellent

Verified traveller

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

8/10 Good

Veronica, São Paulo

Liked: Cleanliness, property conditions & facilities, room comfort
Muito bom, porém overpriced
A estrutura e comodidades do hotel correspondem a um hotel 5 estrelas, porém achei que o serviço poderia ser melhor. Muitos funcionários não falam ou entendem inglês, no momento do check in nem a recepcionista nem o gerente souberam me passar informações sobre a comemoração do Ano Novo nos restaurantes e bar do próprio hotel. Me disseram que iriam verificar e que me ligariam em 5 minutos, porém nunca recebi a ligação. Pudemos fazer o late check out (às 14h) sem nenhum custo. A area da piscina é muito boa, na praia há infraestrutura do hotel. O hotel fica bem afastado da cidade, não há opções do que fazer fora do hotel na região.

10/10 Excellent

Verified traveller

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort