The properties and setting were superb. A really memorrable family get together.

Quiet location lovely house outside spa tub Easy access to nearby beaches

This is the first time that we used Sleeps12 but the experience was all positive. The property that we selected was premium quality and the service on the booking and paying was faultless.

KINGSHAY BARTON What can i say..This was a FAB long weekend away for a family treat, and wow what a treat it was. Nothing was too much trouble, with special food goodies when we arrived and a lovely chocolate cake. The pool, spa cinema and games room were used non stop from kids of 8-73 years. The rooms were great with very comfy beds and luxury toiletries. The gardens and boffy were well used with the many lovely games that were on offer. I would not hesitate to book this again and if you are wanting a big celebration just BOOK...you will not be sorry i PROMISE

Top Quality selection of properties, straightforward booking process with flexible payment plans, Great communication throughout the entire process.

We really enjoyed our stay at this holiday house. It is a beautiful, clean and modern property, and everything felt new and well looked after. Overall, we were very happy with our experience. The owner is also really nice, friendly and welcoming, which made our stay even more enjoyable.

The only things we felt could be improved were the lack of cupboard/storage space in the bedrooms, which made it a little difficult to unpack and keep things organised. Also, two of the bedrooms have skylights, so quite a lot of light comes in early in the morning, which can be a little disruptive for sleeping.

Aside from these small points, we really enjoyed our stay and would happily recommend the house. It’s a lovely property, and we had a great time.

We stayed at Perys Hill for 1 week. There were 11 of us in total with a family of 4 in the cottage and 7 of us in the farmhouse. A friend recommended sleeps 12 so I was pretty sure it would be a good choice.
This place exceeded my expectations by a mile. Outstanding property and grounds. The interior was stunning and very comfortable, it was like staying in a five star hotel but self catering. We had a huge fridge with a separate drinks fridge, 2 ovens, 2 sinks, with enough cups, plates etc for 20 people. There was a full sized snooker table, which was used a great deal and an indoor pool, which was used all throughout the day and evening. My grandaughter loved having her own park of swings and slides. If you like walking, which we do, this is perfect.
Perys Hill had everything we wanted for a family getaway from it all holiday. We all enjoyed the peace and quiet with no road noise, just the sound of an odd tractor now and again and the noise of the birds in the early morning.
Simone, the house manager was available for any queries and when I asked if there were any cushions for the outdoor wooden furniture, she went to the shops to get some as this was not usually supplied.
There were Tvs in every bedroom but nobody turned them on. We did not watch the Tv in the lounge or the movie room. We did use the sonos sound system so had music playing at times but played lots of games, some which are supplied at the farmhouse but we did bring our own too.
The towels in the bathrooms btw were huge (its the little things that matter)
So to sum up, if you want peace and quiet in a stunning location, with amazing views in five star accommadation then this is for you. Thank you Simone for all your help. We very much hope to return.

Great situation, well-appointed property, helpful staff.

Lovely house
Exceptionally clean and tidy
Well stocked with all equipment
Beautiful complimentary cake which we all enjoyed
Loved this place
Thank you so much

Quick, efficient, responsive to any inquiry and clear, professional communication.

Great place to stay, huge space, amazing facilities and very clean

Extremely disappointing experience

I would strongly advise people to think twice before booking through Sleeps 12. Unfortunately, our experience was extremely disappointing from start to finish.

From the moment we arrived at the property, there was a strong smell of drains/septic tanks, which was immediately noticeable. We were told that this was a known issue, but rather than improving, the smell got progressively worse throughout our stay. It was incredibly unpleasant and had a significant impact on our enjoyment of the property and our holiday.

What has made the situation even more frustrating is the way our £750 refund/deposit has been handled.

We were provided with confirmation that there were no damages to the property following our stay. Despite this, £750 has been withheld from us. We have repeatedly tried to resolve the matter, but so far the money has not been returned.

I find this completely unacceptable. If you have written confirmation that there are no damages, there is no reasonable explanation for withholding such a substantial amount of money.

The whole experience has left us feeling extremely frustrated and disappointed. A holiday rental company should be dealing with problems transparently and fairly, particularly when customers have paid a significant amount of money for their stay.

We have given Sleeps 12 the opportunity to resolve this directly, but as the £750 remains outstanding, we will now be taking the matter further.

Based on our experience, I would not recommend booking with Sleeps 12. The property had a serious ongoing drainage/septic tank smell, the issue became worse during our stay, and we are now having to chase the return of £750 despite having confirmation that there was no damage.

Hopefully this review will encourage the company to take customer complaints more seriously and, most importantly, return money that is being withheld without a valid reason.

Hillydays or Foxhill Lodge as it is known locally is a very well appointed and modern accommodation on the edge of the Devon and Somerset border. It is quite remote and access is via a very narrow lane when approaching from the south. A better route is via the village of Culmstock. Although still narrow it is a little easier. We had prebooked access from 2pm and arrived half an hour early. We were happy to wait in the car but were advised that the people before us had not left on time and so there would be a delay. We were told to come back in an hour which we did and were then able to unpack the cars. It is worth noting that on the day of departure you have to be gone by 9.30am which does means an early start. We booked an Ocado delivery which was excellent. We really enjoyed the swimming pool, hot tub, BBQ lodge and pizza oven. Everything worked as it should. Wi-Fi was bit flaky but we were able to use the adjacent properties Wi-Fi which was solid. We don't think we met the owners or anyone who appeared to be in charge. There were always a number of people in the vicinity but we missed a nice welcome and explanation of what was available, how things worked and what was nearby. Maybe the owners were on holiday? What we did not expect and had no warning of was the noise made by the cattle whose fields and pens were right next to the property. There was no way of sleeping past 6am with the noise they made which really spoilt the atmosphere and relaxing break were were hoping for. On one days they were injecting the whole herd all day so the noise was unbearable. No one came to warn us or apologise. Had we known we would probably have gone out for the day. Of course cattle also means flys and wasps of which there were many and although various insect traps were around the house it was impossible to keep them at bay. All in all we had a good time but I wonder if another property might have suited us better. No review we read mentioned the cattle or the insects and I wonder if they are excluded. We shall definitely look closer at the details and location next time.

Update 17 Aug 2026 - Thank you for your reply however what you actually say in the description is "Many moons ago, Hillydays was a wagon shed, tucked away behind the farmhouse on a busy working farm in the Blackdown Hills. Spin forward to today and it’s a luxury group holiday house that sleeps 10 in 5 bedrooms and has something for all ages - a private hot tub, a Nordic style BBQ lodge, outdoor table tennis AND use of a heated outdoor pool* from April to October." What this actually implies is that it is no longer a busy working farm and that was how we interpreted it. To try and justify the noise and insects by only quoting part of the description is misleading.

We arrived at a stunning property that was immaculately presented. When we had occasion to call the office they responded promptly and apart from one occasion, professionally. We had an issue with the Bi fold door and freezer and these were dealt with promptly and with out fuss. An excellent company to deal with.

Awful filthy property, and defensive unhelpful customer service from Sleeps 12. Awful attitude from landlady of property Hill View/Hares Barton. She knew she had what she termed "difficult guests" the week before we arrived, yet the property was filthy on arrival, food all over the kitchen, bedrooms covered in dust and dirt, even on the bedding! Unhygienic debris left in toilets and ant infestation in the kitchen, crawling all over the work surfaces and food prep areas, it wa so unhygienic we were in disbelief, how can you pay over £7.5k and land up arriving to a filthy property. We have plenty of pictures and videos to evidence this. Attitude of Landlady was appalling, offered for us to leave, when she knew it was not possible. Would not recommend booking this and would advise to steer well clear of this property and sleeps 12, they were no use whatsoever and did the standard we investigated, but clearly hadn't as their email had incorrect info and lacked info on the plethora of issues we faced, it was a standard format company scripted email. We spent 4 hours cleaning the property on arrival it was that bad! Sadly Sleeps 12, your response to my factually correct review is incorrect. Photographic and video evidence was sent to the landlady which she was asked to forward to Sleeps 12, if she didn't forward them to you that is not our issue. However, we have all kept the evidence and would gladly upload it to Trustpilot for potential customers to make their own decision on.

Stayed at Teds Place for the weekend & while the space was nice, the place is quite run down, marks all over the walls, coffee machine that was full of old coffee in the funnel so was unusual-able & all the sinks and showers didn’t drain properly which meant after they had been used there was an awful smell (we think coming from the septic tank) which meant we couldn’t open the windows. It is a nice place but considering the cost it should be kept in a better condition.

We spent a week at Garden Court and had a wonderful holiday.
The house is as per the pictures and even better in real life. Everywhere was extremely clean and the property is clearly well maintained.
The pool was a hit with all the family and we made good use.
The garden was huge and felt very tranquil.
What a beautiful location as well.
We enjoyed time at the vineyard, box hill, local walks and it was only a short drive into Dorking.
We will definitely be back.

Everything was perfect, lovely hosts amazing location would visit again

Excellent experience from booking through to holiday.
Good information on the property ( I particularly value floor plans for multi generational holidays) activities and surrounding area.
Beautiful property in lovely setting, plenty of space for us all.

Coat Barn has everything you need and more. With 14 of us at ranging from 13-80 we had plenty of room to spread out. Swimming Pool is Super and games room great for the younger adults.